Nanaimo Real Estate Resources for Buyers and Sellers

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Hot Take: Realtor Websites Don't Sell Homes—Expert Guidance Does

Hot Take. Realtor Websites don't sell homes. Home's are sold through home showings. Your agent should help ensure your home is shown in its best light and make sure it has been exposed to the greatest number of potential buyers. Serious buyers. Serious buyers are working with an advisor and using high traffic consumer web portals like Realtor.caEvery home listed on the MLS is exposed to every consumer web portal and every agent website. Don't get distracted by fancy agent websites. Interview multiple agents, and the choice will be obvious. Expert guidance is easy to spot. Don't fall for bells and whistles. #johncooper #accountability #growth #love #kindness #realestate #vancouverisland #nanaimo
Reflecting on 2024: A Year of Growth, Success, and Community Impact at John Cooper & Associates

2024 has been an incredible year for John Cooper & Associates. Together, we’ve grown, succeeded, and made a lasting impact on our community.Our team helped buyers and sellers navigate over $41 million in real estate transactions, with $58 million in listings, each one creating new beginnings.We were honored to be recognized as one of the Top 10 eXp real estate teams in British Columbia this past September—a testament to the dedication and trust our clients have placed in us.Consistency and communication have been key to our success. With a growing list of over 15,000 subscribers, our weekly newsletter has kept our clients and community informed, inspired, and engaged throughout the year. Link in Bio.We introduced a fresh new look for John Cooper & Associates this year reinforcing our commitment to a more personal, client-centered experience with direct access to John's 16 years of real estate expertise.With a commitment to accountability, growth, and leading with love and kindness, we’ve built stronger relationships—both within our team and with our clients.None of this would be possible without the incredible people who make up our team. Together, we’ve embraced growth, innovation, and a shared vision for success.Thank you to everyone who entrusted us with your homes and dreams in 2024. As we look ahead to the new year, we're excited to continue supporting you with dedication, care, and expert guidanceHere’s to an even brighter 2025 with John Cooper and Associates.#growth #accountability #love #kindness #realestate #johncooper
Weekly Real Estate Take [January 2025 - Week 2]

Market Update December was an unseasonably busy month with sales up 35% over December 2023. Sales have slown down a bit in January, as is to be expected. New listings have remained steady with 18 new single family homes being introduced to the Nanaimo market in the last 7 days. I am predicting that 2024 will be similar to last 6 months with subtle increases in inventory, steady sales volume and flat appreciation in home prices. Home buyers should expect to see more options over the next 12 weeks. Home sellers should expect prices to be similar to last year. Interested in Your Home's Value? For a personalized market assessment of your home, please email me. I respond directly to every email and prioritize open communication with my clients. Notable New Listing I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 5680 Lost Lake Rd a 4 bed, 3 bath, 3,261 sqft North Nanaimo home listed for $989,900 ($304/sqft), 3279 Shearwater Dr a 5 bed, 5 bath, 5,274 sqft Hammond Bay home listed for $1,649,000 ($313/sqft), 120 Milton St a 6 bed, 3 bath, 3,090 sqft Old City home listed for $998,000 ($323/sqft). The 3 homes listed this week with the highest $/sqft are 3174 Skyview Rd a 3 bed, 2 bath, 1,262 sqft Upper Lantzville home listed for $995,000 ($788/sqft), 3225 Wayne Morgan Rd a 4 bed, 3 bath, 3,112 sqft North Jingle Pot home listed for $1,999,900 ($643/sqft), 4080 Salal Dr a 3 bed, 2 bath, 1,197 sqft Uplands home listed for $765,000 ($639/sqft). The 3 homes priced the most below their assessed value are 3279 Shearwater Dr a 5 bed, 5 bath, 5,274 sqft Hammond Bay home listed for $1,649,000 (7% below its tax-assessed value), 3174 Skyview Rd a 3 bed, 2 bath, 1,262 sqft Upper Lantzville home listed for $995,000 (7% below its tax-assessed value), 5680 Lost Lake Rd a 4 bed, 3 bath, 3,261 sqft North Nanaimo home listed for $989,900. The 3 highest priced new listings this week are 3225 Wayne Morgan Rd a 4 bed, 3 bath, 3,112 sqft North Jingle Pot home listed for $1,999,900. 156 Golden Oaks Cres a 3 bed, 4 bath, 3,596 sqft Hammond Bay home listed for $1,999,900. 3279 Shearwater Dr a 5 bed, 5 bath, 5,274 sqft Hammond Bay home listed for $1,649,000. Notable New Sales The 3 buyers that secured the largest discounts this week are the buyers of 3603 Oakridge Dr who secured a 22% discount off the $1,099,900 asking price (sale price $860,000). The buyers of 165 Cilaire Dr who secured a 13% discount off the $1,295,000 asking price (sale price $1,130,000). The buyers of 638 Poplar St who secured a 5% discount off the $649,900 asking price (sale price $620,000). The 3 highest cost per sqft sales this week were 870 Dufferin St a 2 bed, 1 bath, 1,016 sqft Central Nanaimo home sold for $619,000 ($609/sqft), 5133 Parton Dr a 2 bed, 2 bath, 1,542 sqft Uplands home sold for $712,000 ($462/sqft), 638 Poplar St a 2 bed, 1 bath, 1,510 sqft Brechin Hill home sold for $620,000 ($411/sqft). The 3 highest sales this week were 2127 Yellow Point Rd a 4 bed, 3 bath, 2,964 sqft Cedar home sold for $1,200,000. 5565 Norton Rd a 5 bed, 6 bath, 3,352 sqft North Nanaimo home sold for $1,150,000. 165 Cilaire Dr a 5 bed, 4 bath, 3,490 sqft Departure Bay home sold for $1,130,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s Life This has been a busy week on the listing side. Most of this week was spent meeting with homeowners and putting together our plans to introduce their properties to market at the most opportune time. This can be different, depending on the property type and exit timing. This week we introduced a beautiful downtown condo to the market (video here) and handed over keys to a new homeowner in Parksville. I spent to the last 2 weeks reflecting on what a transformative year 2024 was for me personally and professionally (post here). Professionally, we had an exceptional year and the team and I very grateful for the support we were shown in our community (video here).
Important Reminder: BC Property Valuations Are Not Accurate Indicators of Your Home's Value

Important reminder for British Columbia property owners. The BC Assessment Authority has released their 2025 Property Valuations at bcassessment.ca. This is your annual reminder that this value is NOT a good indicator of your home's actual present value. It is impossible to accurately determine a property's value without a detailed in person assessment. DO NOT USE THIS VALUATION FOR FINANCIAL DECISION MAKING. If you want to know the true value of your home, reach out to an expert in your area. If you live in the Central Vancouver Island area, I can help. At no cost to you, I will provide you with a detailed Property Valuation Report. Contact us to make arrangements. #realestate #johncooper #love #kindness #growth #accountability #vancouverisland #nanaimo
John Cooper & Associates Named Finalist for the 2025 Vancouver Island Business Excellence Awards

We are thrilled to announce that John Cooper & Associates has been selected as a finalist for the 23rd Annual Vancouver Island Business Excellence Awards, hosted by Business Examiner. This prestigious event celebrates exceptional businesses across the island, and we are honored to be recognized among the most impactful organizations. The awards recognize outstanding achievements in 18 categories, and we are proud to be included in this distinguished group. As Nanaimo’s Trusted Real Estate Authority, this recognition highlights our commitment to excellence, integrity, and innovation. It’s a testament to the hard work and dedication of our entire team, and to the trust our clients place in us as we guide them through one of the most important decisions of their lives—buying and selling homes. The winners will be announced at a gala on February 6th at the Delta Ocean Pointe Resort in Victoria. We look forward to celebrating this milestone with other leading businesses and continuing to deliver the exceptional service that has earned us this incredible honor. We want to extend our deepest gratitude to our clients, partners, and the Nanaimo community for your continued support. Without you, this achievement wouldn’t be possible. Here’s to growth, success, and continued excellence in 2025 and beyond!
Strata Tip of the Week - Not All Depreciation Reports Are Created Equal

When buying a strata-titled property, reviewing the depreciation report isn’t just a good idea, it’s essential. This document provides critical insights into the condition of the strata corporation's common property and assets, as well as projected maintenance, repair, and replacement costs over the next 30 years. However, not all depreciation reports are created equal. Evaluating the quality of a report is key to identifying shortcomings and avoiding potential pitfalls. 1. New Depreciation Report Requirements As of July 1, 2024, strata corporations with five or more strata lots must obtain a depreciation report every five years. The option to waive this with a 3/4 vote has been removed. Transitional deadlines mean many strata corporations are still catching up or in the process of implementing these requirements. From a buyer’s perspective, it’s important to obtain and review the latest depreciation report available. Starting July 1, 2025, these reports must also be prepared by qualified professionals from one of six designated professions, which include engineers, architects, applied science technologists, accredited appraisers, certified reserve planners or quantity surveyors. 2. Why Quality Matters Even with updated standards, report quality can vary. Some common issues we’ve seen include: Underestimated Costs: Reports may downplay future repair or replacement expenses, leaving buyers unprepared for actual costs. Overestimated Lifespans: Unrealistic projections about component durability can result in unexpected costs sooner than anticipated. Omitted Components: Reports that exclude components create gaps in understanding total future capital costs. Non-Compliance: Older reports might not meet the new legislative standards, making them less reliable for decision-making. 3. What This Means for Buyers and Realtors Realtors play a vital role in helping their clients navigate depreciation reports. It’s not enough to simply confirm that a report exists, its quality must also be assessed. A well-prepared report allows buyers to accurately assess the strata’s financial health, while a poorly prepared one can give a false sense of security and could mask serious financial risks. 4. Tips for Evaluating a Depreciation Report Here are some questions to guide your evaluation: Does the report cover all major building components? Do cost estimates and timelines seem realistic? Was the report prepared by a qualified professional? Is the report current and compliant with the latest legislation? A well-prepared depreciation report is more than a formality; it’s a roadmap to understanding a strata’s financial health and planning for future expenses. Realtors and buyers who ensure these reports are comprehensive, accurate, and prepared by qualified professionals can make informed decisions with greater confidence, safeguarding their investments and avoiding costly surprises. If a report appears incomplete or raises concerns, consulting a qualified professional is recommended. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
Weekly Real Estate Take [January 2025 - Week 1]

Notable New Listings. I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 3279 Shearwater Dr a 5 bed, 5 bath, 5,274 sqft Hammond Bay home listed for $1,649,000 ($313/sqft), 3574 Oakridge Dr a 6 bed, 6 bath, 4,587 sqft Departure Bay home listed for $1,495,000 ($326/sqft), 2204 Dodds Rd a 5 bed, 3 bath, 2,200 sqft Extension home listed for $790,000 ($359/sqft).The 3 homes listed this week with the highest $/sqft are 2369 South Wellington Rd a 3 bed, 2 bath, 2,275 sqft Extension home listed for $1,399,000 ($615/sqft), 4169 Orchard Cir a 3 bed, 2 bath, 1,250 sqft Uplands home listed for $609,900 ($488/sqft), 145 Garner Cres a 4 bed, 3 bath, 1,970 sqft University District home listed for $849,000 ($431/sqft).Only 2 homes were priced below their assessed value this week. 3279 Shearwater Dr a 5 bed, 5 bath, 5,274 sqft Hammond Bay home listed for $1,649,000 (7% below its tax-assessed value), and 145 Garner Cres a 4 bed, 3 bath, 1,970 sqft University District home listed for $849,000 (3% below its tax-assessed value).The 3 highest priced new listings this week are 3279 Shearwater Dr a 5 bed, 5 bath, 5,274 sqft Hammond Bay home listed for $1,649,000. 3574 Oakridge Dr a 6 bed, 6 bath, 4,587 sqft Departure Bay home listed for $1,495,000. 2369 South Wellington Rd a 3 bed, 2 bath, 2,275 sqft Extension home listed for $1,399,000. Notable New Sales. The 3 buyers that secured the largest discounts this week are the buyers of 121 Woodhaven Dr who secured a 5% discount off the $1,450,000 asking price (sale price $1,377,000). The buyers of 850 Hecate St secured a 5% discount off the $800,000 asking price (sale price $760,000). The buyers of 2465 Divot Dr secured a 4% discount off the $719,900 asking price (sale price $692,000). The 3 highest cost per sqft sales this week were 4872 Logan's Run a 3 bed, 2 bath, 1,722 sqft North Nanaimo home sold for $790,000 ($459/sqft), 121 Woodhaven Dr a 5 bed, 4 bath, 3,178 sqft Uplands home sold for $1,377,000 ($433/sqft), 2551 Theresa Terr a 3 bed, 2 bath, 1,696 sqft Diver Lake home sold for $730,000 ($430/sqft).The 3 highest sales this week were 121 Woodhaven Dr a 5 bed, 4 bath, 3,178 sqft Uplands home sold for $1,377,000. 4872 Logan's Run a 3 bed, 2 bath, 1,722 sqft North Nanaimo home sold for $790,000. 850 Hecate St a 5 bed, 4 bath, 2,358 sqft Old City home sold for $760,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This week is John’s life Over the past week the team and I had accepted offers on 3 properties and removed subjects on 2 properties. Over the next 10 days we will be introducing over 20 properties to the market. We are ready to go in 2025!This past week has been spent enjoying time with my girls after spending Christmas in Puerta Vallarta Mexico. Mexico was a rejuvenating adventure with spectacular weather and wonderful people (video here). Wishing everyone a wonderful 2025. Happy New Year (image here).
January Newsletter 2025

January 2025 December 2024 was a busier month than expected and there is much optimism about the 2025 real estate market. Anecdotally, I have been meeting with many homeowners who are preparing to make a move. Homeowners who are early to market have a keen advantage and avoid the competition that inevitably arrives in May and June. I can assist you in making a detailed plan that ensures you don't leave any money on the table. Interested in Your Home's Value? The time for 2025 real estate planning is now! Email me for a personalized market assessment. I respond to every inquiry personally and prioritize open communication with my clients. I'm here to help! John Cooper250.619.9207john@johncooper.ca Most Recent Market Statistics (December 2024)* Vancouver Island (not including Victoria) 227 single-family homes sold. Average price: $816,362 (up 3% from 12 months to date, this year over last). Single-family unit sales volume hasn’t changed. Average days on market increased by 7% to 48 days. The average condo sold for $429,652. Condo unit sales are down 1%, 12 months to date. Condos have seen an increase by 13% in days on market. Average days to sell is 54 days. The average row/townhouse sold for $587,677. Row/townhouse unit sales are up 15%, 12 months to date. Row/townhouses have seen an increase by 24% in days on market. Average days to sell is 56 days. Lot sales volume is up 5%. Lot prices have decreased by 1%, 12 months to date. Average lot sale price: $444,463. FULL REPORT HERE.Nanaimo 61 single-family homes sold. Average price: $839,694 (up 2% from 12 months to date, this year over last). Single-family unit sales volume hasn’t changed. Average days on market increased by 11% to 39 days. The average condo sold for $443,069. Condo unit sales are up3%, 12 months to date. Condos have seen an increase by 32% in days on market. Average days to sell is 50 days. The average row/townhouse sold for $560,599. Row/townhouse unit sales are up 11%, 12 months to date. Row/townhouses have seen an increase by 13% in days on market. Average days to sell is 43 days. Lot sales volume is up 26%. Lot prices have increased by 42%, 12 months to date. Average lot sale price: $608,620. FULL REPORT HERE.Parksville/Qualicum 35 single-family homes sold. Average price: $964,815 (up 3% from 12 months to date, this year over last). Single-family unit sales volume is up 12%. Average days on market increased by 14% to 42 days. The average condo sold for $481,910. Condo unit sales are up 15%, 12 months to date. Condos have seen an increase by 38% in days on market. Average days to sell is 55 days. The average row/townhouse sold for $665,366. Row/townhouse unit sales are up 26%, 12 months to date. Row/townhouses have seen an increase by 21% in days on market. Average days to sell is 48 days. Lot sales volume hasn’t changed. Lot prices have decreased by 23%, 12 months to date. Average lot sale price: $508,182. FULL REPORT HERE.Cowichan Valley59 single-family homes sold. Average price: $792,698 (up 1% from 12 months to date, this year over last). Single-family unit sales volume is down 3%. Average days on market increased by 4% to 50 days. The average condo sold for $351,446. Condo unit sales are down 13%, 12 months to date. Condos have seen a decrease by 9% in days on market. Average days to sell is 48 days. The average row/townhouse sold for $565,963. Row/townhouse unit sales are up 3%, 12 months to date. Row/townhouses have seen an increase by 31% in days on market. Average days to sell is 67 days. Lot sales volume is down 7%. Lot prices have increased by 12%, 12 months to date. Average lot sale price: $452,347. FULL REPORT HERE.
Weekly Real Estate Take December 2024 - Week 3

Market Update This week, the Nanaimo real estate market continues to show activity as we move deeper into the holiday season. New listings remain steady with 16 just listed, matching last week’s 15. Sales also saw a slight increase, with 16 sold this week compared to 14 last week. Typically, we expect a slowdown during this time of year, but the market remains active, indicating continued buyer demand and seller motivation as we approach the year’s end. Interested in Your Home's Value? For a personalized market assessment of your home, please email me. I respond directly to every email and prioritize open communication with my clients. - John Cooper Notable New Listing I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 6488 Lasalle Rd a 5 bed, 3 bath, 3,014 sqft North Nanaimo home listed for $1,008,990 ($335/sqft), 1914 Meredith Rd a 5 bed, 2 bath, 2,300 sqft Central Nanaimo home listed for $799,000 ($347/sqft), 2512 Quennell Rd a 5 bed, 3 bath, 2,248 sqft Cedar home listed for $800,000 ($356/sqft). The 3 homes listed this week with the highest $/sqft are 6237 Dover Rd a 3 bed, 2 bath, 1,296 sqft North Nanaimo home listed for $760,000 ($586/sqft), 120 Hawk Point Rd a 5 bed, 5 bath, 3,157 sqft North Nanaimo home listed for $1,799,999 ($570/sqft), 143 View St a 2 bed, 1 bath, 908 sqft South Nanaimo home listed for $469,000 ($517/sqft). There was only one home priced below its assessed value this week. 2512 Quennell Rd a 5 bed, 3 bath, 2,248 sqft Cedar home listed for $800,000 (5% below its tax-assessed value) The 3 highest priced new listings this week are 4650 Ambience Dr a 7 bed, 5 bath, 4,186 sqft North Nanaimo home listed for $1,980,000. 120 Hawk Point Rd a 5 bed, 5 bath, 3,157 sqft North Nanaimo home listed for $1,799,999. 6300 Corfu Dr a 5 bed, 3 bath, 3,049 sqft North Nanaimo home listed for $1,179,000. Notable New Sales The 3 buyers that secured the largest discounts this week are the buyers of 3456 Budehaven Dr who secured a 9% discount off the $1,492,000 asking price (sale price $1,360,000). The buyers of 3638 Ranch Point Rd secured a 7% discount off the $1,099,900 asking price (sale price $1,022,500). The buyers of 208 Westwood Rd secured a 6% discount off the $1,144,000 asking price (sale price $1,080,000). The 3 highest cost per sqft sales this week were 625 Winchester Ave a 3 bed, 2 bath, 1,249 sqft South Nanaimo home sold for $678,750 ($543/sqft), 3456 Budehaven Dr a 4 bed, 3 bath, 2,770 sqft Hammond Bay home sold for $1,360,000 ($491/sqft), 5375 Fillinger Cres a 3 bed, 2 bath, 1,722 sqft North Nanaimo home sold for $835,000 ($485/sqft). The 3 highest sales this week were 3456 Budehaven Dr a 4 bed, 3 bath, 2,770 sqft Hammond Bay home sold for $1,360,000. 104 Golden View Dr a 5 bed, 3 bath, 3,071 sqft Hammond Bay home sold for $1,175,000. 6632 Jenkins Rd a 6 bed, 4 bath, 3,100 sqft Pleasant Valley home sold for $1,100,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s Life This week was another fantastic one in Mexico. Stephen flew down to join me, and we’ve been making the most of both work and leisure. I had the chance to visit a local Jiu-Jitsu club (photo here), where I brushed up on some old moves, and we also spent some quality time relaxing on the beach (video here). It’s been the perfect balance of adventure and downtime! On the business front, it’s been a busy and productive week. We secured an accepted offer on a stunning home in Nanoose Bay, celebrated an offer going unconditional, and handed over keys to two happy clients. On top of that, we’re marking Stephen’s 1-year anniversary with the team (photo here)! Plenty to celebrate as we close out 2024 on a high note! - John Cooper
Strata Tip of the Week - Reviewing Special Levies for Compliance

When purchasing a strata-titled property, ensuring that special levy resolutions meet legal requirements is critical to protecting buyers from unexpected financial risks. The Strata Property Act (SPA) outlines specific requirements for how strata corporations must: Notify Owners: Inform owners of meetings where special levy resolutions are being proposed. Provide Resolution Details: Provide detailed information on the resolutions to be voted on. Here are some things to watch for: 1. Notice Requirements To be valid, special levy resolutions require proper notice of the general meeting, as outlined in Section 45 of the Strata Property Act. The meeting notice must include: A description of the matters to be voted on, including the wording of any resolution requiring a 3/4, 80%, or unanimous vote. The date, time, and, if applicable, location of the meeting. Instructions for attending by electronic means, if applicable. 2. Timing Requirements The strata corporation must meet specific timing requirements for issuing notice of annual or special general meetings: Two Weeks’ Notice: The SPA requires strata corporations to provide at least 2 weeks’ written notice of the meeting. Excluding First and Last Days: The Interpretation Act clarifies that when “at least” is used, the first and last days are not counted, requiring 16 days between the date the notice is sent and the meeting date. Non-Personal Delivery: If the notice is not left with the person entitled to receive the notice, the SPA deems it received 4 days after being mailed or delivered. In Practice: To meet all these requirements, in most circumstances, a general meeting notice must be mailed or delivered at least 20 days before the meeting date. Failure to meet notice requirements may invalidate resolutions approved at that meeting, which could pose significant risks to buyers. 3. Resolution Required Information Every special levy resolution must include: The purpose of the levy. The total amount to be raised. The method for determining each strata lot’s share. The specific amount owed by each strata lot. Payment deadlines and instalment schedules. If any of these elements are missing or incorrect, the resolution may be invalid, which could pose significant risks to buyers. For example, in Stark v. The Owners, Strata Plan VR 2362, the Civil Resolutions Tribunal invalidated a special levy resolution due to, among other things, improper notice, highlighting the importance of compliance. 4. Why This Matters for Buyers Improper notice or incomplete levy resolutions may result in: Invalid Levies: Complications may arise if the levy cannot be enforced. Future Special Levies - Invalid levies may require additional meetings or votes to rectify errors, potentially leading to further costs for buyers. Unexpected Delays - Disputed or invalid levies can delay essential projects (e.g., repairs or maintenance), affecting the property’s condition and usability. Potential Disputes: Procedural errors may result in disputes with the strata corporation, causing stress and uncertainty for buyers. 5. Protecting Buyers’ Interests To safeguard buyers, it’s essential to: Review the Full Package: Obtain and review the general meeting notice package, not just the meeting minutes. Verify Compliance: Ensure the resolution meets all requirements under the SPA and other relevant legislation, such as the Interpretation Act. Seek Legal Advice: Advise buyers to seek legal advice if any irregularities are found. Final Thoughts Special levies can significantly affect a buyer’s financial obligations. By confirming that notice and resolution requirements are met, you can help buyers avoid potential pitfalls and safeguard their investment. If you have questions about reviewing strata documents, we’re always happy to help! That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
Weekly Real Estate Take December 2024 - Week 2

Market Update The number of new single-family homes being listed is declining each week. We are down about 50% from 30 days ago. This is a predictable seasonal trend. The next 30 days are not ideal for selling homes, as attention is elsewhere. That said, we saw 14 homes sell in the last 7 days, which is consistent with the last 2 weeks. Interest rates were lowered this week, which should help maintain healthy sales volume in the first quarter of 2025. Interested in Your Home's Value? For a personalized market assessment of your home, please email me. I respond directly to every email and prioritize open communication with my clients. - John Cooper Notable New Listing I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 545 Poets Trail Dr a 6 bed, 4 bath, 2,904 sqft University District home listed for $928,000 ($320/sqft), 408 10th St a 6 bed, 4 bath, 2,669 sqft South Nanaimo home listed for $886,000 ($332/sqft), 650 Hawkins St a 5 bed, 2 bath, 2,364 sqft Brechin Hill home listed for $839,900 ($355/sqft). The 3 homes listed this week with the highest $/sqft are 6237 Dover Rd a 3 bed, 2 bath, 1,296 sqft North Nanaimo home listed for $760,000 ($586/sqft), 109 - 1217 Manzanita Pl a 4 bed, 4 bath, 2,120 sqft Departure Bay home listed for $1,199,000 ($566/sqft), 5993 Sealand Rd a 3 bed, 2 bath, 1,306 sqft North Nanaimo home listed for $709,900 ($544/sqft). The 3 homes priced the most below their assessed value are 545 Poets Trail Dr a 6 bed, 4 bath, 2,904 sqft University District home listed for $928,000 (3% below its tax-assessed value), 5993 Sealand Rd a 3 bed, 2 bath, 1,306 sqft North Nanaimo home listed for $709,900 (0% below its tax-assessed value), 6237 Dover Rd a 3 bed, 2 bath, 1,296 sqft North Nanaimo home listed for $760,000 (3% below its tax-assessed value). The 3 highest priced new listings this week are 426 Aysgarth St a 4 bed, 2 bath, 1,678 sqft University District home listed for $640,000. 638 Poplar St a 2 bed, 1 bath, 1,510 sqft Brechin Hill home listed for $649,900. 5993 Sealand Rd a 3 bed, 2 bath, 1,306 sqft North Nanaimo home listed for $709,900. Notable New Sales The 3 buyers that secured the largest discounts this week are the buyers of 7408 High Ridge Cres who secured a 15% discount off the $2,385,000 asking price (sale price $2,025,000). The buyers of 1011 Beach Dr who secured a 10% discount off the $999,999 asking price (sale price $900,000). The buyers of 3456 Budehaven Dr who secured a 9% discount off the $1,492,000 asking price (sale price $1,360,000). The 3 highest cost per sqft sales this week were 365 Pine St a 2 bed, 1 bath, 611 sqft University District home sold for $400,000 ($655/sqft), 432 Pine St a 2 bed, 2 bath, 913 sqft South Nanaimo home sold for $515,000 ($564/sqft), 270 Crestline Terr a 4 bed, 3 bath, 2,722 sqft Hammond Bay home sold for $1,375,000 ($505/sqft). The 3 highest sales this week were 365 Pine St a 2 bed, 1 bath, 611 sqft University District home sold for $400,000. 432 Pine St a 2 bed, 2 bath, 913 sqft South Nanaimo home sold for $515,000. 2750 Country Club Dr a 3 bed, 3 bath, 1,659 sqft Departure Bay home sold for $710,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s Life This week we celebrated an outstanding year as a team. We accomplished a lot in 2024 including a brand revamp and a valuable addition to our advisor team (image here). View our sales results here. View our listing results here. Last week I witnessed a gorgeous winter day while visiting Thetis Island (video here). I am now celebrating our year with some much-needed recharge time in Puerto Vallarta (image here). I spent some time in El Malecon (video here). The last 2 days were spent witnessing a massive Mexican holiday (video here). Feliz Navidad y próspero año nuevo.
Weekly Real Estate Take [December 2024 - Week 1]

The last 12 months have seen a modest reduction in interest rates, combined with a modest increase in housing inventory. This has led to balanced market conditions for most of 2024. Sellers waiting for prices to increase are being met with market resistance. Buyers waiting for prices to drop are seeing prices hold steady. It is my prediction that this trend will continue into 2025. Rates will continue to come down subtly, inventory will continue to increase subtly. Trading volume will continue to hold. Considering global macroeconomic factors, this is a positive outlook for 2025 in Central Vancouver Island. Interested in Your Home's Value? The time for 2025 real estate planning is now! Email me for a personalized market assessment. I respond to every inquiry personally and prioritize open communication with my clients. I'm here to help! John Cooper250.619.9207john@johncooper.ca Notable New Listings. I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 994 Old Victoria Rd a 5 bed, 2 bath, 2,466 sqft Chase River home listed for $499,000 ($202/sqft), 307 Elizabeth St a 3 bed, 2 bath, 2,759 sqft Old City home listed for $724,900 ($263/sqft), 1020 Hawkes Turnaround a 5 bed, 3 bath, 2,526 sqft Central Nanaimo home listed for $675,000 ($267/sqft),The 3 homes listed this week with the highest $/sqft are 3780 Norwell Dr a 3 bed, 2 bath, 1,744 sqft Uplands home listed for $1,249,000 ($716/sqft), 109 - 1217 Manzanita Pl a 4 bed, 4 bath, 2,120 sqft Departure Bay home listed for $1,199,000 ($566/sqft), 502 Ninth St a 3 bed, 2 bath, 1,409 sqft South Nanaimo home listed for $750,000 ($532/sqft). The 3 homes priced the most below their assessed value are 994 Old Victoria Rd a 5 bed, 2 bath, 2,466 sqft Chase River home listed for $499,000 (17% below its tax-assessed value). 1020 Hawkes Turnaround a 5 bed, 3 bath, 2,526 sqft Central Nanaimo home listed for $675,000 (5% below its tax-assessed value), 1010 Chelsea Cres a 1 bed, 2 bath, 1,134 sqft Central Nanaimo home listed for $569,900 (4% below its tax-assessed value). The 3 highest priced new listings this week are 3623 Ranch Point Rd a 5 bed, 5 bath, 3,700 sqft North Jingle Pot home listed for $1,259,900. 3780 Norwell Dr a 3 bed, 2 bath, 1,744 sqft Uplands home listed for $1,249,000. 5565 Norton Rd a 5 bed, 6 bath, 3,352 sqft North Nanaimo home listed for $1,200,000. Notable New Sales. The 3 buyers that secured the largest discounts this week are the buyers of 6225 Garside Rd who secured a 9% discount off the $975,000 asking price (sale price $890,000). The buyers of 2027 Cinnabar Dr secured a 7% discount off the $699,900 asking price (sale price $650,000). The buyers of 896 Townsite Rd secured a 7% discount off the $565,000 asking price (sale price $525,000). The 3 highest cost per sqft sales this week were 896 Townsite Rd a 2 bed, 1 bath, 981 sqft Central Nanaimo home sold for $525,000 ($535/sqft), 117 Kamp Pl a 2 bed, 2 bath, 1,302 sqft University District home sold for $631,000 ($485/sqft), 2750 Country Club Dr a 3 bed, 3 bath, 1,659 sqft Departure Bay home sold for $710,000 ($428/sqft). The 3 highest sales this week were 7940 Northwind Dr a 5 bed, 4 bath, 2,928 sqft Upper Lantzville home sold for $1,070,000. 7118 Caillet Rd a 3 bed, 3 bath, 2,528 sqft Lower Lantzville home sold for $1,065,000. 618 Eighth St a 6 bed, 4 bath, 2,540 sqft South Nanaimo home sold for $979,500. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This week is John’s life This week saw us hand over keys on a condo in South Nanaimo and a rancher in the University District. We also removed subjects on a large development property in North Nanaimo. I welcomed a new member to our family with the addition of Lucille (image here). I witnessed a beautiful sunrise on a recent trip to our cottage on Thetis Island (image here). The big highlight of this week was the celebration of my youngest daughter Junes’s 14th Birthday (image here). Lucille has also applied to be a part of our client care team and interviews are ongoing (image here).
Strata Tip of the Week - Don’t Forget About Holiday Bylaws

While heavily disputed at the North Pole, yet fully endorsed by the Grinch, holiday bylaws exist in many strata corporations. All kidding aside, it’s worthwhile reminding folks that some strata corporations may have bylaws restricting what residents can or cannot do for the holidays. Make sure to check your strata’s bylaws, so you don’t end up on the strata council’s naughty list! Some of the more common holiday bylaws we’ve seen include: Restrictions on live or fresh-cut Christmas trees due to fire safety concerns. Bylaws about hanging decorations or lighting from unit doors, balconies, or windows. Guidelines on when and for how long residents can display holiday decorations or lighting. When in doubt, make sure to check your strata’s bylaws for any restrictions. That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
December Newsletter 2024

December 2024 The last 12 months have seen a modest reduction in interest rates, combined with a modest increase in housing inventory. This has led to balanced market conditions for most of 2024. Sellers waiting for prices to increase are being met with market resistance. Buyers waiting for prices to drop are seeing prices hold steady. It is my prediction that this trend will continue into 2025. Rates will continue to come down subtly, inventory will continue to increase subtly. Trading volume will continue to hold. Considering global macroeconomic factors, this is a positive outlook for 2025 in Central Vancouver Island. Interested in Your Home's Value? The time for 2025 real estate planning is now! Email me for a personalized market assessment. I respond to every inquiry personally and prioritize open communication with my clients. I'm here to help! John Cooper250.619.9207john@johncooper.ca December 2024 Nanaimo Market Update Most Recent Market Statistics (November 2024)* Vancouver Island (not including Victoria) 267 single-family homes sold. Average price: $816,466 (up 3% from 12 months to date, this year over last). Single-family unit sales volume is down 3%. Average days on market increased by 2% to 47 days. The average condo sold for $430,930. Condo unit sales are down 1%, 12 months to date. Condos have seen an increase by 10% in days on market. Average days to sell is 53 days. The average row/townhouse sold for $587,986. Row/townhouse unit sales are up 15%, 12 months to date. Row/townhouses have seen an increase by 20% in days on market. Average days to sell is 54 days. Lot sales volume is up 2%. Lot prices haveseen no change, 12 months to date. Average lot sale price: $445,520. FULL REPORT HERE. Nanaimo 69 single-family homes sold. Average price: $841,201 (up 3% from 12 months to date, this year over last). Single-family unit sales volume is down 3%. Average days on market increased by 6% to 38 days. The average condo sold for $446,750. Condo unit sales are up 3%, 12 months to date. Condos have seen an increase by 26% in days on market. Average days to sell is 48 days. The average row/townhouse sold for $563,577. Row/townhouse unit sales are up 10%, 12 months to date. Row/townhouses have seen an increase by 13% in days on market. Average days to sell is 43 days. Lot sales volume is up 18%. Lot prices have increased by 43%, 12 months to date. Average lot sale price: $613,161. FULL REPORT HERE. Parksville/Qualicum 47 single-family homes sold. Average price: $970,727 (up 5% from 12 months to date, this year over last). Single-family unit sales volume is up 7%. Average days on market increased by 11% to 41 days. The average condo sold for $489,791. Condo unit sales are up 19%, 12 months to date. Condos have seen an increase by 35% in days on market. Average days to sell is 54 days. The average row/townhouse sold for $667,917. Row/townhouse unit sales are up 26%, 12 months to date. Row/townhouses have seen an increase by 26% in days on market. Average days to sell is 44 days. Lot sales volume is up 3%. Lot prices have decreased by 21%, 12 months to date. Average lot sale price: $527,725. FULL REPORT HERE. Cowichan Valley 60 single-family homes sold. Average price: $792,812 (up 1% from 12 months to date, this year over last). Single-family unit sales volume is down 3%. Average days on market decreased by 2% to 48 days. The average condo sold for $350,771. Condo unit sales are down 9%, 12 months to date. Condos have seen a decrease by 15% in days on market. Average days to sell is 46 days. The average row/townhouse sold for $568,071. Row/townhouse unit sales are up 4%, 12 months to date. Row/townhouses have seen an increase by 27% in days on market. Average days to sell is 65 days. Lot sales volume is down 7%. Lot prices have increased by 19%, 12 months to date. Average lot sale price: $469,001. FULL REPORT HERE.
Weekly Real Estate Take [November 2024 - Week 5]

The number of new single family homes listed in Nanaimo this week has declined from 33 last week to 25 this week. Single family home sales have also declined from 23 last week to only 10 this week. With less than 4 weeks until Christmas holidays, this downward trend in sales and new listings is expected to continue. The period from December 15 to January 15 tends to be the least active time stretch for single family homes as reflected in historical sales records. The market will start picking up in February 2025. Interested in Your Home's Value? For a personalized market assessment of your home, please email me. I respond directly to every email and prioritize open communication with my clients. - John Cooper Notable New Listing I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 3480 Hammond Bay Rd a 5 bed, 3 bath, 3,587 sqft Departure Bay home listed for $739,900 ($206/sqft), 95 Kennedy St a 8 bed, 5 bath, 4,775 sqft Old City home listed for $995,000 ($208/sqft), 3067 Hammond Bay Rd a 4 bed, 3 bath, 3,277 sqft Hammond Bay home listed for $799,900 ($244/sqft). The 3 homes listed this week with the highest $/sqft are 3786 Jingle Pot Rd a 5 bed, 4 bath, 2,213 sqft North Jingle Pot home listed for $2,295,000 ($1037/sqft), 870 Dufferin St a 2 bed, 1 bath, 1,016 sqft Central Nanaimo home listed for $629,900 ($620/sqft), 2974 Haslam Rd a 6 bed, 5 bath, 4,320 sqft Cedar home listed for $2,650,000 ($613/sqft). The 3 homes priced the most below their assessed value are 5213 Hammond Bay Rd a 3 bed, 2 bath, 1,311 sqft North Nanaimo home listed for $649,900 (12% below its tax-assessed value), 4872 Logan's Run a 3 bed, 2 bath, 1,722 sqft North Nanaimo home listed for $799,900 (5% below its tax-assessed value), 208 Rockmount Pl a 3 bed, 3 bath, 2,910 sqft Hammond Bay home listed for $1,000,000 (3% below its tax-assessed value). The 3 highest priced new listings this week are 2974 Haslam Rd a 6 bed, 5 bath, 4,320 sqft Cedar home listed for $2,650,000. 3786 Jingle Pot Rd a 5 bed, 4 bath, 2,213 sqft North Jingle Pot home listed for $2,295,000. 4408 Gulfview Dr a 6 bed, 4 bath, 3,225 sqft Hammond Bay home listed for $1,324,999. Notable New Sales The 3 buyers that secured the largest discounts this week are the buyers of 104 Fifth St who secured a 4% discount off the $569,900 asking price (sale price $545,000). The buyers of 5172 Somerset Dr who secured a 4% discount off the $719,900 asking price (sale price $691,500). The buyers of 8083 Southwind Dr who secured a 4% discount off the $949,900 asking price (sale price $913,000). The 3 highest cost per sqft sales this week were 1671 Stewart Ave a 2 bed, 2 bath, 1,038 sqft Brechin Hill home sold for $719,700 ($693/sqft), 1724 Harambe Way a 3 bed, 2 bath, 1,465 sqft Chase River home sold for $799,000 ($545/sqft), 5898 Ralston Dr a 2 bed, 2 bath, 1,488 sqft Uplands home sold for $770,000 ($517/sqft. The 3 highest sales this week were 8083 Southwind Dr a 4 bed, 3 bath, 2,621 sqft Upper Lantzville home sold for $913,000. 4930 Hartwig Cres a 3 bed, 3 bath, 1,820 sqft North Nanaimo home sold for $881,200. 399 Chestnut St a 3 bed, 3 bath, 1,669 sqft Brechin Hill. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s Life This week Stephen Schaff and I ventured to Whistler, BC for the exp Realty Winterfest Christmas Party. Whistler was thriving as they received a large snowfall allowing them to open the hill early. The event was a “Casino Royale’ theme so Stephen and I were able to dust off our bow ties (image here). My brother and sister and I celebrated a milestone as we all became shareholders in our first Commercial Real Estate business (image here). My coach Zoltan, decided to document my progress as a boxer and compiled this footage of me working focus mitts with our assistant coach and professional boxer Glenn Forde (video here). - John Cooper
Strata Tip of the Week - The Strata’s Insurance Policy is About to Expire

When evaluating a strata corporation, it's important to make sure the documents you receive are up to date. As always, you can refer to our Strata Documents Checklist for a comprehensive list of documents we recommend you obtain and review when purchasing a strata-titled property. If the strata’s current insurance policy is set to expire within one month or less, we recommend taking the following steps: 1. Obtain the Necessary Documents Current Insurance Policy: Obtain and review the strata’s current insurance policy. New Insurance Policy: Request a copy of the new insurance policy, if it’s available. Insurance Quotes: If a new policy hasn’t been finalized, ask for any quotes the strata has received for potential coverage. 2. Key Insights The new insurance policy or insurance quotes can help consumers identify: Premium Increases: Any notable upcoming hikes in the strata’s insurance premium. Deductible Changes: Significant upcoming changes in the strata’s deductible amounts. Coverage Updates: Adjustments to the coverage the strata has or plans to secure. 3. Why This Matters Understanding upcoming or potential changes in the strata’s insurance policy is critical for consumers. It allows them to: Anticipate risks they might face as strata property owners. Evaluate their need for additional insurance coverage to manage those risks. Plan for any extra expenses that could arise from purchasing supplementary coverage. Lastly, speak with their insurance broker. Reviewing the strata’s coverage and exploring their options for additional insurance can provide valuable peace of mind before making a purchase decision. That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
Weekly Real Estate Take [November 2024 - Week 4]

This week we saw a healthy increase in new sales with single-family home sales doubling to 23 sales, up from 10 last week. Surprisingly, we also saw an increase in new single-family homes hitting the market with 33 homes hitting the market in the last 7 days. The Nanaimo real estate market is feeling healthy and stable and there is a lot of optimism about the spring 2025 market. I expect that we will continue to see balanced market conditions with trading volumes consistent with 10-year averages. Interested in Your Home's Value? For a personalized market assessment of your home, please email me. I respond directly to every email and prioritize open communication with my clients. - John Cooper Notable New Listing I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 177 Piper Cres a 3 bed, 2 bath, 3,100 sqft Hammond Bay home listed for $899,900 ($290/sqft), 5106 Carol Pl a 4 bed, 3 bath, 3,028 sqft Pleasant Valley home listed for $899,900 ($297/sqft), 122 Bonavista Pl a 6 bed, 4 bath, 3151 sqft North Nanaimo home listed for $999,900 ($317/sqft). The 3 homes listed this week with the highest $/sqft are 6060 Nelson Rd a 3 bed, 1 bath, 1572 sqft North Nanaimo home listed for $320,0000 ($2036/sqft), 1931 Legacy Pl a 4 bed, 3 bath, 916 sqft Cedar home listed for $1,599,900 ($1747/sqft), 5611/5621 Hammond Bay Rd a 5 bed, 3 bath, 2,600 sqft North Nanaimo home listed for $2,298,000 ($884/sqft). The 3 homes priced the most below their assessed value are 365 Pine St a 2 bed, 1 bath, 611 sqft University District home listed for $429,900 (14% below its tax-assessed value), 3252 Emerald Dr a 3 bed, 2 bath, 1,365 sqft Uplands home listed for $615,000 (6% below its tax-assessed value), 909 Brookfield Pl a 3 bed, 2 bath, 1,256 sqft South Nanaimo home listed for $759,000 (5% below its tax-assessed value). The 3 highest priced new listings this week are 6060 Nelson Rd a 3 bed, 1 bath, 1,572 sqft North Nanaimo home listed for $3,200,000. 3340 Stephenson Point Rd a 5 bed, 5 bath, 4,259 sqft Departure Bay home listed for $3,195,000. 5611/5621 Hammond Bay Rd a 5 bed, 3 bath, 2,600 sqft North Nanaimo home listed for $2,298,000. Notable New Sales The 3 buyers that secured the largest discounts this week are the buyers of 7255 Aulds Rd who secured a 11% discount off the $2,600,000 asking price (sale price $2,315,000). The buyers of 5983 Stillwater Way who secured a 11% discount off the $940,000 asking price (sale price $840,000). The buyers of 6691 Medd Rd who secured a 11% discount off the $1900000 asking price (sale price $1700000). The 3 highest cost per sqft sales this week were 7255 Aulds Rd a 5 bed, 5 bath, 4,882 sqft Upper Lantzville home sold for $2,315,000 ($474/sqft), 5927 Oliver Rd a 3 bed, 2 bath, 1,682 sqft Uplands home sold for $765,500 ($455/sqft), 1217 Rose Ann Dr a 3 bed, 2 bath, 1,793 sqft Departure Bay home sold for $785,000 ($438/sqft). The 3 highest sales this week were 7255 Aulds Rd a 5 bed, 5 bath, 4,882 sqft Upper Lantzville home sold for $2,315,000. 4630 Laguna Way a 6 bed, 5 bath, 4,403 sqft North Nanaimo home sold for $1,800,000. 6691 Medd Rd a 8 bed, 7 bath, 4,753 sqft North Nanaimo home sold for $1,700,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s Life November 2024 has been busier than expected with 11 pending sales on our transaction board. Most of our new listings won't be introduced to the market until the new year and we are actively meeting with homeowners preparing our strategic launch plans for the spring. This past weekend my girls and I made a trip to Thetis Island to check on our cottage and witnessed the most spectacular sunset (video here). - John Cooper
Strata Tip of the Week - What to Look Out for When It Comes to Special Levies

When purchasing a strata-titled property, it’s essential to consider potential costs beyond the purchase price. These additional expenses can significantly impact the affordability of the property for buyers. One key consideration is special levies, which can sometimes arise unexpectedly and lead to substantial financial obligations for strata owners. Here's what you need to know: 1. What Are Special Levies? Special levies are additional payments imposed on strata lot owners to cover expenses that are not funded by the strata corporation’s: Annual operating budget, or Contingency reserve fund (CRF) These levies are typically used to pay for significant repairs, upgrades, or unforeseen expenses that the strata corporation needs to address. When reviewing strata documents, it’s crucial to look for any indication of approved or potential special levies that could affect the buyer's financial responsibilities. 2. Identifying Past, Present or Future Special Levies A. Approved Special Levies Not Yet Collected Check whether any special levies have already been approved, but remain unpaid by the current owners. Ensure the contract of purchase and sale clearly states that the sellers are responsible for paying any approved but unpaid special levies before the completion date. This protects the buyer from unexpected financial obligations. B. Upcoming Special Levy Resolutions Review whether the strata has issued notice of a general meeting to vote on a special levy resolution that has not yet been decided. Clarify in the contract of purchase and sale who will be responsible for paying the special levy, if it is approved. The contract should also specify what happens if the resolution is defeated. C. Potential Future Special Levies Investigate whether the strata has expressed plans to propose a special levy resolution at a future general meeting, even if formal notice hasn’t been issued yet. Discuss these potential future levies with your clients to ensure they understand the financial implications. Buyers can also consider negotiating with the sellers to adjust the purchase price to account for the likelihood of these additional costs. 3. Why This Matters By proactively identifying approved or potential special levies, you can help your clients: Make well-informed purchase decisions. Negotiate better terms with sellers to account for additional costs. Avoid unexpected financial obligations after purchasing the property. Understanding special levies is just one piece of the puzzle when reviewing strata documents, but it’s a critical step in protecting your clients’ interests. That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
40% Sold and Ready for Construction!

As 2025 approaches, we are thrilled to announce that SEAGLASS Nanaimo is moving full steam ahead! After years of planning, permitting, and preparation, we have officially hit our pre-sale target and are 40% sold. This significant milestone opens the doors for us to move forward with the construction of these stunning waterfront homes! A Milestone Worth Celebrating Since launching our marketing campaign in the summer, we’ve seen incredible support from the community and prospective buyers alike. If you’ve had the chance to visit our Presentation Centre at 91 Chapel Street, you’ve likely felt the energy and excitement surrounding this project. Thanks to your enthusiasm, we are now able to move forward to the next phase. What’s Next? With pre-sales goals met, we are finalizing the construction schedule. The project is on track for a spring 2025 construction start, and we couldn't be more excited to watch SEAGLASS take shape. A Rare and Final Opportunity Of the three luxurious penthouses at SEAGLASS, only one remains available. This exclusive home offers: 3 spacious bedrooms and 3 beautifully appointed bathrooms Office and den for flexible living spaces Two expansive decks totaling 382 sqft. with stunning waterfront views Private enclosed garage for two vehicles Opportunities to customize: kitchen & bathroom layouts, appliances, fixtures window and floor treatments, & interior finishes Once it’s gone, it’s gone. Don’t miss out on this limited opportunity! Visit Us Our Presentation Centre at 103 - 91 Chapel Street is open Monday to Friday, 9 am to 4 pm. Drop by to meet our team, explore virtual tours, and learn more about Nanaimo’s most exciting waterfront project. Looking forward to welcoming you soon, John Cooper Project Marketing John Cooper & Associates Cell: 250.619.9207 P.S. For more information, visit www.johncooper.ca/seaglass.
Strata Tip of the Week - Why It’s Important to Obtain a Current Version of the Form B: Information Certificate

1. Obtain a Current Version of the Form B As per the Strata Property Act, buyers are entitled to receive a current and complete Form B: Information Certificate. This document, issued by the strata corporation or the strata manager on behalf of the corporation, includes: A. Important details about the overall strata corporation, and B. Specific information relevant to the individual strata lot the Form B pertains to. When providing a Form B to a potential buyer or real estate licensee, strata corporations, and by extension their strata managers, must ensure they use the most up-to-date version of the Form B available. However, we continually find that many strata corporations or their strata managers are still using outdated or incomplete versions of the Form B. This can be problematic, as missing or outdated information may impact a buyer's purchase decision. 2. What’s New with the Form B? Several updates have been made to the Form B in recent years, including: A summary of the strata’s insurance coverage must now be attached to the Form B. Rental disclosure statements are no longer required with the Form B. The number of units rented in the strata corporation no longer needs to be included. Strata corporations must confirm if they have obtained an electrical planning report; if available, a copy must be attached. If any of this information or documentation is missing from the Form B you received, we recommend requesting a new Form B that includes all required information. 3. How current does the Form B need to be? Check out our previous email titled “Make Sure the Form B: Information Certificate is Current”, to learn why we recommend the Form B never be older than 1 month. That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
Weekly Real Estate Take [November 2024 - Week 1]

November 2024 In my weekly review of sales statistics, I've consistently predicted a slow rise in inventory and steady prices since April 2024. As we approach the final weeks of the year, these predictions are proving accurate. Average sale prices have remained within a 3% margin of their starting point, and inventory has increased across all asset categories. Overall, the market remains balanced, with realistically priced homes selling within an average of 36 days, while overpriced homes linger. Declining interest rates have contributed to market stability, but haven't driven price increases—a trend I anticipate will persist. The forecast for the next 6 to 12 months is a stable, balanced market with minimal appreciation. If you are interested in learning what the market conditions are for your home, drop me an email and we can arrange for a conversation about your needs. Replies to this weekly email come directly to my personal inbox and I read and reply to every email I receive. I pride myself on my clients having direct contact and access to me.John Cooper250.619.9207john@johncooper.ca Notable New Listings. I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 910 Beaufort Dr a 4 bed, 2 bath, 2,238 sqft Central Nanaimo home listed for $739,999 ($331/sqft), 5767 Bradbury Rd a 5 bed, 4 bath, 3,018 sqft North Nanaimo home listed for $999,900 ($331/sqft), 930 Brechin Rd a 4 bed, 2 bath, 2,258 sqft Brechin Hill home listed for $757,800 ($336/sqft). The 3 homes listed this week with the highest $/sqft are 1641 Bowen Rd a 2 bed, 1 bath, 776 sqft Central Nanaimo home listed for $1,149,900 ($1482/sqft), 351 Wesley St a 2 bed, 2 bath, 1,135 sqft Old City home listed for $1,499,000 ($1,321/sqft), 5378 Rutherford Rd a 2 bed, 2 bath, 1,319 sqft North Nanaimo home listed for $1,199,000 ($909/sqft). The 3 homes priced the most below their assessed value are 5767 Bradbury Rd a 5 bed, 4 bath, 3,018 sqft North Nanaimo home listed for $999,900 (9% below its tax-assessed value), 1965 Walsh Rd a 4 bed, 3 bath, 2,060 sqft Cedar home listed for $799,900 (4% below its tax-assessed value), 930 Brechin Rd a 4 bed, 2 bath, 2,258 sqft Brechin Hill home listed for $757,800 (3% below its tax-assessed value). The 3 highest priced new listings this week are 3225 Wayne Morgan Rd a 4 bed, 3 bath, 3,112 sqft North Jingle Pot home listed for $2,199,900, 351 Wesley St a 2 bed, 2 bath, 1,135 sqft Old City home listed for $1,499,000, 196 Golden Oaks Cres a 7 bed, 5 bath, 3,600 sqft Hammond Bay home listed for $1,350,000. Notable New Sales. The 3 buyers that secured the largest discounts this week are the buyers of 657 Farquhar St who secured a 11% discount off the $639,000 asking price (sale price $570,000). The buyers of 3683 Caldwell St who secured a 10% discount off the $695,000 asking price (sale price $625,000). The buyers of 5675 Metral Dr who secured a 7% discount off the $1,050,000 asking price (sale price $975,000). The 3 highest cost per sqft sales this week were 3708 Overlook Dr a 4 bed, 5 bath, 4,181 sqft Hammond Bay home sold for $1,985,000 ($475/sqft), 1775 Rajeena Way a 5 bed, 3 bath, 2,347 sqft Chase River home sold for $1,075,000 ($458/sqft), 3683 Caldwell St a 4 bed, 2 bath, 1,464 sqft Uplands home sold for $625,000 ($427/sqft). The 3 highest sales this week were 3708 Overlook Dr a 4 bed, 5 bath, 4,181 sqft Hammond Bay home sold for $1,985,000, 6108 Clayburn Pl a 5 bed, 5 bath, 3,589 sqft North Nanaimo home sold for $1,149,900, 1775 Rajeena Way a 5 bed, 3 bath, 2,347 sqft Chase River home sold for $1,075,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This week is John’s life The last week has been hectic at John Cooper & Associates headquarters. In the last 7 days we have put over $3,000,000 worth of real estate under contract. The next 10 days will see these trades engaged in due diligence. We introduced a cute rancher to the Nanaimo Market (video here) and handed over keys to a cute rancher in Ladysmith (picture here). On Friday our team attended the Professional Development Day hosted by VIREB at the Vancouver Island Convention Centre (image here). We had a great time this week celebrating Halloween including a creepy encounter at our office (image here) and a cosmic visit from Captain Jean-Luc Picard (image here). I received a really cool gift this week, personally signed by Ladysmith’s Pamela Anderson (video here).
November 2024 Nanaimo Market Update

November 2024 In my weekly review of sales statistics, I've consistently predicted a slow rise in inventory and steady prices since April 2024. As we approach the final weeks of the year, these predictions are proving accurate. Average sale prices have remained within a 3% margin of their starting point, and inventory has increased across all asset categories. Overall, the market remains balanced, with realistically priced homes selling within an average of 36 days, while overpriced homes linger. Declining interest rates have contributed to market stability, but haven't driven price increases—a trend I anticipate will persist. The forecast for the next 6 to 12 months is a stable, balanced market with minimal appreciation. If you are interested in learning what the market conditions are for your home, drop me an email and we can arrange for a conversation about your needs. Replies to this weekly email come directly to my personal inbox and I read and reply to every email I receive. I pride myself on my clients having direct contact and access to me.John Cooper250.619.9207john@johncooper.ca Most Recent Market Statistics (October 2024)* Vancouver Island (not including Victoria) 346 single-family homes sold. Average price: $817,034 (down 4% from 12 months to date, this year over last). Single-family unit sales volume is up 4%. Average days on market has seen no change and remain at 46 days. The average condo sold for $428,520. Condo unit sales are down 1%, 12 months to date. Condos have seen an increase by 6% in days on market. Average days to sell is 51 days. The average row/townhouse sold for $587,049. Row/townhouse unit sales are up 11%, 12 months to date. Row/townhouses have seen an increase by 18% in days on market. Average days to sell is 53 days. Lot sales volume is up 1%. Lot prices have increased by 4%, 12 months to date. Average lot sale price: $455,379. FULL REPORT HERE. Nanaimo 88 single-family homes sold. Average price: $837,950 (up 3% from 12 months to date, this year over last). Single-family unit sales volume is down 2%. Average days on market increased by 3% to 37 days. The average condo sold for $446,528. Condo unit sales are down 1%, 12 months to date. Condos have seen an increase by 18% in days on market. Average days to sell is 45 days. The average row/townhouse sold for $568,951. Row/townhouse unit sales are up 10%, 12 months to date. Row/townhouses have seen an increase by 13% in days on market. Average days to sell is 43 days. Lot sales volume is up 25%. Lot prices have increased by 35%, 12 months to date. Average lot sale price: $588,231. FULL REPORT HERE. Parksville/Qualicum 47 single-family homes sold. Average price: $983,847 (up 7% from 12 months to date, this year over last). Single-family unit sales volume is up 3%. Average days on market increased by 8% to 41 days. The average condo sold for $485,233. Condo unit sales are up 34%, 12 months to date. Condos have seen an increase by 33% in days on market. Average days to sell is 53 days. The average row/townhouse sold for $664,185. Row/townhouse unit sales are up 22%, 12 months to date. Row/townhouses have seen an increase by 22% in days on market. Average days to sell is 44 days. Lot sales volume is up 18%. Lot prices have decrease by 10%, 12 months to date. Average lot sale price: $550,771. FULL REPORT HERE. Cowichan Valley 62 single-family homes sold. Average price: $797,188 (up 2% from 12 months to date, this year over last). Single-family unit sales volume is down 6%. Average days on market decreased by 4% to 47 days. The average condo sold for $349,065. Condo unit sales are down 4%, 12 months to date. Condos have seen a decrease by 13% in days on market. Average days to sell is 46 days. The average row/townhouse sold for $568,823. Row/townhouse unit sales are down 9%, 12 months to date. Row/townhouses have seen an increase by 26% in days on market. Average days to sell is 63 days. Lot sales volume has seen no change. Lot prices have increased by 15%, 12 months to date. Average lot sale price: $465,272. FULL REPORT HERE.
Strata Tip of the Week - What’s “A Lot” When it Comes to Future Special Levies?

When buying any type of real estate, considering future costs beyond the purchase price is essential. For strata-titled properties, special levies can be one of the most significant additional expenses. But what is considered "a lot" when it comes to future special levies? 1. What Is Considered “A Lot”? If you've read our previous email titled “Most Stratas Are Not Saving Enough for the Future (to avoid special levies)”, you’ll know that many BC strata corporations are not setting aside enough funds to cover all future capital expenses. As a result, most buyers should anticipate some special levies in the future. Whether $1,000, $25,000, or even $200,000 in potential special levies is "a lot" depends on individual circumstances. For buyers, knowing the amount of special levies they may face is essential in deciding if a property fits their financial plan and comfort level. 2. Special Levies Don’t Necessarily Indicate a Bad Investment The need for special levies doesn’t necessarily mean a strata corporation is poorly managed or that the property is a poor choice. In British Columbia, strata corporations are required to contribute at least 10% of their annual operating budget to the contingency reserve fund (CRF). However, just because a strata is meeting this legal minimum doesn’t guarantee that it will have enough in its CRF to pay for all its future capital expenses. At Condo Clear, we provide buyers with an estimate of the anticipated special levies they are likely to face in the future, empowering them to make more informed decisions. 3. How to Estimate Potential Special Levies While predicting future special levies isn’t an exact science, it can still provide valuable insights for buyers. To calculate the anticipated special levies, one must look at: CRF Balance and Contributions: Start by assessing the current CRF balance and annual contributions. Depreciation Report Estimates: Compare the CRF against anticipated expenses outlined in the strata’s depreciation report. More recent reports tend to offer more reliable estimates. Completed Projects: Factor in any major projects completed since the latest depreciation report, as these may reduce future special levy needs. 4. Key Considerations for Buyers Facing Special Levies a) Factor Special Levies into the Purchase Price - Expected special levies should be factored into the total cost of buying a property, potentially allowing room for negotiation on the purchase price. b) Prepare Financially - Understanding and planning for future special levies helps avoid unexpected financial strain. c) Consider Construction Disruptions - Major repairs can bring prolonged construction noise and inconvenience. Buyers should consider their tolerance for potential disruptions. For strata buyers, understanding the amount of special levies they’re likely to face in the future is an essential step. With these insights, buyers can make confident, informed decisions about their strata-titled investment and ensure they are putting enough funds aside to cover special levies that may arise. That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
Weekly Real Estate Take [October 2024 - Week 4]

This week we, surprisingly, saw an increase in new single-family listings with 32 new listings hitting the market. Up from 28 last week. There was also an increase in new sales, with 21 single-family homes selling in the last 7 days, compared to 14 sales last week. The latest interest rate announcements have led to an increase in optimism and momentum with purchasers and this should keep our local market healthy as we head into the last 69 days of 2024. If you are interested in learning what the market conditions are for your home, drop me an email and we can arrange for a conversation about your needs. Replies to this weekly email come directly to my personal inbox and I read and reply to every email I receive. I pride myself on my clients having direct contact and access to me. - John Cooper Notable New Listings. I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 2021 Frostbirch Way a 6 bed, 4 bath, 2,824 sqft Chase River home listed for $950,000 ($336/sqft), 6418 Dover Rd a 6 bed, 4 bath, 2,961 sqft North Nanaimo home listed for $999,000 ($337/sqft), 410 Rosehill St a 3 bed, 2 bath, 1,750 sqft Central Nanaimo home listed for $599,000 ($342/sqft). The 3 homes listed this week with the highest $/sqft are 1641 Bowen Rd a 2 bed, 1 bath, 776 sqft Central Nanaimo home listed for $1,149,900 ($1482/sqft), 3760 Polaris Dr a 4 bed, 4 bath, 3,028 sqft Hammond Bay home listed for $3,495,000 ($1154/sqft), 1300 Seaview Pl a 3 bed, 3 bath, 1,972 sqft Departure Bay home listed for $1,499,900 ($761/sqft). The 3 homes priced the most below their assessed value are 2021 Frostbirch Way a 6 bed, 4 bath, 2,824 sqft Chase River home listed for $950,000 (16% below its tax-assessed value), 6063 Breonna Dr a 3 bed, 5 bath, 3,890 sqft North Nanaimo home listed for $2,149,900 (11% below its tax-assessed value), 410 Rosehill St a 3 bed, 2 bath, 1,750 sqft Central Nanaimo home listed for $599,000 (8% below its tax-assessed value). The 3 highest priced new listings this week are 3760 Polaris Dr a 4 bed, 4 bath, 3,028 sqft Hammond Bay home listed for $3,495,000. 2655 Steve Ellis Rd a 7 bed, 7 bath, 6,368 sqft North Jingle Pot home listed for $2,899,900. 6063 Breonna Dr a 3 bed, 5 bath, 3,890 sqft North Nanaimo home listed for $2,149,900. Notable New Sales. The 3 buyers that secured the largest discounts this week are the buyers of 121 Shammys Pl who secured a 10% discount off the $1,998,000 asking price (sale price $1,800,000). The buyers of 2189 Michigan Way secured a 7% discount off the $890,000 asking price (sale price $825,000). The buyers of 421 Blythe Ave secured a 7% discount off the $724,900 asking price (sale price $675,000). The 3 highest cost per sqft sales this week were 7704 Clark Dr a 2 bed, 2 bath, 774 sqft Upper Lantzville home sold for $735,000 ($950/sqft), 5933 Breonna Dr a 3 bed, 2 bath, 1,458 sqft North Nanaimo home sold for $758,000 ($520/sqft), 3780 Hammond Bay Rd a 5 bed, 5 bath, 3,497 sqft Hammond Bay home sold for $1,788,000 ($511/sqft). The 3 highest sales this week were 121 Shammys Pl a 4 bed, 4 bath, 3,743 sqft Uplands home sold for $1,800,000. 3780 Hammond Bay Rd a 5 bed, 5 bath, 3,497 sqft Hammond Bay home sold for $1,788,000. 282 Westwood Rd a 6 bed, 5 bath, 3,541 sqft South Jingle Pot home sold for $1,459,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s Life This week we sold an acreage we had listed in Errington and a light industrial warehouse we had listed in Parksville. We also had an accepted offer on a rancher in Qualicum Beach. The big team news this week is being recognized as one of the Top 10 teams in the Province of BC by eXp Realty (link here). This was a big win for the team as most of the teams on the list have 2 to 5 times as many agents as we have. I had a nice weekend with my girls including lunch at our favorite local cafe, The Vault (image here). I also enjoyed my bi-weekly boxing training and paid tribute to my coach Zoltan (video here). - John Cooper
Small but Mighty Team: Celebrating Our Top 10 Recognition in BC Real Estate

Proud moment for our little small but mighty crew! John Cooper & Associates is made up of 2 sales associates and 1 licensed operations manager. Most of teams on this list have 10 to 25 agents. Stephen Schaff, Sara Browne and myself are unbelievably surprised and grateful to have been recognized for the month of September as one of the Top 10 teams in the Province of BC. We are just getting started over here. #growth #accountability #love #kindness #realestate #canada #johncooper
Weekly Real Estate Take [October 2024 - Week 3]

The number of new single-family homes hitting the market has declined since last week, from 39 to 28. Sales have also declined from 23 last week to 14 this week. It appears that the market will remain fairly balanced as we head into the last quarter of 2024. Buyers have more choices and sellers need to price sharper than they did the last few years. That said, values are not dropping significantly. If you are interested in learning what the market conditions are for your home, drop me an email and we can arrange for a conversation about your needs. Replies to this weekly email come directly to my personal inbox and I read and reply to every email I receive. I pride myself on my clients having direct contact and access to me. - John Cooper Notable New Listing I like to start by outlining the best value based on $/sqft. The 3 best value homes listed this week are 850 Hecate St a 5 bed, 4 bath, 2,358 sqft Old City home listed for $800,000 ($339/sqft), 552 Grewal Pl a 6 bed, 3 bath, 2,559 sqft South Nanaimo home listed for $889,900 ($348/sqft), 3708 Howden Dr a 4 bed, 2 bath, 2,003 sqft Uplands home listed for $714,900 ($357/sqft). The 3 homes listed this week with the highest $/sqft are 5912 Waldbank Rd a 4 bed, 4 bath, 4,888 sqft North Nanaimo home listed for $3,199,900 ($655/sqft), 446 Kennedy St a 3 bed, 3 bath, 1,571 sqft Old City home listed for $998,888 ($636/sqft), 426/436 Wharton St a 3 bed, 2 bath, 1,427 sqft University District home listed for $849,900 ($596/sqft). The 3 homes priced the most below their assessed value are 5992 Schooner Way a 3 bed, 3 bath, 1,938 sqft North Nanaimo home listed for $780,000 (13% below its tax-assessed value), 426/436 Wharton St a 3 bed, 2 bath, 1,427 sqft University District home listed for $849,900 (11% below its tax-assessed value), 2009 Cedar Rd a 5 bed, 4 bath, 3,376 sqft Cedar home listed for $1,222,000 (8% below its tax-assessed value). The 3 highest priced new listings this week are 5912 Waldbank Rd a 4 bed, 4 bath, 4,888 sqft North Nanaimo home listed for $319,9900. 1067 Roxboro Pl a 4 bed, 3 bath, 2,945 sqft University District home listed for $1,595,000. 6467 Peregrine Rd a 4 bed, 3 bath, 2,875 sqft North Nanaimo home listed for $1,274,900. Notable New Sales The 3 buyers that secured the largest discounts this week are the buyers of 6219 Sechelt Dr who secured a 15% discount off the $1,099,000 asking price (sale price $930,000). The buyers of 5358 Bayshore Dr who secured a 8% discount off the $1,365,000 asking price (sale price $1,250,000). The buyers of 4927 Ney Dr who secured a 6% discount off the $1,149,000 asking price (sale price $1,085,000). The 3 highest cost per sqft sales this week were 5414 Dunster Rd a 3 bed, 2 bath, 1,208 sqft Pleasant Valley home sold for $674,000 ($558/sqft), 3745 El worthy Pl a 3 bed, 2 bath, 1,370 sqft Departure Bay home sold for $749,900 ($547/sqft), 285 Carnduff Pl a 4 bed, 2 bath, 1,568 sqft South Jingle Pot home sold for $768,180 ($490/sqft). The 3 highest sales this week were 5358 Bayshore Dr a 5 bed, 4 bath, 4,822 sqft North Nanaimo home sold for $1,250,000. 2219 Belwood Rd a 6 bed, 3 bath, 2,567 sqft South Jingle Pot home sold for $1,125,000. 4927 Ney Dr a 5 bed, 3 bath, 3,388 sqft North Nanaimo home sold for $1,085,000. If you are looking for details on a recent sale not mentioned here, email me and I will send you the sale price. This Week in John’s LifeThis week we launched a beautiful ocean-view home near Westwood Lake (video here) and accepted an offer on one of our townhomes and one of our light industrial properties. We have a new rancher in Central Nanaimo coming to market in the next 14 days. We saw a significant price adjustment on our Ladysmith Beachfront property (video here). I got out and voted last week (image here) before heading over to spend some time with my family on Salt Spring Island for Thanksgiving. This included some time with my mom (image here) and a cruise in my Dad’s 55 Chevy (image here). It was a really refreshing and soul filling weekend that included plenty of great food and exploring Salt Spring with my family (video here). - John Cooper Whether you’re looking for further clarification on the points and insights above, would like to discover your specific home value, or just have real estate questions you’d like answered, I’d love to hear from you! Reach out to me directly at john@johncooper.ca or 250-619-9207.
Luxury Waterfront Living at Seaglass Nanaimo (GST Included!)

Are you ready to embrace a luxurious waterfront lifestyle without compromising? Since our market introduction, Seaglass has garnered exceptional interest across all suite types. Our current availability includes:: 6 - Two bedroom Stewart Ave suites. 2 - Two bedroom Newcastle suites. 1 - Luxury Waterfront Penthouse suite. For a limited time, we're offering an exclusive incentive: The next purchaser will have their GST included in the purchase price. This represents a substantial 5% savings on your investment in premium waterfront living. Imagine waking up to ocean views, enjoying world-class recreation, and living in the heart of Nanaimo's vibrant community – all while simplifying your lifestyle. Visit our Presentation Centre at 103 - 91 Chapel Street, open Monday to Friday from 9am to 4pm, where our team can answer all your questions and provide a virtual tour of your potential new home. Seaglass Nanaimo is a rare find for a discerning few. Don't miss this opportunity to secure your piece of waterfront luxury. Looking forward to hearing from you soon, John Cooper Project Marketing John Cooper & Associates Cell: 250.619.9207 P.S. For more information, visit www.johncooper.ca/seaglass. But act quickly – this GST-inclusive offer is only available for the next suite sale!
Selecting the Right Real Estate Advisor: Focus on Skills, Not Just Service

The average home in Nanaimo sells for $830,000. A real estate advisor stands to earn a substantial fee in their assistance in the purchase decision. You take all the risk. Their role is to mitigate that risk and prevent you from making a costly mistake. It's not about fancy cars, wardrobes,speedy replies or brochures. This is not about sales. It's about needs assessment, risk mitigation and asset valuation. You have many choices about who you use as an advisor. Be discerning. Don't be mislead by tricky websites that relie on being the quickest to respond. Service is important but skills are where the real value lies. #johncooper #realestate #growth #accountability #love #kindness ❤️
Strata Tip of the Week - The Minimum Amount of Strata Council Meetings

1. Are strata corporations required to hold strata council meetings? In British Columbia, the Strata Property Act (SPA) does not explicitly state the amount of meetings that a strata council must hold. In other words, the SPA does not require strata corporations to hold a minimum amount of strata council meetings. That being said, operational requirements of most strata corporations, as well as other provisions in the SPA, the Standard Bylaws (which strata corporations can amend), and other applicable legislation make it difficult and often impractical for strata councils to properly manage a strata corporation without holding strata council meetings. As an example, Sections 13 (1) and 18 (3) of the Standard Bylaws state that: 13 (1) At the first meeting of the council held after each annual general meeting of the strata corporation, the council must elect, from among its members, a president, a vice president, a secretary and a treasurer. 18 (3) The results of all votes at a council meeting must be recorded in the council meeting minutes. 2. So how often should a strata council meet? The amount of strata council meetings that a strata corporation must hold, to operate efficiently and effectively, depends on many factors, including but not limited to: The size of the strata corporation. The complexity of the strata corporation's operations and maintenance requirements. The frequency of issues and decisions that arise within the strata community. The need to address specific matters, such as major repairs, financial matters, bylaw violations, contract reviews and approvals, etc. The existence of any ongoing or special projects that require regular updates and discussions. The need to plan and prepare for annual and special general meetings of the strata corporation. 3. Why are strata council meeting minutes important for buyers? Strata council meeting minutes are essential for buyers, as they provide valuable insights and information about the strata corporation and the community they are considering becoming a part of. Infrequent or non-existent strata council meetings could indicate a lack of active management and involvement in the strata corporation's affairs, which may pose significant risks to buyers, including but not limited to: Delays in addressing issues, deferred maintenance, and disputes due to a lack of action and direction. Buyers left uninformed about finances, repairs, challenges, etc. Neglected upkeep leading to building deterioration and unexpected costs. Difficulty assessing financial health and potential obligations. Unresolved conflicts among owners without proper communication and enforcement. Buyers unaware of looming special levies, leading to sudden financial strain. Quality of management services may suffer without oversight. Complications and delays when updating bylaws or rules, or making other changes within the strata community. As you can see, it is crucial that consumers are made aware of the dangers of buying a unit in a strata corporation that holds infrequent or no strata council meetings. Due diligence, including reviewing meeting minutes and seeking professional advice, is crucial in order for buyers to thoroughly assess the health and viability of the strata community they are considering, before making a purchase. That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at info@condoclear.ca. Disclaimer: The information provided is for general purposes only. It is not intended to provide legal advice or opinions of any kind. No one should act, or refrain from acting, based solely upon the materials provided, any hypertext links or other general information without first seeking appropriate legal or other professional advice. A little about Condo Clear: They are a fully licensed brokerage under the BCFSA, and carry Errors and Omissions (E&O) insurance. They have been in business since 2017 and have completed over 3,000 strata reviews to date province-wide. Their Review Advisors have firsthand knowledge and experience. They’ve all been practicing strata managers. A little about Condo Clear Services: FAQs: How do Condo Clear’s services work? Pricing: How much do Condo Clear’s services cost? Learn More: https://condoclear.ca/
Balancing Success and Well-Being: Prioritizing What Truly Matters in Business

Building a business is difficult. The financial rewards can be exceptional which is often why we take the risk. We want to build outstanding lives and provide our loved ones with a life that makes us proud. Sometimes this pursuit can trick us into making sacrifices that negate the benefit of our efforts. Money and success can be an attractive lure and we forget that time is our most valuable currency. We sacrifice our health in ways that we we won't get back. We sacrifice moments with loved ones in exchange for money we would give back x 100 to redo those moments that we missed...Business building is fun and rewarding but it should not be at the top of our priority list.#growth #accountability #love #kindness ❤️

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