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

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’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 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

July brought a familiar rhythm to Greater Victoria real estate. Sales activity stayed close to where it has been all summer, inventory continued to build, and buyers kept taking their time with the growing number of options in front of them. If June's numbers pointed toward a market finding its footing, July confirms it.

What sold in July

A total of 673 properties sold across the region in July, down just 1% from July 2025 and down 6.4% from June's 719 sales, a typical seasonal slowdown as summer settles in. Single family home sales actually rose, up 4.1% year over year with 331 sold. Condominium sales told a different story, down 7.1% year over year at 209 units, and townhome sales softened further, down 15.5% year over year with 82 sold. Victoria Real Estate Board Chair Fergus Kyne called it a solid month, noting that sales came in above the five year average for a typical July.

What inventory is doing

There were 3,847 active listings at the end of July, down 5.1% from June but still up 3.9% from this time last year. That gives buyers meaningfully more to choose from than they had a year ago and something worth sitting with. With this much choice available, some buyers are taking longer to decide, and a few are even feeling a little overwhelmed by the options in front of them. That is exactly where having someone in your corner who knows the market makes a real difference, helping you focus on what actually matters for your situation instead of getting lost in the noise.

Single family home prices by area

Single family benchmarks eased slightly across most of the region. The Victoria Core benchmark sits at $1,311,000, down 2.8% from July 2025 and down 1.2% from June's $1,326,500. The Westshore single family benchmark is $1,034,200, essentially flat year over year at down 0.3%, and up 1.1% from last month, making it one of the more stable pockets of the region right now. The Peninsula benchmark is $1,275,100, down 1.1% from last year. Across Greater Victoria as a whole, the single family benchmark is $1,170,200, down 1.6% year over year.

Condo prices by area

The condo market continues to see the most softening. The Core condo benchmark is $548,600, down 2.2% from July 2025. The Westshore condo benchmark sits at $493,600, down 1.8% year over year and down 2% from June alone. The Peninsula remains the outlier in the best possible way, with a condo benchmark of $618,900, up 1.2% from last year, the only area still moving in a positive direction. For anyone considering a condo purchase in the Core or Westshore, there is genuine room to negotiate right now.

Townhome prices by area

Townhomes are the one segment holding steady and even gaining ground. The Greater Victoria townhome benchmark is $795,900, up 0.8% year over year. The Core benchmark sits at $857,300, up 1.9% from last year. The Westshore townhome benchmark is $721,000, flat year over year. The Peninsula townhome benchmark is $842,100, up 0.7% from last year. Even with fewer townhomes changing hands this month, the ones that are selling are holding their value well.

What this means if you are buying

With inventory up nearly 4% from a year ago and condo sales down significantly, buyers have room to be selective, especially in the condo segment. That said, more choice can cut both ways. If you have been feeling a little overwhelmed scrolling through listings, that is normal, and it is exactly the kind of moment where a second set of eyes helps you separate what is genuinely a good fit from what just looks good in photos.

What this means if you are selling

Single family homes and townhomes are still performing well, particularly on the Peninsula, while condos are facing more competition for buyer attention. Pricing accurately from the start matters more in a market like this one, where buyers have the luxury of comparison. A home that is priced right and presented well is still finding a buyer, often quickly.

The market in plain terms

Greater Victoria remains in balanced territory, where neither buyers nor sellers hold a significant advantage overall. What is more useful than that headline number is understanding your specific segment. Single family and townhome sellers are in a healthier position than condo sellers right now, and buyers across every category have more time and more options than they have had in years.

Whether you are buying, selling, or your mortgage is coming up for renewal

Market shifts like these do not just affect people actively house hunting. If your mortgage is coming up for renewal in the months ahead, it is worth understanding how today's rates and your options compare to when you first signed. I work closely with Paul Macara, a mortgage broker I trust completely, and I am always happy to make that introduction, whether you are buying your first home, selling and moving on to the next one, or simply want to know where you stand before a renewal date arrives. There is no pressure and no obligation, just a clear picture of your options.

If you would like to talk through what any of this means for you specifically, reach out any time.

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