Marketing Your Property

Overview

In Metro Vancouver’s fast-moving housing market, marketing is not an afterthought—it is your primary leverage for commanding a premium sale price and a shorter days-on-market. Local buyers and out-of-province investors begin their search online, scrolling dozens of listings before booking a showing. Your property must therefore stand out digitally and convert interest into in-person viewings. This guide outlines the channels and tactics that deliver the widest, best-qualified audience while complying with British Columbia regulations.

Key Takeaways

• Expose the listing on MLS®/REALTOR.ca first, then amplify through social media ads and niche portals.
• Professional photography and 3D tours boost click-throughs and sale price; invest early for maximum ROI.
• Consistent branding—from signage to Instagram Reels—reinforces trust and keeps the property top of mind.
• Track online metrics (views, saves, inquiries) and adjust creative, budget, or timing weekly.

Choose the Right Listing Channels

MLS® & REALTOR.ca

In British Columbia, the Multiple Listing Service (MLS®) remains the backbone of property marketing. A listing published through your REALTOR® is automatically syndicated to REALTOR.ca, Canada’s most-visited real-estate website, which attracts millions of sessions every month (CREA (2025)). Because nearly every active buyer sets up alerts here, omitting MLS® can slash your exposure and weaken negotiating power.

Social Media Advertising

Platforms like Facebook, Instagram, and TikTok allow laser-targeting by postal code, age bracket, and likely-to-move behaviour. Short vertical videos under 30 seconds perform best. Your ad copy must include the brokerage name and contact details to comply with BCREA advertising guidelines. Allocate budget for a minimum seven-day flight, then retarget viewers who watched 15 seconds or more.

Niche and International Portals

Luxury homes benefit from placement on LuxuryRealEstate.com or Juwai.com (China-focused). For strata properties, highlight amenities on Condo.ca. Discuss with your REALTOR® which portals feed directly from MLS® versus requiring separate uploads.

Visual Storytelling: Photography, Video & Virtual Tours

Professional Photography

Listings with high-quality photos sell 32 % faster than those with amateur images (PhotoUp (2024)). Hire a photographer who provides a shot list covering twilight exteriors, kitchen close-ups, and neighbourhood lifestyle shots. Ensure images are at least 3000 pixels on the long edge for crisp display on 4K monitors.

3D Virtual Tours

Nearly 90 % of buyers say they are more likely to purchase a home that includes a virtual tour (PhotoUp (2025)). Matterport or iGUIDE scans let remote or relocating buyers walk through each room, boosting confidence and reducing unnecessary showings—an advantage when tenant notice periods apply.

Drone & Neighbourhood Footage

Aerial photography showcases lot size, proximity to parks, and view corridors—critical in coastal cities. Transport Canada requires pilots to hold a RPAS certificate for drones over 250 g, so confirm your vendor’s licence.

Open Houses & Private Showings

Digital promotion should funnel prospects toward a tangible experience. Schedule the first public open house within 48 hours of listing go-live to capitalise on online buzz.

Public Opens vs Realtor Tours

Public Open Houses invite the general public for a two-hour window, typically Saturday 2-4 pm. Realtor Tours (or “agent opens”) occur mid-week and target buyer agents who curate upcoming listings for clients. Both events must display brokerage signage and FinTRAC disclosure forms at entry.

Health & Safety Best Practices

Although pandemic restrictions have eased, provide shoe covers, hand-sanitiser, and optional masks to reassure visitors.

Follow-Up Strategy

Gather attendee contact details via a digital sign-in (e.g., QR code linked to your CRM). Send a recap email that night featuring the best photo, floor plan PDF, and a link to the virtual tour—keeping your property top of mind while interest peaks.

Building a Cohesive Marketing Plan

Define Your Buyer Persona

Start by mapping who is most likely to purchase: young professionals seeking a short SkyTrain commute, or downsizers wanting elevator access. Tailor visuals and copy accordingly.

Set a Timeline & Budget

A typical Vancouver condo listing spends 10–14 days on active marketing before reviewing offers; detached homes may need 21 days to reach out-of-town buyers. Budget roughly $1 per expected online view for paid ads; monitor cost-per-click weekly.

Track & Optimise

Key metrics include REALTOR.ca views, social ad impressions, saves on Instagram, and showing requests. If metrics plateau, refresh your hero image or replace the ad headline with a value-driven hook—e.g., “Save $15k on closing with July possession.”

Synergy with Home Staging & Prep

Marketing works hand-in-hand with physical presentation. A freshly painted, well-staged space photographs better and commands stronger engagement metrics. According to PhotoUp (2024), staged homes generate 4 % higher offers on average. For a $1 million Vancouver condo, that equates to an extra $40,000 in your pocket. Review our companion guide  for actionable staging advice.

Regulatory & Ethical Considerations

British Columbia’s Real Estate Services Rules prohibit misleading advertising, including digitally altering photos to hide defects. Any virtually staged image must be clearly labelled as such. Additionally, Canada’s Anti-Spam Legislation (CASL) requires explicit consent before adding open-house visitors to bulk marketing emails. Work with your brokerage’s compliance officer to audit materials each time you launch a campaign.

FAQs

Q: Do I need professional photos if my unit is vacant?
A: Yes. Empty rooms appear smaller on camera; pros can use wide-angle lenses and virtual staging to convey scale.

Q: How long should I keep my social ads running?
A: Maintain at least a minimal presence until the subject-removal date to capture late-cycle buyers who conduct last-minute searches.

Q: Can I host an open house before listing on MLS®?
A: No. BC’s Real Estate Rules require that any marketed property be listed on MLS® within one business day of public advertising, ensuring data accuracy and consumer protection.

Ready to list? Reach out any time.

This guide provides general information only and may not reflect the latest regulations or market conditions. It is not legal or financial advice. Always verify details and consult qualified real-estate, mortgage, and legal professionals before making decisions.