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MAKE YOUR MOVE WITH CONFIDENCE

A home shapes your daily life, your finances, and your future. Whether you’re buying your first place, looking for more room, or preparing to sell, it’s a step toward the life you want.

The home buying journey.

Your next move starts with knowing what comes next. Take a minute to explore the roadmap below to see each step of buying a home in the Comox Valley—and how I’ll help you along the way.

01 / 08 STEPS

Choose a step, swipe the map, or use the arrows to explore.

Step 1 · Prepare & explore

Start with a plan

Buying a home in the Comox Valley starts with what matters to you. We’ll talk about your budget, your timing and the kind of home you’re looking for. Your mortgage professional can help you explore financing before we start viewing homes.

How I help I help you turn your priorities into a clear search plan, talk through the buying process and identify questions to take to your mortgage professional.

Step 2 · Prepare & explore

Find your place in the Valley

We’ll explore Comox Valley homes for sale with your priorities in mind. From Courtenay and Comox to Cumberland, or even farther out out town; we’ll consider the home itself, your daily routine and the trade-offs. My job is to help you ask the right questions while you picture living there.

How I help I help you compare homes and neighbourhoods, arrange viewings and look beyond the listing photos. We’ll talk openly about the benefits, trade-offs and questions each home raises.

Step 3 · Offer & investigate

Make an offer with a clear plan

When you find a home you like, we’ll review the available property information and comparable local listings and recent sales. Together, we’ll discuss price, conditions and dates so you understand the offer before deciding how to move forward.

How I help I review comparable sales with you, explain the proposed terms and negotiate on your behalf. You stay in control of what you’re comfortable offering.

Step 4 · Offer & investigate

Your offer is accepted. What’s next?

An accepted offer is an exciting milestone in your Comox Valley home search. We’ll turn your agreement into a clear list of dates and next steps, including any subject conditions and deposit requirements in your contract.

How I help I organize the next steps, confirm key dates and coordinate with the listing agent so you know what needs your attention and when.

Step 5 · Offer & investigate

Look closely before moving forward

Now we work through the subject conditions in your agreement. Depending on the property, that may include financing, a home inspection, insurance, title and strata documents. Whether you’re buying a condo, townhouse or detached home, this is the time to bring your questions forward.

How I help I help you organize the reviews, keep track of deadlines and follow up on unanswered questions. When something needs a specialist’s advice, I help you identify who to ask.

Step 6 · Commit & complete

Removing your subject conditions

Before deciding whether to remove subjects, we’ll review your conditions and any outstanding concerns. You’ll want to understand the implications of your decision and get any legal, financing or other professional advice you need.

How I help I help you review the status of each condition and flag outstanding questions before your deadlines. I explain the next steps so you can make your decision with the right information and advice.

Step 7 · Commit & complete

Get ready for completion

As completion approaches, your lawyer or notary will guide you through the closing documents and funds required. You’ll also arrange insurance, utilities and the practical details of moving into your Comox Valley home.

How I help I help keep the handoff to your lawyer or notary organized, coordinate with the other agent and remind you of the practical details to address before possession.

Step 8 · Make yourself at home

Welcome home to the Comox Valley

Possession is the moment you’ve been working toward: getting access to your home at the time set out in your agreement. We’ll coordinate the handover and talk through any questions, whether you’re moving to the Valley or making a move within it.

How I help I coordinate the key handover, help you address questions that come up at possession and stay available after your move. You still have someone to call once you’re home.

Home starts with a conversation.

FOR A DEEPER DIVE INTO

HOME BUYING

Check out my Comox Valley home buyer's guide
I created this guide to help you understand each step; from getting pre-approved and finding the right fit to making an offer, working through conditions, and getting your keys. Whether you’re buying your first home or planning your next move in the Comox Valley, it’s a practical place to start, so you can feel prepared, know what to expect, and move forward with confidence.
Download the Buyer's Guide

Frequently Asked Questions

Home Buyer's Edition

The information provided here is intended as a general guide to buying real estate in British Columbia. Every property and transaction is different, and regulations, programs and eligibility requirements can change. For advice specific to your circumstances, consult the appropriate legal, financial or other qualified professional.

Start with a conversation. We'll talk about what you're looking for, your timeline, and what you're comfortable spending. Connecting with a mortgage broker or lender early is also a good idea. That way, we can focus on homes that make sense for your budget and your life.

How I Can Help:
I'll help you figure out where to begin, explain how representation works, and put together a plan that fits your needs. No pressure to rush into anything. We'll take things at a pace you're comfortable with.
Source: Financial Consumer Agency of Canada

Not necessarily, but I definitely recommend it. Pre-approval gives you a clearer idea of what you can afford and helps us narrow your search. Just remember that pre-approval isn't a guarantee. Your lender still needs to approve your financing when you're ready to purchase.

How I Can Help:
If you don't already have a mortgage professional, I can help you connect with one. Once you have a comfortable budget in mind, I'll help you focus on properties that make sense financially without losing sight of what's important to you.
Source: Financial Consumer Agency of Canada

That depends on the purchase price. For homes up to $500,000, the minimum is generally 5%. For homes above $500,000 but below $1.5 million, it's 5% on the first $500,000 and 10% on the remainder. At $1.5 million or more, you'll generally need at least 20%.

Your lender can help determine what's required for your particular situation. Keep in mind that down payments below 20% typically require mortgage default insurance.

How I Can Help:
I'll help you understand what different purchase prices could mean for your overall budget and make sure we consider the other costs of buying a home. For the actual mortgage numbers, we'll work with your lender or mortgage broker.
Source: Financial Consumer Agency of Canada

Not quite. Your deposit is money you pay according to the terms of your purchase contract, usually held in trust by a real estate brokerage. It's generally credited toward the purchase price and forms part of your down payment.

The contract determines when it's due, and getting it back isn't necessarily automatic if the purchase doesn't go ahead.

How I Can Help:
I'll explain how the deposit works, make sure you understand the deadlines, and help coordinate the payment process. You'll know what's expected and when, so there aren't any last-minute surprises.
Source: BCFSA

Beyond your down payment, you'll want to budget for legal or notary fees, a home inspection, insurance, moving expenses, property tax adjustments and any applicable property transfer tax.

Depending on the property and your financing, there may also be appraisal fees, GST or other expenses. It's worth looking at these costs early so you know what to expect.

How I Can Help:
I'll put together an estimate of the costs you're likely to encounter based on the property you're considering. I'll also help you identify anything that needs to be confirmed with your lender, lawyer, notary or tax professional before you commit.
Source: Financial Consumer Agency of Canada Source: Government of British Columbia

Absolutely. Depending on your circumstances, you may qualify for B.C.'s first-time buyer property transfer tax exemption or federal programs like the First Home Savings Account and Home Buyers' Plan.

There are also potential GST rebates for qualifying newly built homes. Each program has different eligibility requirements, so it's important to check the details before counting on any savings.

How I Can Help:
I'll help you find the programs worth looking into and point you toward the official eligibility information. We can also factor any confirmed savings into your purchasing plans, with your legal or tax professional providing guidance where needed.
Source: Government of British Columbia Source: Canada Revenue Agency

We'll look at recent comparable sales, the home's condition, how long it's been listed and what's happening in the local market.

From there, we'll talk through a strategy that makes sense for you. I'll give you the information and my professional opinion, but the final decision is always yours.

How I Can Help:
I'll prepare a comparative market analysis to help you understand how the asking price stacks up against similar properties. We'll also look at the seller's circumstances, where known, and discuss an offer strategy that balances your goals with the realities of the market.
Source: BCFSA

Subjects are conditions written into your offer, such as arranging financing, completing a home inspection or reviewing strata documents.

They have specific deadlines and requirements, and an accepted offer is still a legally binding contract. Buyers must make the required efforts to satisfy their conditions. We'll review the wording together so you understand your obligations before deciding whether to remove any subjects.

How I Can Help:
I'll help you understand which conditions may be appropriate, what needs to happen to satisfy them, and when everything is due. I'll also help coordinate the steps involved, keep track of progress, and make sure you have the information you need before making decisions about subject removal.
Source: BCFSA

First, we'll look at what the inspector found and how serious the issues might be. Depending on the conditions in your contract, we may be able to discuss repairs, negotiate a price adjustment or decide not to proceed.

The seller isn't obligated to agree to changes, and your options depend on the wording of your offer and the applicable deadlines.

How I Can Help:
I'll help arrange the inspection, make sure your questions get addressed by the appropriate professionals, and talk through your options once we have the results. If further investigation or negotiations make sense, I'll help you navigate those conversations.
Source: BCFSA

There's more to consider than just the unit itself. We'll review available strata documents, including financial information, meeting minutes, insurance, maintenance plans and potential special levies.

We'll also look at bylaws and restrictions that might affect how you want to use the property. The goal is to understand what you're buying into, not just what you're buying.

How I Can Help:
I'll help collect and organize the available strata documents, identify questions or concerns worth investigating, and communicate with the appropriate people to get clarification. Where financial, legal or building-related questions come up, I'll help connect you with the right professionals.
Source: Financial Consumer Agency of Canada

In many B.C. residential transactions, buyers have three business days after an offer is accepted to rescind the contract.

If you use that right, there's generally a fee of 0.25% of the purchase price. Some transactions are exempt, and specific notice requirements apply.

This is separate from any subjects in your offer, so it's important to understand both.

How I Can Help:
I'll explain how the rescission period works, identify the relevant deadlines, and help you understand the contractual options that may be available. If you're considering rescinding or ending a contract, we'll make sure you understand the potential consequences and involve a legal professional when appropriate.
Source: BCFSA

It really depends on the property. Things like drainage, flood exposure, permits, heating systems and insurance are worth looking into. For rural properties, wells, septic systems and access can be especially important.

Some properties also fall within K’ómoks First Nation's designated Area of High Archaeological Potential (AOP). This doesn't necessarily mean there's an archaeological site on the property, but certain digging, construction or other ground-disturbing activities may require additional archaeological investigation or permits.

It's worth understanding these considerations before purchasing, especially if you're planning renovations, landscaping or future development.

How I Can Help:
Local knowledge matters. I'll help identify property-specific considerations that deserve a closer look, including archaeological potential, land-use restrictions and environmental concerns. Where necessary, I'll help you obtain available information from local government, K’ómoks First Nation or qualified professionals so you can make an informed decision.
Source: Comox Valley Regional District Source: K’ómoks First Nation Source: Government of British Columbia

You can, but it's worth having a solid plan first. We'll talk about your financing, timing and whether buying before selling makes sense for you.

In some cases, an offer can be made conditional on selling your current home, although that can affect how attractive your offer is to the seller.

How I Can Help:
I'll help you understand your current home's likely market value, work through possible timelines, and develop a strategy for buying and selling. We'll look at the advantages and risks of different approaches so you can decide what makes the most sense for your situation.
Source: BCFSA

Completion is when the purchase is finalized and legal ownership changes hands. Possession is when you're entitled to take over the property and get your keys.

They're not always on the same day, so we'll make sure both dates work with your moving plans.

How I Can Help:
I'll help keep the moving pieces organized, coordinate with the other parties involved, and make sure you know what to expect as your dates approach. From the final walkthrough, if arranged, to getting your keys, I'll be there to help make the transition as smooth as possible.
Source: BCFSA

That's completely fine. You don't need to be ready to make an offer to start asking questions.

We can talk about the market, explore different neighbourhoods and figure out what makes sense for you. Whether you're looking to buy next month or next year, I'm happy to be a sounding board.

How I Can Help:
Sometimes you just need someone to bounce ideas off or answer a few questions. I'm happy to do that. Whether you need advice on a particular property, want to understand the market or just aren't sure where to start, I'm here to help. No pressure, no expectations.

Buying a home comes with plenty of questions, and having reliable information makes a difference. The resources below are from official government agencies, regulatory authorities and K’ómoks First Nation. They're available if you'd like to explore a topic in more detail.
Financial Consumer Agency of Canada (FCAC)
• Buying a Home • Getting Pre-approved for a Mortgage • How Much You Need for a Down Payment
BC Financial Services Authority (BCFSA)
• Offers to Sellers • Offers from Buyers • Consumer Guide to Deposits • Consumer Guide to Property Inspections • Home Buyer Rescission Period • Completing Your Purchase
Government of British Columbia
• Property Transfer Tax • First Time Home Buyers' Program • Newly Built Home Exemption • Buying and Selling Strata Properties • Buying or Selling Property with a Water Well • Archaeology in British Columbia
Canada Revenue Agency (CRA)
• Home Buyers' Plan • First Home Savings Account • First-Time Home Buyers' GST/HST Rebate
Comox Valley Regional District (CVRD)
• Floodplain Management • Planning Bylaws • Archaeology Permits and Areas of Archaeological Potential
K’ómoks First Nation (KFN)
• Cultural Heritage Investigation Permits (CHIP) and Archaeological Areas of Potential • Cultural Heritage Investigation Permit Information Guide

Explore our local communities:

Courtenay
Comox
Cumberland
Farther North
Farther South

LET'S TALK

REAL ESTATE.

(250) 218-8323
johnny@comoxvalleyhome.ca
About
Your Comox Valley Realtor® REMAX Advantage
Resources
Mortgage Calculator Real Estate Dictionary Trusted Service Providers
Buyers
Buyer's Guide Pay Your Deposit
Sellers
Seller's Guide Home Valuation
Neighbourhoods
Courtenay, BC Comox, BC Cumberland, BC Royston, BC Merville, BC Black Creek, BC
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REMAX Ocean Pacific | 2230A Cliffe Ave, Courtenay, BC, V9N 2L4, Canada Each office independently owned and operated.

Your next chapter starts with a clear plan.

Get your free Comox Valley Home-Buyer’s Guide for a closer look at the buying process, so you can feel prepared for what comes next.
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