Find your
dream home.
Sell with confidence
{{ heroClose }}
Real estate guidance built on care, clarity, and genuine expertise — for buyers and sellers across the Lower Mainland.
Genuine care.
Professional guidance.
Before becoming a REALTOR®, I spent years as a healthcare professional — learning to listen carefully, stay calm under pressure, and put people first. Those values didn't change when I moved into real estate.
I'm Joy Ann Llamas, REALTOR® with Macdonald Realty. I work with buyers and sellers across Vancouver, Burnaby, Richmond, and the Lower Mainland — with a particular focus on the condo and strata market.
Buyers & Sellers
From your first question to your final key, with particular depth in one area that trips most buyers up.
Vancouver's condo market is complex. This is where I go deepest — helping clients understand Form B, CRF balances, depreciation reports, and bylaw implications before they sign anything.
Pre-approval, offer strategy, subject clauses, and closing — explained clearly at every stage.
Strategic pricing, home preparation, and professional presentation — handled with care.
With you every step of the way — proudly serving Vancouver's Filipino community and newcomer families building their future here. Fluent in English and Tagalog.
Where I Work
From first call to keys in hand
A clear, guided process — so you always know what's happening and what comes next.
We define your goals and budget, review the DORTS form, and you secure mortgage pre-approval to confirm your buying power.
You receive MLS alerts and we tour homes together. Once you find "the one," a Comparative Market Analysis shapes your offer strategy.
We draft your Contract of Purchase and Sale. BC law provides a 3-business-day Home Buyer Rescission Period after an offer is accepted.
The seller may accept, reject, or counter. I manage the negotiations on your behalf until we reach a mutual agreement.
Your homework: inspection, Property Disclosure Statement, title and strata review, and financing. Subject removal makes the deal binding.
A lawyer or notary handles the legal transfer, calculates Property Transfer Tax, and prepares the final closing funds for signature.
The legal transaction date. Ownership registers in your name at the Land Title Office as mortgage funds transfer to the seller's lawyer.
The most exciting step. You receive the key and we complete a final walkthrough before you move in.
What Clients Are Saying
"Working with you was an incredible experience from beginning to end. It's honestly hard to believe we were your very first clients because you handled every step with confidence, professionalism, and genuine care. Your dedication, patience, and commitment made what could have been a stressful process feel smooth and enjoyable. Thank you for going above and beyond to help us find the perfect home. We truly appreciate everything you did for us and wouldn't hesitate to recommend you to anyone looking for an exceptional realtor.
Wishing you nothing but continued success in your real estate career. We know this is just the beginning, and we're confident you'll help many more families find their dream homes. Thank you again for everything!❤️"
"I was one of the earliest clients of Joy Ann Llamas - Realtor, and she was very much on the spot during the sale. She was able to sell my home to the price we wanted. She guided us on the things we needed to do and provided after-sales service.
For a joyful result in your dealings, Joy Ann Llamas - Realtor is worth trying."
"Highly recommended! We had an outstanding experience working with Joy Ann. She's very professional, knowledgeable, and incredibly supportive throughout the entire home-buying process. Her attention to detail, prompt communication, and dedication made everything smooth and stress-free. She truly went above and beyond to help us find the right property.👍👍👍"
Ready to buy or sell in Vancouver?
A 15-minute call costs you nothing. Let's talk about your situation and figure out the best next step — together.
Let's start the conversation
Whether you're ready to start or just have questions — I'm happy to help. Reach out anytime.