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

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.

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

If your child starts Kindergarten in September 2027, mark your calendar. School District 43 (Coquitlam, Port Moody, Port Coquitlam) opens applications for its Programs of Choice from January 7 to 13, 2027. That includes French Immersion, the Mandarin Bilingual Program at Walton Elementary, and Montessori.

As a Tri-Cities realtor and a French immersion mom, I get this question all the time: "Do we need to buy in the catchment to get in?" Usually, no. Spots go by random draw, not by address. Siblings already in the program get priority. And if your child is placed, you don't need a separate cross-catchment application.

A few quick tips

  • You can apply to up to three programs in one application.

  • Kindergarten is the main entry point. Grade 6 is a late entry point for French Immersion and Montessori.

  • You don't need to speak Mandarin at home for the Mandarin program. Most students don't.

  • Apply on time. Students who aren't placed go on a waitlist in draw order.

Thinking about moving too?

My advice: buy a home your family loves, in an area that works for your daily life, and treat the program as a bonus. Living close helps with drop-off and friendships, but it isn't a guarantee. One of my College Park neighbours lives outside the Walton catchment, applied anyway, and her son got a Mandarin spot.

I wrote a full guide on how it works, with the Mandarin path from Walton to Scott Creek Middle and Gleneagle Secondary: Do you need to buy in the catchment for French immersion or Mandarin?

Rules and dates can change, so always confirm on the SD43 Programs of Choice page before you apply.

Questions about schools and neighbourhoods? Call or text me at 778.953.6597, or book a coffee chat. I'm happy to help in English or Thai.

Mild

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Posted in Cambie, Vancouver West Real Estate
I have sold a property at 455 26th Avenue W in Vancouver

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.

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Posted in Cambie, Vancouver West Real Estate
New property listed in Cambie, Vancouver West

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.

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Posted in Scott Creek, Coquitlam Real Estate
Open House. Open House on Sunday, May 3, 2026 2:30PM - 4:00PM

Please visit our Open House at 1 1216 Johnson Street in Coquitlam. See details here

Open House on Sunday, May 3, 2026 2:30PM - 4:00PM

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.

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Posted in Scott Creek, Coquitlam Real Estate
Open House. Open House on Sunday, May 3, 2026 2:30PM - 4:00PM

Please visit our Open House at 1 1216 Johnson Street in Coquitlam. See details here

Open House on Sunday, May 3, 2026 2:30PM - 4:00PM

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.

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Posted in Scott Creek, Coquitlam Real Estate
New property listed in Scott Creek, Coquitlam

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.

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Posted in Scott Creek, Coquitlam Real Estate
Open House. Open House on Sunday, April 26, 2026 2:00PM - 4:00PM

Please visit our Open House at 1 1216 Johnson Street in Coquitlam. See details here

Open House on Sunday, April 26, 2026 2:00PM - 4:00PM

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.

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Posted in Scott Creek, Coquitlam Real Estate
Open House. Open House on Sunday, March 29, 2026 1:30PM - 3:00PM

Please visit our Open House at 1 1216 Johnson Street in Coquitlam. See details here

Open House on Sunday, March 29, 2026 1:30PM - 3:00PM

THIS IS THE ONE! Rarely available south-facing corner townhome with 2,055 sqft of functional living in the heart of Scott Creek. Offering 3 bedrooms, 2.5 bathrooms, a bright main floor, spacious bedrooms, and a flexible recreation level ideal for a media room, gym, office, or playroom. Enjoy a gated backyard for summer BBQs plus a side-by-side double garage for daily convenience. Walk to Lafarge Lake, Coquitlam Centre, SkyTrain, Douglas College, parks, and all levels of schools. 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.

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Posted in Scott Creek, Coquitlam Real Estate
Open House. Open House on Sunday, March 15, 2026 2:00PM - 4:00PM

Please visit our Open House at 1 1216 Johnson Street in Coquitlam. See details here

Open House on Sunday, March 15, 2026 2:00PM - 4:00PM

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.

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Categories:   Brighouse South, Richmond Real Estate | Cambie, Vancouver West Real Estate | Coal Harbour, Vancouver West Real Estate | Lower Lonsdale, North Vancouver Real Estate | Scott Creek, Coquitlam Real Estate
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