If you've been out walking your neighbourhood lately, you may have noticed a few more For Sale signs than usual, and some of them staying up a little longer. That observation lines up with the numbers. September was the month Greater Victoria's market quietly shifted, and it's worth understanding what changed and what didn't before reading too much into the headlines.

Sales Slowed Noticeably in September

A total of 463 properties sold across the Victoria Real Estate Board region in September. That's down 16.4% from September of last year and 21.7% lower than August. Single family home sales fell 17.3% year over year with 239 sold, while condo sales dipped 11% with 137 units sold. Townhomes saw the biggest pullback, down 26.4% with 53 sold.

At the same time, inventory kept building. There were 3,811 active listings at the end of the month, up 4.1% from August and 3.2% higher than this time last year. More homes to choose from and fewer buyers making moves is the combination that tips a market in the buyer's favour.

Prices by Area and Type

Benchmark prices softened slightly in most areas, but the story varies depending on where you're looking and what kind of home you own. Here's how each part of the region compared to September 2025.

Single Family Homes

Victoria Core: $1,280,100, down 2.0% year over year

Westshore: $1,019,800, down 1.2% year over year

Peninsula: $1,261,000, down 1.4% year over year

The Peninsula held up best over the past month, slipping only 0.4% from August. The Core saw the largest monthly adjustment at 1.7%, which is still a modest move for a market of this size.

Condos

Victoria Core: $547,800, up 1.0% year over year

Peninsula: $639,900, up 3.4% year over year

Westshore: $478,800, down 4.0% year over year

Peninsula condos were the only benchmark in the entire report to rise from August, up 1.5% in a single month. For downsizers looking at Sidney and the surrounding communities, that tells me demand for low maintenance living close to the water is holding steady.

Townhomes

Victoria Core: $829,400, down 1.7% year over year

Westshore: $703,100, down 0.8% year over year

Peninsula: $828,100, up 0.9% year over year

Townhomes gave back some of the gains they showed last month, with the Core dipping 3.1% from August. Because fewer townhomes are selling overall, a handful of sales can move these numbers more than usual, so I'd treat them as a direction rather than a verdict.

What a Buyer's Market Actually Means

The sales to active listings ratio dropped to roughly 15% in September. Based on research by the BC Real Estate Association, anything below 17% points to downward pressure on prices, which is how a buyer's market is defined in Victoria. VREB Chair Fergus Kyne noted that outside the early pandemic months, this is the first buyer's market we've seen here since January 2015.

He was also quick to add that one month doesn't make a trend, and I agree. September looked very different from July and August, and October could look different again. What I'm hearing in my own conversations is that buyers are taking their time, asking good questions, and feeling less pressure to compromise. Sellers who are priced for today's conditions are still finding buyers, but the margin for overpricing has gotten much smaller.

Inflation and Mortgage Rates

Canada's inflation rate held at 3.0% in August for the second month in a row, driven largely by gasoline prices. The Bank of Canada's preferred core measures sit much closer to its 2% target, which gives the Bank room to stay patient. The overnight rate has held at 2.25% since October 2025, and the next announcement comes at the end of October.

If you're wondering how today's rates would affect a purchase or an upcoming renewal, I'm always happy to connect you with a mortgage broker I trust. Looking at your whole financial picture is what gives you real clarity, and the rate is only one part of it.

Population Growth Has Nearly Stalled

Statistics Canada's latest estimates show BC's population grew just 0.1% between July 2025 and July 2026, the slowest of any province. The number of non-permanent residents in BC also kept declining, which continues to soften demand in the rental and entry level condo markets. At the same time, the share of British Columbians aged 65 and older rose to 21.1%. That's a trend I see every day in my work with downsizers who are thinking carefully about what their next chapter should look like.

Financial Pressures Are Still Real

Many homeowners are renewing their mortgages at rates well above what they locked in a few years ago, and that adjustment is showing up in household budgets across the region. If you have a renewal coming up in the next year, starting the conversation early gives you more options and less stress. A calmer market is a good time to review where you stand, rather than waiting for a deadline to make the decision for you.

Looking Ahead

Inventory usually tapers off through the winter, so today's level of choice may not carry into the new year. If you're a qualified buyer, this fall offers more selection and more room to negotiate than we've seen in a long time. If you're selling, an honest conversation about pricing for today's market, rather than last spring's, matters more than ever.

For downsizers, there's an upside here that's easy to miss. If you're selling and buying in the same market, softer conditions often show up on both sides of your move, and Peninsula condos have been one of the steadiest segments we track. For anyone relocating from Toronto or Vancouver, Greater Victoria is offering more choice right now than it has in a decade. Having made that move myself, I know how much easier it feels when you aren't racing against a dozen other offers.

Thinking About Your Next Move?

Every neighbourhood and property type is behaving a little differently right now, and the headlines don't tell the whole story. Whether you're buying, selling, downsizing, or simply curious about what your home is worth in today's market, I'm happy to walk you through what these numbers mean for your situation.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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There’s a moment every October when the island quietly shifts. The mornings turn misty, the maples start to glow, and every porch in the neighbourhood seems to have a pumpkin on it. So fresh, so crips. After 26 homes and a move across the country from Toronto, I can tell you that fall is when Vancouver Island feels most like home to me.

October is also one of the best months to get to know a new community. If you’re new to the island, thinking about a move, or simply looking for a reason to get out of the house, this guide is for you. I’ve gathered the events, markets and Halloween happenings across Victoria, the Saanich Peninsula, Sidney and the Westshore so you can plan your month in one place.

Fall Festivals and Pumpkin Patches

Galey Farms in Saanich is a fall tradition for so many local families, and Pumpkin Fest runs daily all month long. If you like a little fright with your fall fun, their Festival of Fear takes over after dark. It’s a great evening out for older kids and anyone who loves a good scare.

Out on the Westshore, the Luxton Fall Fair returns to the Luxton Fairgrounds in Langford from October 2 to 4. Gates are open Friday from 3 to 11pm and Saturday from noon to 10pm, with Sunday noon to 9pm. That same weekend, Light Up the Hills brings a festival of lights to Belmont Secondary in Westhills on Saturday, October 3 from 7:30 to 9:30pm.

On the Peninsula, the Halloween Express runs in the evenings from October 16 to 18 at Heritage Acres in Saanichton. It’s a festive and gentle outing that works well for little ones and grandparents alike.

Arts, Culture and Community

Music lovers can catch BreakOut West at the DoubleTree by Hilton in Victoria from October 1 to 3, with performances at various times. On Saturday, October 3, the Victoria Tea Festival fills Nootka Court from 11am to 5pm. It’s a cozy way to spend a fall afternoon downtown, rich in culture. There’s also the Otsukimi market in lovely Fernwood on October 3, from 11am to 4pm at the Fernwood Community Centre.

Book lovers will want to mark October 12 to 18 for the Victoria Festival of Authors, with readings and events at various times around the city. The following weekend, October 16 to 18, the Victoria Fall Home Show comes to Pearkes Recreation Centre in Saanich. If you’re planning a refresh, preparing to sell, or simply gathering ideas for your next chapter, it‘s worth a wander.

Getting Outside This Fall

Thanksgiving weekend brings the Victoria Marathon to downtown Victoria from October 9 to 11. Alongside the main race there is an 8K, a 5K and a kids run. Even if you’re not lacing up, cheering from the sidelines is one of the best ways to feel the community spirit here.

From mid to late October, the salmon begin returning to Goldstream Provincial Park in Langford. The run continues into early December, and walking the river trails on a misty morning is one of my favourite island rituals. Bring a warm layer and stay on the paths so the river stays healthy for years to come.

Local Election Day

Saturday, October 17 is General Local Election Day in every municipality across the region. Polls are open from 8am to 8pm, and voting is a meaningful way to have a say in the future of your neighbourhood. If you have moved recently, check with your municipality about where and how to cast your ballot.

Halloween Fun Before the Big Night

Vic West Halloween Fun Day takes place on Saturday, October 24 at 521 Craigflower Rd from 10am to 2pm. The next day, Wicked Victoria brings Halloween fun to Government St, Langley St and Bastion Square from 10am to 3pm.

On Friday, October 30, G.R. Pearkes Recreation Centre is hosting a themed skate from 6 to 7pm. Admission is free when you come in costume, which might be the best deal in town.

Fall Markets Around the Region

Many of our outdoor markets are wrapping up for the season, so October is a lovely time to visit before they close for winter. Here is where to find local produce, baking and handmade goods this month.

• Moss Street Market, 401 Moss St, Victoria. Saturdays through October 31, 10am to 2pm.

• Bastion Square Public Market, Victoria. Thursday to Sunday into early October, 11am to 5pm.

• James Bay Community Market, Menzies and Superior, Victoria. Final market of the season on Saturday, October 3, 9am to 3pm.

• Peninsula Country Market, Saanich Fairgrounds, Saanichton. Saturdays through October 10, 9am to 1pm.

• North Saanich Farm Market, 10990 W Saanich Rd, North Saanich. Saturdays through October 10, 9:30am to 12pm.

• Goldstream Station Market, Danbrook Park, Langford. Saturdays through October 10, 10am to 2pm.

• Sooke Country Market, Woodside Farm, Sooke. Saturdays through October 10, 10am to 2pm.

• Metchosin Farmers Market, Metchosin Municipal Grounds. Sundays through October 25, 11am to 2pm.

Halloween Markets

October is also market season of a spookier kind. These Halloween markets are full of local makers, vintage finds and seasonal treats.

• Monster Mash Vintage Market by Island Events, Da Vinci Centre, Vic West. Saturday, October 3, 9am to 4pm.

• Spooky Markets Halloween Market, Langford Station. October 17 and 18, 11am to 4pm.

• Halloween Market YYJ, Da Vinci Centre, Victoria. October 24 and 25, Saturday 11am to 5pm and Sunday 11am to 4pm.

• Metchosin Bewitched Market, Metchosin Community Hall. October 24 and 25, 10am to 4pm.

• Witchcrafted Halloween Market, Prospect Lake Community Hall, 5358 Sparton Rd. October 31, 10am to 4pm.

Halloween Night Across the Island

When October 31 arrives, communities all over the region come out to celebrate. Here is where to find trick or treating, bonfires and fireworks on Halloween night.

• Treat Street Halloween Spooktacular, Beacon Ave, Sidney. 4:30 to 6pm.

• Trick or Treat on the Avenue, Oak Bay Village merchants. Times to be confirmed.

• Vic West Halloween BBQ, 521 Craigflower Rd, Victoria. 5 to 9pm.

• Halloween Spooktacular, Archie Browning Sports Centre, Esquimalt. Starts at 5:30pm.

• Treat Street, Luxton Fairgrounds, Langford. 5:30 to 8:30pm.

• Halloween Bonfire, Colwood Fire Hall. 6 to 8:30pm.

• Otter Point Halloween Bonfire and Fireworks, Camp Barnard, Sooke. Fireworks at 7:30pm.

Finding Your Place This Fall

When I moved here from Toronto, community events were how I started to feel at home. A fall fair, a Saturday market and a Halloween night on a friendly street can tell you more about a neighbourhood than any listing ever will. If you’re new to the island or planning a move, I hope this guide helps you find your people.

Event details can change, so it’s always a good idea to check with organizers before you head out. If you would like a monthly roundup like this in your inbox, you can sign up for my newsletter at yourvanislehome.com.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
Instagram | Facebook

There is a moment on every dog walk when you realize the trail is the best part of your day. At this home in  Westhills, that moment starts at your own back gate.

I am delighted to introduce 2805 Lunar Crt, a three bedroom, three bathroom Langford townhome for sale. At 1,645 square feet, it is built for families who want room to grow and for pet owners who have been dreaming of a real yard. View the listing here: 2805 Lunar Crt

The Yard Is the Story

This is one of the larger yards in the development, fully fenced and overlooking Sooke Hills Wilderness Regional Park and Mount Wells. Mature hedging adds privacy, and a 10 by 40 foot poured concrete patio with a premium cover means you can enjoy your morning coffee outside in the rain as easily as in the sun.

A gated side entrance with stairs leads from the front of the home straight to the backyard, and a second gate opens onto the path behind the home. For anyone with a dog, or kids who would rather be outside than in, that gate is a small detail with a big effect on daily life.

Inside the Home

The main floor is bright and open, with a gas fireplace, quartz countertops, and a kitchen with a large island that naturally becomes the centre of the home. Laminate flooring runs through the home, so the space feels finished from the first day.

The primary bedroom has a walk in closet, and the finished walkout basement gives you flexible space for a home office, a playroom, a media room, or a mix of all three. It is the kind of room that changes with your family as your needs change.

Thoughtful Upgrades Already Done

This home was built in 2020, which means it has had six years to settle in. The current owners have invested over $30,000 in upgrades, including the laminate flooring, a professionally finished garage floor, and the patio and its cover.

Having moved 26 times myself, I can tell you that a home with the finishing touches already complete makes a stressful transition feel much lighter. That is especially true for families upsizing from a condo or stacked townhome, who are often managing a sale, a move, and a school year all at once.

The Neighbourhood

Westhills is one of the Westshore's most active communities for people who love to be outside. Jordie Lunn Bike Park is close by, a dog park sits right next door, and an extensive network of hiking and biking trails is waiting just beyond your gate. Langford Lake is nearby for swimming and kayaking, and the YMCA and YWCA in Westhills is a short trip away.

Families will appreciate being within walking distance of Pexsisen Elementary and Centre Mountain Lellum Middle, with Belmont Secondary nearby as well. Shopping, restaurants, and quick access to the highway make the everyday routine easy.

Come and See It

If you are outgrowing a condo or a stacked townhome and picturing your next chapter with a little more space and a lot more green, I would love to show you around. There is no pressure, only a good look at a home that has been well cared for and a community that is easy to love.

You can reach me at 250-415-5656 or visit yourvanislehome.com to book a private showing.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
Instagram | Facebook

There’s something about the first cool, rainy morning here that makes me want to light a candle, put the kettle on, and finally deal with all the little home tasks I have been putting off since June. If you are feeling that same pull, you are not alone. Fall is genuinely one of the best times to give your home a bit of attention, whether you just moved in, you are getting ready to sell, or you are simply settling in for the wetter months ahead.

I put together this checklist with our particular corner of the world in mind. We do not deal with snow and ice the way a lot of the country does, but our long, wet winters bring their own version of the same problems. Clogged gutters and overworked heat pumps cause just as much trouble here as frozen pipes do elsewhere, so a little prevention goes a long way.

Outside the home
Our fall rains arrive fast, and clogged gutters are one of the most common issues I see when I am walking through homes with clients. Clear out leaves and debris from gutters and downspouts, and make sure water is draining well away from your foundation rather than pooling beside it. While you are outside, take a look at your roof for any missing or lifted shingles from summer storms, and check that flashing around vents and chimneys is still sealed.

This is also a great time to check weatherstripping around exterior doors and windows. If you can feel a draft or see daylight around the frame, it is worth replacing before the temperature really drops. A properly sealed home keeps your heating costs down all winter, which matters even more with a heat pump working overtime through our damp months.

Inside the home
Change your furnace or heat pump filter, and if it has been a while, consider booking a professional service before the system is running daily. Test your smoke and carbon monoxide detectors while you are at it, and replace any batteries that need it.

Fall is also a natural moment to declutter closets and storage areas. Bring out the warmer layers, and set aside anything you did not wear this year to donate. If you have a fireplace, have it inspected and cleaned before you use it for the first time this season.

A word for sellers and downsizers
If you are getting ready to list your home, this checklist doubles as a great pre market refresh. A clean entryway, a well kept exterior, and small repairs like weatherstripping or gutter cleaning can genuinely change a buyer's first impression. If you are in the middle of downsizing and this all feels like a lot, that is normal too. You do not have to tackle everything at once, and I am always happy to talk through what is worth prioritizing before a sale.

Your Takeaway Fall Home Checklist
- Clean gutters and downspouts, and confirm water drains away from the foundation
- Inspect the roof for missing or damaged shingles
- Check and replace worn weatherstripping around doors and windows
- Change the furnace or heat pump filter
- Test smoke and carbon monoxide detectors
- Have the fireplace or chimney inspected before first use
- Declutter closets and rotate seasonal clothing
- Do a walkthrough of the exterior for small repairs before winter rains set in

Wherever you are in your own home journey this fall, I hope this gives you a simple place to start.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
Instagram | Facebook

There’s a particular feeling that comes with finding a favourite spot in a city you are still getting to know. It’s the moment a place stops feeling like a tourist stop and starts feeling like yours. That’s exactly what happened to me at Citrus & Cane, which just made the move from the edges of downtown Victoria to a new home right in the heart of it, at 606 Trounce Alley. I loved their previous location on Douglas and couldn’t wait to visit their new digs.

Citrus & Cane is a tropical cocktail bar spread across three levels, with an oval bar at the centre of it all and big windows that let in far more natural light than you would expect from a nightlife spot. The building itself has real character, and the team has leaned into that rather than covering it up. It feels lived in, in the best way, while still being polished enough to make a great first impression.

The drinks are the real draw. This is a rum forward menu built by people who clearly know what they are doing, with house made syrups and fresh juice in almost everything they pour. Whether you gravitate toward a classic daiquiri or something a little more adventurous, there’s a cocktail here that will surprise you in a good way. I ordered something off the tropical list and it might be the best drink I have had in the city this year.

I think about places like this a lot when I’m working with relocation clients and first time buyers. When you move to a new city, or even a new part of your own city, it is not just about finding the right home. It’s about finding the places that make you feel like you belong there. I moved from Toronto to Victoria myself, and I still remember how much it mattered to find a handful of spots that felt like mine before the rest of the pieces fell into place.

Citrus & Cane is one of those places I would point a client toward if they were settling into downtown Victoria and wanted a starting point for exploring the neighbourhood's evening life. It’s walkable from so much of what makes downtown special, and it has the kind of warm, easy hospitality that makes a new city feel a little less new.

If you are house hunting downtown, or you already call this neighbourhood home, put Citrus & Cane on your list.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
Instagram | Facebook

When a "No" From the Bank Isn't the End of the Story

I hear some version of this conversation more often than you'd think. A client tells me they were turned down for a mortgage, and their voice drops a little, like the door on their plans just closed. If that's you right now, I want you to know something important. A no from one bank is not the same thing as a no from every lender, and it's almost never the end of your homeownership journey.

Traditional lenders lean on a fairly rigid set of rules for income, credit, and debt. Those rules work well for a lot of people, but they don't capture everyone's real financial picture. I think of clients who are self-employed, running successful businesses with steady cash flow, but showing a lower taxable income because of legitimate deductions. Or clients who are quietly rebuilding after a job loss, an illness, or a divorce, and whose credit history doesn't yet reflect how capable they are of managing a mortgage today.

In situations like these, the real question usually isn't whether someone can responsibly afford a home. It's whether they've found a lender willing to look at the whole picture instead of just the numbers on a form.

There's more flexibility out there than most people realize

This is where working with a mortgage broker makes a real difference. Brokers work across a wide range of banks, credit unions, and alternative lenders, each with different products and different ways of evaluating an application. Depending on your situation, that might mean using alternative documentation to show self-employed income, restructuring existing debt, bringing in a co-borrower, or working with a lender who takes a more flexible view of credit history. Sometimes it means a short-term alternative mortgage while you build toward more traditional financing down the road.

For homeowners, these same tools can also open a path to refinancing pressing debts or staying in a home when a current lender isn't able to offer a workable solution.

None of these options are free of trade-offs, and that's worth being honest about. Alternative mortgages often carry higher rates and fees, and consolidating debt can lower your monthly payments while stretching out how long it takes to pay everything off. The goal is never just to get approved. It's to find a mortgage that genuinely makes sense for where you are now and where you're headed.

Think of it as a stepping stone, not necessarily a final destination

One thing I always tell clients is that an alternative mortgage can be a bridge rather than a permanent home. It can buy you time to rebuild credit, establish a longer self-employment history, pay down debt, or simply document your income more clearly. That makes your exit strategy just as important as your initial approval. Before moving forward with any option, it's worth understanding exactly what needs to change, how long that might take, and what it will cost to eventually move back to a traditional lender.

If your income or credit history has made you hesitant to even apply, please don't count yourself out before you've had a real conversation about it. This is exactly the kind of situation where having a good mortgage broker in your corner changes everything, and it's why I always point my clients toward Paul Macara. Paul takes the time to actually understand someone's circumstances instead of running them through a checklist, and he's helped several of my own clients find a path forward when they thought the door had closed. If this sounds like where you're at, reach out to Paul directly at (250) 857-4741 or paul@macaramortgages.com, and tell him I sent you.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
Instagram | Facebook