Community Game Plan

In Episode 23 of the Community Game Plan Podcast, Eric and Jim Smardon welcome Jason Paul, REALTOR® with eXp Realty and host of the Halifax Real Estate Podcast, for a candid conversation about the September 2026 market figures, public frustrations with real estate agents, and how buyer and seller expectations are shifting.
To get the complaints out in the open, Jim brings real-estate-themed Family Feud questions based on survey results. Confusion about commission tops the list at 24%, followed by whether you even need an agent and affordability. The most common complaints about REALTORS® are poor communication (22%), a focus on commission (18%), and clients feeling their agent does little for the pay (15%).
From there, the panel digs into a cooling Halifax-area market. Halifax sales rose 4.1% in September while provincial sales fell 6.4%, and Jason explains how Halifax prices ripple out to surrounding Nova Scotia communities. Median days on market have climbed from 33 to 42, which makes it riskier for sellers to dismiss an offer while waiting for a better one. Still, homes are often selling at around 95 to 98 percent of asking, a far cry from the deep discounts of past downturns, so the group cautions against calling it a buyer’s market too soon. Provincial home-value growth has settled back to roughly 1 to 2 percent a year, and year-over-year comparisons don’t necessarily mean values are falling.
What we cover:
Buyer expectations: Why some buyers assume they can offer far below asking, even on a fairly priced home, and how to keep negotiations open without treating an extreme offer as a serious starting point
Buyers have options: Jason describes showing clients 18 to 20 homes in about two weeks before tightening the search
Pricing and competition: How showing activity and offers reveal whether a listing is positioned well, why pricing should reflect fresh competition, and how inspections become negotiation points
Contracts: Why Jason’s team uses three-month agreements for typical clients, and why contract length should reflect the property, price point, and market
Choosing an agent: Eric’s advice to interview agents, understand the agreement before signing, and pick someone whose communication style and personality fit
First-time buyers: A friendly debate on the value of underserved areas, including Dartmouth, Cole Harbour, Eastern Passage, Herring Cove, and Sackville
Agent standards: Uneven transaction volume, the 90-day pipeline-building cycle, and why consistent prospecting and service matter when the market slows
What’s next: The usual fall slowdown toward the holidays, with inventory rising from pandemic-era lows
Our takeaway: don’t try to predict the market. Sellers should focus on current competition, patience, and pricing based on recent evidence. Buyers should act when their own circumstances are ready rather than trying to time prices.
 
Reach out to Eric Holman and Jim Smardon — info@movewiththeteam.ca
https://www.instagram.com/therealestateteamns/
https://www.instagram.com/community_game_plan_podcast/
Eric Holman Eric@movewiththeteam.ca
https://www.instagram.com/ericholmanrealestate/
Jim Smardon Jim@movewiththeteam.ca
https://www.instagram.com/jimsmardon.greenrealestate/

In Episode 22 of Community Gameplan, hosts Eric and Jim sit down with Chad Bailey, insurance advisor with IDC WorldSource Insurance Network, for a Community Business Spotlight on a topic that doesn't come up nearly enough when people are buying a home: life insurance, mortgage protection, and planning for the unthinkable.
Chad brings eight years of experience as a life insurance advisor to break down what most homebuyers get wrong — starting with the biggest misconception of all: that mortgage insurance through the bank is the same as life insurance through an advisor. It isn't, and the difference can cost a family hundreds of thousands of dollars when it matters most.
The conversation covers:
Why people — especially younger buyers — avoid the conversation around death, sickness, and disability
The real difference between CMHC insurance, bank mortgage insurance, and life insurance through an independent advisor
Term vs. permanent (whole life and universal life) policies, and how to balance coverage with budget
How some life insurance policies let you draw funds while you're still alive
Why this conversation should happen early in the homebuying process, not tacked on at closing
What to look for — and watch out for — when choosing an insurance advisor
Whether you're a first-time homebuyer, self-employed without workplace benefits, or just haven't thought about what happens to your mortgage if the unexpected happens, this episode offers a practical, no-nonsense look at protecting the people who depend on you.
About the Guest
Chad Bailey is an insurance advisor with IDC WorldSource Insurance Network, specializing in mortgage protection and life insurance. With eight years in the industry, Chad focuses on building long-term relationships with clients and matching coverage to their real needs and budget — not just what pays the highest commission.
Reach out to Chad Bailey baileychadm@gmail.com 902.441.2621
Reach out to Eric Holman and Jim Smardon — info@movewiththeteam.ca
https://www.instagram.com/therealestateteamns/
https://www.instagram.com/community_game_plan_podcast/
Eric Holman Eric@movewiththeteam.ca
https://www.instagram.com/ericholmanrealestate/
Jim Smardon Jim@movewiththeteam.ca
https://www.instagram.com/jimsmardon.greenrealestate/
 
Want to be a guest or have a topic you'd like us to cover? Let us know.
Reach out to info@movewiththeteam.ca
 

In this episode of Community Gameplan, Eric and Jim ditch the guest chair and go head-to-head on the current state of the Halifax real estate market. No filter, no fluff — just recent statistics, market trends, and blunt, honest takes on what buyers and sellers actually need to know right now.
From softening prices to shifting inventory, Eric and Jim break down what's really happening on the ground and what it means whether you're listing this summer or waiting to buy.
What You'll Learn in This Episode:
Where Halifax market stats stand right now, and what the recent trend line looks like
How the market has been cooling since spring, and why summer has brought further softening
What shifting inventory levels mean for buyers and sellers alike
Why accurate, data-driven pricing matters more than ever in a changing market
How new developments and infrastructure projects are shaping property values across the region
Strategies for buyers and sellers to navigate a market that's no longer moving in one direction
Real Talk Moments:
"Market's been going down since April" — Eric and Jim don't sugarcoat where things stand
"Prices are dropping over the summer" — the shift buyers and sellers both need to understand
"The market sells at the correct price" — why chasing the market instead of pricing accurately can cost sellers time and money
Who This Episode Is For:
Sellers wondering if now is still a good time to list
Buyers trying to time the market without guessing
Anyone curious about how Halifax real estate has shifted since spring
Real estate agents looking to sharpen their pricing conversations with clients
Bottom Line: This isn't panic, and it isn't business as usual either — it's a market correcting, and Eric and Jim lay out exactly what that means for anyone buying or selling in Halifax right now.
Reach out to Eric Holman and Jim Smardon — info@movewiththeteam.ca https://www.instagram.com/therealestateteamns/
Eric Holman Eric@movewiththeteam.ca https://www.instagram.com/ericholmanrealestate/
Jim Smardon Jim@movewiththeteam.ca https://www.instagram.com/jimsmardon.greenrealestate/

In Episode 20 of Community Gameplan, hosts Eric and Jim sit down with special guest Matt Stickland, founding editor of Grand Parade — a Halifax city hall newspaper — and host of The Grand Parade podcast. Matt brings years of on-the-ground reporting experience covering Halifax Regional Municipality, and joins Eric and Jim for a candid conversation about how city hall really works, the ongoing debate over property taxes, and what it takes to hold local government accountable through independent journalism.
The conversation covers:
What's really happening inside Halifax City Hall right now
Breaking down property tax policy and why reform has been decades in the making
The role of independent, local journalism in keeping municipal government accountable
Matt's path from the Navy and submarine service to journalism and founding Grand Parade
Behind-the-scenes stories from covering council meetings, budgets, and community planning
Why local news matters more than ever for cities like Halifax
Whether you're a Halifax resident trying to make sense of your tax bill or just someone who cares about how local government actually functions, this episode offers an insider's perspective you won't get anywhere else.
About the Guest
Matt Stickland is the founding editor of GrandParade.news, an independent Halifax city hall newspaper, and host of The Grand Parade podcast, which delivers an irreverent, in-depth look at Halifax city hall, its policies, and the people who shape them. Before launching Grand Parade, Matt spent a decade in the Navy — including deployment aboard HMCS Charlottetown and service as a submariner — before completing his Bachelor of Journalism and becoming one of Halifax's most dedicated municipal reporters.
Reach out to Matt - https://bsky.app/profile/landofsticks.bsky.social
https://www.grandparade.news/
 
Reach out to Eric Homan and Jim Smardon - info@movewiththeteam.ca
https://www.instagram.com/therealestateteamns/
 
Eric Holman
Eric@movewiththeteam.ca
https://www.instagram.com/ericholmanrealestate/
 
Jim Smardon
Jim@movewiththeteam.ca
https://www.instagram.com/jimsmardon.greenrealestate/
 

Jim and Eric sit down with their newest team member, Ayo Ajayi — and this one's a conversation you don't want to miss.
Born and raised in Nigeria with real estate in his blood, Ayo brings a unique perspective to the world of Canadian real estate. Since making the move to Canada and planting roots in the Maritimes, he's been on a mission to help his clients and community navigate the ins and outs of buying and selling property in a whole new market.
In this episode, we dig into Ayo's journey — from the real estate landscape in Nigeria to the nuances of the Canadian market, and what it really takes to bridge those two worlds. Whether you're new to the Maritimes or a longtime local, there's something in this conversation for everyone looking to understand real estate from a fresh angle.
And as always, the laughs come easy and the conversation flows freely. Pull up a chair — this is a good one.
 
Reach out to The Real Estate Team at info@movewiththeteam.ca 
Want to be a guest or have a topic you would like us to cover, let us know. 

Dartmouth pharmacist and Rotarian Jan Rose is changing lives — from Nova Scotia to East Africa. In this episode, she shares her inspiring work with CACHA (Community Aid for Children and Health in Africa), bringing vital healthcare to underserved communities through international medical missions powered by Rotary involvement and grassroots determination.
Jan takes us inside the real logistics of overseas healthcare projects, the partnerships that make them possible, and why community-driven initiatives continue to be one of the most powerful forces in global health.
What we cover:
How CACHA is expanding healthcare access across East Africa
The role Rotary plays in connecting local volunteers to global impact
The planning, challenges, and rewards of international medical missions
How Jan's pharmacy roots in Dartmouth fuel her passion for service
If you believe communities have the power to heal the world — this one's for you.
Guest links
LinkedIn
CACHA
Canada Africa Community Health Alliance (CACHA)
Interested in being a guest or know someone we should talk to, reach out to Eric and Jim at Info@movewiththeteam.ca
 
 

Victoria, BC real estate market update: inventory, pricing trends, and expert insights from Lisa Eilers with Eric Holman and Jim Smardon. Learn what buyers and sellers need to know in 2026.
What’s really happening in the Victoria, BC real estate market right now? Is it cooling off, balancing out—or just catching its breath?
In this episode of The Community Gameplan Podcast, Eric Holman and Jim Smardon speak with a local real estate expert Lisa Eilers to break down the latest Victoria, BC housing market trends, giving you a clear, no-nonsense look at what buyers and sellers are actually dealing with on the ground.
From rising inventory levels to shifting buyer behaviour, this conversation cuts through the noise and gets into what matters—pricing, demand, and where the opportunities are hiding.
🔍 What You’ll Learn in This Episode:
The real story behind Victoria’s growing housing inventory (and why it matters now)
How the market has shifted since the COVID-era frenzy
Why condo sales are slowing—and what that means for buyers
What’s keeping single-family homes in demand
How interest rates and economic uncertainty are shaping decisions
Insider strategies to help buyers and sellers stay competitive
🌊 Why Victoria Still Stands Out
Let’s be honest—Victoria isn’t just another market. Between its mild coastal climate, lifestyle appeal, and limited land supply, it continues to attract buyers from across Canada.
But here’s the twist: more listings (jumping from ~600 to ~4,000) means more choice… and more hesitation. Buyers are pickier. Sellers need sharper strategy. The days of “list it and they’ll come” are on pause.
💡 Who This Episode Is For:
Buyers trying to time the Victoria market without guessing
Sellers wondering if now is still a good time to list
Investors watching for shifts in pricing and opportunity
Anyone curious about BC real estate trends in 2026
🎯 Bottom Line
This isn’t a crash. It’s not a boom either. It’s a market finding its footing—and if you understand the signals, there’s real opportunity here.
Lisa and Eric & Jim bring local, boots-on-the-ground insight to help you make smarter real estate decisions in Victoria.
🔗 Related Topics:
British Columbia housing market trends
Buying a home in Victoria BC
Real estate investment strategies Canada
Interest rates and housing affordability

In Episode 16 of the Community Gameplan Podcast, Eric and Jim sit down with Dennis LaBlanc, Atlantic Canada Manager with CannaConnect, to discuss a powerful mission focused on support, healing, and community.
Dennis shares his personal journey and the inspiration behind CannaConnect — an organization dedicated to supporting veterans, RCMP, and first responders through education, access, and meaningful community connection.
This conversation highlights the important work being done to help those who have served navigate new pathways toward improved quality of life, mental health, and overall wellness. Dennis also shares how building trust and fostering community plays a critical role in successful reintegration and long-term support.
We also explore the real impact this work is having on individuals, families, and communities across Atlantic Canada — and how continued community involvement is helping grow a network of support and wellness.
Key Topics:
• CannaConnect’s mission and programs• Support for veterans, RCMP, and first responders• Community and trust in veteran reintegration• Building a community of support and wellness• The impact across Atlantic Canada and all across Canada 
Get Involved:
Interested in learning more about CannaConnect or supporting their work?Reach out, connect, and be part of the impact. cannaconnect
Don’t forget to like, follow, and share the podcast to help us continue bringing meaningful community stories to light.
Interested in being a guest or have a show idea you'd like us to cover, reach out to Eric Holman and Jim Smardon at info@movewiththeteam.ca
 
Veteran Support, Community Wellness, CannaConnect, Mental Health, Military Transition, First Responders, Veteran Programs, Community Building, Nova Scotia, New Brunswick 
 

Episode SummaryReal estate deals can look clean on paper… until the legal side starts peeling back the layers. In this episode of Community Gameplan, we sit down with real estate lawyer Mark Comeau with Taylor MacLellan Cochrane Law - TMC Law to break down the lawyer review clause process and everything that can quietly make—or break—a transaction.
From land title surprises to zoning headaches, encroachments, and HST curveballs, Mark shares practical insights that every agent, buyer, and seller should have in their back pocket. If you’ve ever thought “the lawyer will handle it,” this episode shows you exactly what that actually means—and why it matters more than you think.
What You’ll Learn
What lawyer review actually covers (and what it doesn’t)
Common title issues that can delay—or kill—a deal
Zoning: why it matters more than most people realize
Encroachments explained (and how they’re typically handled)
HST in real estate: when it applies and how it impacts buyers
Key differences when dealing with:
Condos
Vacant land
Mini homes / mobile homes
Why communication between agents, lawyers, and clients is critical
The most common mistakes people make during the legal process
Real Talk Moments
Not all properties are created equal—what works for a single-family home can get messy fast with land or mini homes
Waiting until the last minute to involve a lawyer? Bad move. That’s where deals start to wobble
Assumptions around zoning and use are one of the biggest hidden risks in real estate
 Pro Tips from Mark Comeau
Get ahead of potential title or zoning issues early—don’t wait for closing week surprises
Always clarify HST implications before submitting an offer
When in doubt, ask questions early—fixing problems is easier before paperwork is locked in
 Who This Episode Is For
Buyers who want to avoid costly surprises
Sellers looking to keep their deal on track
Real estate agents aiming to better protect their clients
Anyone curious about the legal side of real estate (the stuff no one talks about… until they have to)
Connect & Learn More
If you found this episode helpful, share it with someone who’s in the middle of a deal—or about to be. 
Or reach out to Eric Holman or Jim Smardon at info@movewithttheteam.ca
Reach out to Marc Comeau - https://www.tmclaw.com/ 

Understanding the hidden impacts of gambling and how communities can support awareness, prevention, and recovery.
Gambling is often seen as entertainment, but for many individuals and families, it can become something much more serious.
In this episode of The Community Game Plan, we sit down with Carey Murphy, Executive Director of the Compulsive and Problem Gamblers Society, to talk about the realities of gambling harm and how it affects individuals, families, and communities.
We explore common misconceptions about gambling addiction, the early warning signs people often miss, and why stigma can prevent people from asking for help. Carey also shares insight into how communities can play a stronger role in prevention, awareness, and supporting those who may be struggling.
This conversation is about more than gambling — it’s about building informed, compassionate communities where people feel safe to reach out for support.
Find more of our guest Carey Murphy on his Youtube   Facebook   
https://globalnews.ca/news/11393257/problem-gambling-online-platforms/
 
If you or someone you know may be struggling, support and resources are available through the Compulsive and Problem Gamblers Society.
 
And if you enjoyed this episode and want to learn more about the work we’re doing in the community, feel free to reach out to Eric and Jim from The Real Estate Team. Info@movewiththeteam.ca
Whether it's real estate, community initiatives, or future podcast ideas, they’re always happy to connect and continue the conversation.