The Ultimate Guide for First-Time Home Buyers in Squamish, BC

by Patricia Jones

A local's guide to buying your first home—with zero judgment, total support, and just the right amount of mountain magic.

Welcome to Your First Step Home

Supportive, step-by-step guidance for first-time buyers in Squamish, BC

Buying your first home can feel a bit like staring up at the Stawamus Chief - it’s thrilling, a little intimidating, and full of unknowns. But just like any great adventure, it starts with a single step, and you don’t have to take it alone.

I’m Patricia Jones, a real estate advisor based right here in Squamish. I’m proudly aligned with eXp Luxury, but don’t let the word "luxury" trip you out! I work with buyers and sellers at all price points. Whether you’re purchasing a one-bedroom condo or your forever family home, I offer every client a white-glove, concierge-style experience.

I know this isn’t just a transaction. For many people, buying a first home is the biggest financial... and emotional.. investment they’ve ever made. My job is to make sure you feel informed, empowered, and never rushed. I’ll walk you through every question, every paper, and every showing calmly and clearly so that you can make the best decision for your future.

Because in my books? There’s no such thing as a “silly question.” There’s only learning, and I’m here to help you learn with confidence.

Why Squamish?

Where small-town soul meets world-class lifestyle (and the commute to Vancouver is better than you think)

Squamish has quietly transformed from a sleepy logging town into one of British Columbia’s most desirable places to live. Nestled between the ocean and the mountains, it’s a true lifestyle community with an unbeatable mix of nature, amenities, and affordability (yes, even in this market). But what really sets Squamish apart, especially for first-time home buyers, is the opportunity to invest in a community that’s still growing, still authentic, and still within easy reach of Metro Vancouver.

Here’s what makes Squamish such a smart (and soul-filling) choice:

1. The Commute is Surprisingly Manageable

Many people assume that Squamish is “too far” from Vancouver, but those of us who live here know better. The Sea to Sky Highway (Highway 99) is a fast, scenic, and shockingly easy route into the city. On a typical weekday morning, it takes about 45–55 minutes to reach downtown Vancouver, depending on the time you leave.

That’s comparable, or even better, than commuting from Surrey, Langley, or Maple Ridge, where traffic congestion can be brutal and unpredictable. In Squamish, you’re trading hours stuck in a gridlock for a mountain-lined drive along Howe Sound. It’s the kind of commute that actually fills your cup instead of draining it.

Many Squamish residents also work flex hours, remote schedules, or do the commute only a few times a week. And for those in the trades, construction, tech, or creative industries, Squamish is fast becoming a hub of its own.

2. Nature, Nature, Nature

Let’s be honest... this is what first draws people to Squamish. In one afternoon, you can paddleboard at Alice Lake, hike the Chief, grab a craft beer at Backcountry Brewing, and still be home in time for dinner. The outdoor lifestyle here is woven into daily life, not something you have to “plan for.”

If you’re looking for a place where kids ride bikes after school, where trails start right outside your door, and where a mountain view is part of your daily routine - this is it.

3. Urban Perks Without the Chaos

Squamish has all the essentials (and then some): great schools, gyms, cafés, grocery stores, yoga studios, daycare centres, and even a climbing gym. The downtown core is walkable and charming, and the community is growing fast. This means even more services and infrastructure are on the way.

But what you won’t find? The chaos of city traffic, the pressure of big-city prices, or the feeling that you’re just another face in the crowd. In Squamish, people know their neighbours. They support local. They wave when you pass them on the trail.

4. An Investment in Your Future

Real estate in Squamish is still more accessible than in Greater Vancouver, and as more people discover the town’s charm and livability, property values continue to climb steadily. Buying here isn’t just about today. It’s a smart, long-term move that many first-time buyers are making with confidence.

You’re not just buying a home. You’re buying into a lifestyle, a community, and a market that still has room to grow.

What Makes Buying in Squamish Unique?

The Squamish real estate market isn’t just hot, it’s different. Here’s what first-time buyers need to know.

Buying a home in Squamish isn’t quite like buying in Vancouver, the Fraser Valley, or other BC markets. That’s part of what makes it so special. Whether you’re drawn here for the mountain lifestyle or the price point, it’s important to understand what makes this market unique so you can make smart, confident choices.

A Mix of Old and New

Squamish offers a diverse housing stock: from character homes built in the 1960s to sleek new builds, townhomes, and purpose-built rental buildings. Many first-time buyers are surprised by the variety, especially in neighbourhoods like Dentville, Northyards, and Brackendale, where you’ll find everything from vintage bungalows to brand-new townhouses.

There are also a number of up-and-coming subdivisions like Brennan Centre and University Heights that offer more modern designs and newer infrastructure. These neighbourhoods are great for buyers looking for move-in-ready homes with fewer immediate upgrades required.

Zoning and Development Are Still Evolving

Because Squamish is still growing, the zoning can be a bit patchwork in some areas. It’s not uncommon to find a commercial warehouse next to a new townhouse complex, or a heritage home beside a fourplex. This eclectic mix is part of the charm, but it’s also why working with a local agent who understands the OCP (Official Community Plan), zoning overlays, and future development proposals can be a major advantage.

Want to know if that empty lot across the street will stay forested? Or if the townhome complex you’re eyeing is getting a second phase added next year? I’ve got your back.

Home Inspections Matter. A Lot!

With the variety of home ages and construction styles in Squamish, home inspections are critical. Moisture issues, older foundations, and improperly done renos aren’t uncommon. These issues are especially common in older homes that have weathered many a Sea to Sky winter.

But don’t worry, I work with some of the best home inspectors in the region. I’ll make sure you know what to expect (and what to budget for), so there are no surprises after the keys are in your hands.

Strata Living is Popular and Smart

If you’re a first-time buyer, you’ll likely be looking at a condo or townhouse. Fortunately, Squamish has many well-managed strata communities that offer fantastic value, walkability, and easy upkeep for busy professionals and young families.

I’ll help you navigate the strata documents, understand your rights and responsibilities, and look out for red flags like low contingency reserves or pending special assessments.

You’ll Need to Be Strategic

Yes, Squamish is more affordable than Vancouver. However, homes here still move fast. Multiple offers aren’t uncommon, especially for well-priced starter homes and renovated townhomes. The key is to be well-prepared (I can help with that), act quickly, and understand how to write a compelling offer without going over your comfort zone.

The 10-Step Home Buying Journey (Made Simple)

✅ Step 1: Understand Your Budget

Before you start browsing listings on your lunch break, it’s important to get pre-approved for a mortgage. This gives us a clear price range to work with and makes you more attractive to sellers when we’re ready to make an offer.

PRO Tip: A pre-approval is not just about the purchase price. It also helps you understand what your monthly payments will look like, including taxes and insurance. I’ll connect you with a trusted mortgage broker who will walk you through everything clearly and kindly.

✅ Step 2: Know the Costs Beyond the Price Tag

In BC, there are a few extra costs to be aware of. These include:

Property Transfer Tax (unless exempt as a first-time buyer)
Home inspection and appraisal fees
Legal fees and title insurance
Strata fees (if buying a condo or townhouse)
Property taxes and home insurance

PRO Tip: Budget 2–3% of the purchase price to cover closing costs. I’ll provide a full cost breakdown early on so you’re never caught off guard.

✅ Step 3: Define Your Must-Haves vs. Nice-to-Haves

Getting clear on your priorities makes the whole search less stressful and way more successful.

Before we start booking showings and falling in love with kitchen islands on Pinterest, let’s take a moment to focus on what really matters to you. Your first home doesn’t need to check every single box, but it should support your lifestyle and future goals.

This step is all about clarity. And trust me, the clearer we are here, the more confident and calm you’ll feel later.

Questions to Help You Prioritize

Here are some thoughtful questions I ask my clients to help them figure out their non-negotiables:

The Home Itself:

Do you want a detached home, townhouse, or condo?
How many bedrooms and bathrooms do you truly need (not just want)?
Do you need a home office or space for remote work?
Would a fixer-upper be okay, or do you need move-in ready?
Do you need storage space (for bikes, skis, tools, etc.)?
Is a private yard, balcony, or patio important to you?

Lifestyle & Location:

How close do you want to be to nature (trails, climbing spots, the ocean)?
Would you prefer a quieter neighbourhood, or somewhere walkable to cafés and shops?
Do you want to be near schools, daycare, or transit?
Do you prefer a newer neighbourhood, or one with more established character?

Budget & Long-Term Thinking:

Are you comfortable with strata fees if they give you low-maintenance living?
Would you trade a smaller space for a better location... or vice versa?
Is future resale value a factor in your decision?
Do you plan to grow your family or need room for aging parents in the future?

Emotional Fit:

What kind of feeling do you want to have when you walk through your front door?
Can you picture yourself living there for at least the next 5 years?
What would make this feel like home to you?

💡 Pro Tip: Create two lists:

“Must-Haves” – The things you absolutely need.
“Nice-to-Haves” – The things that would be great but aren’t deal-breakers.

When the time comes to evaluate homes (especially if you're choosing between a few options), this list will keep us grounded in what matters most to you, not just what’s shiny or trending.

✅ Step 4: Explore Squamish Neighbourhoods

Squamish is made up of diverse communities, each with its own personality. Whether you're craving mountain views, walkability, or space to grow, there’s a spot here with your name on it.

Neighbourhood	Vibe / Description	Who It’s For
Garibaldi Highlands	Established, tree-lined streets, close to top schools and trails	Families, professionals wanting more space
Valleycliffe	Affordable, tight-knit, older homes and apartments, near hospital	First-time buyers, hospital workers, outdoor lovers
Brackendale	Quiet, rural charm, large lots, close to eagle-watching areas	Nature lovers, families, those seeking space
Downtown	Urban energy, walkable to shops, breweries, waterfront trails	Young professionals, creatives, couples
Dentville	Mix of older homes and new infill, walkable to Downtown	Budget-conscious buyers who want a central location
Northyards	Industrial-turned-residential, newer townhomes and condos	First-time buyers, investors, active singles
Brennan Centre	Newer developments, close to rec centre and schools	Families, people wanting low-maintenance living
Tantalus/Garibaldi	Big-box stores nearby, mix of townhomes, condos, and detached homes	Convenience seekers, commuters, downsizers
University Heights	Modern builds, views, newer amenities, near Quest University	Academics, families, buyers wanting modern homes
Crumpit Woods	Higher-end modern homes, forested feel, trail access	Nature-lovers, mountain bikers, those with flexible budgets
Hospital Hill	Quiet and established, beautiful views of the Chief	Long-term locals, buyers who value privacy and views
Cheekye	Rural, peaceful, north of Brackendale	Off-grid enthusiasts, hobby farmers, those seeking quiet

✅ Step 5: Start Viewing Homes

This is the fun part! I’ll set up showings based on your must-have list and help you evaluate each home with a clear, unbiased perspective. You’ll receive a custom portal to track your favourites, compare options, and stay organized.

PRO Tip: Bring a notebook or take notes on your phone at each showing. Trust me, after the third or fourth home, they all start to blend together!

✅ Step 6: Make an Offer

Once we find “the one,” I’ll walk you through the offer process: price, terms, dates, and conditions. My job is to craft a compelling, well-balanced offer that gives you the best chance of success without overpaying or compromising on your needs.

PRO Tip: Don’t let nerves rush the process. We’ll always discuss market value, recent comparable sales, and offer strategy so you feel confident and not pressured.

✅ Step 7: Do Your Due Diligence

Now it’s time to check under the hood. This usually includes:

Home inspection
Reviewing strata documents (if applicable)
Reviewing zoning and potential development
Verifying property disclosures

PRO Tip: Even new homes can have issues. A professional home inspection is a non-negotiable, especially in a mountain town where weather and wear play a big role.

✅ Step 8: Finalize Financing

Once your offer is accepted and the conditions are met, your mortgage broker will submit everything to the lender for final approval. I’ll work closely with them to make sure all timelines are met and nothing gets missed.

PRO Tip: Don’t make any big purchases or change jobs during this time as it can affect your mortgage approval. (Yes, even buying new furniture can be a red flag.)

✅ Step 9: Lawyer Time

Your real estate lawyer or notary will review the contract, prepare the title transfer, and handle the final paperwork. They’ll also confirm your closing costs and ensure the funds are transferred on possession day.

PRO Tip: Choose a lawyer or notary who specializes in real estate. I have a shortlist of experienced professionals who know the local market inside and out.

✅ Step 10: Welcome Home!

It’s possession day! I’ll be there to hand over the keys, do a final walk-through, and celebrate your big milestone. And I won’t disappear! I’m just a call or text away if you need help settling in or finding local recommendations.

PRO Tip: Keep a folder with all your documents, warranties, and contacts (you’ll thank yourself later). And yes, I’ll have a special gift waiting for you when we hand over the keys. 🎁

🎉 That’s it! The full journey—demystified and made human.

Special Programs for First-Time Home Buyers in BC

Government incentives, tax breaks, and savings tools to help you get into your first home faster (and smarter).

One of the most exciting parts of being a first-time buyer in British Columbia is that you’re eligible for some fantastic support programs. These aren’t just little bonuses. They can save you tens of thousands of dollars or help you reach your goal of homeownership sooner.

Let’s walk through each one:

1. First-Time Home Buyers' Program (Property Transfer Tax Exemption)

In BC, when you buy a property, you're usually required to pay a Property Transfer Tax (PTT) and it can be steep. The First-Time Home Buyers' Program helps reduce or eliminate this tax if you're eligible.

How it works:

You may be eligible for a full exemption if the property is priced $500,000 or less.
A partial exemption applies for homes priced up to $525,000.
The property must be your primary residence, and you must live in it within 92 days of purchase.
You must never have owned a home anywhere in the world before.

💡 Savings example: On a $500,000 home, this exemption could save you up to $8,000 in PTT.

2. Home Buyers’ Plan (HBP – RRSP Withdrawal)

This federal program allows you to withdraw up to $35,000 from your RRSPs (Registered Retirement Savings Plans) to put toward your down payment—tax-free.

Key things to know:

You must be a first-time buyer, or not have owned a home in the last 4 years.
The money must have been in your RRSP for at least 90 days before you withdraw it.
You’ll need to repay the amount you withdraw over 15 years (think of it like a loan to yourself).

💡 Couples can each withdraw up to $35,000—for a total of $70,000 toward your first home.

3. First Home Savings Account (FHSA)

This is a newer and very buyer-friendly program introduced in 2023. The FHSA combines the benefits of an RRSP and a TFSA (Tax-Free Savings Account)—but it’s designed specifically for buying your first home.

How it works:

You can contribute up to $8,000 per year, up to a lifetime max of $40,000.
Contributions are tax-deductible, just like an RRSP.
Withdrawals (including growth and interest) are tax-free, as long as they go toward a qualifying home purchase.
You must use the funds within 15 years of opening the account, or by age 71.

💡 It’s an incredible tool for first-time buyers looking to build their down payment tax-free.

4. First-Time Home Buyer Incentive (Shared Equity Program)

This is a federal government program that helps lower your monthly mortgage payments by contributing a portion of your down payment.

What it does:

The government offers:

5% for a resale home
5–10% for a newly constructed home

In exchange, they hold a shared equity stake in your property, which you’ll repay when you sell or after 25 years—whichever comes first.
You must have a household income of $120,000 or less, and your mortgage amount can’t exceed 4x your income.

💡 This program isn’t for everyone, but it can be a real game-changer for buyers struggling with monthly affordability.

5. GST/HST New Housing Rebate

If you’re buying a brand-new home, you may be eligible for a rebate on the 5% federal GST (or part of it).

Eligibility basics:

The home must be your principal residence.
You may qualify for a partial rebate if the home is priced between $350,000 and $450,000.
This rebate is often factored into the builder’s pricing, but not always—so it’s important to check.

💡 If you’re purchasing a pre-sale or new construction, I’ll walk you through how this works in your specific case.

Final Thoughts on Programs

These programs can feel overwhelming at first, but that’s where I come in. I’ll walk you through what you qualify for, connect you with trusted mortgage professionals who can help you apply, and make sure you’re maximizing every dollar available to you.

Because for first-time buyers, every little bit counts. I’m here to help you stretch your budget while protecting your future.

Let’s Chat (or Hike)

Whether you’re just starting to explore the idea of buying, or you’re ready to see homes next weekend... I’m here for it. No pressure, no pushy sales talk. Just honest guidance, local expertise, and a promise to treat your first home purchase like the big deal it is.

604-905-8930
homes@patriciajones.ca
www.patriciajones.ca
IG: @itspatriciajones