If you've caught the headlines since the federal budget came out on November 5, you might be wondering whether foreign buyers are about to return to the Victoria market. It's a fair question, and the short answer is that nothing has changed yet. I've lived in 26 homes and moved from Toronto to Victoria myself, so I know how unsettling it can feel when the rules seem to shift while you're planning your next chapter.

Here's what's been proposed, what it could mean here on the Island, and what we're still waiting to learn.

What's Been Proposed

Canada's foreign buyer ban came into effect on January 1, 2023, and it's currently set to expire on January 1, 2027. Budget 2026 proposes to keep the ban on existing and resale homes for two more years, until January 1, 2029. It also proposes to exempt newly built homes, which means some buyers who can't purchase here today could become eligible to buy new construction. The government's stated goal is to keep existing homes available for Canadians while encouraging investment in new housing.

It's important to know that none of this is law yet. Ottawa still has to pass legislation and set out regulations, and today's restrictions stay in place in the meantime. Because the current ban ends on January 1, 2027, the extension would need to pass before then.

What We're Still Waiting to Learn

The budget doesn't define what counts as a newly built home. We don't yet know whether presale contracts signed before a building is finished would qualify, or whether completed new homes that haven't sold would be included. There's also no start date for the exemption.

Those answers will shape who this helps and how quickly. Until the rules are published, no one should assume a new construction purchase is permitted just because an exemption has been announced.

BC's 20% Foreign Buyer Tax Still Applies

For those of us in Greater Victoria, this may be the most important part of the story. BC charges an additional 20% property transfer tax on foreign nationals, foreign corporations and certain taxable trustees who buy residential property in designated areas. The Capital Regional District is one of those areas, and it includes Victoria, Saanich, Oak Bay, Langford, Sidney and the communities around them. Because this tax is provincial, a federal exemption wouldn't remove it.

As an example, on a newly built $800,000 condo in Victoria, the additional tax would be $160,000, bringing the total to $960,000 before regular property transfer tax, GST and other closing costs, assuming no provincial exemption applies. Community planner Michael Geller told Global News that he expects this tax to keep deterring many foreign buyers, even if the federal rules loosen.

It's also easy to mix this up with BC's Newly Built Home Exemption, which is a separate program. That one can reduce or eliminate regular property transfer tax for buyers who meet residency, occupancy and other requirements, and it has nothing to do with whether someone is allowed to buy under the federal rules.

If You're Downsizing

If you're selling an existing home, this proposal wouldn't change who can buy it. The people who are eligible to purchase your home today would be the same people who are eligible next year. If you're a Canadian citizen or permanent resident looking at a new condo or townhome for your next chapter, the ban doesn't apply to you, so your options stay as they are.

It's too early to say whether more foreign buyers would show interest in new developments here, especially with the 20% tax in place. I wouldn't change your timing based on this news alone. Your plans, your health, your family and the right home in the right neighbourhood are much better reasons to move or to wait.

If You're Relocating to the Island

If you're moving here from Toronto, Vancouver or anywhere else in Canada as a citizen or permanent resident, the ban doesn't affect you. You can keep exploring neighbourhoods and getting to know the community with the same options you had last month.

If you're coming from outside Canada, the current rules already include exceptions for some temporary residents, protected persons and others who meet specific requirements. Those exceptions are separate from the proposed new home exemption, so please confirm your eligibility before you enter into a purchase agreement.

What It Could Mean for New Homes Here

Developers often rely on presales to show demand and secure construction financing. A wider pool of eligible buyers could help some projects move ahead, which matters in a region where housing supply and affordability remain ongoing concerns. The real effect will depend on the final regulations, how much foreign demand exists, and BC's continuing tax rules.

Before Anyone Signs

Presale agreements are often signed long before a home is complete, so the details matter. If you're considering a purchase that could be touched by these rules, a real estate lawyer can review your federal eligibility, the tax picture and whether the contract addresses regulatory change, financing and completion. I'm always glad to connect you with someone local you can trust.

Headlines like this one can make a big decision feel more complicated than it needs to be. If you'd like to talk through what this means for your home, your neighbourhood and your timing, I'm here whenever you're ready. You can reach me at 250-415-5656 or jac@yourvanislehome.com.

This post reflects the changes proposed in Budget 2026, as of November 9, 2026, and those details may change before they become law. It's general information and isn't legal or tax advice.

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

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
Instagram | Facebook

The first cold morning always catches me by surprise. The windows fog up, the string lights come out along Beacon Avenue, and suddenly every community hall on the island is filling up with tables of handmade gifts. After 26 homes and a move across the country from Toronto, November is the month that reminds me how much a community can feel like family and I’m so here for it.

It’s also one of the easiest months to get to know a new place. Holiday markets bring makers, neighbours and local businesses together under one roof, and you’ll find them in almost every corner of the region. I’ve gathered the markets and events happening across Victoria, the Saanich Peninsula, Sidney and the Westshore so you can plan your month in one place.

Holiday Markets in Early November

Market season starts strong this year, with something happening nearly every weekend from the first week of the month. These are wonderful places to find gifts that come with a story, and to meet the people who made them.

• 47th Annual Creative Craft Fair, G R Pearkes Recreation Centre, Saanich. November 6 to 8, with over 125 exhibitors. Friday 11am to 7pm, Saturday 10am to 5pm and Sunday 10am to 4pm.

• Christmas at the Lake, Prospect Lake Community Hall, 5358 Sparton Road. Saturday, November 7 from 10am to 4pm. Admission is $2 and children 12 and under are free.

• Bilston Creek Farm Holiday Market, 4185 Metchosin Road, Metchosin. November 7 and 8, 10am to 5pm.

• First Chance Christmas, Mary Winspear Centre, 2243 Beacon Avenue, Sidney. November 7 and 8, with hours to be confirmed.

• Atomic Christmas Vintage Fair and Makers Market by Island Vintage Events, Da Vinci Centre, 195 Bay Street. Friday, November 13 from 5pm to 9pm and Saturday, November 14 from 9am to 4pm. Admission is $5 and children 12 and under are free.

• 51st Annual All Sooke Arts and Crafts Show, Sooke. November 13 to 15, Friday 12pm to 7pm, Saturday 10am to 5pm and Sunday 10am to 4pm. Entry is free.

• Winter Craft Market, North Douglas Church, 675 Jolly Place, Saanich. Saturday, November 14 from 10am to 4pm.

• Centre Mountain Lellum Middle School Winter Market, 3090 Constellation Avenue, Langford. Saturday, November 14 from 10am to 3pm.

• Holiday Market at the Empress by Seek Bespoke Market, Fairmont Empress. November 14 and 15, with hours to be confirmed.

• Calico Christmas Market, Spectrum School, 957 Burnside Road West. November 14 and 15, 10am to 5pm. Weekend admission is $5 and children 12 and under are free.

• Wear2Start Winter Market, James Bay Community School Centre, 140 Oswego Street. November 14 and 15, with hours to be confirmed.

The holiday market at the Empress is a first for the hotel this year, and it is a lovely excuse to step inside one of Victoria's most beloved landmarks. If you’re new to the city, pair it with a walk along the Inner Harbour and you have a perfect November afternoon.

Holiday Markets Later in the Month

The second half of November brings some of the biggest markets of the season. Many of them run all weekend, so you can take your time and come back for the gift you could not stop thinking about.

• Magic of Christmas Artisan Market, Eagle Ridge Community Centre, 1089 Langford Parkway. November 20 to 22, with over 125 artisans. Friday 3pm to 8:30pm, Saturday 9am to 5pm and Sunday 9am to 4pm. Admission is $3 and children 12 and under are free, with accessible shopping the first hour each day.

• Candy Cane Lane Winter Festival, Saanich Fairgrounds, 1528 Stellys Cross Road. November 21 and 22, 9:30am to 4pm, with local makers, island food vendors and local wine, beer and cider.

• Victorian Christmas Craft Fair, Commonwealth Place, 4636 Elk Lake Drive. Saturday, November 21 from 10am to 5pm and Sunday, November 22 from 10am to 4pm. Weekend admission is $5.

• The Holiday Market at Uptown, Uptown, Saanich. November 21 and 22, with hours to be confirmed.

• Esquimalt Farmers Market Holiday Edition, Esquimalt Recreation Centre, 527 Fraser Street. Sunday, November 22 from 11am to 5pm.

• Winter Bazaar by the Fernwood Makers Party, Gorge Park Pavilion, 1070 Tillicum Road. November 27 to 29, with over 120 artists and food creatives. Friday 5pm to 9pm, Saturday 10am to 6pm and Sunday 10am to 5pm.

• VIDEA's Winter Fair, Fernwood Community Centre, 1240 Gladstone Avenue. Saturday, November 28 from 11am to 4pm, featuring fair trade and Indigenous makers. Admission is free.

• Cook Street Village Holiday Market, Cook Street Village Activity Centre. Saturday, November 28 from 9am to 3pm.

• Babes in Biz Holiday Market, Westshore Masonic Centre, 2832 Bryn Maur Road. Saturday, November 28 from 1pm to 4pm, celebrating local women in business. Admission is by donation in support of Bridges for Women Society.

Where You Will Find Me

I’ll be at two of my favourite shows this month, and I would love to see you there. Atomic Christmas at the Da Vinci Centre is pure vintage holiday charm, and the team at Island Vintage Events puts so much heart into every market they host. The Winter Bazaar at Gorge Park Pavilion is one of the most thoughtfully curated markets of the year, and the Fernwood Makers Party always brings together an incredible group of local artists.

If you are thinking about a move or simply want to chat about life on the island, come find me and say hello. Some of my favourite conversations happen over a cup of cider at a market table.

Arts, Culture and Community

November kicks off with a little leftover Halloween fun. On Sunday, November 1, the Spooky Pumpkin Walk lights up Pineridge Park in Sooke, with carved pumpkins dropped off after 1pm and the trail glowing from 5pm to 7:30pm. That same afternoon, the Colwood Pumpkin Smash takes over Colwood City Hall from 1pm to 3pm, with donations welcome for the Goldstream Food Bank.

For a night out, Murder on Paper Street returns to Craigdarroch Castle from November 5 to 14 with immersive mystery theatre inside the castle itself. On November 6, the Art Gallery of Greater Victoria celebrates its new winter exhibitions with an evening opening. Showtimes can change, so check each organizer's website before you go.

Wine lovers can mark November 6 and 7 for the Victoria International Wine Festival downtown, with grand tastings, seminars and wine dinners. The Intuitive Arts Festival also returns to Victoria on November 7 and 8, with location and times to be confirmed. On Sunday, November 8, the Orchard Market at Junction Orchard and Cidery on Prospect Lake Road runs from 12pm to 6pm and pairs local makers with fresh island cider.

On Thursday, November 12, Music Bingo with the Eves of Destruction Roller Derby comes to the Fernwood Inn, with doors at 7:30pm. Two days later, the Colourful Business Expo at Clifford Carl Hall in the Royal BC Museum showcases local entrepreneurs and the stories behind their businesses.

Getting Outside This November

The salmon run at Goldstream Provincial Park in Langford continues into early December. Walking the river trails on a misty November morning is one of my newer favourite island rituals, and it never fails to slow me down in the best way. Bring a warm layer (or two!) and stay on the paths so the river stays healthy for years to come.

The Holiday Season Begins

Bastion Square Christmas Village opens on November 12 and runs through December 24, with holiday vendors and seasonal entertainment in the heart of downtown. The Festival of Trees begins on November 18, and FOLKTORIA brings a multicultural celebration to the Royal BC Museum on November 21 and 22.

The month wraps up with the 44th Peninsula Co-op Santa Claus Parade on Saturday, November 28, starting at Government and Belleville Streets. It is one of those evenings that makes Victoria feel like a small town in the best possible way. Bundle up, grab a hot chocolate and find your spot along the route early.

Finding Your People This Season

If you’re new to the island or planning a move, I hope this guide helps you find your people. Shopping local is one of the simplest ways to put down roots, because every market table is a chance to meet a neighbour.

Event details can change, so it’s always a good idea to check with organizers before you head out. If you’d 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

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
Instagram | Facebook

There's something special about watching a local business find exactly where it's supposed to be. That's how it felt walking into Katherine Margetts' new space at The Shop, Sidney by the Sea. Just over a month ago, she moved the shop from Bevan Ave to Beacon Ave, right on Sidney's main street, and you can already feel the difference. The foot traffic tells the story before you even step inside.

I interviewed Katherine as she walked me through the new space, pointing out everything from the layout to her favourite new finds along the way, and you can watch the full conversation above. It's a bigger space with a better layout, and it still has everything she's known for. Vintage finds worth digging through, new housewares, clothing, and gifts that feel genuinely curated rather than mass produced. Nothing about it feels like a big box store, and that's exactly the point.

I've known Katherine for a while, and she puts her whole heart into this shop. Getting to see her settle into a space that finally fits the vision was a good day. If you're relocating to Sidney or just visiting for the afternoon, this is exactly the kind of local shop worth finding. It's a great stop for anyone who wants a real feel for the community, not just a postcard version of it.

The Shop, Sidney by the Sea is located at 2506 Beacon Ave, #107, Sidney, BC V8L 3E1. You can find Katherine and her latest finds on Instagram at @the_shop_sidney_by_the_sea.

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

Every sold sign tells a story, and this one is a favourite of mine. I recently represented the buyer on a bright, one level townhome in The Meadows, a gated 55+ community just a stone's throw from Sidney by the Sea. Two patios, a double garage, and everything on one floor. It’s the kind of home that makes downsizing feel less like giving something up and more like gaining something back.

But this post is not really about that townhome. It’s about what happened before the sold sign went up, because that is where the real work lives.

Downsizing Is Rarely Just About Square Footage

When someone comes to me thinking about their next chapter, the conversation almost never starts with a list of must haves. It starts with a feeling. Maybe the stairs have become a chore. Maybe the garden feels like more responsibility than joy these days. Maybe family is scattered and a smaller, simpler home closer to community feels like the better fit for this stage of life. Whatever the reason, there is usually some grief tucked in alongside the excitement, and I think that deserves to be honoured rather than rushed past.

My job is to slow things down enough that my clients can think clearly. We talk through what daily life will actually look like in a new place, not just what the listing photos suggest. For a community like The Meadows, that means walking through practical questions together. What are the strata rules around pets and rentals? Is there a depreciation report, and what does it tell us about the building's health? How close is it really to the shops, the water, and the parts of Sidney that make it feel like home rather than just a postal code? These are the questions I ask on behalf of every client, every time, because the answers matter far more than the finishes.

Having Lived It Myself Changes How I Guide Others

I’ve lived in twenty six homes over the course of my life, including the move that brought me from Toronto to Victoria. I know what it feels like to stand in a new kitchen and wonder if you made the right choice. That experience shapes how I work with people who are relocating to Vancouver Island or right sizing into a new stage of life here. I am not just pointing you toward a property. I’m helping you picture your mornings there, your walk to the shops, the neighbours you might meet at the clubhouse.

That is why so much of my practice is built around connection, not just closings. I want my clients to feel rooted in their new neighbourhood from day one, whether that means introducing them to a local business I trust or simply being honest about what a community is really like to live in, not just to visit.

If You Are Wondering What Is Next

If any of this sounds familiar, if you have been quietly wondering what right sizing could look like for you, I would love to talk. There is no pressure and no script. I also put together a smart downsizing guide that many of my clients have found helpful as a gentle starting point, and you are welcome to grab a copy any time at yourvanislehome.com.

Congratulations to my clients on their beautiful new home in The Meadows. Here is to the next chapter, and to feeling settled in it.

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