The Market in One Glance:

• Inventory is surging: Raw land on the market is growing at a record pace.
• Bankability is tight: With revenues correcting and costs/fees rising, many deals don’t pass the banker’s test.
• Deals are scarce: New, firm land transactions are down ~85–90% from a few years ago.
• Pricing has corrected: Land values are ~10–30% lower, varying by submarket.

“It just doesn’t make sense right now to buy a piece of dirt and take it through multi-year entitlements.”

What Still Works: SSMUH on Single-Family Lots

Provincial legislation now enables duplexes, fourplexes, and sixplexes on single-family lots without rezoning. That removes entitlement risk and compresses timelines.

Why multiplex lots pencil:

• No rezoning → fewer variables and lower carrying risk.

• Faster starts → demolition to shovel-ready can be ~3–6 months (DP/BP path).

• Finance-friendly → predictable scope and timing.

“You know when your plane’s going to land and where it’s going to land.”

How We Can Help

Varing Marketing Group is actively advising on:

• Disposition strategies for raw land vs. SSMUH repositioning

• Buy-side targeting for bankable, near-term multiplex sites

• Pricing guidance aligned with current inputs and lender expectations