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Hyper-local pillar — Edgemont Village, District of North Vancouver

Edgemont Village (District of North Vancouver) — Buyer Research Bible

Last reviewed by Bronson Job PREC, REALTOR®Sources: District of North Vancouver OCP, Edgemont Village Centre Implementation Plan, School District 44 (North Vancouver), IBO World Schools directory, Metro Vancouver Regional Parks (Capilano River), BC Riparian Areas Protection Regulation, REBGV North Vancouver benchmarkCC BY 4.0How we verify

Block-by-block buyer and investor research for the Edgemont Village micro-market — the District of North Vancouver’s preserved mid-1950s village commercial core, the surrounding Canyon Heights / Cleveland Park / Highlands / Forest Hills residential sub-areas, the Handsworth Secondary IB Diploma Programme catchment (the only IB school in SD #44), and the Capilano River + Cleveland Dam regional park edge. Companion to the North Vancouver area page.

The defendable opinion

Edgemont Village is the only North Shore neighbourhood with a preserved 1950s village commercial core, the Handsworth Secondary IB Diploma catchment, Capilano River and Cleveland Dam access, and larger detached lots than Lynn Valley — and the village commercial core preservation is genuinely distinctive. It could not be replicated under any post-1990 zoning regime, because no Lower Mainland municipality is now approving two-storey commercial cores at this scale on land this valuable. Most listing agents underprice the IB catchment relative to the West Vancouver Secondary IB premium that’s built into Ambleside / Dundarave / British Properties pricing. The pricing gap is the trade I think a careful North Shore family buyer should be looking at this decade.

The village core is a mid-1950s artifact you cannot buy anywhere else inside Metro Vancouver at this scale. Walkability, two-storey character, and a working independent grocer are not amenities a 2026 zoning regime is producing — they are inheritance from a planning era that ended forty years ago.
— What I tell every Edgemont Village buyer touring near the village core

The five sub-areas, mapped

Edgemont Village is not a single block — it is five named pieces with different price drivers, different lot characteristics, and different school proximity. The village commercial core is the walkable centre; Canyon Heights climbs north toward Cleveland Dam on larger upper-street lots; Cleveland Park / Capilano River corridor backs onto a Metro Vancouver regional park; Highlands extends east toward the Lynn Valley boundary on mid-sized lots with French Immersion access; Forest Hills descends the south slope with view inventory toward Burrard Inlet. Different sub-areas, different decisions.

Edgemont Village commercial core

49.340°N, 123.100°W

The Edgemont Village commercial core sits along Edgemont Boulevard between roughly the 3000-block (near Highland Boulevard) and the 3100-block (toward Capilano Road), the preserved 1950s village commercial spine that gives the neighbourhood its name. Two-storey scale; specialty retail, independent restaurants, tea houses, a post office, the Edgemont Village BIA-organised seasonal events. The District of North Vancouver's Edgemont Village Centre Implementation Plan (incorporated into the OCP) preserves the village character at deliberately modest building heights — a planning choice that distinguishes Edgemont from Lower Lonsdale and Lynn Valley Town Centre, both of which were re-zoned for taller mixed-use mid-rise. Walkable from every surrounding residential enclave.

Canyon Heights (north toward Cleveland Dam)

49.350°N, 123.110°W

Canyon Heights is the residential sub-area north of the village core, climbing toward Cleveland Dam and bordered by the Capilano River Regional Park to the west. Detached-only inventory; lots are typically larger than the surrounding RS standard (often 8,000–12,000+ sq ft on the upper streets), with mature canopy of Douglas-fir and western hemlock. Canyon Heights Elementary is the catchment school. The proximity to Cleveland Park (the Metro Vancouver Regional Parks site at Cleveland Dam, named for E.A. Cleveland, Greater Vancouver Water District chief commissioner 1926–1952) and the Capilano Pacific / Capilano Park trail network is a real (not marketing) amenity for active families and dog owners. Watershed-protection rules limit certain development types adjacent to the regional park boundary.

Cleveland Park / Capilano River corridor

49.345°N, 123.115°W

The Cleveland Park / Capilano River corridor runs along the western edge of Edgemont Village — the residential streets directly east of Capilano River Regional Park and the Capilano Pacific Trail. This is the smallest of the five sub-areas by parcel count but carries the strongest park-adjacency premium: backyards back onto a Metro Vancouver regional park; Capilano Suspension Bridge (the private tourist attraction operated by Capilano Suspension Bridge Park, capbridge.com) is a short drive south down Capilano Road; the Cleveland Dam viewing deck at the top of Capilano Park is walkable. Watershed-protection considerations and tree-bylaw restrictions are tighter here than in the village core. Detached-only.

Highlands (east toward Lynn Valley boundary)

49.340°N, 123.085°W

The Highlands sub-area extends east of Edgemont Village toward the Lynn Valley boundary, anchored by Highlands Elementary at 3150 Colwood Drive — one of the SD #44 North Vancouver elementary schools that runs an early French Immersion programme. The lots are mid-sized by Edgemont standards (typically 6,000–8,000 sq ft), the streets are quieter than the village core, and the catchment access to both Highlands Elementary (French Immersion) and Handsworth Secondary (the only IB Diploma school in SD #44) is the practical reason this sub-area concentrates dual-language and IB-track family buyers. Adjacent to Murdo Frazer Park (a District of North Vancouver park with sportsfields and the Murdo Frazer pitch-and-putt golf course).

Forest Hills (south slope, view inventory)

49.335°N, 123.100°W

Forest Hills is the south-slope sub-area below the village core, descending toward the Upper Levels Highway (Highway 1) and beyond it the Capilano First Nation reserve land and Burrard Inlet. The slope is what matters for pricing: a meaningful share of Forest Hills inventory carries a Burrard Inlet / downtown Vancouver / Lions Gate Bridge view from the upper floor or the rear yard, which the rest of Edgemont Village does not. View premium varies wildly by elevation, orientation, and treed obstructions — a 'view' on the listing sheet is worth a site visit, not a price assumption. Pemberton Heights Park sits on the Forest Hills / Pemberton Heights border; the southern edge of Forest Hills feeds the same Handsworth Secondary catchment as the rest of Edgemont.

Schools — Handsworth Secondary IB + Highlands French Immersion

Most Edgemont Village addresses feed Handsworth Secondary at 1044 Edgewood Road for grades 8–12 — the only International Baccalaureate Diploma Programme school in SD #44 (North Vancouver). The IB Diploma Programme is an application stream within Handsworth, not pure catchment access; in-catchment students apply for the IB-track and IB admission is competitive. Some Edgemont addresses on the eastern edge fall into Argyle Secondary (Lynn Valley) catchment depending on the specific lot and any periodic SD #44 boundary review — verify the live catchment for the specific address before anchoring an offer to Handsworth IB access.

For elementary, the catchment varies by sub-area: Highlands Elementary at 3150 Colwood Drive runs an early French Immersion programme (verifiable through SD #44’s French Immersion programme directory); Cleveland Elementary serves the central Edgemont core; Canyon Heights Elementary serves the upper Canyon Heights sub-area. Families prioritising both French Immersion and Handsworth IB-track access concentrate in the Highlands sub-area for the dual-program access, which is the practical reason that pocket carries a school-driven pricing premium even for mid-sized lots.

The structural comparison most North Shore family buyers run: Handsworth IB versus West Vancouver Secondary IB. Both are IB World Schools. West Vancouver Secondary catchment commands a documented premium relative to comparable North Vancouver catchments. The pricing gap is not justified by IB Diploma outcomes alone — it reflects SD #45 catchment scarcity, larger Ambleside / Dundarave / British Properties lots, and West Van municipal-services positioning. For a careful family buyer, Handsworth IB access in Edgemont Village is one of the most-undervalued IB-track catchments on the North Shore.

Capilano River, Cleveland Dam, Cleveland Park

Edgemont Village’s western edge is bordered by Capilano River Regional Park, a Metro Vancouver Regional Parks site that runs along the Capilano River from the Cleveland Dam south toward the Capilano First Nation reserve land. Cleveland Dam impounds Capilano Lake, one of Metro Vancouver’s three drinking-water reservoirs (alongside Seymour and Coquitlam), and is named for E.A. Cleveland, who served as Greater Vancouver Water District chief commissioner from 1926 to 1952. The dam was completed in 1954, the same era as the Edgemont Village commercial core.

Cleveland Park is the publicly accessible Metro Vancouver Regional Parks viewing area at the dam crest, with a viewing deck overlooking the Capilano River canyon and the dam spillway. The park connects to the Capilano Pacific Trail and the broader Capilano Park trail network running south toward the Capilano Suspension Bridge. The Capilano Suspension Bridge is a private tourist attraction operated by Capilano Suspension Bridge Park (capbridge.com) and is not part of the regional park system — it sits on private land south of the regional park boundary. The watershed itself, north of the dam, is closed to public access and managed by Metro Vancouver as protected drinking-water source land.

For homeowners in Canyon Heights and the Cleveland Park / Capilano River corridor: properties immediately adjacent to the regional park boundary or within riparian setback distance of the Capilano River are subject to the BC Riparian Areas Protection Regulation, stricter District of North Vancouver tree-bylaw enforcement, and Metro Vancouver watershed-edge buffer considerations. The trade-off — backing onto a regional park with mature canopy — is a real amenity, but the diligence cost on additions, accessory structures, and tree removal is non-zero. Verify with DNV planning before underwriting renovation optionality on a park-adjacent parcel.

The mid-1950s village commercial core, in 2 sentences

Edgemont Village was established mid-1950s and the commercial spine along Edgemont Boulevard between Highland Boulevard and Capilano Road has been preserved at two-storey village scale through the District of North Vancouver Edgemont Village Centre Implementation Plan, incorporated into the OCP. The preservation is a planning choice that distinguishes Edgemont from Lower Lonsdale, Lynn Valley Town Centre, and Marine Drive — all of which DNV has re-zoned for taller mixed-use mid-rise.

The result is a walkable village commercial core that no Lower Mainland municipality is now producing on land this valuable. Specialty retail, independent restaurants, tea houses, the village BIA-organised seasonal events, and a small-grocer scale that is genuinely distinctive at the Metro Vancouver level.

Bill 44 SSMUH — DNV selective implementation

BC’s Bill 44 (2023) requires municipalities to permit Small-Scale Multi-Unit Housing (SSMUH) — duplex, triplex, fourplex, and up to six units near frequent-transit-served lots — on most single-family-zoned parcels. The District of North Vancouver implemented its SSMUH bylaw amendments by the June 30, 2024 provincial deadline. DNV’s implementation was selective — the District respected character-protection zones and applied SSMUH eligibility on a parcel-by-parcel basis tied to lot servicing capacity, parcel size, and any heritage or character overlay.

For Edgemont Village specifically: the village commercial core sits inside the Edgemont Village Centre Implementation Plan and is not subject to SSMUH at the commercial-zone level (SSMUH applies to residential zones). The surrounding RS-zoned residential blocks — Canyon Heights, Cleveland Park corridor, Highlands, Forest Hills — have parcel-level SSMUH eligibility that varies by lot servicing, lot size, and any character overlay. Some larger upper-street Canyon Heights lots are SSMUH-eligible; some park-adjacent Cleveland Park corridor lots have riparian and watershed-edge constraints that interact with SSMUH redevelopment math; some Highlands and Forest Hills lots fit the SSMUH-2 / SSMUH-3 envelope cleanly.

The Bill 47 transit-oriented density framework is not in force in Edgemont Village — the neighbourhood has no rapid-transit station designation, so SSMUH is the relevant provincial framework here. Verify the live DNV zoning bylaw + any active development applications for the specific parcel before pricing multiplex redevelopment optionality. See the Bill 44 / SSMUH guide for the deeper provincial-framework explainer.

The Handsworth IB versus West Van Secondary IB pricing gap

This is the most consequential pricing observation for an Edgemont Village family buyer. Both Handsworth Secondary (SD #44 North Vancouver, Edgemont Village) and West Vancouver Secondary (SD #45 West Vancouver, Ambleside) run International Baccalaureate Diploma Programmes. Both are IB World Schools, listed in the IBO directory. Both attract dedicated family buyers paying for IB-track access.

The price-comparison observation: West Vancouver Secondary catchment commands a documented premium relative to comparable North Vancouver catchments — visible in REBGV West Van versus REBGV North Van detached benchmarks across multiple sub-areas. The premium is not justified by IB Diploma outcomes alone (both schools graduate IB cohorts; IB results are publicly reportable through the IBO). The premium reflects: SD #45 catchment scarcity (a smaller district with narrower boundaries); larger Ambleside / Dundarave / British Properties lots; West Van municipal-services positioning and tax base; and the historical pricing inertia of the North Shore’s most-marketed family neighbourhoods.

For a careful family buyer prioritising IB-track access, Handsworth IB through an Edgemont Village address is one of the most-undervalued IB-track catchments on the North Shore. The trade-off is honest: West Van Secondary’s catchment carries the West Van brand premium that Handsworth’s catchment does not; the cross-bridge commute to downtown via the Lions Gate Bridge is comparable from both; the lot-size scale at the upper end of Canyon Heights is closer to British Properties than to most of Lynn Valley. The Handsworth versus West Van Secondary pricing gap is the trade I think a careful North Shore family buyer should be looking at this decade.

The Handsworth IB Diploma Programme runs cohort sizes and outcomes that hold up against any IB programme on the North Shore. The pricing gap is not an outcomes gap — it is a brand gap. Brand gaps are exactly where careful family buyers should be looking.
— What I tell every Edgemont family buyer running the IB-catchment numbers

Property mix — detached-dominant

Edgemont Village is detached-dominant inventory with very limited multifamily product. The village commercial core has small-scale mixed-use above the retail spine but the unit count is modest. Surrounding residential is RS-zoned single-family detached, with selective SSMUH eligibility under DNV’s 2024 implementation. There is no significant condo or townhouse inventory at the scale of Lower Lonsdale, Lynn Valley Town Centre, or the Brentwood / Lougheed corridor. Buyers looking for North Shore townhouse or condo product at scale typically end up in Lynn Valley, Lower Lonsdale, or Central Lonsdale — not Edgemont.

Detached pricing varies meaningfully by sub-area, lot size, view, riparian impact, and proximity to the village commercial core. The REBGV North Vancouver detached benchmark is a starting point, not an offer anchor — Edgemont Village concentrates premium-school-catchment, premium-lot-size, and premium-view characteristics that the REBGV blended benchmark does not isolate. Pull recent sub-area-specific comps fresh at offer time, and adjust for the specific characteristics driving the listing’s pricing assumption.

Bylaws + zoning context

Edgemont Village sits inside the District of North Vancouver, governed by the DNV Official Community Plan and the Edgemont Village Centre Implementation Plan (incorporated into the OCP). The Implementation Plan deliberately preserves the village’s two-storey commercial scale — a planning choice that distinguishes Edgemont from Lower Lonsdale, Lynn Valley Town Centre, and Marine Drive (all of which DNV has re-zoned for taller mixed-use mid-rise). Some modest infill mixed-use approvals have moved through Council over the past 15 years; the village is not on a tower-rezoning trajectory.

Heritage character preservation overlay applies across portions of the village core. RS / RS-3 zoning covers the surrounding residential blocks at varying lot-size minimums; the upper-street Canyon Heights lots are typically larger than the standard RS minimum. Bill 44 SSMUH-2 / SSMUH-3 / SSMUH-4 eligibility applies parcel-by-parcel to the residential zones based on servicing capacity, parcel size, and any character overlay. The BC Riparian Areas Protection Regulation applies along the Capilano River. Metro Vancouver watershed-edge considerations apply along the Capilano River Regional Park boundary.

For redevelopment optionality: the village core is character-preserved and not on a tower track; the surrounding residential is selectively SSMUH-eligible with a real diligence cost on park-adjacent parcels; the upper Canyon Heights lots are the practical SSMUH-redevelopment candidates if the lot servicing supports the density. Verify the live OCP layer + zoning bylaw for the specific parcel before pricing any redevelopment optionality.

Frequently asked questions

  • How does Handsworth IB compare to West Vancouver Secondary IB?

    Both are International Baccalaureate Diploma Programme schools. Handsworth Secondary (1044 Edgewood Road, North Vancouver) runs the IB Diploma Programme inside SD #44 North Vancouver — open to in-catchment students with an application stream for the IB-track. West Vancouver Secondary (1750 Mathers Avenue) runs the IB Diploma inside SD #45 West Vancouver. The structural differences: SD #45 (West Van) is a smaller district with narrower catchment boundaries, and out-of-catchment access is harder to secure than for SD #44 IB streams; SD #44 (North Van) is larger, with three IB-track entry points historically (Handsworth among them) and a more flexible application process. From a pricing-comparison standpoint: West Van Secondary catchment commands a documented premium relative to comparable North Van Secondary catchments, and Edgemont Village's Handsworth catchment is one of the most-undervalued IB-track catchments on the North Shore — most listing agents underprice the IB access. Verify the live SD #44 catchment + IB application process for the specific address before paying any catchment-driven premium; both districts revise catchments periodically.

  • Are Edgemont Village commercial buildings being rezoned?

    Not significantly. The District of North Vancouver's Edgemont Village Centre Implementation Plan (incorporated into the OCP) deliberately preserves the village's two-storey scale — a planning choice that distinguishes Edgemont from Lower Lonsdale, Lynn Valley Town Centre, and Marine Drive (all of which DNV has re-zoned for taller mixed-use mid-rise). Some modest infill mixed-use projects have been approved over the past 15 years, but the village commercial core is not on a tower-rezoning trajectory. The District has applied a heritage character preservation overlay across portions of the core. Selectively, BC Bill 44 SSMUH applies to surrounding residential RS-zoned lots (Township-by-Township discretion was constrained by the 2024 implementation deadline; DNV's adoption was selective and respected character zones). Verify the live OCP layer + any active development applications for the specific parcel before pricing redevelopment optionality.

  • What's the Capilano Lake watershed-protection impact on adjacent properties?

    Capilano Lake is one of three Metro Vancouver Water District drinking-water reservoirs (alongside Seymour and Coquitlam), and the Cleveland Dam impounds it. The watershed itself is a closed-access protected area managed by Metro Vancouver — public access is restricted to the Cleveland Park viewing deck at the dam and the surrounding Capilano River Regional Park. For homeowners in Canyon Heights and the Cleveland Park / Capilano River corridor: properties immediately adjacent to the regional park boundary are subject to tighter District of North Vancouver tree-bylaw enforcement, riparian-area regulation setbacks (the BC Riparian Areas Protection Regulation applies to fish-bearing streams including the Capilano River), and Metro Vancouver watershed-edge buffer requirements. Translation: tree removal, additions, and accessory-structure permits typically require additional review. The trade-off — backing onto a regional park with mature canopy — is a real amenity, but the diligence cost on permits is non-zero. Verify with DNV planning before underwriting any addition or tree-removal optionality.

  • Is Edgemont Village walkable?

    Yes — by Lower Mainland suburban standards, Edgemont Village is genuinely walkable, which is why the village core preservation matters. From most surrounding residential streets in Canyon Heights, Highlands, Forest Hills, and the Cleveland Park corridor, the Edgemont Boulevard commercial spine is a 5–15 minute walk: grocery (the village has had a small independent grocer for decades; verify the current operator at offer time), bakery, café, restaurants, post office, hardware, and seasonal village events organised by the Edgemont Village BIA. The walkability is the practical reason long-tenured residents stay multi-decade — it's the closest thing to a small-town main street inside Metro Vancouver, and post-war planning produced the scale that newer suburban subdivisions cannot reproduce. The trade-off is car dependency for everything outside the village (downtown Vancouver, Park Royal, the Lonsdale Quay SeaBus terminal), which is the rest of Lower Mainland suburban life.

  • How does the commute to downtown Vancouver work without SkyTrain?

    Edgemont Village has no SkyTrain access — the North Shore has no rapid-transit rail line at all, and the long-discussed North Shore SkyTrain or LRT is not a funded near-term project. Commute options today: by car via the Lions Gate Bridge (Capilano Road south to Marine Drive, then onto the bridge — typically 25–45 minutes peak depending on bridge backups), or via the Ironworkers Memorial / Second Narrows crossing (Highway 1 east, then onto Highway 1 / Cassiar / Hastings — 30–55 minutes peak); by transit, a TransLink bus down Edgemont Boulevard / Capilano Road to Lonsdale Quay (~25–30 minutes), then SeaBus to Waterfront Station (12 minutes). Total transit door-to-door from a typical Edgemont address to downtown Vancouver via SeaBus runs ~50–70 minutes. The commute math is the practical reason Edgemont Village concentrates remote-work-friendly professionals and households where one or both partners are downtown-employed but flexible on schedule.

  • What schools are in the Edgemont Village catchment?

    Most Edgemont Village addresses feed Handsworth Secondary (1044 Edgewood Road) for grades 8–12 — the only IB World School (Diploma Programme) in SD #44 North Vancouver. Some addresses on the eastern edge fall into the Argyle Secondary (Lynn Valley) catchment depending on the specific lot and any periodic SD #44 boundary review. Elementary feeders vary by sub-area: Highlands Elementary (3150 Colwood Drive — runs early French Immersion); Cleveland Elementary; Canyon Heights Elementary. For families prioritising IB-track access, verify both the in-catchment status of the specific address against the live SD #44 catchment map AND the IB application process before paying a catchment-driven premium. The IB Diploma Programme is an application stream within Handsworth, not pure catchment access.

  • Is Bill 44 SSMUH reshaping Edgemont Village?

    Selectively. BC Bill 44 (2023) requires municipalities to permit small-scale multi-unit housing (SSMUH) — duplex, triplex, fourplex, and up to six units near frequent-transit-served lots — on most single-family-zoned parcels. The District of North Vancouver implemented its SSMUH bylaw amendments by the June 30, 2024 provincial deadline. In Edgemont Village, much of the surrounding RS-zoned residential is now eligible for SSMUH-2 / SSMUH-3 / SSMUH-4 depending on lot servicing capacity, parcel size, and any character-protection overlay. The District's selective implementation respected heritage character zones — verify the specific parcel's SSMUH eligibility against the live DNV zoning bylaw before pricing any multiplex redevelopment optionality. The Bill 47 transit-oriented density framework is not in force in Edgemont Village (no rapid-transit station designation), so SSMUH is the relevant provincial framework here. See the Bill 44 SSMUH guide for the deeper provincial-framework explainer.

  • What's the typical Edgemont Village detached price in 2026?

    Edgemont Village is detached-dominant inventory with very limited multifamily product. Pricing varies meaningfully by sub-area, lot size, view, and proximity to the village core: the village-core-adjacent residential streets and Forest Hills with view product typically transact at the higher end of the North Shore family-detached benchmark; Canyon Heights detached on larger upper-street lots commands a separate premium for the lot size and Cleveland Park adjacency; Cleveland Park / Capilano River corridor backs onto the regional park and carries a park-frontage premium that varies with the riparian setback impact. The Real Estate Board of Greater Vancouver (REBGV) North Vancouver detached benchmark is the live reference; pull it fresh at offer time for the specific sub-area. Do not underwrite a specific listing's pricing to a generic 'North Vancouver average' — Edgemont Village concentrates premium-school-catchment, premium-lot-size, and premium-view characteristics that the REBGV blended benchmark does not isolate.

  • How does Edgemont Village compare to British Properties (West Vancouver)?

    Both are established North Shore family neighbourhoods with strong school catchments and view product. The structural differences: British Properties is inside SD #45 (West Vancouver) — feeding West Vancouver Secondary IB and Chartwell Elementary — and is governed by the District of West Vancouver, with a meaningfully higher municipal tax burden but historically stronger view inventory and larger lots. Edgemont Village is inside SD #44 (North Vancouver) — feeding Handsworth Secondary IB — with a lower DNV municipal tax rate, a preserved walkable village commercial core (which British Properties does not have, since West Van's commercial core is Park Royal / Ambleside), and a tighter walkable footprint. From a buyer-decision standpoint: British Properties optimises for view + lot size + West Van Secondary IB premium; Edgemont Village optimises for walkability + Handsworth IB access + larger lots than Lynn Valley + Capilano River + Cleveland Park access. Different neighbourhoods, different decisions; both are defensible answers to 'where on the North Shore for a family?'

Edgemont Village is the right answer for a family that wants Handsworth IB access, a walkable village commercial core, larger lots than Lynn Valley, and Capilano River park edge — at a pricing premium that is meaningfully below West Van Secondary’s catchment for comparable lot quality. It is the wrong answer for buyers who need rapid-transit rail access or downtown commute time below 45 minutes.
— The honest one-liner I give every Edgemont Village buyer who asks for it

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Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.

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Bronson Job PREC, REALTOR®
Bronson Job PRECREALTOR® · GVR Member #6015742 · FVREB Member #FJOBBR