Summer arrived on Vancouver Island and so did a shift in the mood of the market. June closed with 719 total property sales across Greater Victoria, just slightly ahead of May and part of a steadier, more measured pace that has been building throughout the second quarter of 2026. If you have been watching and waiting to understand what this market is actually doing, June's numbers give us a clearer picture than we have had in some time.

The headline is this: inventory is high, buyers have choices they have not had in years, and the market is rewarding preparation on both sides of the transaction. That is good news whether you are looking to buy or thinking about what your next move looks like.

What sold in June

A total of 719 properties changed hands across the region in June, down 5.5% from June 2025 but essentially flat compared to May. Single family home sales came in at 388, down 3.5% year over year. Condominium sales continued to soften significantly, with 182 units sold, a decrease of 26.9% compared to June of last year. Townhome sales bucked that trend, coming in at 94, up 25.3% year over year. That townhome number is worth noting, particularly for anyone in the middle of a downsizing decision or looking for a low maintenance option on the Peninsula.

What inventory is doing

There were 4,054 active listings on the market at the end of June, up 0.6% from May and 7.3% higher than this time last year. That level of inventory means buyers are spending more time comparing properties and looking carefully at value before committing. It also means that sellers who present and price their homes well are the ones standing out in a market where there is real competition for attention.

Single family home prices by area

Single family benchmarks are holding relatively firm across most of the region, though there are meaningful differences depending on where you look. The benchmark for a single family home in the Victoria Core sits at $1,326,500, down 0.6% from June 2025. The Westshore single family benchmark is $1,023,400, down 1.8% year over year. The Peninsula continues to hold its ground with a benchmark of $1,282,000, up 1.3% from last year. That Peninsula resilience is something I have been watching closely, and it continues to reflect steady, genuine demand in that area.

Condo prices by area

The condo market continues to soften across most of the region. The benchmark for a condo in the Victoria Core is $549,200, down 1.9% from June 2025 and continuing a gradual decline from May's reading of $551,400. The Westshore condo benchmark sits at $503,900, down 0.5% year over year. The Peninsula condo benchmark is $629,700, up 1.7% from last year, making it the one area where condo values are still moving in a positive direction. For buyers considering a condo purchase, particularly in the Core or Westshore, there is more room to negotiate right now than there has been in several years.

Townhome prices by area

Townhome benchmarks are relatively stable. The Greater Victoria townhome benchmark sits at $782,300, down 1.5% year over year. In the Core, the benchmark is $841,200, down 0.5% from last year. The Westshore townhome benchmark is $712,900, down 1.8% year over year. The Peninsula townhome benchmark sits at $826,800, down 1.3% from last year. Despite those modest year over year decreases, townhomes are selling with more consistency than condos right now, and the volume increase of 25.3% in June tells a meaningful story about where buyer interest is concentrated.

What this means if you are buying

With more than 4,000 active listings and condo sales down nearly 27% year over year, buyers in this market have options and negotiating room that simply did not exist two or three years ago. You have time to compare, ask questions, and find something that genuinely fits your life rather than settling because inventory was thin. That said, well priced homes in the right condition are still moving. Working with someone who knows which sub-markets are active and which are sitting longer will make a real difference in how confidently you move through this process. If you are not yet connected with a mortgage professional, this is a good time to do that. I am happy to make a personal introduction to someone I trust.

What this means if you are selling

This market is not forgiving of overpricing. Buyers are comparing properties carefully, they are taking their time, and they have enough options that a home priced above its current market value will simply be passed over. The good news is that well priced, well presented homes are selling. If you are thinking about downsizing and wondering what your current home is worth in this environment, a conversation with me is a useful starting point. I can give you an honest picture of value and help you think through the timing of both sides of that move.

The balanced market in plain terms

The sales to active listings ratio for June puts our market firmly in balanced territory, meaning there is neither strong upward nor strong downward pressure on prices overall. What that number does not capture is how differently the sub-markets are behaving. Condos in the Core and Westshore are softer. Detached homes and condos on the Peninsula are holding their value better than most. Townhomes are moving with more consistency than the condo segment. Understanding which of these markets you are operating in is the most important piece of information you can have right now.

If you would like to talk through what any of this means for your specific situation, I am always happy to have that conversation. No pressure, no pitch. Just an honest look at where things stand.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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There's a question I hear more than almost any other from clients who are thinking about moving to Vancouver Island. It comes up toward the end of conversations, almost like an afterthought, but it never really is. The question is: where should we stay when we come to look?

It sounds practical, and it is. But what's behind it is something bigger. The trip to Vancouver Island is often the moment everything becomes real. It's when you stop imagining the move and start actually picturing it. Where you stay, how you wake up, whether you can walk somewhere for coffee, whether the town feels right at seven in the morning before you've seen a single house — all of that shapes what you come home with.

For a long time I gave my clients the best guidance I could. But I didn't have a place I could point to and say: go here, I trust this completely, this is the right base for the trip you're about to take.

That changed when I walked into The Sidney Pier Hotel.

The Sidney Pier sits right on the waterfront in Sidney, at the edge of Beacon Avenue and the marina. It's a short walk to the bookshops, bakeries, and coffee spots that make this town so easy to fall in love with on a first visit. The building is modern and thoughtfully designed, with a spa on site and a restaurant downstairs. It doesn't feel like a place you pass through. It feels like a place you settle into.

I should mention: the hotel has just completed a full reimagining of the suites. New finishes, new furnishings, and a feel that's warmer and more considered than before. The bathrooms are spa-inspired and well-appointed. The kitchens and kitchenettes are beautifully fitted out. It's the same stunning waterfront location — the views haven't changed — but the experience inside has been genuinely elevated. If you've stayed here before, it's worth coming back with fresh eyes.

I've partnered with The Sidney Pier Hotel to offer my relocation clients a special rate on three specific room types as part of working with me.

The Townview Suite is a spacious studio with a king bed, a full kitchen, and west-facing views over the heart of Sidney. It's the room for clients who like to cook their own breakfasts and spread out a little. The Seaport or Courtyard King is a comfortable, well-appointed guestroom with everything you need, offering views of either the courtyard or the town of Sidney. And the Coastal King or Queen is a beautifully designed room with courtyard or Beacon Avenue views, with select floors offering a private furnished balcony — one of the loveliest places to have your morning coffee while you think through the homes you saw the day before.

I make the reservation personally. There's no code or link — you just reach out to me and we sort it out together as part of working with me.

Sidney is a town that tends to make the decision for people. You arrive not quite sure, you walk Beacon Avenue, you sit somewhere with a coffee and watch the ferries move across the water, and then you know. I wanted my clients to have a place that helps that happen. The Sidney Pier Hotel is that place, and with the newly reimagined suites, it's better than ever.

If you're thinking about a move to the Saanich Peninsula and want to know more about how this works, reach out. I'm always happy to talk through what the process looks like from start to finish.

Find out more and view those dreamy suites right here.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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Feeling overwhelmed by clutter? Here’s a realistic spring cleaning and decluttering guide for 2026, plus downsizing tips for homeowners in Victoria, BC.

Spring cleaning hits differently when you’re no longer just cleaning. At some point, it becomes about simplifying. Creating space. Making life easier. Letting go of the things you no longer use, need, or even enjoy maintaining.

And honestly? I’m hearing this from so many people right now across Victoria, Sidney, Central Saanich, and the WestShore.

People are tired of feeling buried in stuff. Tired of managing homes that no longer fit the season of life they’re in. Tired of opening closets, garages, and spare rooms filled with things they haven’t touched in years.

Spring is often when it finally catches up with us. The light changes, the weather improves, and suddenly you start noticing everything.

The overflowing storage room. The kitchen drawers. The guest room that quietly became a holding zone. The house that maybe feels a little bigger than you actually need now. And while a deep clean helps, what many people are actually craving is a reset.

Start With Decluttering — Not Organizing

One of the biggest mistakes people make is buying bins and organizers before they’ve decided what actually deserves to stay. 

You don’t need better storage for things you no longer use. Start smaller than you think. One drawer. One shelf. One closet. You do not need to tackle the entire house in one weekend. The people who make the most progress are usually the ones who stop trying to make it perfect.

A few simple questions can help:

• Would I buy this again today?

• Have I used this in the last year?

• Is this adding value to my daily life?

• Am I keeping this out of guilt?

• Would someone else benefit from this more than I am?

And if you’re downsizing in the next few years — even casually thinking about it — this process becomes incredibly valuable. Every item you let go of now is one less thing you or your family have to manage later.

Why So Many People Are Downsizing Right Now

I’ve noticed a huge shift over the past couple of years. For many homeowners, especially downsizers and retirees, the conversation isn’t only about money. It’s about lifestyle.

People want:

• Less maintenance

• More freedom to travel

• Single-level living

• Walkability

• Lower stress

• Space that feels manageable and comfortable

• More time enjoying life instead of maintaining a property

And honestly, I get it. Victoria and Vancouver Island have so many incredible options now for people looking to simplify without sacrificing quality of life.

Some people want a condo near coffee shops and the ocean. Some want a quiet 55+ community. Some want a townhome with less yardwork. Some want to stay close to family while reducing expenses and upkeep.

There’s no one-size-fits-all answer. But what I’ve learned is this: Most successful downsizing moves start long before the home hits the market. They start with the emotional and physical process of simplifying.

The “Maybe Later” Pile Is Usually the Problem

If you’ve started decluttering before, you probably know exactly what I mean. The donation pile happens. The garbage pile happens. But then there’s the “maybe later” pile. That pile is usually where momentum disappears.

If you’re stuck, try creating only these categories:

• Keep

• Donate

• Sell

• Recycle or toss

That’s it.

The less overthinking involved, the easier the process becomes. And no — you do not need to become a minimalist. You just want your home to feel lighter.

A Few Often-Forgotten Spring Cleaning Areas

Once the clutter is reduced, cleaning becomes dramatically easier. 

Some areas people often forget:

• Baseboards and trim

• Window tracks

• Bathroom fans

• Kitchen cabinet fronts

• Under sinks

• Behind appliances

• Outdoor furniture

• Garage shelving

• Entryway closets

• Expired pantry items

A clean, simplified space genuinely affects how a home feels. Not just visually — emotionally.

Thinking About Downsizing? Start Earlier Than You Think

One thing I always tell clients: Downsizing is rarely just a real estate decision. It’s a life transition. And the people who feel the least stressed are usually the ones who begin planning earlier. Even if your move is still one, two, or three years away.

Starting now gives you time to:

• Declutter gradually

• Understand your options

• Learn neighbourhoods and housing types

• Prepare financially

• Reduce overwhelm

• Make decisions thoughtfully instead of reactively

You don’t need to rush. In fact, you probably shouldn’t.

My Downsizing Resources

Over the last few years, I’ve helped many people navigate downsizing and relocation here on Vancouver Island. And because it can feel overwhelming, I created resources to help make the process easier.

You can explore my downsizing resources here:

Smart Downsizing Guide

And if you’re starting to think about simplifying, relocating, or exploring what your next chapter could look like, I’m always happy to chat. No pressure. No hard sales. Just honest conversations and thoughtful planning.

Because sometimes spring cleaning turns into something bigger. Sometimes it becomes the first step toward creating a home — and lifestyle — that fits you better now.

Jacqueline Ross, REALTOR®
Your Van Isle Home
250-415-5656
jac@yourvanislehome.com
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The crocuses are blooming, the days are getting longer, and "For Sale" signs are popping up everywhere. Welcome to the spring housing market! While the warmer weather and increased inventory make it an exciting time for first-time home buyers, it's also traditionally the busiest and most competitive season in Victoria.

But don't let that deter you! With the right preparation and strategy, you can navigate the buzz and land your dream home. Here's what first-time home buyers should focus on to stay ahead and get the house they want this spring.

1. Get Pre-Approved, Not Just Pre-Qualified (and Do It NOW!)

This is the golden rule for spring market success. A mortgage pre-approval is miles ahead of a pre-qualification. A pre-qualification is a quick estimate of what you might be able to borrow, while a pre-approval means a lender has verified your financial information, credit score, and income, and committed to lending you a specific amount.

Why this matters in spring:

• Shows you're serious: In a competitive market, sellers and their agents prioritize offers from pre-approved buyers. It signals you're financially ready and reduces the risk of the deal falling through.

• Know your true budget: You'll have a clear understanding of exactly how much you can afford, saving you time and preventing you from falling in love with homes out of your price range.

• Act fast: When that perfect home appears, you'll be ready to make a strong offer without delay. Homes in the spring can sell in days, even hours!

2. Understand Victoria's Market Dynamics

While the overall Victoria market has seen some shifts, the spring market still brings a surge in listings and buyer activity.

• More inventory, more competition: You'll have more homes to choose from, but so will everyone else.

• Be prepared for quick decisions: Desirable properties, especially in prime locations, will move very fast.

• Monitor local trends: Work closely with me as your real estate agent to understand the specific dynamics of your desired neighbourhood. Are bidding wars common? Are prices holding steady or declining?

3. Define Your "Must-Haves" vs "Nice-to-Haves"

Before you even step into your first open house, sit down and make a comprehensive list.

• Must-haves: These are non-negotiable features (e.g., number of bedrooms, specific school district, attached garage).

• Nice-to-haves: These are features you'd love but could compromise on (e.g., granite countertops, a specific type of flooring, a large backyard).

• Deal-breakers: What absolutely won't work for you (e.g., on a busy road, needs major structural repairs).

Having this clarity will help you filter listings efficiently and make confident decisions when you're under pressure.

4. Assemble Your Dream Team

You wouldn't build a house without an architect and a contractor, so don't buy one without the right professionals!

• Experienced Real Estate Agent: I’m a local agent who truly understands the spring market in your desired area is invaluable. I’ll give you early access to listings, help you craft competitive offers, and navigate negotiations.

• Mortgage Broker: While banks offer their own products, a mortgage broker shops around with multiple lenders to find you the best rates and terms. They can explain different mortgage types (fixed vs. variable) and help you understand your options. I can recommend great professionals to work with.

• Home Inspector: Even in a fast-paced market, do not skip the home inspection. Spring weather can reveal issues that might be hidden in winter. A professional inspection can uncover potential problems and save you from costly surprises down the road. Need one? I’ve got you!

5. Be Ready to Make a Strong, Strategic Offer

In a competitive spring market, your offer needs to stand out.

• Competitive Price: As your agent, I’ll help you determine a fair and competitive offer based on recent comparable sales. In some areas, offering slightly over asking might be necessary.

• Limit Contingencies (Carefully!): While contingencies (like financing or inspection clauses) protect you, too many can make your offer less attractive to a seller. We’ll discuss which ones you can safely reduce or waive, especially if you have a solid pre-approval.

• Flexible Closing Date: Accommodating the seller's preferred closing date can give you an edge, even if your price isn't the absolute highest.

• Personalized Letter (Optional but Powerful): A heartfelt letter to the sellers, explaining why you love their home and envision your life there, can sometimes create an emotional connection that sways their decision.

6. Budget Beyond the Purchase Price

Many first-time buyers focus solely on the down payment and mortgage, but there are other significant costs to factor in:

• Closing Costs: These include legal fees, property transfer tax, title insurance, appraisal fees, and more. They typically range from 1.5% to 4% of the purchase price in Victoria.

• Property Taxes: Don't forget these ongoing costs!

• Home Insurance: A mandatory expense when you have a mortgage.

• Moving Expenses & Initial Repairs: Factor in costs for movers, new appliances, or any immediate fixes.

The spring market offers a fantastic opportunity for first-time home buyers in Victoria, with more choices and potentially easing prices in some segments. By being prepared, proactive, and working with the right professionals, you can confidently enter the market and achieve your homeownership dreams this season.

Don't just dream about your first home – make it a reality this spring! Start your pre-approval process today and connect with me, your trusted local real estate agent, to get a head start.

Jacqueline Ross, REALTOR® 
Coldwell Banker Oceanside
(250) 415-5656
jac@yourvanislehome.com
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