While Vancouver basks in August sunshine, its housing market remains stuck in a long December that developers fear may never end. (And yes, the Counting Crows at the PNE were fantastic.) This week, Townline President Daryl Simpson sits down with Adam & Matt to take stock of this moment & dissect whether Vancouver faces a further reckoning or an early recovery after years of policy whiplash and investor exodus. From government extractions to the collapse of mom-and-pop investing, Daryl argues this downturn feels more challenging than anything in his three-decade career. And yet he sees hope in the new federal leadership and institutional capital eyeing Vancouver as Toronto continues to struggle. What will it take to rebuild investor confidence in Vancouver? Should mom & pop investors be following the lead of institutional capital? And just how long do major development players think we will be riddled with record-high levels of supply? Don't miss this unflinching look at Vancouver's moment of truth.