FREE GUIDE · 38 PAGES · GREATER VANCOUVER AND THE FRASER VALLEY
The statement of adjustments lands a week before closing. This one lands first.
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FREE GUIDE
38PAGES
GREATER VANCOUVER AND THE FRASER VALLEY
WHAT IS INSIDE
$8,000
The first-time buyer exemption wipes out Property Transfer Tax up to $500,000 and is worth $8,000 up to $835,000. Between $835,000 and $860,000 it phases out. Above that, nothing. The guide lays out the five personal conditions and the property condition that all have to be met at once, and meeting all but one is common.
$50,000
Since March 2026 there is a federal GST rebate for first-time buyers of new homes worth up to $50,000. It is recent, plenty of people still do not know it exists, and the guide covers who qualifies, what counts as a first-time buyer under this specific rule, and the difference between the builder crediting it at closing and claiming it from the CRA yourself.
730 days
Selling before you have owned for 730 days can trigger the BC home flipping tax, and the principal residence exemption does not protect you from it. It reaches people who lived in their own home. The clock includes presale contract dates, it started before 2025, and the return is separate with a 90-day deadline. The guide walks through the four situations where it catches people who are not speculators at all.
And the two full calculations. In the buyer example, a $780,000 condo in Surrey needs $11,250 in cash beyond the down payment in closing week. In the seller example, the lines that are not commission come to nearly $12,000, and the biggest one is not the lawyer or the move. It is the mortgage penalty.
WHO WROTE THIS
REALTOR® with Stonehaus Realty, working across Greater Vancouver and the Fraser Valley. Serving clients in English and Portuguese.
I work with two kinds of client: people buying for the first time who do not want to get it wrong, and people who already own and are making a move where both ends have to line up. In both cases the first thing I do is the same. I sit down and build the full number, before we look at a single property. This guide is that conversation, in writing.
The guide arrives by email and you read it on your own time. There is no sales sequence dressed up as content.
If you want the version with your own numbers, reply to the email or send COST by direct message. It is four short questions.
I build your calculation and send it over. From there you decide whether to talk strategy or just keep the numbers. Both answers are fine.
