Alisa Sakamoto | Richmond Realtor : Blog : Latest Blog Posts

Open House. Open House on Sunday, October 11, 2026 1:30PM - 3:30PM

Tue, 06 Oct 2026 09:05:52 GMT

Please visit our Open House at 206 5800 Andrews Road in Richmond. See details here

Open House on Sunday, October 11, 2026 1:30PM - 3:30PM

WATERFRONT VIEWS! One of the nicest outlooks at The Villas with beautiful views toward the lagoon, marina & water. This bright, south-facing 1 bdrm, 1 bath home offers 755 SF of comfortable living space + a large insuite storage room. The spacious layout features a cheater ensuite, covered balcony for year round BBQing, gas fireplace, radiant floor heating & laminate flooring. Additional updates include newer blinds, fridge & garburator. Enjoy one of the best parking stalls in the building! The building is fully rainscreened with a newer roof and healthy CRF for added peace of mind PLUS the strata fee includes heat, gas + city utilities. A great opportunity to own in beautiful Steveston, just steps from the waterfront, marina, parks, shops & restaurants. OPEN HOUSE: SUN, OCT 11 1:30-3:30PM

How a Mortgage Broker Can Help You Buy a Home in Richmond, BC

Mon, 14 Sep 2026 21:54:55 GMT

Buying a home is exciting, but figuring out how to finance that purchase can sometimes feel like one of the most complicated parts of the process.

How much can you afford? How much do you need for a down payment? Should you choose a fixed or variable mortgage? Which lender has the best rate? And what happens if you're self-employed or your financial situation isn't quite straightforward?

This is where a mortgage broker can be a valuable part of your home-buying team.

If you're thinking about buying a home in Richmond, BC, here's what a mortgage broker does and how they can help you navigate the financing side of your purchase.

What Is a Mortgage Broker?

A mortgage broker acts as an intermediary between you and potential mortgage lenders.

Instead of approaching one bank and being limited to the mortgage products that particular bank offers, a mortgage broker can help you explore mortgage options from multiple lenders.

In British Columbia, individuals and companies conducting mortgage broker activities must be registered with the Registrar of Mortgage Brokers. The BC Financial Services Authority (BCFSA) recommends that consumers work with registered mortgage brokers, who are subject to regulatory and educational standards.

A broker will look at your financial situation, including your income, down payment, credit, debts and home-buying goals, and help determine which mortgage products may be appropriate for you.

1. They Can Help You Understand How Much Home You Can Afford

Before you start seriously looking at homes, it's important to have a realistic idea of your budget.

This is especially important in a market like Richmond, where prices can vary considerably depending on whether you're looking for a condo, townhouse or detached home — and even from one neighbourhood to another.

A mortgage broker can review your finances and help you understand approximately how much you may be able to borrow.

That gives you a much clearer price range before you start touring properties.

It can also prevent the disappointment of falling in love with a home only to discover later that the financing doesn't work.

2. They Can Help You Get Pre-Approved

One of the first steps I recommend to buyers is getting your financing organized before we start seriously shopping for a home.

A mortgage pre-approval can give you an idea of:

How much you may be able to borrow
What your estimated monthly payments could look like
The mortgage rate available to you
How different down-payment amounts affect your mortgage
What price range you should be considering

Having your financing prepared can also make the process much smoother when we find the right home and you're ready to write an offer.

Just remember that a mortgage pre-approval isn't the same as final mortgage approval. The lender will still need to approve the property and verify your financial information before funding the mortgage.

3. They Can Shop Around for Different Mortgage Options

One of the biggest advantages of working with a mortgage broker is access to different lenders and mortgage products.

The lowest advertised interest rate isn't necessarily the best mortgage.

A good broker can help you compare things like fixed versus variable rates, prepayment privileges, penalties for breaking the mortgage, portability, amortization periods and other terms.

Those details can become very important later.

For example, if you think there's a possibility that you'll sell your Richmond condo and move into a larger townhouse or detached home within a few years, the flexibility of your mortgage may be just as important as getting the lowest possible rate today.

4. They Can Help If Your Financial Situation Is More Complicated

Not every buyer fits perfectly into a traditional lending box.

You might be self-employed, own a business, receive commission or bonus income, have recently changed jobs or have multiple sources of income.

A mortgage broker can help you understand what documentation lenders may require and which lenders may be better suited to your particular situation.

This can be especially helpful if you've already spoken with one bank and weren't happy with the options you were given.

5. They Can Help You Understand Your Down Payment

Your down payment has a significant impact on your mortgage.

Under current Canadian rules, the minimum down payment generally starts at 5%. For homes priced above $500,000 and below $1.5 million, the minimum is 5% on the first $500,000 and 10% on the portion above $500,000. Homes priced at $1.5 million or more require at least 20% down.

If your down payment is less than 20%, you'll generally require mortgage default insurance.

This becomes particularly relevant in Richmond, where many properties can be well above the $500,000 mark.

A mortgage broker can run different scenarios to show you how putting 5%, 10%, 15% or 20% down could affect your mortgage amount, insurance premiums and monthly payments.

6. They Can Help You Budget Beyond the Purchase Price

One of the most common mistakes first-time buyers make is focusing entirely on the down payment.

There are other costs involved in purchasing a home.

Depending on the property and your circumstances, these can include legal or notary fees, property transfer tax, inspection costs, adjustments, moving expenses and other closing costs.

CMHC recommends buyers plan for closing costs and notes that they can amount to roughly 1.5% to 4% of a home's purchase price.

If you're a first-time buyer, you may also qualify for BC's First Time Home Buyers' Program, which can reduce the Property Transfer Tax you have to pay. For qualifying purchases, BC currently provides a full exemption on eligible properties valued at $500,000 or less, an $8,000 exemption for properties over $500,000 up to $835,000, and a gradually reduced exemption between $835,000 and $860,000.

A mortgage broker can help you understand how much cash you should have available so you aren't putting every dollar you have toward your down payment.

7. Your Mortgage Broker and Realtor Work Together

Buying a home is a team effort.

As your Realtor, my job is to help you understand the Richmond market, find suitable properties, evaluate their value, write and negotiate your offer and guide you through the purchase.

Your mortgage broker focuses on the financing side.

When everyone communicates, the process can be much smoother.

For example, before we write an offer, we want to understand your financing conditions and timelines. Once you have an accepted offer, your broker will typically need information about the property so the lender can review and approve the mortgage.

Having an experienced Realtor and mortgage professional working together can help keep everything moving toward your completion date.

Do You Need a Mortgage Broker to Buy a Home?

No. You're free to arrange your mortgage directly through a bank or other lender.

However, a mortgage broker can be especially helpful if you want to compare multiple lenders, aren't sure which mortgage is right for you or have a more complicated financial situation.

Even if you've been with the same bank for years, it can be worthwhile to understand what other options are available before committing to what may be one of the largest financial decisions you'll ever make.

Thinking About Buying a Home in Richmond?

If you're considering buying a condo, townhouse or detached home in Richmond, getting your financing organized is a great place to start.

Once you understand your budget and have your mortgage pre-approval in place, we can focus on finding a home that works for both your lifestyle and your finances.

I've helped buyers throughout Richmond navigate everything from their first condo purchase to moving into a larger family home, and I'm always happy to help explain the process and connect you with trusted professionals along the way.

Thinking about buying a home in Richmond? Let's talk. I'd be happy to recommend some of my trusted mortgage brokers to you.

Alisa Sakamoto PREC
RE/MAX Westcoast
604 644-1044
sold@alisasakamoto.com

I have sold a property at 4782 Ridgelawn Drive in Burnaby

Sat, 12 Sep 2026 09:05:43 GMT

I have sold a property at 4782 Ridgelawn Drive in Burnaby on Jul 29, 2026. See details here

Welcome to BRENTWOOD PARK. This Cozy and Well Maintained 2 Storey HOME sits on a Desirable South Facing VIEW Lot and Offers Exceptional POTENTIAL. Featuring 4 Bedrooms, 2 Bathrooms, a Large SUNDECK with PANORAMIC Views, and a FULL Basement awaiting your IDEAS. This Property is Ideal for a Growing Family, Investor with Future REDEVELOPMENT Opportunity. The OCP allows 1–12 Storeys, making this an Excellent Holding Property in one of Burnaby’s Most Sought After Growth AREAS. Superb LOCATION Close to The Amazing Brentwood, SkyTrain, Brentwood Park, Holy Cross Elementary, Brentwood Park Elementary, Shopping, Transit, Parks, and More. Call today to arrange your private viewing.

I have sold a property at 4251 Campobello Place in Richmond

Sat, 12 Sep 2026 09:05:43 GMT

I have sold a property at 4251 Campobello Place in Richmond on Jun 30, 2026. See details here

Welcome home to this spacious 5-bedroom residence tucked away on a quiet cul-de-sac in Richmond's family-favourite Steveston North neighbourhood. With over 2,500 sq. ft. of comfortable living space, generous room sizes, and open space layouts, there's plenty of room for growing families, extended family members, or those working from home! Throughout this home, there is a list of thoughtful custom built in upgrades including, built in speaker systems, upgraded roof, updated electrical panel, insulated flooring and many more! Enjoy an extra wide private backyard to relax, entertain, and play, while nearby parks, schools, shopping, and recreation make everyday living easy. Located in the catchments for Diefenbaker Elementary School and Hugh Boyd Secondary School.

I have sold a property at 405 5800 Andrews Road in Richmond

Sat, 12 Sep 2026 09:05:43 GMT

I have sold a property at 405 5800 Andrews Road in Richmond on Aug 18, 2026. See details here

Rarely available top-floor home in one of Steveston's most desirable waterfront communities. With no neighbours above, soaring vaulted ceilings, and clerestory windows, this bright 2-bedroom, 2-bathroom suite offers an exceptional sense of privacy, space, and natural light year-round. The open-concept kitchen keeps you connected to family and guests while entertaining. Enjoy peaceful southern views over the courtyard ponds and marina beyond. Rare radiant in-floor heating provides quiet comfort. Buy with confidence in a well-managed strata with healthy finances and major projects, including the roof, already completed. Just a 3-minute walk to East Village amenities and a scenic 20-minute stroll to Steveston Village. Call today to view.

I have sold a property at 4251 Campobello Place in Richmond

Sat, 12 Sep 2026 09:05:43 GMT

I have sold a property at 4251 Campobello Place in Richmond on Jun 30, 2026. See details here

I have sold a property at 109 3411 SPRINGFIELD Drive in Richmond

Fri, 11 Sep 2026 09:06:08 GMT

I have sold a property at 109 3411 SPRINGFIELD Drive in Richmond on Mar 27, 2024. See details here

Welcome to this most affordable 2 bedroom condo in Steveston North. Southwest Richmond location, is adjacent to Manoah Steves Elementary School, boasting a large park and playground. Great complex that has just been re-piped and rain-screened with all new exterior walls, windows, sliding doors, balconies, roofs and enter phones. Low maintenance fees. Stroll away from Steveston Village, enjoy scenic dyke walks, Garry Point Park and all the amenities.

I have sold a property at 12420 Phoenix Drive in Richmond

Fri, 11 Sep 2026 09:06:08 GMT

I have sold a property at 12420 Phoenix Drive in Richmond on Aug 19, 2026. See details here

Well maintained home in Steveston's fabulous "Westwater" Subdivision. Offers 3 bedrooms, a huge games room and a den on the main floor that could be used as a 4th bedroom. Prime location just a short stroll to the boardwalk which leads to all the Village shops and restaurants as well as the amazing new community centre nearing completion! Nicely updated ensuite bath and mostly new flooring throughout. Close proximity to desirable Homma Elementary and McMath High school, both French Immersion. A really great neighbourhood to call home!

I have sold a property at 5 12438 BRUNSWICK Place in Richmond

Fri, 11 Sep 2026 09:06:08 GMT

I have sold a property at 5 12438 BRUNSWICK Place in Richmond on Feb 17, 2024. See details here

This is the best townhouse in Richmond. Located in popular Steveston. Fully renovated with newer kitchen/floor/paint/high end appliances/bathroom and much more. Well kept. Spacious and functional layout with a beautiful private yard. 4 bedroom 3 bath with lots of natural light. Lots of storage. 2 minutes walk to Top school Homma Elementary. Quiet and safe neighbours with great street appearance. Close to Parks, Steveston Community Center, grocery stores, Fishermans Wharf, Starbucks, restaurants and much more. School catchment: Homma Elementary and McMath Secondary.

I have sold a property at 40 11771 KINGFISHER Drive in Richmond

Fri, 11 Sep 2026 09:06:08 GMT

I have sold a property at 40 11771 KINGFISHER Drive in Richmond on May 6, 2024. See details here

Somerset Mews in the heart of the highly desired WESTWIND family neighbourhood. For the MOST DISCERNING buyer. 3 bdrm, TOTALLY renovated, outstanding quality top to bottom & down to the studs with a custom redesign to floor plan. Embedded STEEL beams for hidden support to open the main floor flow. All new LED lighting by Lutron Added 220V circuit for 100% IN-FLOOR HEATING, all new copper AC wiring, new electrical panel, new water lines, all new Lutron smart blinds, 3 new bathrooms, instant on demand hot water with pony tank, SMART systems and keyless entry with security password. New coaxial and CAT 6 data X2 cables to all rooms. ALL work done with permits and approvals. Expanded patio, enhanced landscaping. Outstanding kitchen, gas cook stove, gas fireplace and MARVELOUS BUILT-IN cabinets in many rooms. Beautiful private southern backyard and a short stroll to Railway greenway, Steveston Boardwalk and all the amenities of the Steveston Village. A must see to appreciate and A TRUE GEM

I have sold a property at 1608 5311 GORING Street in Burnaby

Fri, 11 Sep 2026 09:06:08 GMT

I have sold a property at 1608 5311 GORING Street in Burnaby on Nov 22, 2024. See details here

ETOILE by Millennium Development - A Prestigious Landmark that redefines Modern Luxury Living in the area. This 1 Bedroom + 1 Den home offers Stunning North views of the City. Exclusive features include 9' ceilings, Bosch appliances, Bosch appliances, Quartz countertops and Waterfall Kitchen Island. Almost 153 sqft oversized terrace with great mountain & city view, over 37,000 sf of Amenities including Fitness center, Lounges, Steam Rooms, 50' Pool, hot Tub, Wellness Garden path, and Playground area. Central location with minutes to Skytrain station, Shopping, Restaurants, and Burnaby Lake Regional Park. Includes 1 parking stall and 2 storage locker.

I have sold a property at 4936 4 Avenue Avenue in Delta

Fri, 11 Sep 2026 09:06:08 GMT

I have sold a property at 4936 4 Avenue Avenue in Delta on Jun 30, 2026. See details here

Welcome to Pebble Hill - 10,656 sq. ft. lot on a quiet street with underground services. Great location - steps to English Bluff, schools and recreation. This is a great location to build your dream home.

New property listed in Steveston South, Richmond

Fri, 28 Aug 2026 09:04:58 GMT

I have listed a new property at 206 5800 Andrews Road in Richmond. See details here

New property listed in Steveston South, Richmond

Fri, 21 Aug 2026 09:03:53 GMT

I have listed a new property at 12420 Phoenix Drive in Richmond. See details here

How Much Money Do You Need to Buy a Home in Richmond?

Fri, 14 Aug 2026 17:49:19 GMT

Buying a home in Richmond is a big financial step, and one of the most common questions I hear from buyers is:

“How much money do I actually need to buy a home?”

The answer isn't quite as simple as looking at the down payment.

You'll need money for your down payment, closing costs, Property Transfer Tax, legal fees, inspections and other expenses that come with purchasing a home.

And with Richmond home prices varying significantly between condos, townhomes and detached houses, the amount you'll need can look very different depending on what you're buying.

Let's break it down.

First, How Much Do Homes Cost in Richmond?

Richmond offers everything from smaller condos to luxury detached homes, so there isn't one price that represents the entire market.

As of July 2026, Greater Vancouver REALTORS® reported the benchmark price of a Richmond apartment at approximately $639,700, while the overall residential benchmark price in Richmond was approximately $1.102 million.

Detached homes are considerably more expensive. For perspective, the benchmark price for a Richmond detached home was approximately $1.911 million in July 2026.

Remember that a benchmark price isn't necessarily what your home will cost. There are properties available above and below these numbers depending on the neighbourhood, age, size, condition and type of home.

But they give us a useful starting point.

How Much Down Payment Do You Need?

This is where many buyers are surprised.

You don't necessarily need a 20% down payment to buy a home.

For homes eligible for an insured mortgage, Canada's minimum down payment requirements are:

5% on the first $500,000
10% on the portion between $500,000 and $1.5 million
Homes priced at $1.5 million or more generally require at least 20% down for a conventional mortgage.

The federal government increased the insured-mortgage price cap from $1 million to $1.5 million in December 2024, making it possible for more buyers in higher-priced markets such as Richmond to purchase with less than 20% down.

So what does that actually look like?

$650,000 Richmond Condo

Minimum down payment:

5% of the first $500,000 = $25,000

10% of the remaining $150,000 = $15,000

Minimum down payment: $40,000

That's approximately 6.2% of the purchase price.

$900,000 Home

5% of the first $500,000 = $25,000

10% of the remaining $400,000 = $40,000

Minimum down payment: $65,000

$1.2 Million Home

5% of the first $500,000 = $25,000

10% of the remaining $700,000 = $70,000

Minimum down payment: $95,000

$2 Million Detached Home

At this price point, you should generally be planning for at least a 20% down payment.

20% down payment: $400,000

Of course, qualifying for the mortgage is another matter. Just because you have the minimum down payment doesn't necessarily mean a lender will approve you for the remaining mortgage.

Your income, existing debts, credit history, interest rates and other factors will all affect how much you can borrow.

Don't Forget About Property Transfer Tax

This is one of the biggest expenses buyers sometimes forget to budget for.

When you purchase property in BC, you generally pay Property Transfer Tax (PTT).

The general rates are:

1% on the first $200,000
2% on the portion between $200,000 and $2 million
3% on the portion above $2 million

Additional rules can apply to residential properties over $3 million.

For example, ignoring any exemptions:

$650,000 purchase: approximately $11,000

$900,000 purchase: approximately $16,000

$1.2 million purchase: approximately $22,000

$2 million purchase: approximately $38,000

That's money you'll need in addition to your down payment.

Are You a First-Time Home Buyer?

If you're buying your first home, you may be able to reduce some of these costs.

Under BC's First Time Home Buyers' Program, qualifying buyers purchasing a property with a fair market value of $835,000 or less can receive an exemption from Property Transfer Tax on the first $500,000 of the home's value.

A partial exemption is available for qualifying homes valued between $835,000 and $860,000.

That can make a meaningful difference for someone purchasing a Richmond condo.

There are eligibility requirements, so don't assume that simply being a first-time buyer automatically qualifies you for every exemption. Your lawyer, notary or mortgage professional can help determine what applies to your particular purchase.

What About Mortgage Insurance?

If you're purchasing an eligible home with less than 20% down, you'll generally need mortgage default insurance.

One important distinction is that the insurance premium is typically added to your mortgage rather than requiring you to come up with the entire premium in cash at closing.

However, it still increases the amount you're borrowing.

This is why it's worth comparing scenarios.

Sometimes putting more money down can significantly reduce your mortgage and insurance costs. Other times, keeping additional cash available for renovations, emergencies or other expenses may make more sense.

There's no one-size-fits-all answer.

Other Closing Costs You Should Budget For

Your down payment and Property Transfer Tax are the big ones, but they're not the only expenses.

Depending on the property and your situation, you may also need to budget for:

Lawyer or notary fees
You'll need someone to handle the legal transfer of the property and mortgage documents.

Home inspection
I always recommend having a professional inspection performed on any property you plan to purchase. It's a relatively inexpensive cost for peace of mind.

Appraisal
Your lender may require an appraisal of the property.

Strata documents
If you're buying a Richmond condo or townhouse, reviewing the strata's financials, minutes, depreciation report and other documents is extremely important.

Property tax adjustments
Depending on when you complete your purchase, you may owe the seller for a portion of property taxes they've already paid.

Moving expenses
Movers, storage, furniture and all the little expenses associated with moving can add up quickly.

Immediate repairs or renovations
Even if the home is move-in ready, it's a good idea to have some money left over after completion.

So, How Much Cash Should You Actually Have?

Let's use a hypothetical $650,000 Richmond condo.

Your minimum down payment would be approximately:

$40,000

Property Transfer Tax would normally be approximately:

$11,000

Then you'll need to account for legal fees, inspection costs, adjustments and other closing expenses.

So you shouldn't approach a $650,000 purchase thinking:

"I have $40,000, so I'm ready to buy."

I'd much rather see buyers go into a purchase with some breathing room.

And if you're a qualifying first-time home buyer, your Property Transfer Tax could potentially be substantially reduced, which changes the calculation.

Having a Down Payment Doesn't Necessarily Mean You Can Afford the Home

This is probably the most important point.

There are really two different questions:

1. How much cash do I need to buy the home?

and

2. How expensive of a home can I actually afford?

They're not the same thing.

You might have $100,000 sitting in the bank for a down payment, but your income may not qualify you for a $1.2 million mortgage.

On the other hand, someone with a high household income might easily qualify for the mortgage but hasn't saved enough for the down payment and closing costs.

That's why I recommend talking to a mortgage professional before you seriously start looking at homes.

Knowing your actual purchasing power makes the entire home search much easier.

Don't Spend Every Dollar on Your Down Payment

Just because you can put every dollar you have toward your home doesn't necessarily mean you should.

After buying, you may suddenly need money for:

Furniture
Appliances
Repairs
Renovations
Strata fees
Moving
Property taxes
Home insurance
Unexpected expenses

Homeownership is much more enjoyable when an unexpected repair doesn't completely drain your bank account.

I generally encourage buyers to think about their total financial picture, rather than simply trying to maximize their purchase price.

Start With a Budget, Not a Listing

It's easy to start browsing listings online and fall in love with a home before knowing whether the numbers work.

I recommend doing it the other way around.

Figure out:

How much cash do you have available?

How much do you want to put down?

What mortgage can you comfortably afford each month?

How much money do you want left over after the purchase?

Once we know those numbers, we can start looking at what your budget can realistically buy in Richmond.

And you might be surprised by the options available.

Thinking About Buying a Home in Richmond?

Whether you're looking for your first Richmond condo, moving into a townhouse, or searching for a detached family home, understanding the numbers before you begin can make the buying process much less stressful.

I've helped buyers navigate Richmond's real estate market through different neighbourhoods, property types and price ranges, and I'm always happy to help you understand what your budget might realistically get you.

If you're thinking about buying a home in Richmond, let's chat.

We can talk about your budget, what you're looking for, and which Richmond neighbourhoods and properties may be the best fit for you.

I have sold a property at 4251 Campobello Place in Richmond

Thu, 13 Aug 2026 09:05:09 GMT

I have sold a property at 4251 Campobello Place in Richmond on Jun 30, 2026. See details here

I have sold a property at 11231 Clipper Court in Richmond

Thu, 13 Aug 2026 09:05:09 GMT

I have sold a property at 11231 Clipper Court in Richmond on Jul 13, 2026. See details here

Bring mom, the in-laws or just about anyone else for your lower level. Excellent floor plan for two families. 2 kitchens. BIG space two level, outstanding location in quiet cul-de-sac. Large eat-in kitchen, big adjoining pantry, walk-in closet. Windows and furnace have been replaced BUT more renovations required so BRING US AN OFFER Backing on private greenway. Easy walk to McMath High School or Westwind Elementary. Steveston Village amenities, outstanding nature walks and bike pathways offer plentiful choices right outside your door. Looking forward to new Steveston Community Centre and Library to round out the choices for recreation. Bus transportation a breeze. Enjoy the hot tub in the large and private backyard. This is an IDEAL family home for today and tomorrow.

I have sold a property at 402 1061 Marine Drive in North Vancouver

Wed, 12 Aug 2026 09:03:57 GMT

I have sold a property at 402 1061 Marine Drive in North Vancouver on Jul 30, 2026. See details here

This BEAUTIFUL 3 BDRMS, 2 BTHRM, 2 PKG home awaits! With a peaceful south-facing outlook that's rich in natural light & short on compromise. Tucked quietly away from the street, TOP floor, CORNER unit, oversized windows frame a beautiful canopy of trees with a setting more reminiscent of Whistler than Marine Dr. Featuring electric blinds, modern finishings w/ a high end appliance pkg, this home feels fresh and new! Every square foot has been thoughtfully accounted for, delivering exceptional functionality, comfort & space for everyone, including 3 PETS! Walk to Cactus Club, Douce Diner, Orto, Bridge & Beva Breweries, Thomas Haas for coffee & treats, Spirit Trail, Dog Park by the waterfront. You have to see this one home in person it really checks all boxes!

Open House. Open House on Sunday, August 2, 2026 3:00PM - 4:00PM

Thu, 30 Jul 2026 09:04:01 GMT

Please visit our Open House at 402 1061 Marine Drive in North Vancouver. See details here

Open House on Sunday, August 2, 2026 3:00PM - 4:00PM

I have sold a property at 4371 Hermitage Drive in Richmond

Fri, 24 Jul 2026 09:03:52 GMT

I have sold a property at 4371 Hermitage Drive in Richmond on Jul 16, 2026. See details here

Welcome to this exceptionally reno'd, move-in ready Steveston rancher! Thoughtfully redesigned with timeless finishes, this home offers effortless one-level living with an open-concept layout that's perfect for families, downsizers or investors. The stunning kitchen is the heart of the home with quartz counters, s/s Bosch appl, shaker cabinetry & an abundance of storage. Featuring engineered h/w floors, custom built-ins, fresh paint, a cozy gas f/p with custom surround, spa-inspired baths with NuHeat floors for everyday comfort + new windows, front door, custom garage doors, gutters & soffits + a fully fenced west-facing backyard w/ covered patio & tons of storage. Steps to parks, schools, shopping & everything Steveston has to offer! The space + freedom of a house for townhouse pricing!

Open House. Open House on Sunday, July 26, 2026 2:00PM - 4:00PM

Wed, 22 Jul 2026 09:04:23 GMT

Please visit our Open House at 402 1061 Marine Drive in North Vancouver. See details here

Open House on Sunday, July 26, 2026 2:00PM - 4:00PM

Open House. Open House on Tuesday, July 21, 2026 10:00AM - 12:00PM

Tue, 21 Jul 2026 09:04:21 GMT

Please visit our Open House at 402 1061 Marine Drive in North Vancouver. See details here

Open House on Tuesday, July 21, 2026 10:00AM - 12:00PM

New property listed in North Vancouver

Thu, 16 Jul 2026 09:03:36 GMT

I have listed a new property at 402 1061 Marine Drive in North Vancouver. See details here

Open House. Open House on Saturday, July 18, 2026 11:00AM - 1:00PM

Thu, 16 Jul 2026 09:03:36 GMT

Please visit our Open House at 402 1061 Marine Drive in North Vancouver. See details here

Open House on Saturday, July 18, 2026 11:00AM - 1:00PM

The Complete Guide to Selling Your Richmond Home

Tue, 14 Jul 2026 17:52:11 GMT

Selling your home is one of the biggest financial decisions you'll ever make. Whether you're moving to a larger home, downsizing, relocating, or simply ready for a change, having the right plan can help you maximize your sale price while minimizing stress.

As a Richmond REALTOR®, I've helped homeowners navigate every stage of the selling process. This guide will walk you through what to expect, how to prepare, and the steps you can take to achieve the best possible outcome.

Step 1: Understand Your Home's Value

One of the first questions every homeowner asks is:

"How much is my home worth?"

While online home value estimators and BC Assessment can provide a rough starting point, they rarely reflect current market conditions.

Your home's true market value depends on factors such as:

Recent sales of similar homes
Current buyer demand
Your neighbourhood
Lot size
Renovations and upgrades
Floor plan
School catchment
Condition of the property
Market timing

A professional Comparative Market Analysis (CMA) looks at all of these factors to determine a realistic listing price.

Step 2: Decide When to Sell

Many homeowners ask whether they should wait for spring or list immediately.

The best time to sell is when it aligns with your personal goals and the market conditions—not just the season. While spring is traditionally the busiest time for real estate, it also brings the most competition. Listing sooner may mean your home stands out to motivated buyers with fewer comparable properties available. If waiting allows you to better prepare your home or capitalize on changing market conditions, that can also be the right decision. Every situation is different, so I always recommend looking at current inventory, buyer demand, and your goals before deciding. The right strategy is what delivers the best result for you, not simply following the calendar.

Step 3: Prepare Your Home

First impressions matter.

Buyers often form an opinion within the first few minutes of walking through a home.

Some simple improvements can make a significant difference:

Declutter

Remove excess furniture and personal items to make rooms feel larger.

Deep Clean

Pay special attention to:

Kitchens
Bathrooms
Windows
Flooring
Baseboards

Complete Minor Repairs

Fix things buyers notice:

Leaky faucets
Burnt-out light bulbs
Loose handles
Squeaky doors
Damaged caulking

Improve Curb Appeal

Fresh landscaping, clean walkways, and a welcoming front entrance help create a positive first impression.

Step 4: Consider Staging

Staging isn't about making your home look expensive—it's about helping buyers imagine themselves living there.

Professional staging can:

Make rooms appear larger
Highlight your home's best features
Improve online photos
Help buyers connect emotionally
Increase buyer interest

Even partial staging can make a meaningful impact.

Step 5: Professional Photography Matters

Today, nearly every buyer begins their home search online.

Your listing photos are often your first showing.

Professional photography, drone images (when appropriate), floor plans, and video tours help your home stand out and encourage more buyers to schedule a viewing.

Step 6: Pricing Your Home Correctly

Many sellers believe pricing higher leaves room for negotiation.

In reality, overpriced homes often:

Stay on the market longer
Receive fewer showings
Become "stale" listings
Require price reductions
Ultimately sell for less

A well-priced home creates more interest, which can generate stronger offers and, in some cases, multiple offers.

Step 7: Marketing Your Home

Selling a home today involves much more than placing it on MLS®.

An effective marketing strategy may include:

Professional photography
Video walkthroughs
Social media advertising
MLS® exposure
REALTOR® networking
Open houses
Digital marketing
Targeted online advertising

The goal is simple: maximize exposure to qualified buyers.

Step 8: Showings

Keeping your home show-ready can feel challenging, especially for busy families.

A few simple habits can help:

Make beds each morning
Store away personal items
Keep countertops clear
Open blinds for natural light
Turn on lights before showings
Secure valuables

Giving buyers space allows them to explore comfortably and envision themselves living in the home.

Step 9: Reviewing Offers

Price is important—but it isn't everything.

When reviewing offers, consider:

Purchase price
Deposit amount
Subject conditions
Financing
Completion date
Possession date
Included items
Flexibility

The strongest offer isn't always the highest offer.

Step 10: Subject Removal

Once an offer is accepted, buyers may need time to complete their due diligence.

Common subject conditions include:

Financing approval
Home inspection
Reviewing strata documents
Property disclosure review
Title search review
Home insurance quotes

Once all subjects are removed, the contract becomes firm and binding.

Step 11: Prepare for Moving Day

Before possession day:

Book movers early
Transfer utilities
Update your mailing address
Arrange cleaning
Gather appliance manuals and keys
Leave garage door openers
Organize warranties

Planning ahead makes moving much less stressful.

Frequently Asked Questions

How long does it take to sell a home in Richmond?

It depends on current market conditions, pricing, and property type. Some homes sell within days, while others may take several weeks.

Do I need to renovate before selling?

Not always. Often, small cosmetic improvements provide a better return than expensive renovations.

Should I accept the first offer?

Sometimes the first offer is the strongest. Every offer should be evaluated based on price, conditions, timing, and overall strength.

How much are closing costs when selling?

Typical seller costs may include REALTOR® commissions, legal fees, mortgage discharge fees (if applicable), and moving expenses.

What is the best month to sell?

There isn't a single best month. Market conditions, inventory levels, and buyer demand change throughout the year.

Thinking About Selling?

Every home—and every homeowner—is different.

If you're considering selling your Richmond home, I'd be happy to provide a complimentary, no-obligation home evaluation and explain what your property could be worth in today's market.

Whether you're planning to sell this month or simply thinking ahead, having accurate information is the best place to start.

Feel free to reach out anytime—I'd love to help you take the next step with confidence.

New property listed in Steveston South, Richmond

Tue, 14 Jul 2026 09:04:00 GMT

I have listed a new property at 11231 Clipper Court in Richmond. See details here

I have sold a property at 307 6828 Eckersley Road in Richmond

Sat, 11 Jul 2026 09:03:53 GMT

I have sold a property at 307 6828 Eckersley Road in Richmond on Jun 29, 2026. See details here

Tucked away on a quiet street, Saffron by award-winning developer Ledingham McAllister is in the heart of Richmond. This spacious 770 sqft 1 bdrm plus den home includes a versatile flex space and an open-concept layout — ideal for those working from home. The kitchen features s/s appl, a gas stove, granite counters & a tile backsplash. The generous bdrm includes a walk-in closet, additional flex space and access to a cheater ensuite. Step out to your large private patio overlooking the peaceful courtyard — perfect for relaxing. Just a short walk to RC Mall, Brighouse SkyTrain, Garden City Park & everyday amenities. Enjoy access to a gym, clubhouse & secure parking. An excellent opportunity for investors, downsizers or first-time buyers! Don't miss this one! (Photos are virtually staged)

Open House. Open House on Saturday, July 11, 2026 1:30PM - 3:30PM

Thu, 09 Jul 2026 09:04:09 GMT

Please visit our Open House at 4371 Hermitage Drive in Richmond. See details here

Open House on Saturday, July 11, 2026 1:30PM - 3:30PM

New property listed in Steveston North, Richmond

Wed, 08 Jul 2026 09:04:38 GMT

I have listed a new property at 4371 Hermitage Drive in Richmond. See details here

Open House. Open House on Sunday, July 12, 2026 2:00PM - 4:00PM

Wed, 08 Jul 2026 09:04:38 GMT

Please visit our Open House at 4371 Hermitage Drive in Richmond. See details here

Open House on Sunday, July 12, 2026 2:00PM - 4:00PM

New property listed in Steveston North, Richmond

Wed, 01 Jul 2026 09:03:39 GMT

I have listed a new property at 4251 Campobello Place in Richmond. See details here

New property listed in Pebble Hill, Tsawwassen

Wed, 01 Jul 2026 09:03:38 GMT

I have listed a new property at 4936 4 Avenue Avenue in Delta. See details here

I have sold a property at 19 10133 River Drive in Richmond

Thu, 25 Jun 2026 09:04:10 GMT

I have sold a property at 19 10133 River Drive in Richmond on Jun 15, 2026. See details here

Parc Riviera—this superb upper, NE-facing corner unit 3-bdrm, 2.5-bath home offers a thoughtfully designed living space. Positioned in one of the BEST locations within this riverfront community, enjoy peaceful water, mountain & courtyard VIEWS! Features a spacious main floor with an open-concept living & dining area and a gourmet kitchen with quartz counters & s/s appl. Step out to a wraparound covered balcony—perfect for BBQing. Upstairs offers 3 bdrms with soaring vaulted ceilings, a charming little balcony and 2 full baths. Complete with geothermal heating & cooling, 2 parking and access to resort-style amenities: an indoor pool, hot tub & fitness centre. Located along River Drive, you’re just steps from scenic waterfront trails with easy access to Vancouver.

5 Things to Know Before Buying a Home in Richmond as a First-Time Buyer

Tue, 23 Jun 2026 05:12:36 GMT

Buying your first home is one of the most exciting milestones in life. It can also feel overwhelming, especially in a market like Richmond where there’s a lot to learn before you start.

The good news? A little preparation goes a long way. Here are five things I wish every first-time buyer knew before they started their search.

1. Understand the BC Property Transfer Tax — and Whether You Qualify for an Exemption

When you purchase a home in BC, you are required to pay a Property Transfer Tax (PTT). The general rate is 1% on the first $200,000 and 2% on the remainder up to $2,000,000.

The good news for first-time buyers is that there is an exemption available if you qualify. To be eligible, the property must be your principal residence, you must be a Canadian citizen or permanent resident, and you must have lived in BC for at least 12 consecutive months before your purchase date. The home must have a fair market value of $835,000 or less to receive the full exemption, with a partial exemption available for homes valued between $835,000 and $860,000. The exemption applies to the first $500,000 of the purchase price, which means eligible first-time buyers can save up to $8,000.

2. Know How Much You Actually Need Saved

Many first-time buyers focus on the down payment and forget about closing costs — and that can lead to some unpleasant surprises.

In addition to your down payment (a minimum of 5% for homes under $500,000 in Canada), you should plan for legal fees, home inspection costs, property tax adjustments, and moving expenses. A general rule of thumb is to budget an additional 1.5% to 4% of the purchase price for closing costs. Knowing your full number upfront helps you set realistic expectations and avoid stress later.

3. Get Pre-Approved Before You Start Looking at Homes

This one is more important than many buyers realize. A mortgage pre-approval tells you exactly how much a lender is willing to lend you, which means you can shop with confidence and make offers when you find the right home. Without a pre-approval, you risk falling in love with a home that isn’t within your budget — or losing out to another buyer who came prepared. In Richmond’s market, being ready to move quickly can make all the difference.

4. Working with a Buyer’s Agent Costs You Nothing

One of the most common misconceptions I hear from first-time buyers is that working with a realtor will cost them money. In BC, the seller typically pays the commission for both agents involved in a transaction. What this means for you as a buyer is that you get professional guidance, negotiation support, and someone looking out for your best interests — at no cost to you. There is really no reason not to have representation when buying a home.

5. Understand Strata Living Before You Buy a Condo or Townhouse

A large portion of Richmond’s housing market is made up of strata properties — condos, townhouses, and some detached homes that are part of a strata corporation. If you’re considering one of these, there are a few things you need to understand.

Every strata has monthly fees that cover shared expenses like building maintenance and insurance. You’ll also want to review the strata documents carefully, including the minutes from recent meetings, the financial statements, and the depreciation report. The depreciation report in particular tells you the current condition of the building and whether any major expenses are coming up. Understanding what you’re getting into before you make an offer can save you from a costly surprise down the road.

Final Thoughts

Buying your first home in Richmond is an incredible step, and going in informed makes the whole process so much smoother. If you have questions about any of these topics or want to talk through what buying in Richmond looks like for your situation, I’d love to help.

5 Reasons Why Steveston Is One of Richmond's Most Desirable Neighbourhoods

Tue, 16 Jun 2026 04:27:20 GMT

If you've spent any time in Richmond, you've probably heard people talk about Steveston. It's one of those places that seems to have a way of drawing people back.

I should know. I grew up in Steveston, and after graduating high school, many of my friends moved away. Some headed downtown, some moved to other parts of BC, and others started new chapters elsewhere. But something interesting happened as we got older.

As people got married and started raising families, many of them came back.

Today, it's incredible to see so many of the people I grew up with raising their own children in the same neighbourhood, attending the same schools, and playing in the same parks we enjoyed growing up. There's a reason Steveston continues to be one of Richmond's most sought-after communities.

Here are five reasons why so many people love calling Steveston home.

1. A True Sense of Community

One of the things that makes Steveston special is the strong sense of community.

In a world where many kids spend their time indoors, it's still common to see children riding bikes, playing street hockey, running through the neighbourhood, and knocking on their friends' doors to see if they can come out and play.

Neighbours know each other here. Local business owners know their customers. There is a genuine small-town feel that can be hard to find in larger cities.

Steveston is also home to many community events throughout the year, including:

Richmond Maritime Festival
Steveston Salmon Festival
Dragon Boat events
Santa Claus Parade
Steveston Beer & Wine Festival

These events bring residents together and help create the strong community spirit that Steveston is known for.

With a brand-new community centre currently in development, the neighbourhood continues to invest in bringing people together for generations to come.

And of course, let's not forget the incredible local restaurants, cafés, bakeries, and family-owned businesses that make Steveston Village such a vibrant place to spend time.

2. Beautiful Waterfront Living and Walkability

Few neighbourhoods in Richmond offer the same combination of walkability and waterfront scenery as Steveston.

Whether you enjoy walking, jogging, cycling, scootering, or simply taking in the view, Steveston's waterfront boardwalk is one of the most enjoyable places to spend an afternoon.

Residents love:

The scenic waterfront boardwalk
Extensive bike paths
Access to Richmond's dyke trail system
Easy connections to Terra Nova and the west dyke
Waterfront cycling routes stretching east toward Ironwood

And then there are the sunsets.

Locals know that some of the best sunsets in Richmond can be found right here along the waterfront.

Add in beautiful green spaces like Garry Point Park, and it's easy to understand why outdoor enthusiasts love living in Steveston.

3. Rich History and Unique Character

Unlike many newer neighbourhoods, Steveston has a rich history that gives it a unique charm and character.

Originally established as a fishing community with strong Japanese and European influences, Steveston's roots remain visible throughout the village today.

Historic buildings, heritage homes, fishing docks, and local landmarks all contribute to a sense of place that feels different from anywhere else in Richmond.

Steveston's unique atmosphere has even attracted film and television productions over the years. If parts of the village seem familiar, there's a good chance you've seen them on screen before.

This blend of history and character helps preserve the neighbourhood's identity while making it one of the most distinctive communities in Metro Vancouver.

4. A Diverse and Welcoming Community

Steveston is home to residents from many different backgrounds, cultures, and walks of life.

This diversity contributes to the welcoming and inclusive atmosphere that so many residents appreciate.

Families from around the world have chosen to make Steveston home, creating a community where different cultures, traditions, and experiences come together.

The result is a neighbourhood that feels friendly, vibrant, and connected while still maintaining the strong sense of community that makes Steveston special.

5. An Incredible Place to Raise a Family

For many residents, this is the biggest reason of all.

Steveston is an exceptionally family-friendly neighbourhood.

Parents appreciate the walkability, safety, parks, recreational facilities, and strong schools that make daily life easier and more enjoyable.

Some of the family-friendly amenities include:

Multiple playgrounds and parks
Water parks and splash areas
Outdoor swimming facilities
Tennis courts
Hockey and lacrosse facilities
Baseball diamonds
Ice cream shops and family-friendly restaurants
Extensive walking and cycling paths

Families also benefit from access to excellent schools, including:

Westwind Elementary
Homma Elementary
Diefenbaker Elementary
McKinney Elementary
Lord Byng Elementary
McMath Secondary
Steveston-London Secondary

Combined with the area's parks, pathways, and strong community spirit, it's easy to see why so many families choose to stay for the long term.

Final Thoughts

I've been fortunate to watch Steveston evolve over the years while still maintaining the qualities that make it so special.

What stands out most to me isn't just the waterfront, the parks, or the restaurants. It's seeing so many familiar faces return to raise their own families here.

There's something special about watching your childhood friends bring their kids to the same schools, parks, sports fields, and community events that shaped your own childhood.

Steveston offers a rare combination of community, character, natural beauty, and family-friendly living that can be difficult to find elsewhere.

It's not just one of Richmond's most desirable neighbourhoods—it's a place that many people are proud to call home.

If you're considering buying or selling a home in Steveston, I'd be happy to help you learn more about what makes this community so special.

Photo Credit: Desy Cheng

I have sold a property at 14 8968 Cook Crescent in Richmond

Sat, 13 Jun 2026 09:17:08 GMT

I have sold a property at 14 8968 Cook Crescent in Richmond on May 20, 2026. See details here

Brighouse 22 - Final 6 townhomes in this boutique community offering modern comfort & family-friendly living in Richmond’s desirable Brighouse neighbourhood. These spacious 3 & 4 bedroom homes range from 1,588 - 2,226 sq. ft. & are move-in ready. Interiors are bright & airy, featuring over-height ceilings on main level, expansive floor-to-ceiling windows that flood the space w/ natural light, & wide-plank laminate flooring throughout. Premium appliance package by Bosch and Fisher & Paykel complements the full-sized kitchens, while a forced-air heating & cooling system ensures year-round comfort. Within 10 min walk to Richmond Centre Mall, Brighouse Skytrain, Richmond Secondary. Each home comes with 1 pkg & 1 locker.

Open House. Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

Fri, 12 Jun 2026 09:19:08 GMT

Please visit our Open House at 307 6828 Eckersley Road in Richmond. See details here

Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

Open House. Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

Fri, 12 Jun 2026 09:19:08 GMT

Please visit our Open House at 19 10133 River Drive in Richmond. See details here

Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

I have sold a property at 357 11th Avenue W in Vancouver

Tue, 09 Jun 2026 09:08:50 GMT

I have sold a property at 357 11th Avenue W in Vancouver on Jun 2, 2026. See details here

Beautifully updated & full of character this 2 bdrm garden-level suite is in a charming heritage conversion in one of the most coveted pockets! This award-winning eco-conscious home offers 9’ ceilings, crown mouldings, engineered bamboo floors, radiant in-floor heating, cozy gas f/p, NEW quartz + butcher block counters, tile b/s, sink, faucet, carpet & a spa-like bathroom w/ a timeless clawfoot tub separate glass w/i shower, new vanity, tile & flooring. (No toilet in the shower room). Natural light pours into this bright NW corner suite while oversized French doors lead to a private, serene garden patio—perfect for entertaining & relaxing. NEW ROOF + 2 STORAGE LOCKERS. Unbeatable location steps to EVERYTHING—Cambie Village, Main St, SkyTrain, parks, cafés, Simon Fraser & Hamber school.

Open House. Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

Tue, 09 Jun 2026 09:08:47 GMT

Please visit our Open House at 307 6828 Eckersley Road in Richmond. See details here

Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

Open House. Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

Tue, 09 Jun 2026 09:08:44 GMT

Please visit our Open House at 19 10133 River Drive in Richmond. See details here

Open House on Sunday, June 14, 2026 2:00PM - 4:00PM

Open House. Open House on Saturday, May 30, 2026 1:30PM - 3:30PM

Tue, 26 May 2026 09:11:40 GMT

Please visit our Open House at 357 W 11th Avenue in Vancouver. See details here

Open House on Saturday, May 30, 2026 1:30PM - 3:30PM

New property listed in Mount Pleasant VW, Vancouver West

Tue, 26 May 2026 09:11:40 GMT

I have listed a new property at 357 W 11th Avenue in Vancouver. See details here

Open House. Open House on Sunday, May 31, 2026 2:00PM - 4:00PM

Tue, 26 May 2026 09:11:40 GMT

Please visit our Open House at 357 W 11th Avenue in Vancouver. See details here

Open House on Sunday, May 31, 2026 2:00PM - 4:00PM

New property listed in Brighouse, Richmond

Fri, 22 May 2026 09:18:27 GMT

I have listed a new property at 14 8968 Cook Crescent in Richmond. See details here

Open House. Open House on Saturday, May 23, 2026 2:00PM - 4:00PM

Thu, 21 May 2026 09:10:49 GMT

Please visit our Open House at 19 10133 River Drive in Richmond. See details here

Open House on Saturday, May 23, 2026 2:00PM - 4:00PM

I have sold a property at 113 4211 Bayview Street in Richmond

Wed, 13 May 2026 09:10:28 GMT

I have sold a property at 113 4211 Bayview Street in Richmond on May 12, 2026. See details here

Be in the wonderful neighbourhood of Steveston! This ground level 1 bedroom, 1 bathroom unit has a great size covered patio with direct access to the yard, great for young kids and pets. Set any vibe and atmosphere where you can easily entertain guests with the open concept design and large outdoor space or cozy up quietly by the lovely fireplace. This home is located near the Steveston Harbour, you have a great access Steveston Fisherman's Wharf and all the amazing shops, cafes and restaurants. The building has a exercise room, recreation and party room, media room and guest suites! Call us today to come view this lovely home and make it yours.

New property listed in Steveston South, Richmond

Tue, 12 May 2026 09:09:02 GMT

I have listed a new property at 113 4211 Bayview Street in Richmond. See details here

I have sold a property at 11766 Fentiman Place in Richmond

Thu, 07 May 2026 09:12:56 GMT

I have sold a property at 11766 Fentiman Place in Richmond on Apr 24, 2026. See details here

This charming family home sits on a quiet tree-lined street w/ cute front porches & leads directly into Steveston Park & village. The home is MOVE IN READY w/ extensive luxurious updates: kitchen, appliances, flooring, new roof, gutters, paint, lighting, bathrooms, closets, heat pump, A/C, W/D, patio w/ pergola, EV charger & MORE! A sweeping staircase leads to 3 generous bdrms up including an oversized room that can be converted back into a 4th bdrm. Spacious primary w/ walk-in closet & spa like ensuite. Main has a functional layout w/ spacious living & dining room, a bdrm & a gourmet kitchen with a large quartz island & s/s appl. The mudroom + family room open onto a beautifully landscaped, fenced yard with low-maintenance turf. A short stroll to schools & the heart of Steveston Village!

Open House. Open House on Saturday, May 9, 2026 2:00PM - 4:00PM

Mon, 04 May 2026 09:05:39 GMT

Please visit our Open House at 19 10133 River Drive in Richmond. See details here

Open House on Saturday, May 9, 2026 2:00PM - 4:00PM