Work With Me · Moving Back to Canada
Moving Back to Canada? Buying on the North Shore
The foreign buyer rules don't apply to you. A few other things do, and they're easier to handle before you move than after.
If you're a Canadian living in the States and thinking about North or West Vancouver, you're in a better position than most cross-border buyers. Your citizenship is what counts, not where you live or how long you've been away.
That said, coming home has its own wrinkles: how BC treats an empty home, whether you still count as a first-time buyer, how lenders see years of US income, and how the timing of your move plays out on both sides of the border. Here's what to know, and a simple plan to work from. For the broader picture, see my guide to buying from the US.
What Doesn't Apply to You
The Foreign Buyer Ban
The federal ban only covers non-Canadians. Your citizenship is what counts, not where you live or how long you've been away.
BC's 20% Foreign Buyer Tax
The Additional Property Transfer Tax applies to foreign nationals. Canadian citizens don't pay it, even while living abroad.
Waiting on January 2027
Whatever Ottawa decides about the ban, it doesn't change your ability to buy. You can move now, ahead of any new demand.
Five Things That Catch Returning Canadians
An Empty Home Can Trigger the Higher Vacancy Tax
If you buy before you've moved back and the home sits empty, BC's Speculation and Vacancy Tax may apply. Owners whose income is mostly earned and not reported in Canada pay the same rate as foreign owners: 3% of assessed value for the 2026 tax year. Once you live there, or rent it to a qualifying tenant, the picture changes. Check with the SVT tool
You May Not Qualify as a First-Time Buyer
BC's first-time buyer exemption requires that you've never owned a principal residence anywhere in the world, and that you've either lived in BC for 12 months before buying or filed two BC tax returns in the last six years. If you owned a home in the US, plan for the full property transfer tax.
Your Canadian Credit File May Have Gone Quiet
Years away can leave a thin credit history here, and US credit scores don't transfer. Several Canadian lenders have programs for returning residents and can work with US income. A mortgage broker with cross-border files is the fastest way to know your numbers. Pre-approval vs. approval
Moving Money Takes Planning
Down payments wired from US accounts need a clear paper trail, and the exchange rate on a large transfer matters. At roughly 1.41 Canadian dollars per US dollar (late September 2026), a US$700,000 down payment is close to C$990,000. Small differences in conversion fees add up. Run the numbers in USD
Timing Affects Tax on Both Sides
When you become a Canadian resident again, Canada generally treats you as having acquired most of your assets at their value on that date. When and how you sell a US home, and when you arrive, can change what you owe in each country. If you're also a US citizen or green card holder, US filing obligations follow you. Talk to a cross-border accountant before you list or buy. Professionals I trust
A Realistic Timeline
| When | What to Do |
|---|---|
| 6 to 12 Months Out | Talk to a cross-border accountant about the timing of your move and any US home sale. Get a mortgage pre-approval from a lender with a returning-resident program. |
| 3 to 6 Months Out | Narrow down neighbourhoods and schools. Book video tours, and plan one visit to see your shortlist in person. |
| 2 to 3 Months Out | Write an offer with subjects that give you time for financing and inspections. Line up a BC lawyer or notary. |
| Moving Month | Apply for BC's Medical Services Plan (the wait is the rest of the month you arrive plus two months) and arrange private coverage in between. Prepare your list of goods for the border. |
| First Year Home | File your first Canadian tax return as a resident, update your SVT declaration as an owner-occupier, and enjoy the trails. |
US to North Shore Relocation Guide
Planning the Move Home?
A plain-English guide for Canadians coming home and Americans relocating to North and West Vancouver, with costs, a glossary, neighbourhoods and a month-by-month timeline.
- What applies to returning Canadians, and what doesn't
- BC's transfer and vacancy taxes, with a worked example
- North Shore neighbourhoods at a glance
- A realistic moving timeline and checklist
Prefer email? Just email me.
Where Returning Families Tend to Look
Many returning Canadians want what they remember: trails, good schools, and a short trip downtown. Lynn Valley, Edgemont and Upper Lonsdale come up often for families. Downsizers and couples often lean toward the Lonsdale corridor or Deep Cove.
If it's been a while, the North Vancouver Relocation Guide is a good refresher, and the monthly market report shows where prices sit today.
Questions I Hear Most
Can I buy in BC while I still live in the US?
Yes. Canadian citizens can buy anywhere in Canada regardless of where they live. The foreign buyer ban and BC's 20% foreign buyer tax don't apply to you.
Will I pay the Speculation and Vacancy Tax?
Possibly, if the home sits empty before you move in. Owners whose income is mostly not reported in Canada pay the higher rate, 3% for the 2026 tax year. Living in the home or renting it to a qualifying tenant are the main ways to be exempt.
Am I a first-time buyer if I owned a home in the US?
Not for BC's property transfer tax exemption. It requires that you've never owned a principal residence anywhere in the world, plus a BC residency test.
Can I get a mortgage with US income?
Often, yes. Several Canadian lenders have programs for Canadians returning from abroad. Expect to document your income, your down payment's source and your credit history on both sides of the border.
Should I sell my US home before or after I move?
It depends on your tax picture in both countries, so talk to a cross-border accountant first. The timing of your sale relative to becoming a Canadian resident can make a real difference.
Last updated: October 4, 2026. General information only, not legal, tax or immigration advice. Confirm your situation with a qualified professional.
Coming Home? Let's Map It Out.
Book a video call and I'll walk through neighbourhoods, today's prices and a timeline that fits your move. We'll go at your speed.
Work with MattNot ready to talk yet? Request my Relocation Guide first.