From Concerts on the Grass to Astronomy club, Farmer’s Markets & ‘Nerd Nights’, the coast always has great activities on the roster. Check out the next month of events and get togethers here to learn more.
pender harbour
My 3 Favorite Real Estate Questions I Was Asked This Month
One of my favourite parts of this job is the thoughtful questions clients ask. Often, the best questions have nothing to do with square footage or interest rates—they’re about strategy, psychology, and making smarter decisions.
Here are my three favourite real estate questions from this month.
1. “Can you audit my home and tell me how buyers will actually see it?”
I absolutely loved this question.
It’s human nature to see our homes through the lens of memories, effort, and emotion. We remember the birthday parties, the renovations, and the weekends spent in the garden. Buyers don’t. They’re evaluating value, comparing options, and trying to imagine their own lives there.
This seller wasn’t looking for validation. They were looking for honesty.
By asking for a true buyer’s-eye audit, we were able to identify strengths, address weaknesses, and build a pricing and marketing strategy based on how today’s market actually behaves—not on wishful thinking. The result? A plan rooted in reality rather than emotion, which is exactly where successful sales begin.
2. “What can we do to help you do the best job for us?”
This might be one of the best buyer questions I’ve ever received.
Buying a home is a team effort, and the strongest results happen when everyone is working toward the same goal. This question told me these buyers were engaged, serious, and committed to the process.
It allowed us to get aligned on expectations, communication, and strategy. They understood what information would help me advocate for them, and I understood exactly what they were trying to achieve.
The result? We locked in, stayed focused, found the perfect home, and key day is now just around the corner.
Real estate isn’t about opening doors—it’s about making great decisions together.
3. “What do sellers wish they’d known before selling their first home?”
This is such an insightful question because selling and buying are completely different emotional experiences.
When you’re buying, you’re full of possibility and excitement. When you’re selling, you’re often dealing with uncertainty, vulnerability, and second-guessing. Suddenly your home is being critiqued by strangers, offers arrive with conditions and negotiations, and every showing feels personal.
Many sellers are surprised by how emotional the process becomes.
That’s why one of the most important roles of a REALTOR® is not simply marketing a property, but helping clients navigate the inevitable highs and lows with perspective and confidence. Leaning on your agent for guidance can keep the sails straight when emotions threaten to steer the ship off course.
The best decisions are rarely made in the heat of the moment; they’re made with a clear strategy and a trusted advisor by your side.
Final Thought
The quality of your questions often determines the quality of your outcome. Whether you’re buying, selling, or simply planning for the future, don’t be afraid to ask thoughtful questions. They can change the entire direction of your journey.
It’s a Buyer’s Party, So Where Is Everyone?
On BC’s Sunshine Coast, we’re in one of the strongest buyer’s markets we’ve seen in years. Detached home sales were down 7% this March compared to last year, listings are up 9% and interest rates have come down significantly after the wave of 2022/23 increases.
That kind of supply-and-demand imbalance plus the gorgeous sunny weather usually sparks significant buyer activity—but many are still sitting on the sidelines. So, what’s holding people back?
In short: pricing.
While the market has shifted, many sellers are still holding onto optimistic expectations. And buyers are paying attention. They’re watching the market closely—and when a listing hits the right price for current conditions, it’s game on. We’re seeing multiple offers, subject-free deals, even cash buyers—all signs that demand is there when the value lines up. Yet many homes on the market continue to sit, with almost 25% of the total listings being on the market for 90 days or more! And that is where opportunity happens.
So what should focused buyers do right now to capitalize on these conditions?
✅ Talk to your agent to understand where the real value is showing up.
✅ Refresh your mortgage pre-approval so you’re ready to move fast for the right opportunity.
✅ Take a risk don’t ignore the homes with higher days on the market. Check these listings out and approach the sellers with a well thought out, below ask offer if the home suits your needs
✅ Price your own property for today’s market if you’re planning a simultaneous sale/ purchase.
The opportunity is real and these markets are the ones that buyers wish for who didn’t make the move—but timing, preparation, and good advice will make all the difference.
Let’s talk strategy. I’m here to help you take the next step with clarity and confidence.
Market Update | Jan. 07th – 13th, 2025
Activity remained steady this week with 4 sales recorded between January 7 and January 13, 2025, maintaining the sales-to-listing ratio at 10%, which reflects the upper end of buyer’s market conditions.
New listings saw a modest increase, with 33 properties added to the market, bringing the total number of active listings to 430. Average days on the market remain steady at 73, with an average sale price of $897,000.
Coastal Market Recap
Sales this week: 4 (3 detached, 1 attached, 0 land)
Sales location: Pender Harbour: 0, Halfmoon Bay: 1, Sechelt 0, Roberts Creek 0, Gibsons 3
New Listings: 33 (Detached 24, Attached 5, Land 4)
Total Listings: 430 (Detached 264, Attached 62, Land 104)
Sales to Listing Ratio: 10% (top end of buyers market conditions)
Average Days on the Market: 73
Average Price: $897,000
If you’re considering entering the market as a buyer or seller, winter is a great time to prepare for a busy spring season.
Let’s discuss your plans and get you feeling prepared.
N
Market Update | Dec. 10th – Dec 16th
Activity picked up this week, with sales from Dec. 10th–16th pushing the sales-to-list ratio back down to 10%, reaffirming it as a buyer’s market. There was also a slight increase in new listings, totaling 23, but overall, the market reflects the usual seasonal decline in available homes.
Coastal Market Recap
- Sales this week: 11 (7 detached, 3 attached, 1 land)
- Sales location: Pender Harbour: 0, Halfmoon Bay: 0, Sechelt 9, Roberts Creek 1, Gibsons 1
- New Listings: 23 (Detached 18, Attached 2, Land 3)
- Total Listings: 480 (Detached 306, Attached 63, Land 111)
- Sales to Listing Ratio: 10% (top end of buyers market conditions)
- Average Days on the Market: 84
- Average Price: $933,000
If you’re considering entering the market as a buyer or seller, winter is a great time to prepare for a busy spring season. Let’s discuss your plans and get you feeling prepared.
N
Market Update | Dec. 3rd – Dec 9th
Activity took a dip this week with 7 sales for Dec. 03rd – 09th, dipping the sales to list ratio back down to 10%, again making it a buyers market.
There was also small bump of new listings; 13 in total but overall we are seeing the typical seasonal decline of homes offered for sale.
Coastal Market Recap
- Sales this week: 7 (7 detached, 0 attached, 0 land)
- Sales location: Pender Harbour: 1, Halfmoon Bay: 0, Sechelt 3, Roberts Creek 1, Gibsons 2
- New Listings: 13 (Detached 10, Attached 2, Land 1)
- Total Listings: 497 (Detached 315, Attached 67, Land 115)
- Sales to Listing Ratio: 10% (top end of buyers market conditions)
- Average Days on the Market: 84
- Average Price: $933,000
If you’re considering entering the market as a buyer or seller, winter is a great time to prepare for a busy spring season. Let’s discuss your plans and get you feeling prepared.
N
2024 Sunshine Coast People’s Choice Awards
This year, I am incredibly grateful and honoured to be the runner-up winner for Favorite Realtor in the Sunshine Coast People’s Choice Awards!
A huge thank you to everyone who took the time to vote for me, share my name with a friend, or write a thoughtful review online. I truly appreciate your support and it drives me to continue providing the best service possible. Being recognized by this community I love so much is special. Thank you for trusting me with your to be a part of your real estate stories.
Summer Market Activity | Increased Inventory & Cooling Sales
Contrary to popular opinion, the summer real estate market is typically slower than spring and this year is turning out to be no exception. While our warmest months see buyers and sellers lose some motivation due to vacations, hosting visitors and being more intrested in the beach than open houses on the weekend, there is more to the story this year.
The first big factor is inventory which is currently at a 5 year high on the coast, and climbing! There are 507 homes listed for sale, a 31% increase from last year. In May alone, 154 new homes were listed, a 2.7% rise. However, sales have dropped to 60, an 11% decrease from 68 last year, indicating a slower market.
Despite more homes being available and fewer sales, the average home price is $855,900, up 6.7% from last year. This price may not fully reflect the current market because it often lags behind. A better indicator is the “months of inventory,” which is now at 10 months. If this trend continues, home prices might drop by about 5-10%.
The sales-to-listings ratio is 0.118, suggesting a buyer’s market where buyers have more power in negotiations. This means sellers need to be more competitive with their prices.
Sales have fallen in all areas of the Sunshine Coast. In Sechelt for example, there were 15 detached sales in the month of June, down 50% from June 2023 but 65 new listings in that same time, up 20% from last year . This combination of low sales, high inventory gives buyers many options, putting pressure on sellers to lower prices or offer incentives.
Recent interest rate cuts might boost the market slightly, but the high number of listings means it won’t solve all issues. Buyers may start returning, but other economic factors will also influence their decisions.
Overall, the Sunshine Coast market is adjusting. Buyers have more choices due to increased listings and slower sales and now is a good time for those who may have been unable to be competitive in stronger markets to make their way in. Savvy buyers will see excellent opportunity in these current conditions. Sellers need to be aware of this and adjust their strategies. If a sale is important, prices will need to be adjusted to reflect the current climate.
This summary highlights current trends, but each neighborhood and home category may have unique factors affecting it. If you have questions about your specific home, search or area of interest, I am happy to help.
Sunshine Coast Real Estate | Here Comes Spring 2024!
It’s been a BUSY start to the year over here and that’s just the beginning.
Lack of inventory AND high interest rates keeping sales slower in 2023 overall. Buyers and sellers have been keen for our spring real estate market to arrive on the coast and it’s going to be an interesting season ahead!
Let’s take a quick look at what to expect in the coming months:
A RETURN TO BALANCE: The past 4 years have seen significant swings in our market from extreme buyers market to a very strong sellers market and back again. For 2024 however, the pattern emerging is one of balance. This allows both side to carefully consider options, strike a good deal and move ahead with confidence, not panic.
SPRING INVENTORY NEEDED: An average level of around 400 listings is typical for the coast and as of today, we have 255 active listings. To put it simply, we need more homes on the market. Spring is traditionally the most popular time for home owners to list their properties and buyers are paying attention. CLICK HERE to see the coast’s 10 year inventory history to understand just how low our current levels are.
INTEREST RATES BEGIN TO SETTLE: It’s been almost two years since the interest rates shot up like a rocket and cooled Canada’s housing market considerably. Expectations are that rates will begin to decrease in mid 2024 and with that will bring additional competition from buyers who have been waiting on the sidelines to make a move. This doesn’t mean we will see the intense bidding wars from 2021 but more multiple offer situations can be expected as those rates steadily decline in the next 18 months.
Selling in 2024? Here’s Where To Begin
- Establish your main reasons for selling and your ideal timeline.
- Connect with your trusted realtor (hello!). If we’ve reviewed a previous market evaluation, this is a great time to have it updated for current conditions. Typically a market evaluation, or ‘CMA’ is accurate for 6 weeks at best in our region.
- Next, we’ll create a game plan based on your goals and how to achieve them. This will look different for everyone. Maybe your property needs prep work before the ‘For Sale’ sign goes up. We will work together to determine the smartest way to upgrade that will add value, not busy work to your plate. And remember, decluttering & deep cleaning can do wonders for a home without adding additional expenses.
Buying on the Coast? Let’s Start Here
- Contact your lender or mortgage broker to confirm or update your budget.
- Are you already receiving property notifications? Great! If not, let’s get you set up or if you have an outdated one, just reach out anytime and let me know how your needs have changed so you’ll be receiving the most up to date & relevant info.
- Grab your keys, we’re going shopping. This is the fun part. Once you’ve got your budget and search locked in & you’re ready to buy, it’s time to check out some houses. Bring comfy shoes, water and a notebook. You’re on a fact finding mission afterall 🙂
Let’s chat anytime!
Market Snapshot | Feb 6th – 12th 2024
Weekly Sales Total: 11 with 9 detached, 2 attached & 0 land
New Listings: 25 with 23 detached, 1 attached and 1 land
Average Sales as a % of Listing Price: As of Feb 1st 2024, listings were selling for an average of 94.5% of their current listing price (not their original listing price).
Total Inventory: 376 listings with 239 detached, 49 attached and 88 land.
Overall our market is in need of inventory if we are going to see a spring boost in sales. Prices remain steady with no extreme swing up or down. Sales volume is putting us in a balanced market meaning sellers and buyers are on level playing ground for the time being.
If you would like to know more about activity in your neighbourhood or are simply curious about the current market value of you home, I will be happy to send a short no-obligation info pack.
It’s a pleasure to serve our amazing community. I’m excited to put knowledge and experience in this market are at your service for 2024! N
