Buying a home
Buying a home in the Comox Valley
Whether this is a first purchase, a move up, a posting or a retirement to the Island, Ray makes the process clear, calm and thorough. He has been in your corner in this market since 1991.
The process
How Ray guides you home
Six steps from pre-approval to possession day, with no guesswork. If this is your first purchase, start there. When you are ready to search what is on the market, every active listing in the Valley is on this site, and the full buyer's guide goes deeper on each step below.
Get pre-approved
Before touring homes, sit down with a mortgage specialist to understand your borrowing power and lock a rate for 90 to 120 days. Knowing your budget puts you in a stronger position and shows sellers you are serious. Ray can refer you to local brokers who know Island lenders, and the calculator on this site shows what the monthly payment looks like at each price.
Talk it through with Ray
A no-pressure conversation about what you want, where, and when. Commute to the base or the hospital, room for a suite, walkability, acreage, a view. Ray listens first and builds the search around your answers, whether you are moving here for a posting or already living in the Valley.
Set up listing alerts
New matches by email reach you the morning after they hit the MLS® System, before the weekend open-house crowds. Ray also sends homes he hears about through his network before they list.
Tour the right homes
Ray shows you only homes that actually fit, points out what the photos hide, and checks the permit history before you fall in love. He will tell you when a home is wrong for you.
Make a strong offer
Price, deposit, completion date and subjects (financing, inspection, insurance, strata documents, title). Ray structures offers to protect you and read well to the seller, and negotiates hard on the terms that matter.
Subjects to keys
Inspection, appraisal and document review inside the subject period, then subject removal makes the deal firm. Your lawyer or notary handles the transfer, the Property Transfer Tax is paid at completion, and Ray meets you on possession day with the keys.
What you get
A buyer's agent who has seen it all
Street-level knowledge
Which subdivisions get afternoon sun, where the water table sits, which strata buildings are well run. Ray has sold on nearly every street in the Valley.
Honest advice
If a home is wrong for you, Ray says so. Clients describe him as someone who was always on their side and not just about the sale.
Negotiation
Decades of deals across every kind of market. Price, terms, dates and repairs, negotiated so you come out ahead.
The right people
Inspectors, lawyers, mortgage brokers, septic and well contractors Ray has worked with for years, ready when you need them.
Buyer FAQ
Questions buyers ask Ray
How much do I need for a down payment in BC?
The minimum is 5% on the first $500,000 of the purchase price and 10% on the portion above that, up to the insured-mortgage ceiling. Twenty percent or more avoids mortgage default insurance. Your pre-approval will show you the options that fit your savings.
What closing costs should I budget for?
Property Transfer Tax (use the calculator on this site), legal fees, a home inspection, an appraisal if your lender requires one, title insurance, property tax adjustments and GST on new construction. Ray walks through all of them in the buyer's guide.
Can I change my mind after my offer is accepted?
BC's Home Buyer Rescission Period gives residential buyers three business days after acceptance to cancel for any reason, for a fee of 0.25% of the price. Offers with subjects also give you a defined window to complete your due diligence.
Does it cost me anything to work with Ray as a buyer?
In almost every Comox Valley sale the seller pays the commission for both brokerages, so Ray's representation is at no direct cost to you. Any exception is explained in writing before you sign anything.
I live out of town. Can Ray handle things when I cannot be there?
Yes. Ray manages inspections, contractors and walkthroughs for out-of-town clients and keeps you updated by phone and video. Clients from the Lower Mainland and Alberta have bought with him without setting foot in the Valley until possession day.
Tell Ray what you're looking for
A few details and he will come back with a plan, and usually a few homes worth a look.
Free guides
Guides & Resources
Take what you need. Ray's guides are written for the Comox Valley, with the local costs, timelines and questions that matter here.
Comox Valley Home Buyer's Guide
Everything you need to know about buying in the Comox Valley, from pre-approval to possession day.
Read the guideComox Valley Home Seller's Guide
Ray's approach to pricing, preparation, marketing and negotiating the best possible sale.
Read the guideRelocating to the Comox Valley
Moving here for a posting, a job or a new chapter. What to know about the Valley before you arrive.
Read the guideKeep exploring
Next steps for buyers
- First-time buyersA calm, practical path to a first home
- Relocating to the ValleyMilitary, RCMP and out-of-town moves
- Property Transfer Tax calculatorKnow your closing costs up front
- Mortgage calculatorEstimate a monthly payment
- CommunitiesTwelve places Ray knows street by street
- New this weekFresh to market in the last seven days
Courtenay, Comox, Cumberland, Campbell River
Ready to Make Your Next Move?
Whether you're buying your first home, selling the family house or relocating to the Island, Ray is here for every step. No pressure, just honest, experienced guidance.