Work With Me · Moving from the US
Buying a Home in North Vancouver from the US
Who can buy, what it really costs, and how it works here, in plain English, at your own pace.
Whether you're a Canadian heading home, an American relocating for work or family, or an investor watching Canada's foreign buyer rules, a cross-border move comes with questions most local buyers never have to ask. Am I allowed to buy? What will the taxes add? How is closing different here?
The answers depend mostly on one thing: your status on the day you buy. This page walks through who can buy today, the costs that surprise most American buyers, five ways buying here differs from the US, and where to start looking. If you'd like to run your own numbers first, try my US Buyer Cost Calculator.
Which Buyer Are You?
Your status decides whether you can purchase, what taxes apply and how you'll finance. Find yourself below.
Canadian Citizen Living in the US
Canada's foreign buyer ban never applied to you, and neither does BC's 20% foreign buyer tax. You buy exactly like any other Canadian.
Guide for returning CanadiansDual Citizen or Permanent Resident
If you hold Canadian citizenship or PR, you're treated as a Canadian buyer for the ban and for BC's foreign buyer tax.
Work Permit Holder or Spouse of a Canadian
The ban has exceptions for eligible work permit holders and for non-Canadians buying with a Canadian citizen or PR spouse. BC's 20% foreign buyer tax may still apply to the foreign national's share.
US Citizen Buying from Abroad
Most foreign nationals can't buy resale homes until the federal ban expires or changes. It's scheduled to expire January 1, 2027. Provincial taxes apply either way.
What January 2027 could meanBan exceptions have specific conditions. Confirm your eligibility with an immigration lawyer before writing an offer.
What It Really Costs to Buy
The price tag is only part of it. These are the costs that surprise most American buyers, roughly in order of size.
| Cost | Who Pays | What It Means for You |
|---|---|---|
| Property Transfer Tax | Every buyer | 1% on the first $200,000, 2% up to $2M, 3% above $2M, plus another 2% on the residential portion over $3M. Paid at closing. PTT calculator |
| Additional Property Transfer Tax | Foreign nationals | 20% of fair market value in Metro Vancouver. On a $1.5M townhome, that's $300,000 on top of the price. A refund is possible if you become a PR or citizen within a year and live in the home, but the BC government warns that's a real risk to count on. |
| Speculation and Vacancy Tax | Owners who leave a home empty | 3% of assessed value per year for foreign owners (2026 tax year, declared in 2027), 1% for Canadians. Living in the home or renting it long term are the main exemptions. SVT checker |
| GST on New Homes | Buyers of new construction | 5% on newly built homes and presales. Some rebates exist, mostly for Canadian buyers. GST rebate guide |
| Legal, Title and Adjustments | Every buyer | A lawyer or notary handles closing in BC. Budget for their fee, title insurance and property tax adjustments. Closing cost breakdown |
| Annual Property Tax | Every owner | Usually a fraction of a percent of assessed value on the North Shore, often well below what buyers from high-tax states are used to. North Shore property taxes |
First-time buyer and newly built home exemptions are only for Canadian citizens and permanent residents. At roughly 1.41 Canadian dollars per US dollar (late September 2026), see your numbers in both currencies with the US Buyer Cost Calculator.
Five Differences from Buying in the US
Mortgages Renew; They Don't Run 30 Years Fixed
Most Canadian mortgages lock a rate for a term, commonly five years, then renew. Non-resident buyers usually need a larger down payment, often 35% or more, and your US credit score doesn't carry over. Talk to a cross-border mortgage broker early. How the stress test works
"Subjects," Not Contingencies, and No Escrow Company
Offers usually include subjects (financing, inspection, strata documents) with a short removal date. Your deposit, often around 5%, is held in the listing brokerage's trust account. How much deposit to plan for
A Lawyer or Notary Closes the Deal
There's no title company. A BC lawyer or notary public handles the transfer, the funds and registration at the Land Title Office, and can work with you remotely. Lawyer vs. notary
Completion and Possession Are Separate Dates
Completion is when money and title change hands; possession, when you get the keys, is usually a day or so later. Completion, adjustment and possession dates
Condos Are "Strata," and the Documents Matter
A strata corporation is roughly an HOA, but you're buying into a legal corporation with its own bylaws, depreciation report and reserve fund. Reviewing those documents is as important as the inspection. Strata document review
US to North Shore Relocation Guide
Want It All in One Place?
A plain-English guide for Canadians coming home and Americans relocating to North and West Vancouver: who can buy, what it costs, how it works and where to live.
- Which buyer you are, and what the 2027 ban expiry could mean
- BC's transfer taxes, with a worked example in both currencies
- How buying here differs from the US, plus a quick glossary
- North Shore neighbourhoods at a glance
- A realistic month-by-month moving timeline
Prefer email? Just email me.
US to BC Real Estate Glossary
| In the US You'd Say | In BC We Say | Plain-English Note |
|---|---|---|
| Realtor / buyer's agent | REALTOR®, licensee | Licensed by the BC Financial Services Authority. BC generally doesn't allow one agent to represent both buyer and seller. |
| Contingencies | Subjects | Conditions in your offer (financing, inspection, documents) that you remove by a set date. |
| Closing | Completion | The day funds and title transfer. |
| Earnest money | Deposit | Held in the brokerage's trust account. |
| HOA / condo association | Strata corporation | Owners collectively run the building under the BC Strata Property Act. |
| HOA dues | Strata fees | Monthly fees for upkeep, insurance and the reserve fund. |
| Reserve study | Depreciation report | A long-term plan for repairs and replacements. |
| Special assessment | Special levy | A one-time charge owners vote on for big projects. |
| Transfer / stamp tax | Property Transfer Tax (PTT) | Paid by the buyer at completion. |
| Title company / escrow | Lawyer or notary | Handles funds, documents and registration. |
| Seller's disclosure | Property Disclosure Statement | Common but not mandatory in BC. What to know |
| MLS listing price | List price; MLS® HPI | The HPI is a benchmark price that tracks a typical home over time. |
| Square footage | Square footage | Same here. Listings use feet, but land titles and zoning often use metres. |
| New construction pre-sale | Presale | Buying from a developer before the building is finished. Presale guide |
North Shore Neighbourhoods for US Movers
These comparisons give you a feel for each place, not an exact match. They're a starting point for a conversation.
The Lonsdale Corridor
Walkable, waterfront and mostly condos, with the Shipyards, restaurants and a 12-minute SeaBus ride to downtown Vancouver. If you liked Portland's Pearl District or a walkable Seattle neighbourhood, start here.
Explore LonsdaleLynn Valley
Family-focused, with trailheads, Lynn Canyon and a village centre. Think of a trail town that happens to be 20 minutes from a downtown core.
Explore Lynn ValleyEdgemont & Canyon Heights
Larger lots and a small, walkable village with independent shops. Popular with families who want space and established schools.
Explore EdgemontDeep Cove & Dollarton
Ocean inlet, kayaking and a small-town pace at the eastern edge of the North Shore. A fit if you want water at your door.
Explore Deep CoveWestlynn
Mid-century homes on quiet streets close to the highway, with easy access for commuters and families.
Explore WestlynnWest Vancouver
Ambleside and Dundarave offer seaside villages; the British Properties offer view estates. A separate municipality with its own school district.
West Vancouver homes for saleWant the full picture? Read the North Vancouver Relocation Guide or compare North Vancouver vs. West Vancouver.
The Move Itself
| Getting Around | Downtown Vancouver is about 20 to 30 minutes by car or SeaBus. The Peace Arch border crossing is roughly 45 to 60 minutes away without traffic, and Seattle is about three hours by car depending on the border. YVR airport is typically 30 to 45 minutes. |
| Health Coverage | BC's Medical Services Plan has a wait period: the rest of the month you become a resident, plus two more months. Arrange private coverage to bridge the gap. |
| Schools | North Vancouver School District (SD44) and West Vancouver (SD45) are public; there are also several well-known independent schools. School catchment guide · Private schools guide |
| Your Belongings | Canada Border Services Agency has rules for settlers' and returning residents' effects, and separate rules for importing a US vehicle. Check them before you book movers. |
| Tax on Both Sides | US citizens file US returns wherever they live, and Canadian accounts can trigger US reporting. The rules for selling a home later also differ between the two countries. A cross-border accountant is worth the call before you buy. Professionals I trust |
What truly sets him apart is his integrity and unwavering honesty. In what was a fiercely competitive market at the time of our move, he didn't just steer us toward any purchase. He tactfully guided us away from overpaying for homes that, in hindsight, would have been regrettable choices.
Questions I Hear Most
Can an American buy a house in North Vancouver right now?
Some can. Canadian citizens living in the US, permanent residents, eligible work permit holders and non-Canadians buying with a Canadian citizen or PR spouse can buy today. Most other foreign nationals can't buy residential property on the North Shore until the federal ban expires or changes. It's scheduled to expire January 1, 2027.
Will the foreign buyer ban end in 2027?
It's scheduled to. Ottawa is reviewing a replacement, and early signals point toward a targeted model that may allow foreign purchases of new construction while limiting resale homes. No final decision had been announced as of late September 2026. I'm tracking it here.
Do Americans pay extra tax to buy in BC?
If you're a foreign national, yes. BC charges a 20% Additional Property Transfer Tax in Metro Vancouver on top of the regular property transfer tax. Canadian citizens and permanent residents living in the US don't pay it.
Can I get a Canadian mortgage as a US resident?
Often, yes, but expect a larger down payment (frequently 35% or more for non-residents), extra income documentation and a term that renews every few years rather than a 30-year fixed rate. A cross-border mortgage broker can tell you what you'll qualify for.
Can I buy a vacation home on the North Shore and leave it empty?
You can if you're eligible to buy, but BC's Speculation and Vacancy Tax applies to homes that sit empty. For foreign owners it's 3% of assessed value per year for the 2026 tax year. Renting to a long-term tenant for at least six months a year is one of the main exemptions.
Do I need to be in Canada to buy?
No. Viewings can happen by video, documents can be signed remotely, and closing is handled by a BC lawyer or notary. Most buyers do visit before writing an offer, and I'd recommend it.
Should I rent first?
For many relocating families, yes. Renting for six to twelve months lets you learn the neighbourhoods, sort out status and banking, and buy with confidence. It also keeps your options open while the foreign buyer rules settle.
Can you help with tax and immigration questions?
I'll point you in the right direction, but those questions belong with a cross-border accountant and an immigration lawyer. I keep a short list of professionals I trust.
Last updated: October 4, 2026. This page is general information, not legal, tax or immigration advice. Rules and rates change; confirm your situation with a qualified professional. Exchange rate shown is approximate.
Not Sure Which Bucket You're In?
Send me a note or book a video call. I'll walk you through what applies to you, what it will cost and a realistic timeline, at whatever pace suits your move.
Work with MattNot ready to talk yet? Request my Relocation Guide first.