EPISODE DESCRIPTION
In this episode, we're joined by Wendy Waters. Wendy is a real estate research specialist from Vancouver, BC, who has over 20 years of experience in real estate research. Wendy regularly publishes research on LinkedIn, and takes part on podcasts and panels across Canada.
From 2006 to 2025, Wendy led the Research Services & Strategy Team at GWL Realty Advisors, where they provided strategic analysis on office, industrial, retail, and multi-residential portfolio strategy across Canada, focusing on the economic, demographic, and social drivers of real estate performance as well as capital flow and market trends that shape returns.
Wendy currently volunteers on the steering committee of the Urban Land Institute (ULI) of BC. Until September, 2025, she was also the Co-Chair of the RealPac Research Committee, and a member of the Board of Directors of the Urban Development Institute of BC (UDI).
Wendy is here to discuss:
→ Her experience in the real estate industry and how AI will change real estate in the future.
→ How real estate historically is used as an inflation hedge and the disconnect between how there is a demand for housing, but the current price-points it sits at is not attainable for buyers.
→ The old mantra of "growth pays for growth" - how high development charges in BC is leading to younger buyers subsidizing the older, wealthier population of current home-owners when it comes to infrastructure, leading young people hundreds of thousands of dollars behind.
→ If Ontario cutting development fees & HST for home buyers have led to greater affordability.
→ The impact of less immigration and population decline on housing including the how less non-permanent residents are affecting the rental market, Vancouver's vacancy rates, and renters finally having options.
→ The 2 key demographic shifts investors should be aware of, 25-35 year old new permanent residents and the aging Boomers, and where opportunities could be to cater to those populations.
→ The 2 risks investors are either over or underestimating, including that there's "too much housing", and the new realities of an interest rate environment where it's stable or increasing as opposed to falling.
Wendy Waters's LinkedIn: @WendyWaters
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CHAPTERS
0:00 Intro
0:26 Today's Guest: Wendy Waters
4:25 Real Estate as an Inflation Hedge
8:32 There is Housing Demand, but the Price is Wrong
10:37 Vancouver Vacancy Rate - Renters Finally Have Options
15:18 Impacts of Ontario Cutting Development Fees & HST
16:38 "Growth Pays for Growth" Mindset Hurting Young Buyers
18:40 Impact of Population Decline on Rentals
20:04 Impact of AI on Real Estate in the Near Future
26:21 Demographic Shifts Investors Should Be Aware Of
33:42 Risks Investors are Over/Under Estimating
37:11 Wrap-Up
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38 分