Vancouver Housing Market Forecast 2018 ⌂ Richmond Burnaby City of Vancouver Surrey Richmond BC

Vancouver Real Estate Market 2018 and 2019

Prices were up and sales were up, and listings are down in the greater Vancouver housing market last year.

GVREB reported that the MLS® HPI composite benchmark price for all residential properties in Metro Vancouver
finished up 15.9% at $1,050,300 compared to December 2016. Home listings rose 44% over 2016, and sales to homes ratios hit a whopping 14% for detached homes, 38.8% for townhomes, and 59.6% for condominiums in greater Vancouver.

While there’s much talk about the depressing effects of Federal increases in interest rates and stress tests, it remains to be seen if it has any impact on the market, since those affected are unlikely to qualify to buy Vancouver’s high home prices anyway.

The December home market sunk by a whopping 28% from November’s totals and this will hardly spur new home development. It’s likely price pressure will return later in 2018. In fact, Phil Soper, President of Royal Lepage brokerage says Royal LePage predicts prices will rise 5% to 6% to $1.3 million on average across all home types in Greater Vancouver.




Just as in the Toronto real estate market, the condo market is where the focus is. That’s due to prices and the fed’s new stress test mortgage rules. With everyone bidding on lower priced condos in both cities, we should see big price increases, especially as borrowers hunt for new mortgage financing. Demand can disappear for a while, but it will return because so many people need a place to live.

Richmond and New Westminster bucked the downward trend with price growth of 2%. Richmond, Squamish, Whistler, Coquitlam, Burnaby and New Westminster also saw gains in apartment/condo prices in December.

December also saw the lowest level of home listings. The 20% decline is scary, making a 2018 housing forecast for Vancouver difficult.

Valiantly, Vancouver home builders are building multi-tenant buildings yet it looks like a losing battle. They issued permits for 263 units for all of Vancouver in October. It’s a market that’s run out of gas but the prices haven’t declined as governments had hoped.

Are you looking for good opportunities for rental income property? Or just wondering when the best time to sell your home in greater Vancouver? Take a look at the best best renovation ideas and plan your selling strategy.




The Vancouver housing market is reflective of a strong BC and Canadian economy and the outlook for spring 2018 is positive too. As the King of unaffordability, Vancouver is suffering from a crushed housing market, big immigration, increased global trade, growing poverty and stagnant wages. The monthly stats send the same message each time.

This same situation exists in the Toronto housing market which is enjoying a stronger fall season as well. In fact, a few are sensing the beginnings of continued housing boom after a weak late winter 2018 season.

The Real Estate Board of Greater Vancouver (REBGV) reported that sales of detached, attached and apartment properties reached 35,993 on the Multiple Listing Service® (MLS®) in 2017, a 9.9% decrease from the 39,943 sales recorded in 2016, and a 15% decrease over the 42,326 residential sales in 2015. — from GVREB 2017 Year Report.




Vancouver remains perhaps the most unaffordable city in North America based on home price vs income. With new mortgage rules coming in 3 weeks, more Vancouverites will find themslves stuck in the rental market which is also not getting any better. Ask any post secondary student about housing.

The sales to listing ratio for the all important condomnium market was an astonishing 68%, up 7% since September. Cheap condos are hot, and going for way beyond what they’re actually worth.

Check out Realtor Steve Saretski’s November report and this key revealing graphic that foretells of 2018 and 2019 markets:

Maple Ridge and Port Coquitlam had big prices increases of 3.8% and 4.2% price growth in apartments. Single family houses in Squamish grew 3% in price this last month.

Share this report on Facebook. Sharing is good. People need more perspective because what’s being done in the Vancouver market is not working.

Given the fate of the Liberals, the NDP government may not be too eager to go the market killing route. However, the new plan being proffered by the Gregor Robertson’s city government, may be the thing I’ve commented on many times – that governments start economic and housing crashes, not the markets themselves.

Robertson is quoted as complaining about Vancouver’s amazing prosperity as “hit us like a ton of bricks.”  Those aren’t the kinds of words investors and homebuyers want to hear.

But should a local mayor be fiddling with strong global and national economic forces? Is he way overmatched, just like Wynne in Ontario?

One outrageous goal for Robertson may be to restrict ownership of Vancouver real estate by non residents. Seriously, in this era of open trade, he is actually considering it. Maybe Robertson will opt out of all trade deals and cross border business too since that just fuels demand for real estate?



It could be BC voters have learned that despite terribly high prices, that the BC economy is more important. And the strong Canadian economic forecast will push house prices higher. The solution is big investment in housing not in meddlesome government actions. When a politician fusses with administrative red tape, he’s telling us a lot.

The Need is for More Housing

Breaking News: PM Justin Trudeau has just announced a program to bring in one million new immigrants over the next 3 years. How many will choose Vancouver?  The influx will almost certainly impact Vancouver’s housing availability. Most newcomers are to come from Asia. Many immigrants are already here as students and there’s no housing for them.



House and Condo Stats in November

Sales in Vancouver were up 7% from September and up 35% from last October. Prices rose .5% over September and  12% over October 2016. Buyers have more million dollar homes (up 14%) at an average price of $1.6 million and a DOM of 41 days. Vancouver condos / townhouses prices 14%) in October. The sales to active listings ratio was an incredible 67% in October. Prices rise when that ratio surpasses 20%.

Experts believe rising mortgage rates and more restrictive stress tests will deflate the market. Fewer middle class earners will be able to qualify. That will put more pressure on the Vancouver rental market which is approaching zero vacancy rate. Incredibly, housing starts are down  and that will put upward pressure on the resale market.

BCREA in its 4th quarter report, forecast home sales might decline 10.4% to 91,700 units in 2018, after an expected 8.8%. A record 112,209 unit sales were recorded in 2016.  But these drops in sales are just drops in financial transactions. Prices of condos and houses aren’t falling.




It would be difficult to rationalize lower prices given a strong, growing economy and a lack of housing in Vancouver.

It’s All About Condos in Vancouver, Burnaby, Surrey, and Richmond

Demand for places to live and for investment properties is being funneled into the Greater Vancouver condominium market.

As of the first half of this year, HPO had received registrations for 1,788 new Vancouver condos, down from 2,488 units at the same time in 2016 — from a report in the Vancouver Sun.

Homes for sale scarcity combined with eager buyers, means demand is being focused on condos, townhouses and apartments. 3043 property sales were recorded in August 2017 which was 2.3% increase over July’s numbers. And it represented a 22% increase over August 2016 sales.




Condo Sales Driving Vancouver’s Market

While sales of detached homes dropped in August 2017 compared to July sales, and compared to August 2016 sales, Vancouver condos are in hot demand.  More than 4200 condos and townhouses were listed for sale in August. The decreased availability and rising prices are putting big pressure on International students studying in Vancouver.  UBC has 6000 students on their housing waitlist. Huge investment opportunity in foreign student housing.

Are you an investor? The August 2017 sales report shows townhouse/condo/apartment prices are rising fastest in Pitt Meadows, Squamish, Port Coquitlam, Burnaby East and Whistler. Mapleridge saw a big increase in apartment prices likely because the average price is only $252,000.

REGBV’s August 2017 report shows home and condo prices are rising. Any home for sale in Metro Vancouver between $350k and $750k are still subject to multiple offers. The big change is in the number of Vancouver area homes for sale which plummeted 19.2% since last month. Overall, the number of properties for sale dropped 4.2% since last month.

Check out the Calgary housing forecast and the Toronto housing Market for comparison.

REBGV President Jill Oudil stated the detached home market has achieved a balanced state and that buyers have more homes to choose from. That may contradict the reality that the volume of homes available for sale has plummeted. The truth might be that there are fewer buyers of homes above $750,000 which comprises most of the homes in Metro Vancouver. It’s a split market like Toronto.

The Federal Government has just raised the prime lending rate to 1% and hinted at further rate increases, and this will likely cool demand for higher end homes. The demand in Vancouver is still present, and the buyer target is condominiums.

Vancouver is host to tens of thousands of foreign students studying here, and they have an impact on condo prices. Currently companies such as CIBT specialize in student housing investment.  They purchase properties such as hotels to fill this big demand in a Vancouver housing market that is near to a zero vacancy rate. Check out the student housing investment opportunity yourself. The forecast here is for more demand.

Vancouver’s Housing Forecast Remains Positive

The last 8 years have been a real awakening for the city of Vancouver and for the rest of BC.  BC is now is perhaps the hottest province economically in Canada. This has spurred tremendous construction, entrepreneurial, and employment opportunities.  The demand for housing speaks for itself.

The BCREA reports that housing starts next year will jump dramatically. However, is 2,000 more units sufficient to quell the overheated market for rentals and buyers?

Screen Capture Courtesy of BCREA

This new tax, good for the BC government, may squash employment growth as Asian buyers look to live and buy elsewhere. Although this is a downer for Vancouver, it’s brightening the forecast for Calgary and theToronto housing market, where new investment is predicted to grow. Judging by the number of people visiting my site looking for info on Toronto, the demand is changing.




Post tax implementation: The average composite price for a Vancouver home was $938,000 in July which is still 33% higher than one year ago. The BC government has its worked cut out for it. The BC provincial government was already collecting $1.6 Billion dollars in taxes and the new tax will create a ridiculous opportunity for government spending in 2017. Do you cheer or jeer?

Here’s a look at the historical price trends in Vancouver contrasted with Toronto pirces. You can see the Toronto real estate forecast here.

The total numbers for July and August of 2017 haven’t been reported but we’d have to guess at $10 Billion for the two months.

The Real Estate Board of Greater Vancouver (REBGV) reports that residential property sales in Metro Vancouver totalled 2,489 in August 2016, a decline of 26 per cent compared to the 3,362 sales in August 2015; 10.2% fewer than the 2,771 sales in August 2014; and 1% less than the 2,514 sales in August 2013. August 2016 sales also represent a 22.8% decline compared to last month’s sales. –  From the latest market report from REBGV on Sept 2, 2016.

The forecast is for fewer sales and perhaps lower prices, yet because of the foreign buyers tax, it might look more precipitous right now than it actually will be.

bcreasales2017f

Regarding Vancouver condos, it looks like demand has slackened for cheaper accommodation and apartments and condos. REGBV said “Sales of apartment properties reached 1,602 in July 2016, a decrease of 7.3 per cent compared to the 1,729 sales in July 2015. The benchmark price of an apartment property increased 27.4 per cent from July 2015 to $510,600.”

BC Economic Outlook

Although employment growth and GDP will moderate, BC residents and homebuyers will have much more disposable income. These facts plus an expected 5.5% rise in retail sales will definitely perk the attention of businesses everywhere.

bcreaeconomy2017f

Running out of Land in Greater Vancouver

BC lower mainland real estate is doing well, in stark contrast with Northern BC which saw its sales volume drop 8% and total sales volume drop by 25% compared to January 2015. It will be much worse in August and September.

The Greater Vancouver area saw its sales volume rise 73% to $2,788,099,000.  That was actually overshadowed by the 101% rise in sales volume in the Fraser Valley year over year in January.  The valley had a growth of $427 Million. Chilliwack and Powell River saw significant gains too, as affordability issues are forcing more BC residents out into the burbs.  The condo market in Vancouver showed a shocking increase of 50% year over year.

What it means for BC is a rare moment of sunshine where it is leading Canada in prosperity. Add that to BC’s more progressive and optimistic culture, and you’ve got an exciting mix. We can only hope it will last for a few more years before the Conservative wet blanket kills the party.

Vancouver Island enjoyed 50% growth in sales volume and the city of Victoria grew in sales to $260 Million in January. The south Okanagan region had a surprising growth of 44% in sales volume as well. It’s hard to argue that the Okanagan has not benefited from real estate and migration.

mapoflowermainland

Yet, this market isn’t the hottest on record for BC, which was even more heated in 2005. Should this non-record high real estate market be snuffed out?

While politicians are jumping to suppress sales in BC, no one can argue that the deluge of real estate investment money is creating unheard of opportunity in Vancouver. The province is drawing migrants from Alberta and Saskatchewan who are looking for jobs at a time when Alberta is facing its biggest crisis ever. The worst hasn’t even hit Alberta yet, as oil sunk to touch $25 a barrel last week.

As far as the shadow flipping controversy is concerned, some believe the privacy issue in transactions will ensure the practice of flipping will continue unabated.  Others suggest the inflow of Chinese funds into BC will be terminated by the Chinese government and price rises  would then abate.

What is Shadow Flipping?

The Vancouver real estate forecast is glowing and is not headed upward, and Vancouver’s economic resilience has been tested by low commodity prices. Still, these good times never last so BC residents should revel in their wealth of opportunity. It’s a good time to be an entrepreneur in Vancouver.




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Are you a Vancouver real estate agent selling condos in Vancouver or detached homes struggling with online exposure? You’ve come to the right place. Have a good look at the best realtor digital marketing program available anywhere.

* BCREA is the professional association for over 19,000 REALTORS® in British Columbia Canada. BCREA focuses on provincial issues that impact real estate. Working with the province’s 11 real estate boards, BCREA provides continuing professional education, advocacy, economic research and standard forms to help REALTORS® provide value for their clients.

SEO for Real Estate Agents – Special Offer

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Word of mouth always heads online.

When you meet prospects or contact them, they will Google your name. They want to know more about your credibility and build a case for hiring you. They will find you on Google, and what will they find?

Is Your Website Killing your Business?

If your website looks awful, has poor content, and you have no social media presence, this poor picture ruins the hard work you’ve done to build your reputation and presence.  They’re not seeing the real you, but for them, your Website is you.

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Vancouver SEO Consultant – What to Look for in a Great SEO Expert

You Deserve a Talented SEO Consultant

Vancouver BC Canada and the lower mainland is a hot economic zone.  Vancouver companies have the opportunity to be treated as world class businesses and deserving of center stage visibility.  This is a window of opportunity for BC businesses to be seen by American audiences and to tap into that growing market. With the Trump presidency, the US will become more important to everyone and California is vital to Vancouver companies wanting to export and grow.

Finding and hiring a talented SEO Consultant is one of the most important priorities of your business because Google is still the number one provider of online exposure. Some SEO consultants are also content developers, content strategists and social media whizzes. Strategizing the right content, right keywords, and social media push is pretty well the main thrust of digital marketing. An expert SEO/Content Strategy boost can improve your email, PPC advertising, and content marketing campaigns. There’s no end to the value produced.

Check out my epic blog posts on reverse content engineering, search engine optimization, creating content with impact, improving engagement, using social media listening and link building.  Many of my clients approached me as their messiah after the common marketing strategies didn’t pan out. They were in trouble and needed a talented SEO consultant. I don’t play with technical SEO nor seek small wins. I’m hoping to help you win, dominate and create a massive return on ROI.

Explore some insight and tips on selecting a good SEO pro below.

Vancouver CEOs and SMB owners should try keep their mind open regarding a search for a Vancouver SEO consultant.  SEO is much more important than it’s treated. When it’s done well it’s impressive. I’m going to explain why expanding your search just like a major corporation or successful startup would do, is wise and well informed. Find the best SEO and bring him in.

Vancouver is a major world city and Vancouver businesses need to look beyond the local pool of talent for SEO consultants. The best consultants/specialists can make your dreams come true. Because Success is the Goal, not local fulfillment.

There are plenty of SEO consultants available for hire, in fact, in Vancouver alone their could be as many as 10,000 people who may offer to do SEO for you. Are they experienced, talented, capable, trustworthy, and determined to create the best value for you? That’s a rhetorical question. Any mathematician or wise man will tell you the odds are that your perfect match is likely not under your nose. You will need to source them.

Most of the high ranking SEO consultants on Google search results will push your project off to low paid assistants — That’s the only way they can make it work financially.

Just a note though that I’ve hired and worked with many of the top noted experts in SEO and link building and some were absolute fraudsters and hypesters. They’re still working the beat and you’ve probably heard about them or visited their site. I lost thousands of dollars and am wiser but I’m not going to bitter and blow whistles because people deserve a second chance.

vancouver-seo-consultant-search
Typical Advertisement for SEO Consultants (print advertising)

I know from experience that confident successful clients will look far and wide to get the exact SEO consultant for them. I’ve served clients in Russia, China, UK, US and even the Maldive Islands. SEO expertise may be their priority yet a good SEO expert has to be proficient at many things to generate top rankings now. It’s competitive out there and a strategy needs to be tightly integrated, something it is often not when performed by a marketing company or big SEO agency. Time and skill are lacking because they all hire cheap workers — sometimes doing all the work in India — not Vancouver!

Beautiful Vancouver – Not a Minor Town Anymore

vancouver-panoramio
Photo courtesy of Tber on Panoramio https://ssl.panoramio.com/photo/13140889

Top Vancouver, Los Angeles, or Toronto Corporations Don’t Look Locally

Big companies look for the best and the wise ones will usually look for reliable overachievers, because to win top rankings on Google is an over-achievement. It means an SEO pro who has the gall to think he can actually rank high and build huge traffic. I’ve done that, and I know it’s possible but the odds will scare you unless you have a well formulated plan with sufficient funding. Your specific industry might take a month or two to understand, but it’s worth it to find someone really good with a fresh, objective view of your industry.

It’s true that with SEO, it is all about words or text. That’s all Googlebot reads, but the human aspect is important too. We need to fascinate your visitor right from the Google search results all the way to the phone call or buy button.

An SEO Plan that Actually Works

More marketers and companies in Vancouver fail at SEO because their plan is childlike and not built on what experience dictates is needed. They make SEO an afterthought instead of treating SEO as a guide to high level conversation, branding, and personal sales strategy. I believe SEO is that valuable and any consultant who doesn’t believe it, is highly suspect. These are customers eagerly, intently looking for your product or service. They are the best possible customer prospects!

Even after getting the desired traffic, your search engine optimization and content strategy may not convert to real customers and clients. Why? Because your provider didn’t pay attention to and optimize the search experience all the way through to the end. The visitor is on a search quest for the best solution.  Too many companies ruin the effort by presenting their brand like a commodity, and they turn the prospect off and make them price-conscious shoppers.  That’s the most common end to SEO campaigns other than underfunding.

It’s so competitive, you have to be the best

What is a Superior Level SEO Process Anyway?

It’s high level. And it’s hard to separate SEO strategy from Content strategy and social media strategy. They’re intertwined and need to be integrated. All 3 of these digital marketing components work together to persuade customers, supporters, fans, and industry influencers along with Googlebot the indexing/ranking machine. An SEO guy has to support a lot of different masters. It’s so competitive, you have to be the best.

What are the keys to making that happen?

  1. Take your time and understand your personalized, significant unique value proposition and how you can communicate it with digital content – don’t dump a bad brand with no UVP on the SEO guy because the value of your brand/product/service could kill your SEO results
  2. Consider how your content will create prospects, supporters and achieve link building goals – why will other people gladly share your content and include it in their blog posts, pdfs, and videos?
  3. Eliminate magical thinking: take inventory of the assets you possess and how you’ll create what you don’t have (e.g. expert SEO copy, video, infographics, engaging social media accounts, research statistics, inbound links)
  4. Research and pursue the correct keyword phrases for your strategy/goals/brand and understand that the obvious keywords aren’t all your customers and Google are evaluating
  5. Write compelling copy using the right wording and semantics – if your content doesn’t convince, you’ve failed
  6. Write text and video scripts to engage, inform and excite the audience – be bold, creative and stand out
  7. Ensure the content is in a desirable format and done well – high quality is costly so do what you can
  8. Conduct search engine optimization in a creative way that Google respects
  9. Research, assemble and produce enough epic level content
  10. Create consistent fresh content that keeps Google aware of your quality and consistent high value
  11. Create and distribute the right content marketing material – pdfs, infographics, photos, social media shares
  12. Spend enough time to develop positive relationships with supporters, followers, and connections in your targeted niche – this is another reason top flight SEO takes time
  13. Understand and respect the latest Google algo factors such as Trustrank, the quality update, and the Rankbrain update — Older updates such as the penguin update refer to avoiding content or linking that looks low quality.
  14. Don’t starve out your SEO effort while pouring money into paid advertising and lead generation

Forget the Hype, Buzzwords and Promises

There was a time when newbie SEO consultants would brag about their SEO training certificates and throw around new buzzwords and jargon like best practices, rss feeds, and duplicate content penalties. Thankfully that’s dying down somewhat in the SEO community. Customers have wisened up.

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RankBrain is the 3rd Most Important Signal

The truth that’s hushed by newbie SEOs is that there really haven’t been too many changes to the intent of Google’s ranking algorithm. They’ve only been around for 5 or 10 years, so how would they possibly know? A couple of notable Google algorithm updates are the reduced attribution of ranking power to a domain and they are paying a lot of attention to individual page quality or authority. Google’s become very page specific and just because a site has a lot of inbound links pointing to their homepage doesn’t mean that ranking power will be distributed evenly to all the pages on the site. In fact, it doesn’t distribute well at all, which is why the newbies started crying that “SEO is dead.” It’s not dead, it’s just a little more involved and complex.

High Quality Content is What Google is Looking for: Don’t use Thin Content

Rise of EPIC Content in Google Rankings

I’ll give you advice right away on your campaign: research and patiently create EPIC level content pages. Treat each page as though it was a website. Make it rich and resonate with quality information on a topic. Make your wording and linking clear and trustworthy. Give topic paths that let the reader learn progressively and ensure a variety of content laid out in a visually compelling way. Your page doesn’t have to be focused on one topic only as the newbies suggest. A page can serve multiple roles and rank even better than a single purpose page. Yet that turns up the complexity gauge doesn’t it?

You do need a good web/SEO copywriter, not a print magazine/advertising type copywriter. The copy you need is multi-purpose with complexity and SEO focus being primary (because you need top rankings before anything else works) and then in a convincing, engaging fashion, help the visitor make a decision. Lot’s of companies waste their time with old fashioned copy that is flat, dry and overly proper. It’s good to get messy because that excites visitors.

Top SEO Portals and ezines

If you go to popular SEO websites you’ll see a good volume of content in the form of posts, videos, and news stories on search engine optimization and social media. That’ll give you a taste of how complex it is. So hiring a newbie or a former web designer or marketing assistant thinking you’re going win the Vancouver SEO battle, it’s just a tad unrealistic isn’t it?

That’s why you should hire the best SEO consultant you can find. Look outside to experts who have been around and ensure that this expert himself or herself is devoted to your project, because most of the high ranking SEO consultants on Google will push your project off to low paid assistants. That’s the only way they can make it work financially.

Here’s a great video by Rand Fishkin of Moz.com who presents lessons in an entertaining video format. He’s quite detailed and explicit about SEO techniques which is fun viewing. He doesn’t cover all the little tricks and strategies that an SEO expert might use. The depth of SEO strategy especially at the level of text and words (semantic SEO/siloing) is complex.

Vancouver is a fascinating city, and many consider it the best in the world. I like San Diego and Banff too but I won’t argue about the new Vancouver. Your company deserves the best, most innovative and creative SEO consultants to compete locally and nationally.  The world is Vancouver’s oyster whether you’re exporting software, technology, travel, or consulting services.

 

Let me be your professional SEO consultant. I will enjoy visiting you and living in Vancouver. I’m mobile and ready to help you develop the best UVP, digital content, and powered up copywriting to make Google consider your site the authority of your niche. You’ve got every reason to be confident when you have me working for you.

Please, stop looking in Abbotsford, Burnaby, Chilliwack, Coquitlam, Downtown Vancouver, New Westminster, North Vancouver, Richmond, Squamish, Surrey, West Vancouver, or Whistler. I’m the biggest Vancouver fan and I’m looking forward to meeting you and working with you to create monumental victories.

When you’re ready to really excel online, choose an experienced SEO Consulant who can magnify the impact of all of your digital marketing. Call me at 416 998 6246 and let’s get this started.

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