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Hyper-local pillar — West Point Grey, Vancouver

West Point Grey (Vancouver) — Buyer Research Bible

Last reviewed by Bronson Job PREC, REALTOR®Sources: City of Vancouver (R1-1 / VanMap / Public Hearings), Vancouver Board of Education, MST Development Partnership (mst.ca), Canada Lands Company, REBGV, Province of BC (Bill 44 SSMUH, Bill 47 TOD), Metro Vancouver Regional District (Pacific Spirit)CC BY 4.0How we verify

Block-by-block buyer and investor research for the West Point Grey micro-market — the northwestern corner of the City of Vancouver bounded by 16th Avenue, English Bay, Alma Street, and the UBC Endowment Lands. Lord Byng Secondary mini-school catchment, Queen Mary Elementary feeders, the in-development Jericho Lands master plan, UBC adjacency, and the Pacific Spirit Park edge condition. Companion to the West Point Grey area page.

The defendable opinion

West Point Grey is the only Vancouver neighbourhood where you can still buy a 1925 character home on a $5M lot, walk to Jericho Beach in 7 minutes, and be in a mini-school feeder pattern at Lord Byng — and the Jericho Lands redevelopment is the single biggest unknown variable on its 10-year price trajectory. Most listings either ignore the Jericho Lands rezoning entirely or overhype it; the right answer is to model it as a 5–7 year construction overhang followed by a step-change in walkable amenity. The buyer who underwrites both halves of that distribution — not the bull case alone, not the bear case alone — pays the right price. The buyer who underwrites only one half pays the wrong price.

The Jericho Lands master plan is going to make the next decade in West Point Grey look nothing like the last decade. The walkable-amenity baseline is going up; the construction tolerance for the closest blocks is going down. The right time to buy here is the buyer who can hold through both phases — not the buyer optimising for either one.
— What I tell every West Point Grey family touring the Jericho-adjacent blocks

The five sub-areas, mapped

West Point Grey is not a single block — it is five named pieces with different inventory mixes, different school proximity, different beach walking distances, and different exposure to the Jericho Lands redevelopment. Jericho / Spanish Banks is the beach-corridor heart; Locarno is the West 4th + Trimble character grid; Central 10th + Tolmie is the day-to-day amenity spine; South 16th + Alma is the Pacific Spirit Park edge; and the Camosun-Trafalgar corridor is the Kitsilano transition and the closest WPG sub-area to the future Broadway Subway. Different sub-areas, different decisions.

Jericho (Spanish Banks beach corridor)

49.275°N, 123.200°W

The Jericho sub-area runs along the northern beach edge of West Point Grey, from the foot of Alma Street west to the former Jericho Garrison lands. Jericho Beach Park (former military reserve transferred to the City of Vancouver in 1973) anchors the public realm, with Jericho Sailing Centre, the Jericho Beach hostel, the off-leash dog beach, and the Trans-Canada Trail terminus. Inventory along the south side of Point Grey Road and the streets immediately above (4th Avenue, 3rd Avenue, 2nd Avenue) skews to mid-century and earlier character homes on standard 33-foot or 50-foot lots, with a meaningful share of view-protected detached on the cliff edge above the beach. The single most consequential variable for Jericho pricing over the next decade is the Jericho Lands master plan immediately to the south.

Locarno (West 4th + Trimble)

49.270°N, 123.190°W

Locarno sits in the central-north slice of West Point Grey, organised around the West 4th Avenue corridor between Trimble Street and Tolmie Street, with Locarno Beach as its waterfront. The grid is a mix of 1920s–1940s character detached homes, a small share of post-1990 rebuilds, and a dense pocket of duplex / multiplex product immediately south of 4th Avenue (RT-7 / RT-8 character zones) where the City has long permitted secondary suites and locked stratification before Bill 44 made it a province-wide default. Locarno Beach itself is quieter than Jericho or Spanish Banks and is the closest waterfront for most of central West Point Grey by walking distance.

Central West Point Grey (10th Avenue + Tolmie)

49.265°N, 123.195°W

The 10th Avenue / Tolmie Street pocket is the day-to-day amenity heart of West Point Grey: a C-2 commercial corridor along West 10th Avenue between Discovery Street and Tolmie Street with the village's grocery (Stong's was succeeded by IGA after 2020), bakeries, restaurants, the West Point Grey Community Centre and Aberthau Mansion, and the bus spine to UBC. Inventory is predominantly character detached on standard 33-foot or 50-foot lots from the 1920s–1940s, with a small share of duplex and townhouse product. Family buyers paying the West Point Grey character premium for proximity to Queen Mary Elementary and the village amenity stack typically anchor here.

South West Point Grey (16th + Alma)

49.260°N, 123.185°W

The southern strip of West Point Grey runs along West 16th Avenue between Alma Street and Discovery Street, with Pacific Spirit Regional Park immediately to the south of 16th. Inventory is character detached on standard lots, with a meaningful concentration of post-2000 rebuild product on tear-down lots. The Pacific Spirit Park trail network on the south side of 16th is the practical (not marketing) amenity — 763 hectares of forested park trails connecting through to UBC, the Endowment Lands, and Camosun Bog. South WPG is also the closest sub-area to St. George's School Senior campus (29th Ave near Crown, in adjacent Kerrisdale) for families pricing private-school proximity into the address.

Camosun-Trafalgar corridor

49.255°N, 123.180°W

The Camosun-Trafalgar corridor sits along the eastern edge of West Point Grey between Alma Street and Trafalgar Street, transitioning into Kitsilano. Inventory mixes pre-war character detached, RT-7 / RT-8 duplex zones, and a small share of post-2010 rebuild product. The corridor is the easiest commute into downtown Vancouver via the West 4th / Cornwall corridor and the closest WPG sub-area to the future Broadway Subway extension at Arbutus Station (Phase 1 in service 2027 target; Phase 2 to UBC under planning) — Arbutus Station sits ~25 blocks east, so the corridor is not directly in the Bill 47 transit-oriented radii of Phase 1, but Phase 2 routing decisions over the next several years will materially affect this band.

Schools — Lord Byng + Queen Mary + WPGA

Most West Point Grey addresses feed Lord Byng Secondary (3939 West 16th Avenue) for grades 8–12. Lord Byng is a Vancouver Board of Education public secondary best known outside the catchment for its Mini School Programme — an enriched humanities-focused application stream that admits students by application from across the VSB district, not by catchment alone. The Mandarin Bilingual Programme runs alongside the regular catchment programme. Mini School and Mandarin Bilingual eligibility, application timelines, and seat counts are reviewed periodically by VBE; verify the live VSB application calendar before paying a school-catchment premium for Mini School access specifically.

Public elementary feeders are predominantly Queen Mary Elementary (West 9th Avenue near Trimble) for the central and northern sub-areas, with Lord Tennyson Annex serving parts of the Camosun-Trafalgar corridor on the eastern edge. As with Lord Byng, the live VSB catchment map is the right source — do not assume Queen Mary access for any specific WPG address without checking.

West Point Grey Academy (4125 West 8th Avenue) is an independent K–12 fee-paying school inside the neighbourhood, founded 1996. WPGA is a Junior School (Grades JK–7) and Senior School (Grades 8–12) in a single 12-acre campus. Multi-year waitlists are normal at most entry points; the application process should start before the address premium is priced into an offer.

Adjacent independent schools include St. George's School (Senior campus 3851 West 29th Avenue near Crown, in adjacent Kerrisdale) — an all-boys K–12 founded 1930 — and Crofton House School (3200 West 41st Avenue) — an all-girls JK–12 founded 1898. Both are a short drive south of WPG and both are common decision points for families pricing private-school proximity into the address.

Beaches + Pacific Spirit Park

West Point Grey is the only Vancouver neighbourhood where the entire northern boundary is beach. Jericho Beach Park — a former federal military reserve transferred to the City of Vancouver in 1973 — anchors the northeastern corner with the Jericho Sailing Centre, the Jericho Beach hostel, the off-leash dog beach, and the Trans-Canada Trail terminus. Locarno Beach sits west of Jericho, separated by the foot of the Locarno bluff. Spanish Banks (East and West) runs from Locarno west to the UBC headlands, with the longest sand expanse in the city and the Spanish Banks concession buildings.

South of 16th Avenue sits Pacific Spirit Regional Park — a 763-hectare forested park managed by Metro Vancouver Regional Parks, connecting through to the UBC Endowment Lands and Camosun Bog. The park is the practical (not marketing) amenity for South West Point Grey addresses and the closest large urban forest reserve to the Lower Mainland's downtown core. Trail network includes Sword Fern Trail, Heron Trail, Salish Trail, and Cleveland Trail; trail access points run along 16th Avenue from Camosun Street west to Blanca Street.

Drummond Drive and the cliff-edge addresses above Spanish Banks (north of 4th Avenue along NW Marine Drive) are the highest-priced view-protected blocks in the neighbourhood — the combination of north-facing beach and water view, large lot frontages, and the rarity of the cliff condition concentrates pricing meaningfully above the WPG benchmark. Verify any view-protection covenant on the title before treating the view as guaranteed.

The Jericho Lands — the 10-year variable

The Jericho Lands is a roughly 90-acre redevelopment site at West 4th Avenue and Highbury Street, comprising the former federal Jericho Garrison (a Department of National Defence site). The lands were acquired in 2014 by the MST Development Partnership — a joint venture of the Musqueam Indian Band, the Squamish Nation, the Tsleil-Waututh Nation, and Canada Lands Company. This is the largest urban land partnership of its kind in Canada and a defining moment for First Nations participation in Vancouver's land economy.

The Jericho Lands Policy Statement was approved by Vancouver City Council in 2024, setting the high-level framework for housing mix (market and below-market), retail, public realm, parks, and integration with surrounding neighbourhoods. Detailed rezoning applications and phased construction are expected to roll out over a 20–30 year horizon. The plan also envisions a new SkyTrain station if the Broadway Subway Phase 2 extension to UBC routes through the lands — an outcome that would materially reshape walkability and the corridor premium for the eastern half of West Point Grey.

For West Point Grey buyers, Jericho Lands is the single largest unknown variable on the 10-year price trajectory. The honest practitioner framing has three parts:

  • Construction overhang: 5–7 years of active construction on the closest blocks (north of 4th Avenue along Highbury, and adjacent streets) is realistic. Buyers immediately abutting the site need to underwrite construction nuisance for the holding period.
  • Walkable-amenity step-change: Once Phase 1 completes (housing + retail + public realm), the closest blocks gain a new walkable amenity stack — grocery, daycare, restaurants, and possibly transit — that did not previously exist on this side of the neighbourhood.
  • Routing-conditional SkyTrain: If Broadway Subway Phase 2 routes a station through Jericho Lands, the corridor premium math shifts materially. The routing is the variable; track the Province + TransLink announcements over the next 2–3 years.

Verify the current rezoning status against the City of Vancouver public hearing schedule and the mst.ca project page before treating any specific build-out scenario as fixed. Most West Point Grey listings either ignore the Jericho Lands rezoning entirely or overhype it — the right answer is to model both halves of the distribution.

UBC adjacency — the rental sub-market

West Point Grey is the largest off-campus rental sub-market for UBC graduate students, post-doctoral fellows, and tenured faculty. The neighbourhood sits within walking distance or a single bus stop of the UBC Point Grey campus — the 4th Avenue, 10th Avenue, and 16th Avenue bus corridors all terminate at the UBC bus loop. Inventory mixes secondary suites in detached homes, basement suites, laneway houses, and the small RM-3A purpose-built rental pocket near Alma + 4th.

Rent levels reflect the combined demand from UBC and the high-income owner-occupier baseline — meaningfully above the City of Vancouver rental average. The BC Residential Tenancy Act (RTA) governs all of these tenancies regardless of address; the Province's annual rent-cap framework applies to within-tenancy increases. For investor buyers underwriting the rental yield on a WPG property: verify the current annual cap, the qualifying-tenant exemption rules under the Speculation and Vacancy Tax, and the secondary-suite legalisation status of the specific lot before underwriting either yield or holding cost.

Bill 44 SSMUH + Vancouver R1-1 multiplex

BC Bill 44 (SSMUH — Small-Scale Multi-Unit Housing, in force 2023–2024) requires municipalities to permit up to 4 dwelling units on most single-family-zoned lots and up to 6 on lots near frequent transit. The City of Vancouver implemented this through the new R1-1 zone (replacing RS-1 in 2024), which permits a multiplex of up to 6 units on most R1-1 lots in West Point Grey — subject to the City's Multiplex regulations on FSR, height, setbacks, parking minimums, and the Tree Bylaw.

West Point Grey zoning is predominantly RS-5 (single-family with character preservation incentives) and R1-1 (formerly RS-1, replaced in 2024 by the Bill 44 / Multiplex framework). Pockets of RT-7 and RT-8 — the City of Vancouver character zones — sit along Locarno and parts of the central 10th Avenue area; these have their own duplex / multiplex framework predating Bill 44 and offer character-retention bonuses for keeping the original house. RM-3A near Alma + 4th allows multifamily; C-2 commercial runs along 10th Avenue and 4th Avenue.

SSMUH does not override the Heritage Conservation Area or the character-retention incentives in the RT-7 / RT-8 zones; verify the specific lot's zoning, character-retention status, and any heritage designation before pricing redevelopment optionality. See the Bill 44 / SSMUH guide for the deeper provincial-framework explainer.

Property mix + price dispersion

West Point Grey is predominantly a detached-housing neighbourhood. The townhouse and apartment shares are small, concentrated in the RM-3A pocket near Alma + 4th and along the C-2 corridors on West 10th and West 4th Avenues. The detached share, in turn, splits between character homes (predominantly 1920s–1940s on standard 33-foot or 50-foot lots) and post-2000 rebuilds. The view-protected addresses near the cliff edge above Spanish Banks and on Drummond Drive trade as a distinct premium tier above the WPG benchmark.

Price dispersion across WPG is wider than most Vancouver neighbourhoods because of the lot-size and view variance. A 33-foot inland lot on a quiet residential street is a different price point than a 50-foot lot with view; a view-protected cliff-edge address on Drummond Drive or NW Marine Drive sits in a different tier altogether. The Real Estate Board of Greater Vancouver (REBGV) publishes monthly benchmark data for the West Point Grey micro-area — pull the live REBGV benchmark for the specific property type at offer time.

Worked dollar figures for any specific listing should come from comparable solds for the specific sub-area and lot configuration, not from a generic neighbourhood-wide number. Verify the current REBGV West Point Grey benchmark on the day of offer; the price dispersion makes a stale benchmark misleading.

Three lots on the same block in West Point Grey can transact within 18 months at numbers that look uncorrelated to the headline benchmark. The view, the lot frontage, the character-versus-rebuild question, and the proximity to either Jericho or Pacific Spirit are the real drivers. The benchmark is a starting point — not an answer.
— What I tell every West Point Grey buyer running comp analysis

The Broadway Subway Phase 2 variable

The Broadway Subway Phase 1 extends the Millennium Line from VCC-Clark to Arbutus Street with new stations at Mount Pleasant, Oak-VGH, South Granville, and Arbutus — targeted for in-service 2027. Arbutus Station (the Phase 1 terminus) sits at Broadway and Arbutus Street, roughly 25 blocks east of West Point Grey. Phase 1 alone does not place WPG inside the Bill 47 transit-oriented density tier radii (200 m / 400 m / 800 m) — the entire neighbourhood sits outside the 800-metre walkable radius from any Phase 1 station.

Phase 2 (Arbutus to UBC) is under planning. The routing study has examined stations at locations including Macdonald Street, Alma Street, Sasamat Street, and a UBC terminus, with the Jericho Lands master plan also flagging an in-site station as a possibility if the alignment passes through. A station at Alma Street would place the Camosun-Trafalgar corridor and parts of the central 10th + Tolmie sub-area inside the 800-metre Bill 47 radius. A station integrated into the Jericho Lands site would shift the radius footprint west.

The routing decision is the variable. Track Province + TransLink announcements over the next 2–3 years and the City of Vancouver Broadway Plan amendments. For West Point Grey buyers paying a corridor premium today, the Phase 2 alignment is more material than the Phase 1 in-service date.

Speculation and Vacancy Tax + holding-cost math

The BC Speculation and Vacancy Tax (SVT) applies to residential property in specified taxable regions including the Metro Vancouver Regional District, which captures all of West Point Grey. The tax is an annual filing obligation for every owner of residential property; eligible exemptions include the principal residence exemption, the qualifying tenant exemption, and several life-event exemptions (death, divorce, hospital stay, work-related move). The rates and the filing deadlines are set in legislation and are reviewed periodically.

West Point Grey is a higher-vacancy neighbourhood than the City of Vancouver average for non-resident-owned and absentee-owned inventory; the SVT was designed in part to address that pattern. The practical implication for WPG buyers is that the SVT exemption framework is decision-relevant on most acquisitions — especially for buyers who will not occupy the property as a principal residence and who do not have a qualifying tenant in place. Verify the current SVT rates and the exemption rules against the BC government Speculation and Vacancy Tax page before underwriting any holding-cost projection.

Frequently asked questions

  • What schools serve West Point Grey?

    Most West Point Grey addresses fall in the Lord Byng Secondary catchment (3939 West 16th Avenue) — a Vancouver Board of Education public secondary school known for its Mini School (an enriched humanities-focused application stream for Grades 8–12) and a Mandarin Bilingual Programme. Public elementary feeders are predominantly Queen Mary Elementary (West 9th Avenue near Trimble) and Lord Tennyson (in adjacent Kitsilano for the Camosun-Trafalgar corridor). Adjacent independent schools include West Point Grey Academy (4125 West 8th Avenue, founded 1996, K-12, fee-paying) inside the neighbourhood, with St. George's School (Senior campus on West 29th Avenue near Crown) and Crofton House School (3200 West 41st Avenue) a short drive south. Verify the live VSB catchment map for the specific address before paying a school-catchment premium — Lord Byng catchment boundaries and Mini School eligibility are reviewed periodically by VBE.

  • Is West Point Grey part of UBC?

    No. West Point Grey is a City of Vancouver neighbourhood; UBC and the surrounding University Endowment Lands (UEL) are separate jurisdictions. The boundary between the City of Vancouver and the UEL runs roughly along Blanca Street / Crown Street on the west edge of WPG. UEL governance, taxation, and services are administered through the Province (the UEL Administration), not the City of Vancouver — meaning a home in WPG pays City of Vancouver property tax and falls under the Vancouver Charter, while a home on University Boulevard or Hawthorn Place (UEL or UBC neighbourhoods like Hampton Place, Chancellor Place, Wesbrook Village, East Campus) does not. The two areas are walking-distance neighbours but legally distinct — verify the jurisdiction for any specific address before assuming property tax, school catchment, or zoning rules.

  • What is happening at the Jericho Lands?

    The Jericho Lands is a roughly 90-acre redevelopment site at West 4th Avenue and Highbury Street, comprising the former federal Jericho Garrison (a Department of National Defence site). The lands were acquired in 2014 by the MST Development Partnership — a joint venture of the Musqueam Indian Band, Squamish Nation, Tsleil-Waututh Nation, and Canada Lands Company — making it the largest urban land partnership of its kind in Canada. A long-form rezoning and master plan has been working through the City of Vancouver public-hearing process; the policy framework (Jericho Lands Policy Statement) was approved by Council in 2024, with detailed rezoning applications and phased construction expected to roll out over a 20–30 year horizon. The plan envisions thousands of homes (mix of market and below-market), retail, public realm, parks, and a new SkyTrain station if the Broadway Subway Phase 2 extension to UBC routes through the lands. Verify the current status against City of Vancouver public hearings and mst.ca before treating any specific build-out scenario as fixed.

  • What's the typical West Point Grey detached price in 2026?

    West Point Grey is one of the highest-priced detached neighbourhoods on the BC mainland. The benchmark depends materially on the sub-area, the lot frontage, the view, and whether the building is character or rebuild. Standard 33-foot lots in the central / south parts of WPG transact in the multi-million range; 50-foot lots and view-protected addresses near the cliff edge above Spanish Banks or on Drummond Drive transact significantly higher. The Real Estate Board of Greater Vancouver (REBGV) micro-area for West Point Grey publishes monthly benchmark data — pull the live REBGV benchmark for the specific property type at offer time. Worked dollar figures for any specific listing should come from comparable solds, not from a generic neighbourhood-wide number; the price dispersion across WPG is wider than most Vancouver neighbourhoods because of the lot-size and view variance.

  • How does Bill 44 SSMUH apply to West Point Grey?

    BC Bill 44 (SSMUH — Small-Scale Multi-Unit Housing, in force 2023–2024) requires municipalities to permit up to 4 dwelling units on most single-family-zoned lots and up to 6 on lots near frequent transit. The City of Vancouver implemented this through the R1-1 zone (replacing RS-1 in 2024), which permits a multiplex of up to 6 units on most R1-1 lots in West Point Grey — subject to the City's Multiplex regulations on FSR, height, setbacks, parking, and trees. WPG is predominantly RS-5 and R1-1 (formerly RS-1), with pockets of RT-7 / RT-8 character zones (which have their own duplex / multiplex framework predating Bill 44) and RM-3A near Alma + 4th. SSMUH does not override the Heritage Conservation Area or the character retention incentives in the RT-7 / RT-8 zones; verify the specific lot's zoning, character-retention status, and any heritage designation before pricing redevelopment optionality.

  • How close is West Point Grey to the Broadway Subway?

    The Broadway Subway Phase 1 extends the Millennium Line from VCC-Clark to Arbutus Street with 6 new stations (Mount Pleasant, Broadway-City Hall is existing, Oak-VGH, South Granville, Arbutus, and the existing terminus shifts), targeted for in-service 2027. Arbutus Station — the Phase 1 terminus — sits at Broadway and Arbutus Street, roughly 25 blocks east of West Point Grey. Phase 2 (Arbutus to UBC) is under planning and would route the Millennium Line through Kitsilano and UBC, with stations under study at locations including Macdonald Street, Alma Street, Sasamat Street, and a UBC terminus. If a Phase 2 station is sited at Alma Street, it would place a meaningful share of West Point Grey within the Bill 47 transit-oriented density tiers (200m / 400m / 800m radii) — but the routing is not yet final. Phase 1 alone does not place WPG inside the TOD radii; treat the Phase 2 routing as the variable that materially affects WPG over the next decade, not Phase 1.

  • Is West Point Grey a good place to rent for UBC graduate students or faculty?

    Yes — West Point Grey is one of the largest off-campus rental sub-markets for UBC graduate students, post-doctoral fellows, and tenured faculty, given the walking-distance / single-bus-stop proximity to the UBC Point Grey campus. Inventory is a mix of secondary suites in detached homes, basement suites, laneway houses, and small purpose-built rental in the RM-3A pockets near Alma + 4th. Rent levels reflect the combined demand from UBC and the high-income owner-occupier baseline — meaningfully above the City of Vancouver rental average. The BC Residential Tenancy Act (RTA) governs all of these tenancies regardless of address; the Province's annual rent-cap framework applies to within-tenancy increases. Verify the current annual cap and the relevant RTA rules before signing or renewing.

  • Does the Speculation and Vacancy Tax apply to West Point Grey?

    Yes. The BC Speculation and Vacancy Tax (SVT) applies to residential property in specified taxable regions including the Metro Vancouver Regional District, which captures all of West Point Grey. The tax is an annual filing obligation for every owner; eligible exemptions include the principal residence exemption, the qualifying tenant exemption, and several life-event exemptions. The rates and the filing deadlines are set in legislation and are reviewed periodically. Verify the current rates and the exemption rules against the BC government Speculation and Vacancy Tax page before underwriting any holding-cost projection. WPG is a higher-vacancy neighbourhood than the City of Vancouver average for non-resident-owned and absentee-owned inventory; the SVT was designed in part to address that pattern, and the practical implication for WPG buyers is that the SVT exemption framework is decision-relevant on most acquisitions.

West Point Grey is the right answer for a family that wants a character home, a beach within walking distance, Lord Byng or a private-school option, and the patience to hold through the Jericho Lands construction overhang for a step-change in walkable amenity. It is the wrong answer if you need newer construction, lower price points, or a guaranteed Phase 1 SkyTrain commute today.
— The honest one-liner I give every West Point Grey buyer who asks for it

What to read next

Verified sources (2)Click to expand

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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Verified sources (1)Click to expand

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.

Fact ID: bc.svt.rates_2026 · v2View in Codex →
Spot an issue? Report an inaccuracy · How we verify
Bronson Job PREC, REALTOR®
Bronson Job PRECREALTOR® · GVR Member #6015742 · FVREB Member #FJOBBR