TODAY'S
MORTGAGE RATES IN Vancouver

Vancouver has many mortgage options, including big banks, credit unions, mortgage brokers, and private lenders. Each one has pros, cons, and quirks. Understanding the differences is essential, especially if you're buying for the first time or coming up for renewal.

Here's a quick breakdown.

Big Banks

Let's start with the familiar names: RBC, TD, Scotiabank, CIBC, and BMO. They're everywhere—and that can feel comforting. Big banks offer both fixed and variable rates. Some also include perks like cashback or prepayment flexibility.

But there's a tradeoff: big bank rates aren't always the lowest. You pay a little extra for brand recognition and convenience. The process is often more straightforward if you already bank with them, and you get the bonus of managing all your money in one place.

Vancouver Credit Unions

Credit unions—like Vancity and Coast Capital—feel more local because they are. They often take a more personalized approach. You're not just another file. They usually offer competitive rates, flexible terms, and community-based incentives like cashback or local programs.

Credit unions are a strong option if you value local support and want a human touch. We've seen many clients get great rates and service here, especially across Greater Vancouver.

Mortgage Brokers in Vancouver

Think of mortgage brokers as personal shoppers. Instead of checking one lender, they look at many—sometimes hundreds. That includes banks, credit unions, and niche lenders you might not know about. The best part? They're paid by the lender you choose.

If you're unsure where to start, a broker can help. They're handy for unique financial situations or buyers who want someone else to do the heavy lifting. Top brokerages in Vancouver include Dominion Lending Centres, True North Mortgage, Clear Trust, and The Mortgage Group (TMG).

Alternative and Private Lenders

Private lenders might be better if a traditional lender turns you down or you know your situation is complex. Private lenders offer more flexibility regarding income type, credit score, and property choice. They're especially common for self-employed buyers or newcomers to Canada.

Rates are often higher, and terms are often shorter. But when the usual mortgage routes don't work, private lenders can keep your plans on track. Companies like Freedom Capital and Your Equity fit into this group. We've seen many clients use this option as a bridge to a more traditional mortgage later.

How Do You Choose a Mortgage Lender?

Start with what matters most. Do you want the lowest rate? More flexibility? Or help qualifying?

There's no one-size-fits-all answer. The right lender is the one that fits your life—not just the one with a flashy headline rate.

That's why we built EveryRate. We help you compare your options clearly and quickly. Whether you're buying, renewing, or refinancing, we're here to make things less stressful and more clear.

Feeling unsure about Vancouver's housing market? You're not the only one. Prices change, listings come and go, and opinions vary wildly. We think it's smart to check the latest numbers before you buy, sell, or refinance—especially in a market like this.

Here's a quick look at what happened in 2024 and what we're watching for in 2025.

Vancouver Housing Market in 2024

2024 was a mixed year. Home prices rose about 1.2%, from around $1.28 million to just under $1.3 million. High-end detached homes took longer to sell. But condos under $800,000 stayed active.

Overall sales dropped by about 2.5%. At the same time, listings jumped nearly 20%, which gave buyers more room to negotiate. By the end of the year, activity picked up again. That momentum could continue—but slowly.

Vancouver's Housing Outlook for 2025 and Beyond

Things are moving slowly in 2025. It's still a buyer's market in many areas.

• Average home price: about $1.17 million
• Detached homes: around $2 million
• Condos: roughly $748,000
• Townhomes: close to $1.1 million

What's different now compared to last year? There are more listings, fewer bidding wars, and more sellers open to negotiating.

New builds—especially rentals—are picking back up. That's good news for renters and the city's long-term supply. We're also seeing more buyers look beyond the city core. Places like Chilliwack, Hope, and Squamish are getting attention. People are trading commute time for more space and lower prices.

Neighbourhood Spotlight

Vancouver isn't one big market; it comprises dozens, each telling a different story. Here are a few we're watching:

• Kitsilano and Main Street: Detached home prices rose 9.4% in Kits and 4.8% around Main. These areas are walkable, central, and always in demand.

• Mount Pleasant: A top choice for younger buyers. Creative, connected, and close to downtown. Condos start near $700,000. Detached homes are now over $2 million.

• Renfrew-Collingwood:A favorite for first-time buyers, homes here are more affordable and near transit. Condo prices are often under $700,000.

• South Vancouver and Southwest Marine Drive:Detached prices dropped 7.6% in South Van and 6.1% around Marine. These are good options if you're deal-hunting.

• South Marine (East Van): Buyers are heading here for more affordable homes and well-connected amenities. Detached homes average $1.5 million, while condos sit near $600,000. We're also seeing more small multi-unit builds here.

What Does This Mean for You?

Whether you're buying, moving, or refinancing, neighbourhood trends matter. It's not just about price; it's about value, fit, and what makes sense long-term.

Thanks to their great locations and lifestyle perks, we think areas like Kits, Main Street, and Mount Pleasant will stay strong. But if you want value and room to grow, look at Renfrew-Collingwood or South Marine.

The short answer? It depends. Inflation is high, living costs are up, and wages haven't kept pace. At the same time, more people want to live here than there are homes available. It's a tough market—but not impossible.

We still see buyers make it work, especially with today's lower rates. The key is having a plan. That might mean adjusting expectations, getting creative with financing, or picking the right neighbourhood.

Not sure what fits your budget or what a lender would approve? Let's talk. We'll help you figure out where you stand.

Can the Average Vancouver Buyer Afford a Home?

The average household income in Vancouver is around $115,000. The average home price? About $1.22 million. That's more than 10 times the typical income. Most financial experts suggest buying a home that costs 3–4 times your income—so yes, the gap is significant.

Assuming a 20% down payment and a 25-year mortgage, here's what monthly payments could look like:

• Detached home: about $8,200/month
• Townhouse: around $4,500/month
• Condo: roughly $3,500/month

Many lenders use a 39% gross debt service ratio when assessing what you can afford. Even with an annual income of $115K, many of these prices are out of reach. That said, we're seeing buyers getting creative. Some are partnering with family or friends to co-purchase through shared mortgage agreements. Others are buying homes with rental suites or moving to areas where prices are lower. These strategies aren't perfect, but they're helping people get into the market.

The Good News

Rates have dropped recently, and there's talk they might fall even closer to 2% later this year. There's also a new federal rule allowing some first-time buyers to opt for a 30-year amortization, which lowers monthly payments by about 8%.

Buying in Vancouver takes planning, but we've helped many clients find a path forward. We can help you, too.

In 2025, there are several federal and provincial programs to help reduce upfront and ongoing mortgage costs. Here are a few to know:

• Tax-Free First Home Savings Account (FHSA): Save up to $40,000 tax-free for your down payment.

• BC Property Transfer Tax Exemption: Save up to $8,000 if your home is under $500,000.

• RRSP Home Buyer's Plan (HBP): Withdraw up to $35,000 per person—or $70,000 per couple—from your RRSP without paying penalties.

• 30-Year Amortization for Insured Mortgages: A new option that spreads your payments over a longer period to reduce monthly costs.

We suggest verifying which programs you may qualify for so you can make an informed decision when it comes time to lock in a mortgage.

Vancouver introduced the Empty Homes Tax in 2017 to encourage people to live in or rent out their homes. If a house sits empty for more than six months a year, the owner pays 3% of the property's assessed value in tax. There are a few exemptions—for example, if the house was just sold, undergoing renovations, or left empty for medical reasons. But you'll need to apply and prove your case.

Since this tax was launched, vacant homes have dropped by about 54%. That's helped improve the rental supply, though affordability remains a significant challenge.

Over the past few years, Vancouver has tested programs to help middle-income buyers enter the market. Some of them have made a real difference. Here are two examples:

• BC Housing's Affordable Home Ownership Pilot (AHOP): Offered interest-free second mortgages to help people afford new builds.

• The Heather Lands Initiative: Buyers paid 60% of the home's market value, and the province covered 40%.

These programs aren't running right now but show where policy might go. We believe more solutions like these are needed to keep homeownership within reach.

Find the Mortgage That Fits You

Vancouver's market is tough—but not impossible. Whether you're buying, renewing, or refinancing, the real challenge is finding what fits your circumstances.

Not sure where to start? Use EveryRate.ca to compare live offers from 97+ lenders and see what's possible based on your real numbers.