Mild Homes : Blog : Latest Blog Posts

Thank you, College Park: our Halloween movie night

Sat, 07 Nov 2026 07:54:59 GMT

Thank you, neighbours! Our Halloween movie night was one of the most memorable nights I've had in College Park.

As president of the College Park Community Association (CPCA), I get to help plan our neighbourhood events, and this one was special. We watched Coco together, and it was so much fun. Families came out, parents caught up, and neighbours met each other for the first time. That's exactly why I love doing this.

I've lived in College Park, Port Moody, since 2020, and in New Westminster before that. To me, the best part of a neighbourhood isn't the house. It's the people on your street. When we know each other, our streets feel friendlier, and safer for our kids.

A big thank you to everyone who came out, and to everyone who helped set up and clean up. Events like this only happen because neighbours show up. If you missed this one, I hope to see you at the next. And if you're new to the street, come say hi. It's the easiest way to meet your neighbours.

Next up, we're hoping to host a board game night! I'll share the details here when they're ready.

Thinking about moving here? My neighbourhood guides share what it's really like to live in College Park and next door in Glenayre, from schools and parks to the hills in winter: What is it like to live in College Park, Port Moody? and What is it like to live in Glenayre, Port Moody?

Questions about buying or selling in Port Moody? Call or text me at 778.953.6597, in Thai or English.

ขอบคุณเพื่อนบ้านทุกคนที่มาร่วมสนุกด้วยกันนะคะ แล้วเจอกันงานหน้าค่ะ

5 questions a first-time buyer couple asked me this month

Tue, 20 Oct 2026 06:09:33 GMT

This month I sat down with a young couple and their mortgage broker to talk about buying their first home. Their questions were so good that I turned them into a full guide. Here are five of them.

1. Can we get a 30-year mortgage? Yes. Since December 2024, first-time buyers can get a 30-year amortization on an insured mortgage, which is one with less than 20% down.

2. Can we lock in a rate before we find a home? Usually. A pre-approval can hold your rate for 60 to 130 days, depending on the lender.

3. Can my parents help with the down payment? Often, yes, with a signed gift letter and a clear record of where the money came from. If it's coming from overseas, start early.

4. Who pays the realtor? Usually the seller. As a buyer, you normally pay your realtor nothing directly.

5. Should we wait for spring? The season matters far less than finding the right home at the right price.

Read all the questions and answers, in English and Thai, in my First-Time Buyer Questions guide. Have a question of your own? Call me at 778.953.6597 or book a coffee.

SD43 French Immersion and Mandarin: Applications Open January 7 to 13, 2027

Thu, 15 Oct 2026 06:10:23 GMT

SD43 Programs of Choice applications open Jan 7 to 13, 2027. Do you need to buy in the catchment? Usually no. Tips from a Tri-Cities realtor and parent.

I have sold a property at 455 26th Avenue W in Vancouver

Sat, 29 Aug 2026 09:09:48 GMT

I have sold a property at 455 26th Avenue W in Vancouver on Aug 6, 2026. See details here

Steps from Queen Elizabeth Park and Cambie Village, this south-facing 5,144 sq ft home delivers rare scale and finish. The main level offers two living rooms, each with a fireplace, a white gloss kitchen with granite island, and a 211 sq ft sundeck; radiant heat runs through the first floor. Upstairs, the primary suite runs 16' x 29'. Seven bedrooms and six bathrooms across three levels, with a separate-entry lower level (rec room + 2 beds) built for income. On one of the Cambie Corridor's most coveted streets, this 8,820 sq ft lot at $452/sf sits well below the $873/sf a nearby Cambie Street assembly fetched in 2023, with rezoning already approved. Live in it, rent it, or hold it. The exit is already written.

New property listed in Cambie, Vancouver West

Sat, 20 Jun 2026 09:08:15 GMT

I have listed a new property at 455 26th Avenue W in Vancouver. See details here

Rare buy-and-hold opportunity in the heart of the Cambie Corridor. Just two years ago, developers were offering up to $6.5M for lots on this very street. With this property listed well below that benchmark, the numbers speak for themselves. Steps from Queen Elizabeth Park, Riley Park, and Cambie Village, this is the Cambie Corridor land play that rarely comes to market at this price. The south-facing 5,144 sq ft, 3-level, 7-bedroom home is fully livable while you hold, featuring a formal living room with travertine fireplace, white gloss kitchen with granite island, and a palatial primary suite of 16' x 29'. Recreation room and 2 bedrooms below add income potential. Land like this doesn't come back.

New property listed in Scott Creek, Coquitlam

Sat, 25 Apr 2026 09:22:41 GMT

I have listed a new property at 1 1216 Johnson Street in Coquitlam. See details here

THIS IS THE ONE! Rarely available south-facing corner townhome with 2,055 sq ft of functional living in Scott Creek. Features 3 bedrooms, 2.5 bathrooms, a bright main floor, flexible recreation level, private gated backyard, and a side-by-side double garage. New flooring and new kitchen appliances. Move in ready. Walk to Lafarge Lake, Coquitlam Centre, SkyTrain, Douglas College, parks, and all levels of schools in one of Coquitlam's best school catchments. Quiet, central, and incredibly hard to find. A rare chance to own the space you need in one of Coquitlam's most sought-after neighbourhoods.

New property listed in Scott Creek, Coquitlam

Tue, 03 Mar 2026 09:39:26 GMT

I have listed a new property at 1 1216 Johnson Street in Coquitlam. See details here

Spacious corner townhome offering 2,055 sqft of functional living in the heart of Scott Creek. This 3 bed, 2.5 bath home features a bright main floor, generous room sizes, and a versatile recreation level perfect for a media room, gym, office, or playroom. Private outdoor space for summer BBQs and a side by side double garage for everyday convenience. Walk to Lafarge Lake, Coquitlam Centre, SkyTrain, Douglas College, parks, and all levels of schools. Quiet yet central. A rare opportunity to secure space and location in one of Coquitlam's most desirable neighbourhoods.

I have sold a property at 708 133 Esplanade E in North Vancouver

Tue, 09 Dec 2025 09:14:58 GMT

I have sold a property at 708 133 Esplanade E in North Vancouver on Dec 1, 2025. See details here

Experience PREMIUM waterfront living at Pinnacle Residences at the Pier in vibrant Lower Lonsdale. This bright 1-bed home blends modern design with a resort-inspired lifestyle: open layout, floor-to-ceiling windows, stone counters, stainless appliances, and private balcony. Enjoy exclusive access to the Pinnacle Hotel’s 4-star amenities: 80’ lap pool, hot tub, sauna, steam, gym, and sun deck overlooking the harbour. Steps to Shipyards cafés, Lonsdale Quay, and the SeaBus. Exceptional value for this PRIME LOCATION ideal as a first home, investment, or chic pied-à-terre. 1 Parking + 1 Storage. PRICED TO SELL.

New property listed in Lower Lonsdale, North Vancouver

Tue, 21 Oct 2025 09:10:55 GMT

I have listed a new property at 708 133 Esplanade E in North Vancouver. See details here

How Tariffs Affect Vancouver’s Housing Market — What Buyers & Sellers Should Know

Mon, 10 Mar 2025 19:12:43 GMT

🔑 What Are Tariffs, and Why Should You Care?

Tariffs are extra costs added to goods imported into Canada — including lumber, steel, appliances, and other materials used to build homes.

➡️ When tariffs go up, building costs often rise too.

➡️ Higher costs = more expensive homes.

Whether you’re a first-time buyer or planning to sell, tariffs can shape the housing market — sometimes in surprising ways!

📊 Here’s How Tariffs May Impact Vancouver’s Housing Market:

💡 What This Means for You (as a Buyer or Seller):

✅ For Buyers:

• Prices may stay elevated in some segments, but watching for slowdowns could offer opportunities.

• Move-in-ready homes might be more attractive (and competitive) due to higher renovation costs.

✅ For Sellers:

• If you’re selling a turnkey property, buyers may value it more than ever.

• With fewer new builds coming up, your resale home could stand out.

🔍 Bottom Line:

Tariffs might not be front-page news, but they quietly impact your buying and selling decisions.

If you’re curious about how to navigate these trends, reach out — I’m always here to help you make sense of the market and plan your next move confidently.

📞 Let’s Chat!

Thinking about buying or selling this year? Let’s grab a coffee or chat over Zoom to make a game plan.

👉 Reply to this email, or click here to book a time with me.

Stay cozy,

Mild 🏡

Your Trusted Friend in Real Estate

Closing Costs for Buyers

Tue, 04 Jun 2024 18:09:56 GMT

When purchasing a home, it's crucial to plan for closing costs in addition to the purchase price. While the down payment is a major focus, there are other important fees that come with closing the deal. Here's a detailed breakdown of these costs, including transaction expenses and other key considerations:Transaction Expenses

1. Property Transfer Tax (PTT)

PTT is a sales tax levied by the British Columbia government on all real estate transactions within the province. The 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

Note: PTT is not applied to the GST portion when applicable.

PTT Exemptions:

• First-Time Home Buyers: If you're purchasing your first home, you are exempt from PTT if the home is priced at $835,000 or less (effective April 1, 2024). Partial exemptions apply to homes between $550,000 and $835,000, but no exemption exists for homes priced above $835,000.

• Co-Purchases: If only one buyer is a first-time homebuyer, the exemption applies only to that person’s portion of the property.

• Residency Requirement: To qualify for the first-time buyer exemption, you must reside in the home for at least one year after purchase.

2. Newly Built Homes

• Before April 1, 2024: For properties registered before this date, the fair market value plus construction costs must be below $500,000 (or $525,000 for partial exemptions) to qualify for an exemption.

• After April 1, 2024: For homes registered on or after this date, the property’s value plus construction costs must be under $835,000 (or $860,000 for partial exemptions). Additionally, you must move into the home within one year of the registration date.

Other Costs

3. Legal/Notary Fees

To complete the legal paperwork, expect to pay between $1,000 and $1,650 for notary or lawyer services.

4. Property Tax Adjustments

Buyers may need to reimburse the seller for any prepaid property taxes. If you have a mortgage, the lender may require monthly payments for property tax. Your notary or lawyer will handle these calculations.

5. Home Inspection

A home inspection, though optional, is highly recommended and typically costs between $500 and $900 depending on the property’s size and features.

6. Insurance

Most lenders will require property insurance, particularly fire insurance. Additional types of insurance may also be required.

7. Appraisal

Some lenders require an appraisal to confirm the home’s market value, which usually costs between $300 and $500. Your mortgage broker may cover this cost.

8. Mortgage Insurance

If your down payment is under 20%, you'll need mortgage insurance from CMHC. The premium is added to your mortgage, but there’s a small application fee. Speak to your mortgage specialist for more details.

9. Title Insurance

Title insurance protects you and your lender from potential issues related to the property title. Costs can vary, so consult with your lawyer or mortgage broker for specifics.

10. Goods and Services Tax (GST)

A 5% GST applies to the purchase of new homes. Some rebates are available for homes under $450,000. Make sure to clarify any exemptions with your lawyer or notary.

11. Strata Fees

If you’re buying a strata unit, there will be monthly strata fees for maintenance and upkeep, typically due on the first of each month.

12. Move-In Fee (Strata Units)

This fee, charged by strata units, is applicable upon moving in.

13. Adjustments

At closing, you may need to reimburse the seller for prepaid utilities or strata fees on a pro-rated basis.

14. Moving Costs

Relocation expenses will vary depending on the distance and whether you hire professional movers or handle it yourself.

Final Thoughts

Understanding these costs will give you a clearer picture of what to expect when closing on your new home. If you have any questions or need further assistance, don't hesitate to reach out—I'm here to help!

I have sold a property at 11 7400 GILBERT RD in Richmond

Thu, 25 May 2023 09:04:57 GMT

I have sold a property at 11 7400 GILBERT RD in Richmond. See details here

RARE opportunity to own a spacious 2,150 sqft townhouse in Devon Estate located in the heart of Richmond. This prime location offers quiet and privacy, while still being close to the Ferris elementary and Richmond high schools as well as Richmond Centre, Minoru Centre for Active Living, and the skytrain station. Featuring 2 bedrooms, 3 bathrooms, a huge recreational room that can turn into an extra bathroom, an extra large den, and a green, private backyard allowed for gardening and BBQ, this townhouse is perfect for investors or families looking for a place to call home. This won’t last. Book your appointment today. Open house April 29&30 sat/sun 1-3 p.m.

New property listed in Brighouse South, Richmond

Tue, 25 Apr 2023 09:04:14 GMT

I have listed a new property at 11 7400 GILBERT RD in Richmond. See details here

I have sold a property at 2802 1189 MELVILLE ST in Vancouver

Sat, 03 Dec 2022 09:04:28 GMT

I have sold a property at 2802 1189 MELVILLE ST in Vancouver. See details here

Welcome to The Melville! Prestigious 2bdrms, 2 full baths plus 1 den. Priced well under assessed value! rarely used by owner as a pied-a-terre. Terrific Coal Harbour view from all rooms! Perfect location for shopping, downtown, Standley park and Coal Harbour seawall. Stainless-steel Gas stove, Kitchen Aid brand collection of appliances open concept dining/living room. Balcony all surrounded by ocean, urban & mountain views! Full amenities such as beautiful rooftop sky garden with 40" lap outdoor pool and hot tub, fully equipped gym with water view! Comes with resident's lounge, children play outdoor area, games and media room with large TV on the terrace level, 24hr concierge, 1 parking and 1 storage included.

New property listed in Coal Harbour, Vancouver West

Tue, 15 Nov 2022 09:04:05 GMT

I have listed a new property at 2802 1189 MELVILLE ST in Vancouver. See details here