A month ago, the headlines were all about Victoria tipping into a buyer's market, but that was never the whole picture. October's numbers brought the region back to balanced, and what you'll find really depends on the neighbourhood and type of home you're looking at. Some areas may still favour buyers, while others are showing a much more balanced market. I was in three different multiple offer situations myself in October alone, so I know firsthand how much can be happening beneath a regional headline. Add in the Bank of Canada's first rate increase in more than three years, and there's a lot to sort through. Let's look at what actually changed and what it means for your next move.

October at a Glance

• 573 properties sold, down 7.1% from October 2025 and up 23.8% from September

• 3,594 active listings, down 5.7% from September and up 5% from last year

• 1,138 new listings, above the five year average of 1,060

• Victoria Core single family benchmark of $1,288,600, up 0.7% from last year

• Victoria Core condo benchmark of $533,900, down 2.8% from last year

• Bank of Canada overnight rate of 2.50%, up a quarter point on October 28

Sales Picked Up From a Quiet September

A total of 573 properties sold across the Victoria Real Estate Board region in October. That's 7.1% fewer than the 617 sold last October, but 23.8% more than in September. Single family home sales fell 13.4% year over year with 303 sold, and condo sales fell 15.1% with 135 units sold. Townhomes went the other way, up 20% with 90 sold.

The bigger story is how ordinary that total is. October's sales were very close to the five year average of 581, while new listings came in a little higher than usual at 1,138. After September's slowdown, it's a reminder that one month rarely tells the whole story.

There were 3,594 active listings at the end of the month, down 5.7% from September and up 5% from this time last year. Inventory has come down from its June peak, but there's still a healthy number of homes to choose from.

Prices by Area and Type

Benchmark prices moved in different directions depending on where you're looking and what kind of home you own. Here's how each part of the region compared to October 2025.

Single Family Homes

Victoria Core: $1,288,600, up 0.7% year over year

Westshore: $1,006,300, down 1.2% year over year

Peninsula: $1,256,700, down 1.0% year over year

The Core was the only area to gain ground, up from $1,280,100 in September. The Westshore saw the largest monthly dip at 1.3%, while the Peninsula slipped just 0.3%.

Condos

Victoria Core: $533,900, down 2.8% year over year

Westshore: $489,000, down 3.4% year over year

Peninsula: $655,100, up 5.8% year over year

The Core fell from $547,800 in September, a noticeable drop for a single month, while the Westshore rose 2.1% and the Peninsula rose 2.4%. Benchmarks can shift from month to month, so I'd treat this as a direction rather than a verdict. Still, the Peninsula's 5.8% gain over the past year is worth noting if you're a downsizer looking at Sidney and the surrounding communities.

Townhomes

Victoria Core: $824,800, down 2.1% year over year

Westshore: $693,500, down 0.7% year over year

Peninsula: $822,500, down 0.5% year over year

Townhome benchmarks slipped slightly in all three areas, even as sales rose 20% from last year. Fewer townhomes sell each month, so a handful of sales can move these numbers more than usual.

What a Balanced Market Actually Means

September's data pointed to a buyer's market for the first time in years, and October moved us back to balanced. VREB Chair Fergus Kyne was careful to say that a single month doesn't establish a trend, and that much of 2026 has been relatively balanced. October proved his point.

A balanced market doesn't mean every home or neighbourhood is behaving the same way. Kyne also noted that conditions can vary considerably between areas and property types, and that some may continue to favour buyers. That's why the regional headline is only a starting point.

The Bank of Canada Raised Rates

On October 28, the Bank of Canada raised its overnight rate by a quarter point to 2.50%. It's the first increase since July 2023, and it ended a year of holding at 2.25%. Canada's inflation rate rose to 3.1% in September, driven largely by gas prices, and the Bank now expects inflation to stay above 3% through much of 2027.

The Bank's concern is that higher energy costs could spread into broader inflation. Governor Tiff Macklem said further increases may be needed, but that the Bank will proceed carefully and take its decisions one meeting at a time. The next announcement is December 9.

What this means for you depends on the kind of mortgage you have. With a variable rate mortgage, your rate rises when your lender raises its prime rate, which can mean a higher regular payment. If your payment is fixed, it may stay the same at first, with more going toward interest and less toward principal. If you reach your trigger rate, though, your lender may require you to increase it. Home equity and other lines of credit tied to prime will rise too.

If you have a fixed rate mortgage, your rate and payment won't change during your current term. Rates on new fixed mortgages can still move, but they don't automatically follow the Bank's rate. For a sense of scale, a quarter point adds about $62 a month at today's lowest variable rates on a $500,000 purchase with 10% down and a 25 year amortization.

If a first home is on your list, or you're hoping to help an adult child get there, December 31 is a date worth noting. Contribution room in a First Home Savings Account only starts building once you open one, even if you don't put anything in yet. Open an account in 2026 and you could have $16,000 of room in 2027, compared with $8,000 if you wait until January. Opening one also starts a maximum 15 year participation period, so it's worth thinking through your timeline first.

Every household is different, so what works for your neighbour may not be the right fit for you. Whether you're renewing, buying, or planning ahead, I'm always happy to connect you with a great mortgage broker who can help you understand your own financial options.

Population Growth Is Still Nearly Flat

Statistics Canada's latest estimates show BC's population grew by just 0.1% between July 2025 and July 2026, the slowest of any province. That continues to soften demand in the rental and entry level condo markets. At the same time, more British Columbians are reaching retirement age, which I see in my work with downsizers thinking carefully about their next chapter.

Financial Pressures Are Still Real

Higher gas prices and a rate increase are landing on household budgets that are already stretched. CMHC estimates about 1.15 million Canadian mortgages will renew this year, with another 940,000 next year. If you have a renewal coming up, starting the conversation early gives you more options and less stress.

Looking Ahead

The rate increase came at the very end of the month, so October's sales don't really reflect it yet. November and December will give us a better read on how buyers respond. The next inflation report arrives on November 16, followed by the Bank's decision on December 9.

Inventory also tends to taper through the winter, so today's level of choice may not carry into the new year. For anyone relocating from Toronto or Vancouver, that makes this a good time to get to know our neighbourhoods. Having made that move myself, I know how much easier it feels when you have time to find the right fit.

What This Market Means If You're Buying

• You still have choice. With 3,594 listings available, you have time to compare homes and neighbourhoods carefully.

• Get your financing sorted early. A mortgage broker can walk you through your options and whether a rate hold makes sense.

• Budget for more than the rate. Payments, strata fees, insurance, and everyday costs all matter to your comfort in a new home.

• Look closely at condos. The Core and Westshore condo benchmarks have eased over the past year, which may open up options for downsizers.

• Think locally. Some neighbourhoods and property types may still favour buyers, even in a balanced market.

What This Market Means If You're Selling

• Price for today's market. Buyers have other homes to compare yours to, and they're taking the time to do it.

• Preparation counts. With new listings running above average, a well presented home makes a real difference.

• Know your segment. Benchmarks moved in different directions by area and property type in October, so your plan should reflect your own home.

• Plan both sides of your move. If you're downsizing in the same market, softer conditions can work in your favour on the purchase side.

• Think about timing. Inventory often tapers in winter, but what matters most is whether the timing works for your life.

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, 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 is a particular feeling that comes with walking through a home that is ready for its next family. This fall I had the pleasure of listing a beautiful three bedroom townhome on Lunar Court in Westhills, and from the very first showing it was clear this home was going to connect with the right buyer. In just over a month it was sold, and it is now on its way to closing.

Every sale teaches me something about what people are looking for when they choose a neighbourhood. This one confirmed what I already believe about Westhills. Families want room to grow, easy access to the outdoors, and a community where they can put down roots, and this corner of Langford delivers all three.

A Home Built for Everyday Family Life

This townhome offered 1,645 square feet across three levels, with three bedrooms, three bathrooms, and a finished walkout basement that works beautifully as a family room or play space. Laminate flooring runs throughout, the garage floor is professionally finished, and a permanent patio cover makes the outdoor space usable well into the rainy months. These are the kinds of practical features that make a home feel easy to live in from day one.

The backyard was the true local gem. It is one of the largest in the development, fully fenced and framed by mature hedging, with a side gate and stairs leading straight into the yard. A second gate opens directly onto the path behind the home, which is a wonderful detail for anyone with a dog, a bike, or children who would happily spend all day outside.

Why Westhills Works So Well for Families

Westhills is one of the Westshore communities I am most proud to support. Pexsisen Elementary is close by, as are Centre Mountain Lellum Middle School and Belmont Secondary, so a family can move through every stage of school without changing neighbourhoods. The Westhills YMCA, Westhills Park, and the nearby playgrounds give kids and parents a natural place to meet, and that sense of connection is what turns a street into a neighbourhood.

For families who love the outdoors, the location is hard to match. There is a dog park right next door, Creekside Trail winds through the community, and Jordie Lunn Bike Park is just minutes away. Langford Lake is close for swimming and kayaking, while Mount Wells and the Sooke Hills Wilderness (which can be viewed from this backyard) offer bigger adventures on the weekend. Quick highway access means downtown Victoria and the rest of the Island are always within easy reach.

How We Sold It in a Month

A quick sale is never luck. Before this home went live, I studied every recent sale in the development and across Westhills, paying close attention to which homes were selling and which were sitting. That research shaped a pricing strategy grounded in what buyers were actually paying, not what we hoped they might pay.

I also reviewed the strata documents in detail before listing so that any questions could be answered clearly and early. Professional photography, a description written specifically for active families, and marketing that highlighted the yard and trail access helped the right buyers find this home quickly. When the groundwork is done carefully, the sale tends to follow with far less stress for everyone involved.

Helping Families Find Their Place on the Westshore

Many of the families I work with are relocating to Vancouver Island from Toronto, Vancouver, or further afield. I made that same move from Toronto to Victoria, and having lived in 26 homes over the years, I understand how much it means to land in a neighbourhood where you feel at home quickly. I love helping newcomers picture their lives here, from the school drop off to the Saturday morning bike ride.

Working out of the Coldwell Banker Oceanside Goldstream office and serving on the Westshore Chamber of Commerce keeps me close to the people and local businesses that make this area so special. I enjoy introducing my clients to the coffee shops, trails, and neighbours that help them feel like they belong from the very first week. A sale is one moment, but community is what stays with you long after the boxes are unpacked.

If you are thinking about moving to the Westshore or selling a home here, I would be glad to sit down with you over a coffee. There is no pressure and no timeline, just an honest conversation about what your next chapter could look like.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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There is a moment that comes for many of us when the house that once felt just right starts to feel like a lot. The stairs feel steeper, the yard asks for more weekends than we want to give it, and the rooms we used to fill now sit quiet. That moment is not an ending. For so many people I work with, it is the beginning of a lighter, more connected next chapter.

I recently had the pleasure of representing the buyer side on a home in Hummingbird Village in Central Saanich. Spending time in this community reminded me why the Saanich Peninsula is such a natural fit for people who want to simplify without giving up the things that make life feel full. I wanted to share a closer look at this neighbourhood, because it is one of those local gems that many people have never heard of.

A Quiet, Gated Community for the 45+ Crowd

Hummingbird Village is a gated 45+ community of manufactured homes, tucked into a peaceful corner of Central Saanich. The streets are quiet, the homes are well kept, and there is a real sense that neighbours look out for one another. For anyone who likes the idea of being able to lock the door and travel without worry, that security brings real peace of mind.

Many of the homes here are ranchers, which means everything you need is on one level. There are no stairs to manage, and the layouts tend to be open and easy to live in. Several homes back onto mature trees, so you get a feeling of privacy and green space right outside your window.

Understanding Leasehold Living

One thing worth knowing before you fall in love with a home here is that Hummingbird Village is a leasehold community. In simple terms, you own your home and lease the land it sits on. Here, the land is leased from the Tsawout First Nation, and the monthly pad fee covers water, sewer, garbage and recycling, and grounds maintenance. This structure often makes the purchase price more approachable than a comparable home on freehold land, and that can free up equity for travel, family, or simply a more comfortable retirement.

As with any leasehold purchase, the details matter. I always encourage buyers to read the community rules and regulations closely, along with the pad fee and how it has changed over time. Every resident must be 45 or older, pets are welcome within limits, and rentals are allowed for terms of six months or more. Approval from park management is also part of the buying process here, so it helps to plan for that step from the start. Financing and insurance can also work differently for manufactured homes, so it is wise to speak with a lender early. Taking the time to understand these pieces is what turns a good decision into a confident one.

The Neighbourhood Around You

What makes this community special is everything just beyond the gate. Central Saanich has a slower, friendlier pace than the city, with farm stands, open fields, and the ocean never far away. It feels rural in the best way while still being close to everything you need.

James Island Pier is a lovely spot for a morning walk or a quiet moment watching the water, and Island View Beach offers wide open shoreline and some of the best views on the Peninsula. Walkers and cyclists will appreciate the nearby trails, including the Lochside Regional Trail. When you want a cozy meal out, the Waddling Dog Pub is a local favourite with a warm, welcoming feel.

Close to Sidney, Victoria, and Beyond

Hummingbird Village sits comfortably between Sidney and Victoria, so you can enjoy the seaside charm of Sidney by the Sea for an afternoon of bookshops and coffee, then head into Victoria for appointments, shopping, or the theatre. Both are an easy drive away. That balance of quiet living and easy access is a big part of the appeal.

For anyone with family on the mainland or further afield, the location is especially convenient. Victoria International Airport and the Swartz Bay ferry terminal are both nearby, which makes visits back and forth much simpler. Grandchildren tend to appreciate that too.

Is a Community Like This Right for You?

Having moved 26 times myself, including the big leap from Toronto to Victoria, I know how much thought goes into choosing where to land. A community like Hummingbird Village is a wonderful fit for people who want less upkeep, more connection, and a home that supports the life they want to live now. It is not the right fit for everyone, and that is exactly why it helps to talk it through with someone who knows the Peninsula well.

If you are starting to wonder what your own next chapter could look like, I would love to sit down over coffee and talk it through. There is no pressure and no timeline, just a conversation about what home means to you now. You can reach me anytime at https://yourvanislehome.com/hello.html.

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