The Garbutt + Dumas Real Estate Podcast

Hosted by James Garbutt and Denny Dumas

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100

Latest episode

Jun 2026

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About the show

Hosted by James Garbutt and Denny Dumas, co-founders of the Garbutt + Dumas Real Estate Team with Oakwyn Realty. Since 2008, they have helped thousands of clients buy and sell real estate, with well over $1.5 billion in sales. This podcast covers what's happening in Greater Vancouver real estate, with a focus on New Westminster, Burnaby, North Vancouver, Port Moody, Coquitlam, Vancouver, and surrounding communities. Market updates, buying and selling advice, investment, development, neighbourhood trends, and practical real estate insight. The Garbutt + Dumas Real Estate Team Oakwyn Realty Ltd.

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60 recent

June 11, 202618 min

Selling a Home in a Buyer's Market: What to Expect in 2026

Today's buyers have more options, more leverage, and higher expectations than they've had in years. Learn what that means for homeowners planning to list their property in 2026 and how to position your home for a successful sale. James and Denny share what they're seeing firsthand as Vancouver sellers adapt to a market where buyers have more choice and negotiating power. In this episode, they discuss what to expect when listing your home in 2026 and the strategies that are helping homes stand out. This episode will focus on the current buyer's market and how sellers can prepare, renegotiations happening often, offers falling apart, accepting prices under listing, buyers reaching for extra items, the importance of inspections, and unpermitted renovations. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

May 27, 20261 hr 1 min

Market Update: Slow Sales, Cautious Buyers & the Investment Property Pullback

The Vancouver real estate market continues to feel slow, with cautious buyers, hesitant sellers, and very little appetite for investment properties. This episode also looks at some of the more recent political decisions and what it could mean for housing, development, and confidence across the Lower Mainland. James and Denny share their on-the-ground take on a slow Vancouver real estate market, where buyers are hesitant, sellers are frustrated, and investment properties are getting harder to justify. They also dig into the Richmond Cowichan decision and how it may affect confidence, development, and the conversations they're having with clients right now. This episode will focus on current housing statistics and news, showing what's really going on in New West, Tri-Cities, East Van, North Van, Burnaby, Maple Ridge, Surrey and Downtown Vancouver. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

February 19, 202625 min

Renovating to Sell in Vancouver: What Buyers Want Now

In today's Vancouver real estate market, strategic renovations can make the difference between sitting on the market and selling with confidence. This episode breaks down how sellers should approach upgrades, pricing, and preparation to maximize value without over-improving in a shifting market. James and Denny break down the renovation do's and don'ts that actually matter when getting your home ready for sale, drawing from their on-the-ground experience with buyers and sellers across Vancouver. They share where to spend, where to save, and the common mistakes that can cost you thousands in today's market. This episode will focus on how to get the most out of renovating before selling, how to prepare the home for a sale, taking advantage of spring and fall markets, decluttering and simple preparations. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

January 29, 202649 min

Market Update: BoC Holds Rates - But Real Estate Is Still Stuck

Rates are on hold, but the market isn't moving. We unpack why 2025 was one of the slowest years for Vancouver real estate and what this stalemate means for 2026. James and Denny share what they're seeing as Vancouver realtors in a stalled market. With rates on hold and sales at 2025 lows, they break down what's actually happening at showings. This episode will focus on the BoC rate Hold, 2025 having the lowest number of sales in a long time, rents keep coming down, investor struggles, fixed or variable mortgages, people are still looking to make moves, and future market predictions. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel. Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

December 4, 202523 min

The Landlord Dilemma: The Harsh Reality for Vancouver Investors

Being a landlord in Vancouver has never been more challenging. With rising operating costs, tightening regulations, and softening rental returns, many investors are questioning whether holding residential property still makes financial sense in today's market. What was once considered a safe, long-term wealth strategy now comes with more uncertainty, more risks, and fewer rewards. James and Denny break down the current landlord dilemma from the front lines of Vancouver real estate. They also explore what the future could look like—and whether being a landlord in Vancouver can still be worth it. This episode will focus on being a landlord in today's current real estate market, being impossible to be cash flow positive, developers struggling and less homes being built, when tenanted properties sell, very few people take over the tenancies, investors not buying, wrongful evictions and future predictions. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel. Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

October 30, 202535 min

Market Update: Vancouver Buyers Wake Up to a Rate Cut — But Are Prices Following?

The Bank of Canada's latest rate cut has buyers hopeful, but the Vancouver market tells a different story. Despite lower borrowing costs, inventory continues to climb, and many homes are still sitting as we move deeper into a true buyer's market. James and Denny share what they're seeing firsthand as realtors in today's shifting market — listings sitting longer, price reductions becoming common, and buyers taking their time. They discuss how this new phase is changing strategies for both buyers and sellers as confidence slowly rebuilds after the BoC's latest rate cut. This episode will focus on the most recent BoC rate cut, how lower rates are (and aren't) impacting buyer activity in Vancouver and surrounding areas, rising inventory levels, buyer and seller psychology, and market outlook for the next few months. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

October 16, 202535 min

The Truth About Depreciation Reports: Are Stratas Ready for Big Repairs?

Depreciation reports are one of the most important — and misunderstood — tools in strata real estate. These reports reveal the true condition of a building, outline upcoming repair costs, and can significantly influence a property's value and long-term investment potential. James and Denny break down how depreciation reports influence strata health, budgeting, and property values, helping buyers and owners understand the real story behind the numbers. This episode will focus on depreciation reports and why they're required in B.C., how often depreciation reports should be updated, the connection between depreciation reports and strata fees or special levies, common red flags to look for in aging buildings and a call back to episode 40 on depreciation reports. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

September 28, 20251 hr 24 min

Market Update September: BoC Cuts Rates, But Vancouver Housing Stays Cold

The Bank of Canada's 0.25% rate cut has done little to heat up Vancouver's sluggish real estate market, leaving buyers and sellers cautious in an increasingly volatile environment. Developers are feeling the squeeze as high costs, weak demand, and policy shifts make it harder than ever to bring projects to life. James and Denny talk about supporting clients as they adapt to the realities of a slower housing market, sharing insights on shifting buyer expectations, seller strategies, and how to stay prepared in today's uncertain landscape. This episode will focus on the BoC rate cut, the realities of a slower market, fixed rate changes as bonds go down, the uncertainty of everything, very low sales volumes, and selling stats covering Burnaby, Coquitlam, New West, East Van and North Van. Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

July 17, 202525 min

Condo Crunch: High Inventory Levels and Resale Opportunities

A swell of condo inventory is reshaping the resale landscape, giving buyers unprecedented choice and bargaining power. We'll unpack where the numbers sit now and spotlight the savvy moves that can turn this surplus into opportunity. James and Denny share how they're approaching the condo market's high-inventory landscape with both buyers and sellers, unpacking the tactics that help clients stand out and capitalize on surplus supply. This episode will focus on the current condo resale market in Vancouver, high levels of inventory, conversations with buyers and sellers, the New West condo market, sales ratios, and the difficulty in selling. Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca

June 26, 202528 min

Buyer Hopes, Seller Nerves: Difficult Conversations With Both Sides of the Deal

The shifting buyers' market is rewriting Vancouver real estate playbooks, demanding frank conversations that sometimes include tough truths on pricing and timelines. This episode unpacks how to deliver bad news gracefully while setting rock-solid expectations that keep both buyers and sellers confident and on track. James and Denny share real-life conversations with clients and discuss how important it is to set expectations early on. This episode will focus on tough conversations with buyers and sellers, delivering bad news, setting expectations, buyers taking their time, people dealing with FOMO, dealing with low ball offers, bringing clarity to the situation and predictions for the future. Podcast Videos can be found on the Garbutt + Dumas Real Estate Team YouTube channel Email us at garbuttdumaspodcast@gmail.com James Garbutt james@gdrealestate.ca Instagram: /jamesgarbutt Facebook: /jamesgarbutt Denny Dumas denny@gdrealestate.ca Instagram: /denny.dumas Facebook: /denny.dumas.5 Garbutt + Dumas Real Estate Instagram: /gdrealestateteam Facebook: /gdrealestateteam Website: garbuttdumas.ca