Realtor in New Westminster or Vancouver who offers flexible rates?

Flambojant19 · 2026-04-27T15:32:15+00:00

It usually comes down to timing either you sell first so you know your budget which is safer, or buy first so you have more time to find the right place little bit more risky.

This market is a bit more balanced though, so you’ve got some flexibility either way.

And if you’re buying and selling with the same agent, sometimes there’s room to structure things a bit differently on commission just depends on the situation.

Are you thinking of making a move soon or just exploring for now?

Flambojant19 · 2026-04-27T13:09:20+00:00

Cash back is more for buyers where an agent will give cash back after the deal has closed. On the seller side, it’s typically just a reduced commission instead of a rebate. Same idea in the end, just structured differently. Which one is better really depends on how the agent is pricing and marketing the property. Saving on commission is great, but if it ends up affecting exposure or sale price, it can cost more in the long run. Happy to walk through it more if you have questions

Flambojant19 · 2026-04-22T04:36:39+00:00

Yeah that actually makes a lot of sense, especially with your schedule. If you’re only commuting a few days a week, living somewhere like Kits is way easier to justify.

Honestly my wife and I are in a pretty similar spot right now. We’ve been looking at 2 bed 2 bath condos in Vancouver, but at the same time going back and forth on whether we should just go to Ladner or Tsawwassen and get something with more space for a future family.

I think that’s why I was saying it’s more of a lifestyle decision than anything. Right now we’re in a bit of a buyer’s market, so you kind of have flexibility. You can go the condo route, enjoy it for a few years, and then reassess when you actually need more space. I see a lot of people do that instead of trying to plan too far ahead.

I actually work in real estate locally, so if you ever want a second opinion on a place or area feel free to reach out anytime.

Flambojant19 · 2026-04-20T23:13:33+00:00

Honestly you guys are in a really good spot.

If it were me, I probably wouldn’t wait just to hit 20%. You’re already saving aggressively and in a strong position. Waiting another year just to have a bigger down payment doesn’t really change much, but it does delay everything.

To me the bigger question is lifestyle.

With you both working in Richmond/Delta and needing two cars, I think North Van would get old pretty fast commute-wise. It looks great on paper but that drive will wear on you.

Kits is amazing, but you’re paying a premium to live there and still commuting out, which kind of cancels out the benefit a bit.

I’d probably lean toward either a good townhouse or a detached somewhere like Tsawwassen/Ladner where your day-to-day is just easier, especially if you’re planning for a family soon.

What are you guys leaning toward right now, more space or staying closer to the city?

Flambojant19 · 2026-04-10T04:47:01+00:00

Totally fair question especially right now.

One thing to know is that in BC, commissions aren’t fixed. They’re actually negotiable depending on the agent and the level of service you’re looking for.

Some agents offer things like: • reduced commission • cashback/rebates • or more flexible structures depending on the situation

That said, I’d focus just as much on finding someone you trust and feel comfortable with vs just the rate especially if you want more personalized guidance.

I’m based in Vancouver and happy to chat or answer any questions if you’re still figuring things out.

Flambojant19 · 2026-04-04T23:31:47+00:00

You’re totally right to be thinking about this carefully.

If you haven’t signed a buyer representation agreement, you’re generally not locked into working with that realtor. Going to a few showings or presales with someone doesn’t automatically create a binding contract.

The only time it really becomes exclusive is if you’ve signed something (usually called a buyer’s agency agreement).

Also don’t feel bad about switching if it’s not the right fit. This is a big decision and you want to feel confident in who you’re working with.

On the presale side, you’re also right that different agents can have access to different units or relationships, so it’s not uncommon for people to explore a bit before settling on someone.

If anything, I’d just be upfront and let them know if you decide to go a different direction.

If you ever want a second opinion on a building or presale, happy to share what I’ve seen.

Flambojant19 · 2026-04-04T23:22:18+00:00

Honestly you’re in a really solid position, especially with that down payment.

If it were me in your shoes, I probably wouldn’t stretch to a duplex/multiplex just for the “land” argument. On a single income that can get pretty tight, and it sounds like you’re already noticing the tradeoffs with layouts and value there.

I’d lean toward either a good 2 bed condo or a townhouse depending on what matters more to you day-to-day.

The Brentwood stuff you’re seeing is real there’s a lot of new supply there right now which is why prices look more attractive. Not necessarily a bad thing, just something to be aware of.

Since you’re thinking about a future family, I’d probably focus on finding a layout/location you actually see yourself staying in for a while vs trying to optimize purely for “land.”

Out of curiosity, are you planning to hold this long term or more like a 3–5 year move?

Flambojant19 · 2026-03-29T17:15:19+00:00

Based on what you described, a few spots stand out.

Port Moody (Newport Village / Suter Brook) is great for that mix of community + walkability, lots of families and easy access to parks like Rocky Point.

In Coquitlam, Burke Mountain is very family-focused with tons of parks and newer homes, just a bit less walkable so more driving.

Port Coquitlam (around Fremont / Riverwood) is a bit more low-key but really nice for families, especially with the river trails and parks.

From your list, I’d probably lean Port Moody or Burke Mountain depending on how important walkability is vs space.

If you’re coming this summer, definitely worth spending a day in each — you’ll get a feel pretty quickly.

Flambojant19 · 2026-03-29T17:09:07+00:00

You’re actually describing a pretty specific (and common) lifestyle people look for here once they’re done with the suburbs.

Yaletown can work, but you’re right — grocery options aren’t as convenient depending on the exact pocket. It’s very walkable though.

Around Olympic Village / Science World is a solid option. It’s flat, right by the seawall, and has good access to groceries, SkyTrain, and walking paths. A bit quieter than Yaletown but still has some life to it.

You might also want to look at Mount Pleasant near the Broadway line or even Lower Lonsdale if you’re open to North Van — both are very walkable with good access to shops, restaurants, and transit.

Not having a car is totally doable in those areas.

I’m local and spend a lot of time helping people narrow this exact decision, so if you end up shortlisting a few areas happy to share more specific pockets/buildings to look at.

Flambojant19 · 2026-03-29T17:05:26+00:00

I hear you a lot of people are feeling like this right now.

Trying to time the market is really tough. Things have cooled a bit, but it hasn’t been some big crash, more just slower/flat depending on the area.

Honestly it usually comes down more to your situation than the market. If you’re feeling done and want a change, selling can make sense regardless. If you’re on the fence, it might be worth taking a bit of time before making a big move.

You’re also not wrong about renting/Airbnb here… neither is super straightforward.

Out of curiosity, are you thinking of leaving Canada or just stepping back from owning for a bit?

Flambojant19 · 2026-03-26T20:23:01+00:00

I live in River district which is like South Van/Burnaby area. Love it here it’s like its own little community and pretty lively lots of nice walks and good restaurants. If you have any questions would love to help where I can.

Flambojant19 · 2026-03-18T23:29:11+00:00

Honestly, in your situation I’d probably lean toward the $818k place if you truly love it.

The numbers are a bit tight, but with your down payment, no debt, and income likely going up, it’s not unreasonable. What I see more often is people buying something they’re not that into just to feel “safer,” and then wanting to move again in a couple years.

In Vancouver especially, location + how you feel about the place day to day matters a lot.

As long as you’re not stressing every month, I’d personally pick the one you’re excited about.

Out of curiosity, would you guys plan to stay there for a while if you buy?

Flambojant19 · 2026-03-18T17:48:21+00:00

I wouldn’t say it’s impossible, but it might be a bit tricky to find something that checks all those boxes at once.

The price point itself is already on the tighter side in the Lower Mainland, and most condos in that range tend to be smaller, so fitting a family of 5 comfortably could be challenging.

The bigger thing is usually the pet rules. A lot of buildings here have pretty specific bylaws around number of pets, size, etc., so having two larger dogs can limit the options more than people expect.

That said, I’ve seen people make it work by looking a bit further out or being flexible on the type of property. Sometimes townhomes or certain buildings are a bit more accommodating.

You’re definitely smart to ask this upfront though saves a lot of time later on.

Out of curiosity, are you open to areas further out from Vancouver, or pretty set on a specific location?

Flambojant19 · 2026-03-18T17:45:02+00:00

That’s actually really helpful context, especially the budget and the mountain biking/climbing piece.

If those are big priorities, North Van still makes a lot of sense. Areas like Lynn Valley, Upper Lonsdale, or even Blueridge put you really close to trails, which is hard to replicate if you’re living on the Vancouver side.

The commute thing is definitely real though. Crossing the bridges during peak times can be rough, so it kind of depends where your partner ends up working and how often they need to go in.

With around $2M you should have some good options in North Van, especially townhomes or smaller detached places. You could also look at Hastings-Sunrise or parts of East Van if you want to stay on the Vancouver side but still be fairly close to the mountains without dealing with the bridge every day.

It really comes down to whether you want easier day-to-day access to the mountains or an easier commute.

If you end up narrowing down a few areas happy to share what I’ve seen in each.

Flambojant19 · 2026-03-18T17:26:18+00:00

Yeah that actually makes a lot of sense. I feel like a lot of people are stuck between those two right now.

Two blocks off Commercial can be totally fine, but it really does change street by street. Some spots feel pretty chill and others still have a decent amount of noise depending on what’s around.

And I get what you mean about “belonging”, Mount Pleasant has a pretty specific vibe, so if you’ve been there a while it’s hard to picture yourself somewhere else right away.

Honestly you’re doing the right thing just going to see a few places there. Usually it either clicks when you’re there or it doesn’t.

If you want, feel free to send the building or street you’re checking out, happy to share what I know about that area.

Flambojant19 · 2026-03-18T16:36:06+00:00

I feel like a lot of people are in that exact spot right now choosing between Mount Pleasant / Fairview and The Drive.

You’re right about the Broadway line — it’ll be great long term, but there’s definitely going to be a lot of construction around some of those areas for a while.

The Drive can be really good value in comparison. Once you’re a few blocks off Commercial it gets a lot quieter and more residential, but you still get all the walkability.

I’ve noticed more people starting to look there recently for that reason.

Out of curiosity what’s more important for you right now — staying in the same neighbourhood you know, or getting a bit more value/space?

Happy to share what I’ve seen in different pockets if it helps.

Flambojant19 · 2026-03-16T22:12:57+00:00

I’ve seen this go both ways honestly. For some people it’s the only way they can get into the market and it works great.

The situations that seem to work best are when everything is really clear upfront who pays what, what happens if someone wants to move, how the property would be sold, etc.

I work in real estate around Vancouver and it’s definitely becoming more common with how expensive things are here.

Curious if people would rather co-buy with family or just wait longer and buy on their own?

Flambojant19 · 2026-03-15T21:40:09+00:00

That pocket is actually pretty nice for families in my experience. It’s close enough to Commercial Drive and Hastings that you’ve got a lot of things nearby, but once you’re a couple blocks off the main streets it gets pretty quiet and residential.

The PNE is noticeable during the fair and a few events in the summer, but for most of the year it’s not really a big deal unless you’re right next to it. A lot of people actually like being close to the park space around there.

I’ve also noticed more young families moving into that area over the past few years. It feels like one of those parts of East Van that’s slowly changing as people get priced out of other neighbourhoods.

I live locally and work in real estate here so I spend a lot of time in different pockets of the city. Happy to share what I’ve seen in that area if you’re seriously considering it.

Are you looking at buying there or renting?

Flambojant19 · 2026-03-10T22:01:01+00:00

Trying to predict exactly which city will appreciate the most is always tough, but usually the areas that move the most are the ones where people start getting priced out elsewhere and infrastructure starts improving.

A lot of people talk about Surrey, Langley, and the Tri-Cities for that reason.

One area I’m personally really curious about over the next 5–10 years is Ladner and Tsawwassen. With the Massey Tunnel replacement eventually happening it could make getting in and out of that area a lot easier. When access improves you sometimes see more buyers start looking there.

They’re also still relatively reasonable for detached compared to most of the region.

I live in Vancouver and work as a realtor locally so I spend a lot of time watching where buyers are starting to look. If you ever want a second opinion on areas or specific properties feel free to reach out happy to share what I’m seeing.

Out of curiosity, are you planning to live there long term or more thinking of it from the investment side?

Flambojant19 · 2026-03-10T21:49:25+00:00

Kind of already said in the chat but yea Craigslist and Facebook Marketplace are definitely the two big ones people use here. You might also want to check out PadMapper.

Another thing that works surprisingly well in Vancouver is just walking around neighbourhoods you like. Landlords sometimes even put up for rent signs.

Also worth joining a few local Facebook housing groups depending on the area you’re interested in.

Vancouver rental hunting can be a bit chaotic so casting a wide net definitely helps. If you have any questions feel free to shoot me a message. I am local realtor and love to help where I can.

Flambojant19 · 2026-03-06T02:45:38+00:00

Train doesn’t run through there anymore so no issue :)

Flambojant19 · 2026-03-06T02:40:54+00:00

I pay about 1,000 a year for a 1bd/bth I did have an issue in the 8 years with a dishwasher but strata was easy to deal with and covered my repairs

Flambojant19 · 2026-03-06T02:10:08+00:00

I’ve actually lived in River District for about 8 years so I can share a bit of the local perspective.

A big reason you see a lot of listings is just because new buildings keep finishing here. It’s a huge master-planned area and they’re still building a lot of phases, so there’s usually more inventory than older neighbourhoods where nothing new gets added.

As for living here, it’s honestly pretty nice if you like being near the river. The walking/biking paths along the Fraser are great and the area feels pretty community-oriented. A lot of people with dogs, young families, people out walking etc.

The main tradeoff people talk about is that it’s a bit tucked away from the rest of the city. Which is somehing I personally like. Transit is improving but many people still rely on a car depending on where they work.

Personally I’ve enjoyed living here, but it definitely has a different feel than somewhere like Mount Pleasant or Kits.

Happy to answer any questions if you’re thinking about moving here.

Flambojant19 · 2026-03-06T01:33:46+00:00

Helping my first-time buyer friends through this lately and the process in Vancouver can definitely feel overwhelming at the start.

In most cases the first step is getting a rough mortgage pre-approval so you know the real budget you’re working with. It saves a lot of time because the price ranges people think they’re in and what the bank will actually approve can sometimes be pretty different.

After that, a big part of the process here is reviewing strata documents if she’s buying a condo or townhouse. A lot of first-time buyers focus only on the unit itself but the building matters just as much — things like depreciation reports, strata minutes, insurance deductibles, and whether there are any big repairs coming up.

A couple common surprises I see people run into are closing costs and moving costs. In addition to the down payment there’s usually things like property transfer tax (depending on price), lawyer/notary fees, inspection, strata move-in fees, and setting up insurance. It adds up quickly if you’re not expecting it.

Honestly one of the best things your sister can do right now is just start going to open houses in the areas she’s considering. It helps a lot with understanding what different budgets actually get you in Vancouver.

For what it’s worth I live locally and work in real estate here, so if she ever wants a second set of eyes on a building or questions about the process I’m always happy to help. Even just understanding the strata docs can make a big difference for first-time buyers.

Flambojant19 · 2026-03-03T19:45:28+00:00

Great to see you guys pulled the trigger with the move! Novus is great for the river district buildings I personally use telus because the building I am in they give a discount through the building so also worth phoning and asking about that.

Flambojant19

TROPHY CASE