Why This Buying Process Matters for American Buyers

Moving from the U.S. to Vancouver is more than a real estate transaction—it means navigating complex cross-border tax, legal, and financing issues while adapting to a new market and lifestyle. Missteps can cost time and significant money.

With over 1,000 transactions, I specialize in helping American buyers cut through this complexity with a clear, no-nonsense process tailored to their unique needs. Expect straightforward advice and expert coordination every step of the way.

Attention: Foreign Buyer Ban In Effect

Plan Ahead By Connecting With Roland

There is currently a ban on foreign buying of residential property in Canada that American buyers should be aware of. The Prohibition on the Purchase of Residential Property by Non-Canadians Act restricts non-Canadians—including U.S. citizens who are not Canadian citizens or permanent residents—from purchasing residential properties in most urban areas until at least January 1, 2027 

You can read more about it here.

Your Step-by-Step Buying Process in Vancouver

Step 1: Clarify Your Goals and Financial Outlook

Start by defining your home needs, lifestyle priorities, and budget considerations. Cross-border currency exchange rates, tax implications, and financing rules impact your buying power differently here.

American Buyer Tip: Understand how U.S.-Canada tax treaties and residency status affect your purchase and investment

Step 2: Secure Mortgage Pre-Approval with Cross-Border Expertise

Not all lenders treat American incomes and credit scores the same. Get connected to mortgage brokers versed in U.S.-to-Canada financing nuances to avoid dead ends.

American Buyer Tip: Virtual pre-approvals are common—start early to firm up your financial readiness before house hunting.

Step 3: Research Neighbourhoods and Property Types That Fit Your Lifestyle

Vancouver’s neighbourhoods vary widely—from urban cores to family-friendly suburbs. Choose areas based on commute times, schools, and cultural amenities that matter to you.

American Buyer Tip: Consider “American Mover Friendly” neighbourhoods with strong U.S. expat communities or lifestyle alignment.

Step 4: Partner With a Local Realtor Who Understands U.S.–Canada Moves (That’s Me)

Remote transactions and relocation require a realtor fluent in your specific challenges. I bring a standardized, repeatable process tuned for American buyers aiming for smooth transitions.

Over 1,000 clients served means fewer surprises, faster closes.

Step 5: Virtual or In-Person Property Tours and Offer Evaluation

Rely on high-quality virtual tours, detailed reports, and local representation to narrow your choices and make informed offers.

American Buyer Tip: Don’t settle for incomplete info—demand thorough disclosures and video walkthroughs.

Step 6: Craft Offers & Negotiate with Legal/Tax Awareness

Canadian offers come with nuances: conditions, timelines, and negotiation norms differ from the U.S. I guide you to craft offers protecting your interests while being competitive.

We collaborate with cross-border tax advisors and legal counsel to optimize each transaction.

Step 7: Complete Due Diligence & Closing

Home inspections, title verification, tax paperwork, insurance—closing steps demand coordination across borders. Timing and paperwork accuracy are key to avoid delays.

American Buyer Tip: I work with your representatives remotely to keep things on track.

Step 8: Plan Your Move & Settle Into Vancouver

After closing, leverage trusted movers, utility setup assistance, and newcomer resource guides to make your first month in Vancouver as smooth as possible.

Download the “U.S. Mover’s Map: Your First 30 Days in Vancouver” checklist.

Overlay divider enabled. Exit edit mode to view.
Overlay divider set to: Default Waves Shape and will be aligned to the: Bottom of the Above block

Frequently Asked Questions From American Home Buyers Moving To Vancouver Canada

Can Americans Get Mortgages in Canada?

Yes, American buyers can secure mortgages for properties in Vancouver, but Canadian lenders typically require detailed documentation of U.S. income, credit history, and assets. Down payments are usually higher—often at least 35%—due to the cross-border risk. Banks like RBC, TD Canada Trust, and BMO have specialized mortgage services catering to U.S. buyers, and working with mortgage brokers experienced in cross-border financing can simplify the process.

How Do Cross-Border Taxes Affect Home Ownership in Vancouver?

Owning property in Vancouver as a U.S. citizen involves navigating both Canadian taxes—like the 20% Foreign Buyer’s Tax in Metro Vancouver—and U.S. tax obligations due to global income reporting. Bilateral tax treaties between Canada and the U.S. help prevent double taxation, but it’s essential to consult a tax professional familiar with cross-border property ownership early on. Resources like the Canada Revenue Agency (CRA) website and U.S. IRS guidelines provide useful information for tax planning.

Which Vancouver Neighborhoods Do American Buyers Prefer?

Many American buyers are drawn to neighbourhoods that offer a community feel and lifestyle similar to U.S. cities. Kitsilano, known for its beaches and laid-back vibe, and parts of North Vancouver for outdoor activities and great schools are top picks. These areas offer excellent access to parks like Pacific Spirit Regional Park and local amenities that align with American lifestyle preferences.

What Common Pitfalls Should U.S. Buyers Watch For?

Common challenges include underestimating the complexity of Canadian legal processes, misjudging the impact of foreign buyer taxes and currency fluctuations, and not securing financing before house hunting. Also, Americans should be aware that property insurance and closing cost structures differ from the U.S. Consulting local real estate agents and lawyers, like those registered with the Vancouver Bar Association, helps avoid surprises.

Is Currency Exchange a Concern When Buying Property in Vancouver?

Yes, currency exchange rates between USD and CAD can significantly impact your buying power and overall costs. Many American buyers use foreign exchange services that offer better rates than banks, such as KnightsbridgeFX or OFX, to transfer large sums securely and cost-effectively. Planning for currency fluctuations early in the process can save thousands.

Do American Buyers Need to Pay the Foreign Buyer’s Tax?

Yes, as non-residents, American buyers are generally subject to the 20% Foreign Buyer’s Tax in Metro Vancouver, payable upon purchase. However, it's also crucial to be aware of the current ban on foreign buying of residential property in Canada, which restricts non-Canadians (including most U.S. citizens) from purchasing residential properties in many urban areas until at least January 1, 2027. Certain exemptions may apply. Check the latest updates on the BC government website regarding the Foreign Buyer’s Tax and consult with a real estate professional to understand how the foreign buyer ban may impact your specific situation.

Ultimate Relocation Guide

THE ULTIMATE RELOCATION GUIDE TO VANCOUVER

Get Your Free Copy Today

Move To Vancouver Canada put together the ultimate relocation guide to Vancouver BC so you don't miss out on anything you need to know. 

Get the guide today. Download now for free.

Client success story

Mark & Sarah T., Seattle

Roland made our move from Seattle flawless — expert advice on taxes, financing, and the market saved us weeks of headaches." 

Ready to Make Your Vancouver Move Easy?

Stop guessing. Work with the only realtor who knows the U.S.-to-Canada process inside out and has helped 1,000+ buyers just like you.

Overlay divider enabled. Exit edit mode to view.
Overlay divider set to: arrow and will be aligned to the: Bottom of the Above block

Related Resources

Cross-Border Buying Process Explained

Neighbourhood Guides

Moving Checklist & Timeline

External Links for Your Convenience

Foreign Buyer Ban In Effect

US IRS - Tax Considerations for Canadians & Americans Abroad

Real Estate Board Stats

Resources & Tools

Download the cost of living calculator tool in order to determine your affordability in Vancouver. It's 100% FREE to use, so go ahead, click below to get it.