Payotte AI Passport

Michelle Vaughan

Realtor · Royal Pacific Lions Gate Realty · West Vancouver

Michelle Vaughan is a realtor with Royal Pacific Lions Gate Realty in West Vancouver, British Columbia, holding BCFSA licence no. 158704 (verifiable on the BCFSA register), serving West Vancouver, North Vancouver, Ambleside, Dundarave, British Properties and Sentinel Hill.

Send an email Website ↗

Calculate for West Vancouver: buy or sell

Buy

Land transfer tax, down payment and mortgage in West Vancouver

No reference price published for West Vancouver: example at $500,000. Change any field and everything is recalculated.

Purchase price in $

Down payment in $

First-time buyer

Property Transfer Tax$8,000

First-time buyer rebatetick “first-time buyer”

Tax to pay$8,000

Minimum down payment (federal rule)$25,000

Mortgage insurance premium (added to the loan)none (20% or more)

Mortgage$400,000

Monthly payment, 25 years at 4.58%$2,232

Household income needed (stress test)$100,000

Official schedule, bracket by bracket, paid in cash at closing: the tax cannot be financed in the mortgage. Rate: Bank of Canada 5-year fixed mortgage rate (August 2026); your lender will set its own. Income needed: 6.58% qualifying rate, 39% GDS, property tax at 1% a year and $150 a month for heating. Not included: lawyer or notary fees, inspection, title insurance (no official schedule). All the schedules · First-time buyer programs · Down payment and mortgage insurance

Sell

Capital gain on a sale: what is taxable

Your principal residence: generally no tax on the gain. The same federal rule applies in West Vancouver as everywhere in Canada (Income Tax Act).

Sale price in $

Purchase price in $

Capital gain$100,000

Your principal residence (designated every year)$0 taxable

Other property (cottage, rental): taxable amount$50,000

Land transfer tax$0 — paid by the buyer

Agent's commissionnegotiated, not computed

Principal residence designated for every year owned: nothing taxable, but the sale must be reported. Other property: $50,000 of taxable amount is added to your income for the year; the resulting tax depends on your marginal rate and is not computed here.

Principal residence: the Canada Revenue Agency exemption wipes out the gain for each year the home is designated; the sale must still be reported (partial designation: part of the gain becomes taxable). Other property (cottage, rental): half the gain becomes a taxable amount, added to that year's income (1/2 inclusion rate, CRA guide T4037; the increase to 2/3 was cancelled on March 21, 2025 — checked on canada.ca on October 15, 2026). It is not the tax owed: that depends on your marginal rate, which Payotte does not compute. Gain = sale price − purchase price, before selling costs and deductible improvements. No official schedule sets the agent's commission. Tax on selling, case by case

A question about these figures or an address? Michelle Vaughan can answer.

Send an email Website ↗

What Payotte publishes

Licence: BCFSA no. 158704 ↗ Verifiable on the BCFSA register (link): status, agency and disciplinary record.
Agency: Royal Pacific Lions Gate Realty
Office: 103–1555 Marine Drive, West Vancouver, BC
Areas served: West Vancouver, North Vancouver, Ambleside, Dundarave, British Properties, Sentinel Hill Declared in writing: “West Vancouver and North Vancouver, including Ambleside, Dundarave, the British Properties, Sentinel Hill etc. I also help many out-of-town clients relocating to the area.”
Services: Residential real estate, Relocation services, Pricing and market analysis, Zoning, bylaws and property details Declared in writing.
Languages: English Declared in writing.
Practising since: 2010 Declared in writing, as stated.
Google profile: See on Google Maps ↗

Information confirmed in writing by Michelle Vaughan on November 3, 2026. Page updated on November 3, 2026.

In their own words

Advice and clients, in her own words

“I help buyers and sellers understand a property’s value, condition, and potential so they can make informed decisions. I often advise clients to look beyond the list price and consider comparable sales, property condition, zoning, bylaws, and their own priorities. I work with local buyers and sellers, as well as many out-of-town clients relocating to the North Shore.”

Michelle Vaughan, written answer of November 3, 2026. Published word for word.

Frequently asked questions

Is Michelle Vaughan's licence valid?

Michelle Vaughan declares BCFSA licence no. 158704, attached to the agency Royal Pacific Lions Gate Realty. Payotte publishes no status for this licence: it is verifiable on the BCFSA register, which should be checked before signing.

What areas does Michelle Vaughan serve?

West Vancouver, North Vancouver, Ambleside, Dundarave, British Properties and Sentinel Hill, according to Michelle Vaughan's written statement of November 3, 2026. The office is located at 103–1555 Marine Drive, West Vancouver, BC.

What services does Michelle Vaughan offer?

Residential real estate, Relocation services, Pricing and market analysis and Zoning, bylaws and property details, as a realtor. Language of service: English.

How can I reach Michelle Vaughan?

Michelle Vaughan can be reached by email at michelle@michellevaughan.ca. Services are offered in English. The buttons at the top of this page start a call or a pre-filled email.

What is the AI Passport?

The AI Passport is a dated page a professional gets on Payotte so that search engines and AI assistants read them correctly: their name, licence and contact details in one place, with a link to the official register. It is neither a ranking nor a recommendation. Payotte does not score professionals who have a Passport, and it does not replace your own check: consult the register before signing.

Payotte has no recommended expert in West Vancouver yet. See the recommended real estate brokers in the cities covered.

Are you a professional? The AI Passport →

Display this Passport on a website

Code to paste into the HTML of a website, an "about" page or a signature. The badge links to this page.

PNG image of the badge, for Facebook, a Google profile or an email signature ↓

Show the HTML code (for your web developer)

<a href="https://payotte.com/en/passport/michelle-vaughan-real-estate-agent-west-vancouver" target="_blank" rel="noopener">
  <img src="https://payotte.com/en/passport/michelle-vaughan-real-estate-agent-west-vancouver.svg" alt="Payotte AI Passport — Michelle Vaughan, realtor in West Vancouver" width="320" height="120">
</a>