Choosing a Realtor isn't just about finding someone with access to MLS listings or putting a sign on your front lawn.

You're choosing someone who may help you make one of the largest financial decisions of your life.

So how do you know if a Realtor is actually the right fit?

Whether you're a first-time home buyer, experienced investor, or preparing to sell your home in North Vancouver or Greater Vancouver, here are some of the questions I think you should ask before choosing who represents you.

And, in the spirit of transparency, I'll answer them myself.

First — who are you?

I'm Ian Iacovitti, REALTOR® with Team 3000 and founder of Coastal Key Homes.

I was born and raised in Ontario and moved across the country to North Vancouver in 2013. More than a decade later, the North Shore is home.

Before entering real estate, I spent more than a decade working in business, sales and operations, eventually overseeing multiple locations, teams, marketing, sales and financial performance.

I've now been working in real estate for two years, and I've tried to bring that same business and analytical mindset into the way I represent my clients.

But there's quite a bit more to me than real estate.

What do you do when you're not selling homes?

Usually something that involves a questionable amount of cardio.

I'm an Ironman and ultramarathon runner, and you'll regularly find me running, cycling, strength training or preparing for another endurance event.

I'm also a big fan of the RBC GranFondo Whistler. There aren't many better ways to appreciate where we live than riding the Sea-to-Sky Highway surrounded by mountains.

Before endurance sports took over, I spent roughly nine years training in MMA and kickboxing.

I think sport has shaped a lot of how I approach business and real estate: preparation, consistency, patience and remaining calm when things become difficult.

What matters most to you outside of work?

Family.

I'm incredibly close with my mom, dad and older brother, and family has always been a major part of my life.

I'm also fortunate to be building my own future with my lovely fiancée.

And then there's Lexi.

Lexi is our German Shepherd–Kelpie rescue and has very quickly become a huge part of our family. If you own a dog, there's a pretty good chance our first real estate conversation eventually turns into a conversation about dogs.

These things matter because I understand that buying a home isn't simply a financial transaction.

You're deciding where Sunday dinners happen.

Where your dog gets walked.

Where you might raise a family.

Where your next chapter starts.

That's a responsibility I take seriously.

Questions You Should Ask Before Choosing a Realtor

“What types of clients do you enjoy working with?”

One of my favourites is first-time home buyers.

There's something incredibly rewarding about helping someone go from “I have absolutely no idea how this works” to getting the keys to their first property.

My goal is to make sure you understand the process rather than simply telling you what to do.

We'll talk about financing, neighbourhoods, strata documents, inspections, subjects, closing costs, negotiations and the things you should be looking for when viewing a property.

I want your first purchase to become the beginning of your real estate journey - not simply a transaction.

“Do you work with real estate investors?”

Absolutely.

Investing is something I'm personally passionate about, so these are conversations I genuinely enjoy. When we're looking at an investment property, my mindset changes. Instead of simply asking “Do you like this home?”, we're asking:

Does the investment make sense?

What could it rent for?

What are the carrying costs?

What's happening in this neighbourhood?

What does the strata look like?

Are there upcoming expenses?

What's our potential exit strategy?

I like looking at real estate through both lenses — a place to live and an asset you own.

“Are you going to pressure me into buying something?”

No. My job isn't to sell you a property. My job is to help you buy the right property.

Those are two very different things. If I see something that concerns me, I'll tell you.

I'd much rather lose a transaction because we walked away from the wrong property than watch a client discover an expensive problem after possession - There will always be another listing.

“How do you approach condos and strata properties?”

This is an area where I think buyers need to look considerably deeper than the listing photos. A beautiful condo can still exist inside a building with problems.

When appropriate, we'll look at things such as strata meeting minutes, financial statements, the contingency reserve fund, depreciation reports, bylaws, insurance information, upcoming projects and potential special levies.

There can be a lot of information to digest.

Part of my job is helping you understand what questions should be asked and, where appropriate, identifying issues that should be reviewed with the relevant professionals.

“What if I'm not ready to buy yet?”

That's completely fine. Some of the best conversations happen six or twelve months before someone buys.

We can discuss what you're looking for, approximate budgets, neighbourhoods, financing and what you can do between now and then to prepare.

I'd rather help you develop a plan early than meet you for the first time when you're already emotionally attached to a listing.

“How do you approach negotiations?”

My background in sales and business — along with nine years of MMA and kickboxing — probably influences this more than anything else.

Negotiating isn't about being aggressive for the sake of being aggressive.

It's about gathering information, understanding what matters to the other side, managing your emotions and knowing where you have leverage.

Sometimes the right move is pushing. Sometimes it's waiting. Sometimes it's walking away.

The objective is always the same: protect my client's interests and work toward the strongest outcome available.

“If I'm selling my home, what are you actually going to do?”

Putting a property on MLS is only one part of selling a home.

Before we list, I want to understand the property, the likely buyer, competing inventory and how we're going to position the home.

Then we build the strategy around it.

That can include pricing, preparation, photography and presentation, digital marketing, showing strategy, buyer feedback, offer evaluation and negotiations.

And throughout the listing, I believe you should know what's happening.

You shouldn't have to chase your Realtor to find out how your own sale is going.

“Will you tell me what I want to hear?”

Hopefully not. I think one of the most valuable things a Realtor can provide is an objective perspective when emotions start influencing a decision. If I believe your home is worth less than the number you have in mind, I'll explain why.

If I think you're about to overpay for a property, I'll tell you. If I think we should walk away from a deal, we'll have that conversation. You don't hire me to agree with you.

You hire me to represent you.

“Do you only work in North Vancouver?”

North Vancouver is home and naturally a major part of my business, but I work with buyers, sellers and investors throughout Greater Vancouver.

Every municipality — and often every neighbourhood — has its own characteristics.

That's why research matters.

Rather than pretending every property is the same, I want us to understand the specific market we're entering before making a decision.

“What's your philosophy as a Realtor?”

Pretty simple:

Educate first. Advise second. Never pressure.

Real estate transactions can involve hundreds of thousands — or millions — of dollars.

My role is to help you understand what you're buying or selling, give you the information available to make an informed decision, negotiate on your behalf and help guide the transaction from beginning to end.

You make the decisions.

I'm there to help make sure they're informed ones.

So, Am I the Right Realtor for You?

Maybe.

And I actually think that's an important answer. There isn't one Realtor who's right for everyone.

If you're looking for someone who will simply tell you that every property is amazing or promise you the highest possible selling price to win your listing, we're probably not the right fit.

But if you're looking for someone who enjoys analyzing the numbers, digging into the details, communicating openly and building a strategy around what you are trying to accomplish, we should probably have a conversation.

Especially if you're buying your first home.

Because helping someone get their first set of keys never gets old.

Thinking About Buying or Selling?

Whether you're buying your first condo, considering an investment property, preparing to sell, or simply wondering what your next move should be, you don't need to have everything figured out before reaching out.

That's what the first conversation is for.

Contact me here

Buying a condo or townhome in British Columbia isn't just about deciding whether you like the home.

When you purchase a strata property, you're also buying into a shared corporation, its financial position, its rules, its maintenance history, and potentially its future expenses.

That means your due diligence should extend well beyond the four walls of the property.

A knowledgeable Realtor can help you obtain and review important strata documentation, identify items that deserve further investigation, and help you determine when additional professional advice may be appropriate.

Here are some of the areas buyers should pay particular attention to.

1. Make Your Offer Subject to Appropriate Due Diligence

Depending on the transaction, your offer may include conditions allowing you time to complete investigations before committing to the purchase.

These could include reviewing strata documents, arranging financing, completing a home inspection, reviewing title, or obtaining other professional advice.

The appropriate conditions will depend on the specific property and transaction.

Your Realtor should discuss the available options with you rather than relying on a one-size-fits-all approach.

2. Read the Strata Council Meeting Minutes

Meeting minutes can provide valuable insight into what's actually happening within the building.

Don't simply look at the most recent meeting.

Review the available history and look for recurring discussions involving:

• Water leaks or plumbing problems

• Building-envelope concerns

• Roof repairs

• Elevator problems

• Parkade or membrane issues

• Drainage

• Insurance claims

• Security problems

• Noise complaints

• Legal disputes

• Repeated repairs to the same building component

• Discussions of future major projects

One mention of a repair doesn't necessarily mean there is a serious problem.

Repeated references to the same issue, however, may warrant additional investigation.

3. Look Beyond the Minutes

Meeting minutes are only one part of strata due diligence.

Depending on the property and the documents available, buyers may also want to review items such as:

• Form B Information Certificate

• Current strata budget

• Financial statements

• Bylaws and rules

• Depreciation report

• Annual General Meeting minutes

• Special General Meeting minutes

• Information concerning special levies

• Insurance information

• Engineering or building reports where available

The goal isn't simply to collect documents.

It's to understand what those documents may tell you about the property you're considering purchasing.

FIND YOUR BUYERS GUIDE HERE!

4. Understand the Contingency Reserve Fund

A strata corporation's Contingency Reserve Fund — commonly called the CRF — helps pay for expenses that occur less frequently than once a year or that do not usually form part of the operating budget.

The size of the fund can be important, but the balance shouldn't necessarily be considered in isolation.

For example, a strata could have substantial savings while also facing an expensive upcoming project.

Another strata could have recently completed significant capital work that reduced its CRF.

This is where the depreciation report, financial statements, budgets and meeting minutes become particularly valuable.

5. Investigate Special Levies

A special levy can require owners to contribute additional money toward a particular expense or project.

When reviewing a strata property, buyers should investigate whether there are:

• Approved special levies

• Recently completed levies

• Proposed levies

• Major projects being discussed that could potentially require future funding

If a levy exists, your Realtor can also help clarify how responsibility for that levy is addressed within the proposed Contract of Purchase and Sale.

6. Pay Attention to the Depreciation Report

A depreciation report can provide useful information regarding major building components and anticipated repair or replacement requirements.

Rather than focusing exclusively on the estimated dollar figures, look at the bigger picture.

What major building components are approaching the end of their expected useful lives?

Are several significant projects forecast within a similar timeframe?

How does the strata currently plan to fund those expenses?

The depreciation report should also be considered alongside newer information contained in meeting minutes and other strata documents.

7. Review the Bylaws Before You Buy

Strata bylaws can materially affect how you use your property.

Depending on your circumstances, pay particular attention to rules involving:

• Pets

• Rentals

• Renovations

• Smoking

• Parking

• Storage

• EV charging

• Common property

• Move-in and move-out procedures

• Short-term accommodation

• Use of balconies and patios

Don't assume the rules at one building will be the same as another.

8. Watch for Patterns, Not Just Individual Problems

Virtually every established building will have maintenance issues at some point.

The more important question is often how the strata responds to them.

For example, repeated references to water intrusion over several years may deserve considerably more investigation than one isolated plumbing repair.

Similarly, recurring discussions about a major project without a clear resolution or funding plan could be something a buyer should understand before removing conditions.

9. Know When to Bring in Another Professional

A Realtor can help identify questions and documentation that deserve closer attention, but Realtors aren't engineers, lawyers, accountants or building inspectors.

If the documents reveal significant technical, financial or legal concerns, further investigation by an appropriately qualified professional may be advisable.

That distinction is important.

Good representation isn't about pretending to have every answer.

It's about knowing what questions need to be asked before you buy.

Thinking About Buying a Condo or Townhome?

At Coastal Key Homes, my goal is to help buyers approach strata purchases with a clear understanding of both the home they're purchasing and the strata corporation they're joining.

From document review and property searches to negotiations, conditions and closing, I'll help you navigate the process and identify areas that may require additional investigation.

Buying a strata property in Greater Vancouver?

Contact Ian at Coastal Key Homes to start your property search or discuss an upcoming purchase.

This article provides general information only and should not be relied upon as legal, engineering, accounting, inspection, or other professional advice. Every property and transaction is different, and buyers should obtain appropriate professional advice when required.

Home Sales Pull Back as Summer Momentum Fades

After a stronger-than-expected June, the Greater Vancouver real estate market took a step back in July.

According to the latest Greater Vancouver REALTORS® (GVR) data, 2,061 residential properties sold across Metro Vancouver in July 2026, down 9.8% from July 2025 and nearly 19% below the 10-year seasonal average.

The numbers suggest that the improvement in activity seen in June may have been temporary rather than the beginning of a sustained summer rebound.

As GVR chief economist Andrew Lis put it, the market continues to experience a pattern of “one step forward, one step back.”

For buyers and sellers, however, the story is more nuanced than simply saying the market is slowing.

Fewer Buyers — But Also Fewer Sellers

One of the most interesting developments in July was that both sales and new listings declined.

There were 4,991 new properties listed for sale in July, an 11.5% decline compared with July 2025. That number is almost exactly in line with the 10-year seasonal average.

At the same time, the total number of properties currently available for sale was 16,476, down 4% from this time last year but still 26.8% above the 10-year average.

In other words, buyers continue to have considerably more choice than they have historically, but sellers are also becoming less inclined to bring new properties to market.

This is an important dynamic to watch as we move toward the fall.

Prices Continue to Ease — But No Major Correction Is Emerging

The overall Metro Vancouver benchmark price for all residential properties is now $1,088,800.

That represents:

• -0.9% from June 2026

• -6.2% from July 2025

• -9.4% from three years ago

• +0.5% from five years ago

Prices are clearly below their 2025 levels, but July's data does not suggest a dramatic acceleration in price declines.

The sales-to-active-listings ratio across all property types was 13% in July.

Historically, sustained ratios below approximately 12% can create downward pressure on prices, while ratios above 20% can create upward pressure.

At 13%, the market is sitting in a relatively balanced — but cautious — zone.

That helps explain why we're seeing prices soften without a significant price correction taking hold.

How Did Each Property Type Perform?

Detached Homes

Detached home sales totalled 639 in July, down 3.2% from July 2025.

The benchmark price for a detached home was $1,822,900, representing:

-1.1% month-over-month
-7.0% year-over-year

Detached homes continue to command a significant premium across Metro Vancouver, but buyers are currently benefiting from greater negotiating power than they had during the stronger markets of previous years.

Townhomes

Townhome sales were comparatively stable.

There were 454 attached-home sales in July, just 1.1% below July 2025.

The benchmark townhome price was $1,030,400, down:

-1.5% from June
-6.0% from July 2025

For many buyers priced out of detached homes, townhomes continue to offer an attractive middle ground between affordability, space and ownership.

Apartments

Apartments experienced the largest decline in sales activity.

There were 952 apartment sales in July, down 17.8% year-over-year.

The benchmark apartment price was $688,000, representing a:

-1.1% monthly decline
-7.5% annual decline

The apartment market is particularly important to watch heading into the fall, given the significant share of Metro Vancouver's overall transactions represented by this segment.

What About North Vancouver?

For buyers and sellers closer to home, North Vancouver provides an interesting contrast to the broader Metro Vancouver numbers.

The benchmark price for all residential properties in North Vancouver was $1,307,500 in July.

That represents:

• -0.5% from June

• -4.3% from July 2025

• -1.0% over three months

• +1.4% over six months

• +4.1% over five years

• +13.7% over ten years

Detached homes had a benchmark price of approximately $2,078,200, while townhomes were approximately $1,237,300and apartments approximately $785,700.

Interestingly, North Vancouver's six-month composite price change was +1.4%, suggesting that while the market has softened from its 2025 levels, local conditions have shown some resilience over the first half of 2026.

What Does This Mean for Buyers?

For buyers, July's numbers reinforce a theme we've been seeing throughout the current market:

There is no need to rush.

With inventory still significantly above historical averages and prices below last year's levels, buyers have more opportunity to conduct proper due diligence, compare properties and negotiate based on value.

That doesn't mean every property is going to sell below asking price.

Well-priced, desirable homes in strong locations can still attract competition.

But compared with the more aggressive markets we've experienced in the past, today's buyer generally has more leverage.

For buyers considering a purchase this year, the key is less about trying to perfectly time the bottom and more about finding the right property at the right price.

What Does This Mean for Sellers?

Sellers face a different challenge.

With buyers having more options, pricing strategy has become increasingly important.

The July data shows that inventory remains elevated compared with historical norms, while sales activity is below average.

That means properties that are overpriced can sit on the market for longer, potentially requiring price reductions later.

For sellers considering a move, preparation matters.

Accurate pricing, strong presentation, professional marketing and a well-planned launch can make a meaningful difference in attracting the limited pool of motivated buyers currently active in the market.

The Bottom Line

The July 2026 market wasn't a crash — but it also wasn't the summer rebound some had hoped for following June's stronger sales numbers.

Instead, we're seeing a market that remains balanced, cautious and highly dependent on pricing.

Sales are below historical averages. Prices are down from a year ago. Inventory remains elevated compared with the long-term norm.

But at the same time, fewer homeowners are listing their properties, which is gradually reducing overall inventory.

The big question now is whether the market finds more momentum as we head into the fall, or whether the “one step forward, one step back” pattern continues.

At Coastal Key Homes, we believe the most important thing for buyers and sellers isn't simply knowing whether the market is “up” or “down.”

It's understanding what is happening in your specific neighbourhood, property type and price range — and how that affects your individual decision.

If you're thinking about buying or selling in North Vancouver, the North Shore or elsewhere across Metro Vancouver, we'd be happy to provide a personalized market analysis and help you understand what today's numbers actually mean for you.

Coastal Key Homes
Local knowledge. Strategic advice. Your next move.