Buying in Howe Sound: what to know before you buy
Knowledge of Howe Sound and Other Islands
Buying in Howe Sound and the surrounding islands is different from buying in the city. Access, docks, water and septic, power, shoreline/foreshore issues, and permitting can all materially affect value and timelines, and those details often don’t show up clearly in listing photos.
Much of Howe Sound falls under the Islands Trust, which comes with area-specific zoning and bylaws. Those rules can shape what you can build, renovate, or add, and they’re worth understanding early—especially if you’re buying with future plans in mind.
I work most often on Gambier and Keats, and I’m also familiar with the Southern Gulf Islands, Indian Arm, the Discovery Islands, Desolation Sound, and Jervis Inlet. If your search area is still evolving, I can help you compare options and make decisions based on practical realities, not assumptions.
Property Values
I present the facts on what the market is doing and the practical pros and cons of the property you’re considering.
Knowing whether an island property is overpriced can be tricky. Beyond broader market conditions, island-specific factors can move value significantly, and there are often fewer comparable sales to rely on.
In this area, BC Assessment is often inaccurate. It can be a useful general reference, but it does not reliably reflect what actually drives value here—things like access, the state of water and septic, power availability, dock potential, shoreline/foreshore characteristics, exposure, and overall usability. I focus instead on comparable sales and the property’s practical realities.
Off Market Listings
There are a great deal of off market listings in Howe Sound. I’m quite familiar with much of this non-MLS inventory. Contact me to learn about more of the various options.
Cooperation With Your Trusted Agent
Island purchases come with unique challenges that many agents may not be fully familiar with. You may already have a primary agent for your Vancouver-based needs, though many Vancouver agents have never stepped foot on Gambier or Keats Island (let alone less populated islands). I am always happy to work alongside an agent you trust and together find your dream property.*
*This is not meant to induce a breach in an existing buyer’s contract.
Represented vs. Unrepresented
You can buy with your own representation or choose to go unrepresented. In most cases, having an agent on your side is the safer move—especially with islands, access, water, septic, and title details that don’t show up in a listing.
Quick Communication
Island deals move fast when weather and schedules line up. I respond quickly, keep everyone in the loop, and make sure you’re not waiting on basic answers when we need to act.
Knowledge of Off-Grid Living
Most buyers know little about off-grid living, and it's imperative to learn what to expect. Compound this lack of knowledge by the fact that many other Vancouver based agents also know little or nothing about off-grid living. My accumulated knowledge of solar panels, drilled-wells, septic-fields, docks, riparian rights, and island building all come in very handy. Before you hire another agent, make sure they know about off-grid living and have a general idea of costs associated with being on an island and building.
Anvil Island
Negotiation
Negotiation matters most when the property has unanswered questions (access, systems, permits, condition). My job is to protect your downside, keep leverage where we have it, and make sure you understand what you’re agreeing to before you’re committed.
I’ve been negotiating for a long time. Before real estate, I spent three years in automotive sales, then five years running a business-plan practice where contracts, scope, and timelines were part of every project. That carries over directly to purchase negotiations: price and deposit, subjects and timelines, repair items, inclusions, and access logistics—especially when new information shows up during due diligence.