What's the BC first-time buyer PTT exemption in 2026?
Full exemption on purchase prices up to $500,000. Partial exemption proportionally applied between $500,000 and $835,000. No exemption above $835,000 under the first-time buyer program (separate newly-built-home exemption may apply up to $1.1M for qualifying new construction). I'll run your specific numbers before we offer.
What's the minimum down payment for a Port Moody first-time buyer?
5% down on the first $500,000 of purchase price, 10% on any portion between $500K and $1M. Under $1M purchases require mortgage default insurance (CMHC, Sagen, or Canada Guaranty) unless you put 20%+ down. Example: on a $680K purchase, minimum down is $25K + $18K = $43K (6.3% effective).
Can I qualify for a Port Moody condo on a $90K salary?
Depends on debt, interest rate and down payment. Rough math at 2026 rates (5-year fixed around mid-4% range): $90K single income with minimal debt and $50K down can often qualify for ~$500K–$580K. With a partner earning similar, combined ~$800K–$950K. These are estimates — a mortgage pre-approval from a specific lender is the only binding answer. I introduce you to 3 trusted brokers before we start touring.
Is a newer Suter Brook 1-bed worth the premium over an older Newport Village 1-bed for a first-time buyer?
For some buyers yes, for others no. Newer builds mean lower maintenance risk, better sound, and stronger resale. Older low-rises mean lower strata fees, lower purchase price, and often larger square footage for the same money. If you plan to hold 5+ years, newer usually wins. If you plan to sell within 3 years and up-size, older value stock is often the smarter buy.
What's the HBPP and should I use it?
The BC Home Buyer Protection Period gives you 3 business days after firming on an offer to rescind with a forfeiture of 0.25% of the purchase price (~$1,700 on a $680K buy). It's useful as a safety net on subject-free offers in competitive bidding situations, but it's not a substitute for proper due diligence — you still want to do your inspection and review strata docs before offering when possible. I use it strategically on specific deals, not every deal.
Do Port Moody first-time buyers need a lawyer or notary?
You need a real-estate lawyer or notary public to handle conveyancing (title transfer, mortgage registration, etc.). I have a short list of trusted Tri-Cities real-estate lawyers and notaries I introduce to every first-time buyer client. Typical cost: $1,200–$1,800 including disbursements and Land Title Office fees.
Should I offer subject-to-financing as a first-time buyer?
In a balanced market (like April 2026), yes — a subject-to-financing clause (usually 5 business days) is standard and protects you. In a hot seller's market, subject-free offers sometimes become necessary — which is when the HBPP matters. I coach you on offer structure on the strategy call.
What's the Port Moody condo strata fee range I should budget for?
1-bed: $280–$480/month depending on building age and amenities. 2-bed: $380–$620. These fees cover building insurance, common area maintenance, amenity operations (if applicable), and contingency reserve contributions. I always review the last 24 months of strata minutes and the depreciation report with you before firming.
How much does it cost to work with you as a buyer?
As a buyer in BC, your REALTOR®'s commission is paid by the seller — not by you. My full market analysis, property tours, offer drafting, negotiation, and post-offer coordination all come at zero cost to you. You only pay for your lawyer/notary, inspection, and closing costs. This is one of the most misunderstood parts of buying in BC and worth confirming on our first call.
What closing costs should I budget for?
For a typical Tri-Cities buyer, budget roughly 1.5–3% of the purchase price for closing costs. This includes Property Transfer Tax (often the largest single line — ~2% of the first $200K + 2% above), GST on new builds (5%), legal/notary fees ($1,200–$2,000), title insurance, home inspection ($600–$900), and pre-paid property tax/strata adjustments. First-time buyers may qualify for PTT exemption on purchases under $835K — I'll walk you through the math.
How do I get pre-approved before making an offer?
Pre-approval is non-negotiable in this market. I'll introduce you to 2–3 mortgage brokers I trust — all independent, all competitive, none take a fee from you. They'll pull credit, verify income and down payment, and issue a rate-held pre-approval valid 90–120 days. You'll walk into every showing knowing your exact upper limit and carrying cost.
What's the difference between working with me and a typical agent?
Three things. First: I do my diligence BEFORE you write, not after — depreciation reports, meeting minutes, comps, building finances, unit-specific research. Second: I'll talk you OUT of a property as fast as I'll talk you into one — my job is to protect your money, not close a deal. Third: I communicate like an advisor, not a salesperson — no pressure, no urgency tactics, no 'you'll lose it if you don't write tonight.' Ask the last three people I worked with; they'll confirm it.
