BC Realtor Luxury Real Estate Guide: Marketing High-End Homes, Privacy & Ultra-High-Net-Worth Clients (2026)

I want to list for $8.5 million. What kind of marketing do you do?

For a home at this price point, my marketing approach goes well beyond standard MLS placement. I commission professional cinematic videography, architectural photography — day, twilight, and aerial — and a dedicated property website. I also distribute through international luxury portals: Sotheby's network, Mansion Global, and Christie's. And I personally reach out to the agents who are actively working with qualified buyers in this price range before we go public, so we can often generate interest before the first public day.

What does all that cost?

The full marketing program — photography, video, the website, digital advertising, and portal placements — I budget approximately $25,000–$40,000 for a home at this level. This is part of my commitment to the listing. I don't discount the marketing to save costs — the right buyer needs to see this home presented at its absolute best.

I'm on a work permit. Can I buy property in BC?

You may be able to — but we need to verify your eligibility carefully before we proceed. Since January 2023, Canada has had a federal restriction on non-Canadians buying residential property that runs through the end of 2026. Work permit holders can qualify under an exemption if they meet certain criteria — primarily minimum hours worked and tax filed in Canada. The specifics matter, and the rules are detailed enough that I'd want you to confirm eligibility with a real estate lawyer before we start showing you properties.

And if I do qualify, are there extra taxes?

In Metro Vancouver, foreign nationals who are eligible to buy still face the Foreign Buyer Tax — 20% of the purchase price on top of the regular PTT. On a $5M property, that's $1 million in additional tax alone. I always make sure clients know the full cost picture before we start. Let's get your legal eligibility confirmed first, and then we can model the complete cost of acquisition for any property you're interested in.

I don't want my neighbours or the press knowing the house is for sale. Can we keep it private?

Absolutely — and this is actually quite common at this price level. We can market exclusively to qualified buyers through my network and through international luxury portals, without putting it on MLS. No for-sale sign, no public open houses, private showings by appointment only with pre-qualified buyers. I do need you to sign an instruction in our listing agreement confirming that you've chosen not to list on MLS and you understand that limits the pool of buyers — but many luxury sellers prefer exactly this approach.

Does going off-market affect the price?

It can — but at this price point, the buyer pool is small regardless. There are only so many qualified buyers for a $7M home. The real question is whether we can reach them through targeted private channels. In my experience, if the home is priced correctly and marketed to the right audience, off-market doesn't necessarily mean lower price — it means a more curated process.

We want buyers to sign an NDA before they see the property.

That's something we can arrange. For properties with notable architectural features, unique design elements, or sellers who value privacy, an NDA is not unusual. I'll draft a standard non-disclosure agreement that protects the property details and the seller's identity. Every buyer I bring through will be pre-qualified and will sign before entering. I'll also have my photographer, videographer, and stager sign before access.

Can we prevent photos being taken inside?

Yes — we can include a no-photography provision in the NDA and I'll personally accompany every showing to enforce it. I'll be explicit with each buyer's agent before the showing that phones stay in pockets during the tour. Most serious luxury buyers respect this — if someone bristles at the NDA, they're probably not a serious buyer anyway.

Why do you need all this information about me? We're just looking at houses.

I understand it feels like a lot of paperwork. This is a regulatory requirement under Canada's anti-money laundering legislation — all licensed realtors in Canada are required to verify client identity and, for transactions above a certain level, document source of funds. It's the same process your private banker goes through when you move significant funds, or your lawyer when they set up a trust. I'm not questioning your integrity — it's standard compliance for everyone at this level.

What exactly do you need?

For identity: a current government-issued photo ID. For source of funds: a brief explanation of the source — for example, proceeds from the sale of a business, inheritance, or investment account. I don't need bank statements. Just enough for my FINTRAC file to show I asked and documented the answer. The whole process takes about five minutes.

Beyond the purchase price, what does it actually cost to own a $10 million property in Vancouver?

It's an important question and the answer varies significantly depending on your situation. Let me give you the main categories. Property tax on a $10M property in Vancouver is roughly $35,000–$60,000 per year. If you're a Canadian citizen using this as a principal residence, you avoid the Speculation and Vacancy Tax. But if it's a secondary property for a Canadian citizen, SVT adds another $50,000 per year. The Additional School Tax adds roughly $28,000 per year on a $10M property. Maintenance and strata fees or property management typically run 0.5–1% of the value annually, so $50,000–$100,000. Combined, all-in holding costs for a principal residence run $85,000–$160,000 per year before mortgage.

And if I'm a foreign buyer?

Then SVT jumps to 2% per year — that's $200,000 annually on a $10M property — plus the Additional School Tax, plus potentially the Foreign Buyer Tax on purchase. The economics change substantially. I'd want to model this carefully with you before we start looking at specific properties.