Moving to Vancouver from Toronto, Calgary, or the US — A REALTOR's Survival Guide (2026)

I help out-of-province and out-of-country buyers move into Greater Vancouver every year. The questions are remarkably consistent. Here is what every relocating buyer from Toronto, Calgary, Edmonton, Seattle, San Francisco, or anywhere outside BC actually needs to understand about Vancouver real estate in 2026.

Cost Reality Check

Vancouver remains one of the most expensive markets in North America by price-to-income. If you are coming from Toronto you will find prices roughly comparable on detached, slightly more on condos. If you are coming from Calgary, Edmonton, Halifax, or anywhere outside the GTA, expect a real shock — Vancouver detached benchmarks ($2M-$3M+ in most desirable areas) and condo benchmarks ($700K-$900K) are 1.5-3× what comparable real estate costs in those markets.

If you’re coming from coastal California (SF, LA, Seattle), the absolute prices are comparable or lower — but your purchasing power per dollar changes dramatically with the CAD/USD exchange rate.

Taxes — What’s Different from Other Provinces and the US

BC Property Transfer Tax (PTT). A one-time tax at closing, brackets at 1% / 2% / 3% / +2%. On a $1.5M home, PTT is $28,000. New construction may be fully exempt under $1.1M. First-time buyers may be fully exempt under $500K. There is no equivalent tax in most other provinces, and nothing like it in the US — Americans usually find this the biggest unexpected line item. Run your number on the BC PTT Calculator.

GST on new construction. 5% federal tax on presale and brand-new homes. If you are a first-time buyer (defined federally — never owned a home anywhere, including outside Canada), you may qualify for the new (May 2025) federal First-Time Buyer GST Rebate, which fully refunds GST on new homes under $1M and partially up to $1.5M. Run your number on the BC GST Calculator.

BC Speculation and Vacancy Tax. 0.5% (BC residents and Canadian citizens/PRs) or 2% (foreign buyers and satellite families) of assessed value, annually, on properties in designated taxable regions if not occupied as a principal residence or rented six months a year. Vancouver, North Van, West Van, Burnaby, Richmond, Coquitlam, Surrey, Langley, and most major Lower Mainland municipalities are taxable regions.

Vancouver Empty Homes Tax. 3% of assessed value, annually, on Vancouver-municipality properties left vacant. Stacks on top of provincial Speculation tax.

Federal Underused Housing Tax (UHT). 1% on residential properties owned by certain non-resident, non-Canadian individuals and many corporations/trusts. Filing is required even if exempt — penalties for not filing are stiff.

Run all four through the Investor Tax Stack Calculator.

Foreign Buyer Ban (federal Prohibition Act). Through January 1, 2027, most non-citizens and non-permanent-residents are prohibited from buying residential properties under four units. There are carve-outs for refugees, certain international students with intent to PR, and work-permit holders meeting strict tests. If you are a US citizen on a TN visa, this likely applies to you — get legal advice before placing offers.

BC Foreign Buyer Tax. Even after the federal ban sunsets, BC’s 20% Foreign Buyer Tax remains for non-PR/non-citizen purchasers in designated regions.

Mortgage Differences — Especially for Americans

If you are coming from the US, the mortgage market here is meaningfully different:

• No 30-year fixed. Canadian fixed-rate mortgages are typically 1, 2, 3, 4, or 5-year terms — at the end of the term you renew at the prevailing rate. There is no equivalent of a US 30-year fixed.
• Amortization is typically 25 years, sometimes 30 for insured purchases under specific federal rules.
• B-20 Stress Test federal rule: you must qualify at the higher of contract rate + 2% or 5.25%, regardless of the contract rate you actually pay. Run your number on the Mortgage Affordability Calculator.
• Down payment minimums: 5% on first $500K, 10% from $500K-$1.5M, 20% over $1.5M. There is CMHC default insurance for purchases under 20% down, costing 0.6%-4% of the mortgage amount. Run your number on the CMHC Insurance Calculator.
• Pre-approvals are lender-specific. Get pre-approved with a Canadian mortgage broker who works with multiple lenders. Don’t waste a US bank’s time.

Where to Live — A Honest Survey

You will hear “Vancouver” thrown around to mean dozens of distinct municipalities. Here is the snapshot:

• City of Vancouver (West Side: Kitsilano, Point Grey, Kerrisdale, Dunbar, Shaughnessy) — most expensive, mature trees, top schools, best restaurants. Detached $3M+, condos $900K+. Lifestyle premium. Vancouver area page.
• City of Vancouver (East Side: Mount Pleasant, Commercial Drive, Hastings, Kensington-Cedar Cottage) — funky, walkable, more diverse, faster appreciation. Detached $1.8M+, condos $700K+.
• North Vancouver / West Vancouver — mountains, ocean, premium for outdoor lifestyle, strong school catchments. North Vancouver, West Vancouver.
• Burnaby (Brentwood, Metrotown, Lougheed) — SkyTrain, density, modern presales, excellent for first condos. Burnaby area page.
• Coquitlam / Port Moody — family-first, excellent schools (SD43), more land for the money. Coquitlam, Port Moody.
• Surrey / Langley / White Rock / South Surrey — newer construction, family-friendly, more square footage per dollar, longer commute. Surrey, Langley, White Rock.
• Richmond — flat, walkable, large Asian-Canadian population, great food, near YVR. Richmond area page.
• Maple Ridge / Pitt Meadows / Mission / Abbotsford — most affordable, family-oriented, semi-rural feel. Maple Ridge, Mission, Abbotsford.
• Squamish / Whistler — outdoor enthusiast paradise, premium for that lifestyle. Squamish, Whistler.

Weather — Yes, It Rains

About 165 rainy days per year on average in the City of Vancouver. Rain is light, persistent, and grey from November to March. Summers (June-September) are gorgeous — dry, mild, long days. If sunshine matters to your mental health, this is real and you should plan accordingly.

Timing the Move

Greater Vancouver has a clear seasonal pattern:

• March–May: highest inventory, highest demand, most competitive — but most selection.
• June–August: solid market, school-aligned families closing for September move-in.
• September–November: secondary peak, less family pressure, better negotiation.
• December–February: thinnest inventory, fewest deals, best leverage if there is the right unit.

If you are flexible on timing, September-November and January-February are when I do my best buyer-side negotiations.

What to Do Before You Land

1. Hire a BC mortgage broker and start the pre-approval. International income takes longer to verify than domestic.
2. Hire a BC REALTOR®. Out-of-province buyers benefit massively from a buyer’s agent who knows microclimates of price, inventory, and neighbourhoods. Buyer agency is generally paid by the seller’s brokerage at closing — meaning my services typically cost the buyer nothing.
3. Tour remotely first. I do live FaceTime / Zoom showings for relocating buyers every week. Narrow your shortlist before flying out.
4. Plan a 4-7 day in-person trip at the right point — typically when you have 5-15 properties to physically tour over 2-3 days.
5. Have a BC real estate lawyer or notary ready before subject removal.
6. Get a temporary rental option in case the timing of selling your old home and buying your new one doesn’t line up.

Schools (For Family Buyers)

• City of Vancouver (SD39): mixed quality across the city; West Side schools (Lord Byng, Point Grey, Kitsilano) are stronger; some East Side catchments are also strong but vary.
• Coquitlam SD43: consistently rated among the strongest in the province. Pinetree, Heritage Woods, Dr Charles Best, Centennial.
• West Vancouver SD45: very small, well-funded district; West Vancouver Secondary and Rockridge are strong.
• North Vancouver SD44: Handsworth, Sutherland, Argyle, Carson Graham — generally strong.
• Burnaby SD41: good options — Burnaby North, Moscrop (with IB), Burnaby Mountain.
• Surrey SD36: very large district, quality varies — research catchments carefully. Earl Marriott (South Surrey) is sought after.

If you have school-age kids, the catchment defines a 5-15% premium on the home price. Tell your REALTOR® your kids’ ages and target high-school-feeder addresses, not just neighbourhoods.

Lifestyle Realities

• Cars vs transit. Most Vancouver-proper neighbourhoods, North Van, central Burnaby, and SkyTrain corridors are car-optional. South Surrey, Langley, White Rock, Maple Ridge, and most Fraser Valley are car-required.
• Healthcare. BC’s MSP (Medical Services Plan) covers most BC residents after a 3-month waiting period from arrival. American buyers should plan for a private healthcare-bridging insurance policy during the gap.
• Driving. ICBC (Insurance Corporation of BC) administers all auto insurance — out-of-province license holders get up to 30% rate reduction credit if they bring documented driving history.
• Banking. Open a Canadian bank account (RBC, TD, BMO, Scotiabank, CIBC, or one of the credit unions) before closing. Wire transfers from US banks work but take 3-5 business days.
• Cell. Big three are Telus, Rogers, Bell; budget brands (Public Mobile, Koodo, Fido) are fine. Plan ~$50-90/month for unlimited Canadian + US.

Where I Can Help

If you are relocating to Greater Vancouver in the next 12 months, I do this every year. Email dan@danmarusin.com or text 778-918-5990 with your timeline, household, budget, and three things you must have. I’ll send you a tailored neighbourhood shortlist within 48 hours and set up a live Zoom tour the same week.

You can also book my Free Webinar covering the Vancouver buying process end-to-end, and read my full First-Time Home Buyer Guide — most of it applies to relocating buyers regardless of whether they’ve owned before.

— Dan Marusin PREC Renanza Realty