the-best-week-to-buy-a-home-in-2025-is-comingand-you-could-save-over-$15,000
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The Best Week to Buy a Home in 2025 Is Coming and You Could Save Over $15,000

ByStan S.

HOME BUYERS – To get the best exclusive listings visit www.vreg.ca and go to “EXCLUSIVE DEALS”

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Key Takeaways

  • The week of October 20-27, 2025, is projected as the best time to buy a home.
  • There will be higher inventory, reduced competition, lower prices nationwide, and more room to negotiate.
  • Listings are expected to rise up to 32.6% compared to early in the year.

If you’ve been waiting for the perfect time to buy a home, Realtor.com has some good news. According to its 2025 Best Time to Buy Report, one week in October offers a rare combination of favorable market conditions, making it the year’s prime window for home shoppers.

During this week, buyers can expect more options, lower prices, and less competition: a trifecta of home-buying gold. For those ready to start the search, read on to learn about significant savings and less stress.

More Homes, More Choices

One of the biggest advantages of shopping during the week of October 20-27 is the inventory. Active listings are projected to be up to 32.6% higher than at the start of the year, offering buyers a wider selection of homes. This increase in listings means more chances to find the right home for your budget and lifestyle.

Many markets also see fresh listings continuing to appear, even as the fall season progresses. Across the nation’s 50 largest metro areas, buyers can typically find about 15% more new listings than earlier in the year. This steady stream of options ensures there’s still variety for mid-October house hunters.

Less Competition

Another reason mid-October is ideal is lower buyer activity. Realtor.com projects competition to be 30.6% lower than the peak season, giving buyers breathing room to make decisions without the pressure of bidding wars. Homes are also staying on the market about two weeks longer compared to summer, providing additional negotiating power.

In markets aligned with the national timing, buyers can expect even larger benefits. For example, in Vancouver, active listings are 20–30% higher than last year, while competition drops by 30–40%. These trends allow buyers to approach negotiations from a position of strength.

Potential Savings Are Real

Lower prices are a key incentive for October buyers. On a national level, listing prices during this week are estimated to be 3.4% below seasonal peaks, translating to average savings of more than $15,000 on a median-priced home. Some markets offer even larger discounts, with certain metro areas seeing prices 6–10% below peak levels.

Price reductions are also common during this period. Historically, about 5.5% of homes experience cuts, giving buyers an added chance to secure a deal. Between more inventory, fewer competing offers, and potential price savings, mid-October provides a rare buyer-friendly environment.

Negotiation Tips When Competition Is Lower

With inventory higher than it has been in years, competition easing, and potential savings reaching into the tens of thousands, the week of October 20-27 offers a rare opportunity in a historically tight market.

Buyers can use this calmer environment to their advantage, whether that means negotiating for repairs, requesting seller-paid closing costs, or asking for a more flexible closing timeline. Even making a slightly lower offer may be more viable when sellers know there are fewer competing bids. For homebuyers ready to act, mid-October may be the best time to make a move in 2025.

Checking local trends is essential for timing your offer in the most advantageous window.

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    Home Exterior Mistakes That Designers Want You to Quit Making

    ByStan S.

    Credit: KIM CORNELISON / Design: Lucy Penfield The exterior of your home is a billboard. It tells the world about you, your personal style, and what you value. So, of course, you want to get it right. Yet great-looking exteriors are made up of so many elements—architectural style, color palette, lighting, landscaping—that it’s easy for one or more to be off without even realizing it. Here, design pros share their pet peeves about home exteriors in order to help you identify and fix what is keeping your house from looking its best. 1. Going Too Small with Light Fixtures “The number one problem—and I don’t even have to think about it—is the lights being the wrong scale for the house,” says designer Hanna Shiplett of Eden + Gray Design Build. Because many houses have prominent garage doors on the front facade, the lights flanking them need to be large enough to balance them. Shiplett recommends fixtures that are at least 12 inches tall. For a more modern fixture that hugs the wall tightly, go as large as 20 inches. The good news is that lighting is one of the easiest exterior problems to remedy by installing new fixtures. “You have to start with where your lights are already roughed in because if you have brick or stone, it’s difficult to change that,” Shiplett says. Make sure the larger fixture doesn’t end up too low or sticking out too much based on where it needs to connect to the electrical wiring. 2. Using Too Many Materials Architect Todd Hotchkiss always cringes when he sees a house where too many different building materials and surfaces have been used, and in a way that’s not realistic. “Materialitis” is his term for this common problem. “I see a lot of people try to put brick or stone on their house without any care as to whether it looks like masonry material,” he says. Instead of being used solely as decoration, a material should look like it’s part of the construction of the house, even if it’s not. “It should look like if the house burned down, the only thing that would be left would be the stone,” he says. One of his tricks for achieving that illusion is to extend brick several inches around a corner to give the impression of a solid brick wall when it’s really just a surface covering. Interior designer Amanda Reynal also stresses the importance of using building materials thoughtfully, which often means using fewer and repeating them. “Sometimes we get into trouble when we just use a material once and we don’t use it in a big way,” she says. “We just use it as an accent, then we don’t repeat it anywhere else. And then it just feels sort of out of left field instead of intentional.” 3. Not Highlighting Your Front Door If you’re not making your front door into a wow moment, you’re missing an opportunity. “Do a really cool finish on that front door, something that introduces your personality and the personality of the house,” Shiplett says. That might mean a heavy-duty old-school wooden door with a stained finish or a high-gloss paint color that stands out from the street. “Painting your front door and changing the color is just not that big of a deal. It’s not that much money, and it can have a really great impact,” she says. If it’s in your budget and space constraints, you might want to consider replacing your door with a larger one. In her remodeling practice, Shiplett is seeing clients swap out single doors with sidelites for double doors. “There is usually just enough space,” she says. Related 4. Getting the Scale of Your Landscaping Wrong “A lot of times we forget to acknowledge the scale of our landscaping in comparison to the house,” Reynal says. “Sometimes it’s too big. There could be some big, beautiful trees in front of a house, but they block the house and don’t frame the elevation well,” she says. “It can be overwhelming for the exterior of the home.” Landscape elements that are too small are just as problematic. “Too many small flowers and plants in front of a house can sort of trivialize the architecture and make it look a little bit too sweet,” Reynal says. “It’s appropriate for a small Nantucket or Cape Cod cottage, but often a bigger house needs appropriate landscaping and shrubbery to complement that and not become too many broken-up little areas of landscaping.” 5. Overlooking the Path to the House “The other thing I wish people would do more often is try to enhance the inside-outside transition,” Hotchkiss says. “You have to use the space between the street and the house in a way that draws you into the house. Try to think of your front yard as a series of spaces.” Define those spaces with pergolas, pathways, trees, and plantings. “Give yourself and your guests an in-between space so that they can shed all the stress of travel and get ready to enter the house,” he says. “That’s why I always love porches.” 6. Ignoring Your Existing Architecture “I think sometimes we try and reinvent exteriors instead of working with what we’re given, and we make it more difficult than it needs to be,” Reynal says. “If you live in a Colonial house, for example, look at what a classic center

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    The Truth About Real Estate in the News

    ByStan S.

    Myth #2: Put Less Than 20% Down So Banks Will Give You Better Rates Some mortgage brokers and lenders have perpetrated an enormous lie. They have suggested that if buyers purposefully use a smaller-than-average down payment and pay for CMHC mortgage insurance (which is mandatory for down payments under 20%), banks will perceive these loans as “safer” and offer these buyers a much lower interest rate on larger loan-to-value ratios. This is wrong. Banks are not solely looking at down payment sizes to determine the lending rate they will offer you. They look at your income, credit history, and debt-to-income ratio, getting a comprehensive view of your financial status and ability to repay your loan over time. Any “risk” they face of you being unable to pay your loan is offset by the home value itself, not by CMHC insurance. If you don’t pay your mortgage, they have the right to sell your property under a power of sale and recoup their losses. In this way, the bank is always protected from default risk. If you do not need to pay for CMHC insurance, avoid it because it will add to your monthly costs and provide no additional benefit to you. You can do the math: if you were to put less than 20% down, you would have to pay CMCH insurance, which ranges from 0.60% to 4.5% plus tax, which adds thousands of dollars to your housing costs. The only reason someone would push you to put less than 20% down when you have the funds to put 20% down is that they are getting some sort of benefit from it, not you. Mortgage brokers are paid based on the loan size you sign up for, so if you request a 90% loan instead of an 80% loan on a $500,000 property, they will get paid more. The lender, too, will gain more over time as you pay them more interest on your larger loan. Despite this misinformation controversy, the CMHC does offer a great program to help buyers who have less than a 20% down payment break into the market earlier. However, you should use it with a full understanding of the long-term costs. Ultimately, if you have more money to put down, you should definitely do it instead of paying extra fees like CMHC insurance. However, there is one important exception to note. You can get lower rates for investing in multifamily homes (with 5 units or more) that are insured by the CMHC. Typically, for buildings with more than 5 units, you would need a commercial mortgage and a larger down payment, like 25% down, but the CMHC offers preferred rates for eligible multifamily home projects. One specific program, the CMHC MLI Select Program, allows you to receive a lower interest rate than regular residential and commercial rates with less money down while still giving you the power of leverage. This program is available to help build the type of multifamily housing Canada needs the most: affordable rentals, student housing, and retirement housing. The CMHC MLI Select Program allows you to invest in multifamily buildings with only 5% down and offers extended amortizations for up to 50 years and reduced interest rates.

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    What Is That Burning Smell from the Furnace? How to Prevent Unpleasant Odors

    ByStan S.

    As temperatures start to drop, homeowners make the switch to heating to ensure the home remains comfortable. However, the warm air can often be accompanied by a burning smell that quickly permeates your space. However, there are ways to prevent this odor in the first place and other methods for handling unfamiliar odors, like a musty or electrical burning smell. Use this guide to discover how to prevent the furnace smell when you turn it on for the season, other mysterious furnace smells you might encounter, and when to call a professional. Why Does the Furnace Smell When You First Turn it On? In most cases, when a furnace smells after being turned on for the first time in the season, there’s no need to worry. The smell of burning dust should fade quickly. But, if the smell persists or you notice a different smell from the furnace, it could be due to a serious issue with the HVAC system. Consider these common reasons why the furnace may smell when you first turn it on. Burning dust smells are relatively common when first turning on the furnace for the season. This is typically due to a buildup of dust on the burners, heat exchanger, air ducts, and other heating unit components. Generally, this odor will fade quickly as the thin layer of dust is burned away. Musty odors coming from the furnace usually indicate that there is mold or mildew trapped inside the HVAC system. It may be in the heating unit, the ductwork, the furnace filter, or even the humidifier pad. Electrical burning smells are not normal and should be addressed as soon as possible. Sometimes the smell is due to a foreign object stuck in the ductwork or vents of the HVAC system, but on other occasions, this smell may be due to burned or frayed wiring, or can also be a result of the furnace overheating. Rotten egg scents produced by the furnace are a sign of a gas leak. Since natural gas is odorless, the gas companies add a sulfur-based chemical to give off the distinct odor of rotten eggs as a way of warning homeowners that there is gas in the vicinity. Gas is flammable, putting the home at risk of a fire or an explosion, and it’s also harmful if inhaled, so you should vacate the home immediately. Smoke smells can occur if the exhaust vent is blocked, forcing the combustion exhaust from the furnace to escape into the home. This smell may also be a result of flammable material inside the ductwork, near heating vents, or too close to the furnace. Animal odors are often due to pets. Pet hair and dander are taken into the ducts through the cold air return, where they will remain in the ducts. Every time the furnace turns on, it recirculates pet hair and smells, until you have your ducts professionally cleaned. It’s also not unheard of for a pest to enter the ductwork of the home, where droppings and hair will produce a foul odor when the furnace is turned on. Oil smells can indicate that the filter on the furnace is clogged. This is typically due to a problem with the filter, which can be easily resolved by an experienced DIYer or a professional HVAC tech. Sewage stenches are powerful and off-putting, but can also help identify when there is a problem with the home sewage system. If the furnace starts to smell like sewage when it is first turned on then there may be a broken wastewater line or an open sewer line nearby that will need to be located and repaired. Chemical smells from the furnace should not be ignored. This could indicate that the heat exchanger is broken or not operating properly, which may lead to the release of odorless, invisible carbon monoxide gas; a known risk of gas-based heating systems. How to Prevent the Furnace Smell When You Turn It On Burning Dust Smell While the burning dust smell that comes from the furnace when it is first turned on is relatively harmless, that doesn’t mean you need to just deal with it each year. Instead, you can have the furnace and evaporator coil cleaned by a professional before the cold season begins. DIYers with enough experience and confidence can clean the evaporator coil in a furnace on their own by turning off the furnace, removing the access panel, then gently cleaning the coil with a soft cloth or brush, while being careful to avoid damaging the fins. Wipe down the condensate pan and the surrounding areas, then replace the panel and turn the furnace back on. You should also take this opportunity to replace the air filter, where dust might be trapped from the previous season. If the burning dust smell persists, then it’s recommended to turn off the furnace and contact an HVAC professional to inspect and repair the HVAC system. Musty Odors Musty odors are typically produced by mold and mildew. In some cases, the mold or mildew is attached to dust or other debris, so it burns off relatively quickly, but if the musty odor doesn’t go away, then you should start by replacing or cleaning the air filters. Similarly, you can replace or wash the humidifier pad using a solution of water and vinegar to kill any mold or mildew. However, if the musty odor still

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    7 Things in Your Garage You Should Never Throw Away

    ByStan S.

    If decluttering the garage is one of your house projects to tackle this season, there are a few things you should think twice about tossing. The garage often becomes a dumping ground for leftover building materials, old paint, and items that no longer work, but you don’t necessarily want to get rid of. These things can take up valuable storage room, so a seasonal garage declutter is always a good idea. As you take inventory of the space, consider this list of items you shouldn’t throw away. It includes items that need to be disposed of in a specific way because they are considered hazardous waste, as well as things you could need down the road and would regret getting rid of. 1. Leftover Paint If there are half-empty cans of leftover paint sitting on your garage shelves, avoid throwing them in the trash. Oil-based paints are flammable and can pose a serious environmental risk and fire hazard. Any cans of leftover oil-based paint, solvents, and thinners are considered hazardous waste and need to be disposed of safely. Check your town’s guidelines for hazardous waste disposal—some municipalities have a designated drop-off location for these items while others collect them periodically throughout the year. 2. Materials from Home Improvement Projects It’s tempting to throw out leftover materials once you’re done with a home improvement project, especially if they are cluttering your garage. Whether it’s extra quarter-rounds or leftover floorboards, avoid throwing building materials away as you may need them down the road if something needs to be replaced or repaired. This is especially important if the materials are not standard size and can’t easily be repurchased, if they have been discontinued, or if you had them custom made. 3. Gasoline Cans For maximum safety, gasoline cans should not be stored in a garage that is attached to your home given their flammability. If you have extra containers of gasoline in a detached garage that are old and taking up valuable storage space, don’t just throw them in the garbage can. Because gasoline can easily catch on fire inside your trash can or once it’s in the garbage truck, safe disposal is essential. Drop gasoline cans off at your local hazardous waste collection site, at a recycling center if they accept them, or your local fire station. x 4. Infrequently Used Tools The best solution for a cluttered garage isn’t always to toss everything that’s not used frequently, sometimes it’s just implementing a better organizational system. You may want to throw away tools and garden equipment you don’t use frequently, however chances are you will need to repurchase the tool once you need it again. Instead of throwing these items away, store them on a high shelf or other out-of-the-way location in the garage so they are not taking up prime real estate but remain accessible when needed. 5. Sentimental Items If you have boxes of sentimental items in the garage, don’t throw them out because you may regret it later. Instead, figure out the best way to store the meaningful items so they don’t take up excessive room and are safe from weather-related damage. If your garage is not temperature regulated, transfer sentimental things like photos, old letters, and textiles into plastic tubs or airtight storage bags instead of keeping them in cardboard boxes. This will help prevent moisture-related damage as well as keep pests and odors away. 6. Old Electronics The garage often becomes a dumping ground for old electronics that no longer work. Whether it’s a VCR you haven’t used in decades or a bag of old remote controls, these items waste valuable storage space, but shouldn’t be thrown in the garbage can. Because of their internal mechanisms and batteries that they use, electronics can be flammable and should be disposed of safely. Do a walkthrough of your garage and collect all unused electronics that need to be discarded, then check your local guidelines for safely getting rid of them at a recycling site or other collection center. 7.Light Bulbs Old and extra light bulbs seem to always end up in a box on a garage shelf, wasting storage space that could be used for other items. Before you go ahead and throw them away however, check to see what type of light bulbs they are. If they are fluorescent bulbs or any type of light bulb that contains mercury, they should not be thrown in the garbage can. Not only can they break and the shattered glass cause damage, the mercury content, however small, can be harmful to humans and the environment.

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    8 Patio Furniture Trends Designers Swear by for an Outdoor Escape

    ByStan S.

    Your outdoor space is a part of your home—and it deserves just as much thought and personality as your interiors. “Since the days of COVID, we’ve leaned heavily into outdoor living, and it’s changed the way we decorate our exteriors,” says home style expert Ursula Carmona. To help you bring the same level of intention and style to your backyard, patio, balcony, or porch, we tapped interior designers and experts at leading patio furniture brands. Read on for the patio furniture trends they’re seeing in 2025—and how to bring them to life in your space. Ursula Carmona is a content creator and home style expert. Sandra Smith-Fitzgerald is the senior vice president of merchandising at Frontgate, a home and garden retailer. Lindsay Schleis is a design expert and vice president of business development at POLYWOOD, an outdoor furniture brand. 1. Room Vignettes Think of your outdoor area as a true extension of your home—one with defined zones for how you actually live. “Start by considering the ‘rooms’ you wish to define and how you envision living within these spaces,” says Sandra Smith-Fitzgerald, senior vice president of merchandising at Frontgate. “Will it be a retreat? A place to host gatherings? Or an intimate spot for friends? Integral to outdoor living is the creation of distinct areas—like an outdoor living room, dining zone, relaxing retreat by the pool, or an outdoor kitchen for a complete alfresco dining experience.” Once the layout is in place, add layers of decor. “Don’t be afraid to bring the indoors out—cozy seating, layered textiles, styled vignettes,” says Carmona. 2. Elevate Small Spaces A sprawling patio isn’t a prerequisite for great outdoor design. A small balcony or backyard can shine with the right pieces. “We’re seeing a heightened demand for furniture solutions tailored to small or uniquely shaped living spaces,” says Lindsay Schleis, design expert and vice president of business development at POLYWOOD. “Limited square footage doesn’t have to equate to limited style. Consumers are getting creative to transform a tucked-away corner into a cozy nook with a deep-seated chair or find the perfect dining set to fit their balcony.” Finish the look with layered lighting, potted plants, and textured cushions to maximize comfort and visual interest. Related Credit: Rett Peek  3. Blend Modern with Traditional Modern design isn’t going anywhere—but now, it’s being softened with timeless touches. “New traditional style is about crafting a space that seamlessly bridges classic and modern aesthetics,” says Smith-Fitzgerald. “This results in an environment that is both comfortable and sophisticated, inviting yet cohesive, and—at its core—truly timeless.” Classics like Adirondack and rocking chairs remain evergreen staples, but when paired with streamlined forms and modern materials, they feel fresh and updated. “Blend classic silhouettes and colors with modern ones in furniture or accent pieces,” says Smith-Fitzgerald. “Then add layers of textiles, such as patterns and solids in rugs and pillows to infuse texture, comfort, and a dash of personality.” 4. Extend Patio Season with All-Weather Furniture Summer may be the official patio season for those who live in colder climates, but thanks to all-season furniture, patios and porches are becoming year-round destinations. “Our patios and porches are getting just as much love as our living rooms, which means durability and performance materials are a must,” Carmona says. Schleis is seeing the same: “Homeowners are extending their living spaces outside, where they can host friends and entertain at any time of year,” she says. “For that reason, all-weather dining, lounge, and fire pit table sets continue to grow in popularity.” 5. Design a Kid-Friendly Outdoor Space Outdoor design isn’t just for adults anymore. As more families invest in their exterior spaces, we’re seeing a rise in furniture collections made just for kids. “We launched our kids collection last year and it’s been met with enthusiasm,” Schleis says. “Parents are clearly eager to create comfortable and stylish outdoor areas specifically for their children, mirroring the adult spaces they’ve created.” Credit: Victoria Pearson 6. Infuse Nature into the Aesthetic Designers are embracing earthy tones and organic textures to help outdoor spaces feel grounded and serene. “Nature-inspired palettes and textures bring a sense of calm and relaxation to our busy lives,” says Schleis. “All shades of browns and natural, warm tones allow your furniture to both blend in with the environment while making a statement.” Look for woven accents, wood finishes, and stone-inspired materials that enhance the natural vibe. 7. Go Bold With Art Deco Decor The bold glamour of Art Deco is making a comeback—yes, even outside. Characterized by clean symmetry, curved forms, and metal materials, this iconic design style brings sophistication to patios and porches. “To incorporate Art Deco outdoors, opt for designs that provide a sleek foundation with refined details,” says Smith-Fitzgerald. “Introduce geometric patterns and colors through pillows and rugs and accentuate the area with brass items like lanterns and statuary for understated elegance.” Carmona has seen jewel tones trending both indoors and outdoors. To amp up the color when you’re entertaining, try emerald green cushions, sapphire blue rugs, or ruby red tableware. Credit: David Tsay 8. Play with Patterns Patterns are having a moment outdoors—from florals and stripes to geometric and global-inspired prints. “Seasonal motifs can complement any patio style, infusing fun and personality into your design,” says Smith-Fitzgerald, who says the key to adding pattern without overwhelming your space is balance. “Let these elements shine as focal points, ensuring they don’t

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