Some of my favourite local discoveries start with a donut. In this case, it was a vegan jelly sugar donut called the Josie Jelly, split open on a napkin with raspberry jam spilling out, paired with a can of Tofino Kombucha. I remember thinking that if a coffee shop can make a vegan donut taste this good, everything else on the menu is probably worth trying too. Many visits later, I can confirm that it is.

Rhino Coffee House sits on Peatt Road in the heart of downtown Langford, and it has quietly become one of my favourite stops on the Westshore. The coffee beans are hand roasted in Tofino, and you can buy bags of them right off the counter. There is something I love about sipping a little piece of the west coast in the middle of a growing city like Langford.

The community clearly feels the same way. The awards sit right on top of the donut case, including Best Independent Coffee Shop and Best New Business from the Best of the WestShore awards, with another win added in 2024. Once you visit, none of that is surprising. The donuts are baked fresh every day, and the case is a genuine event: apple fritters, maple bacon, Boston cream, sour cream glazed, and always a vegan option or two. Beyond the donuts there is an all day breakfast menu, housemade wraps and sandwiches, smoothies, and even a small list of local beer and cocktails, which makes it just as easy to settle in for lunch as it is to grab a coffee to go.

My order is a simple one. I am an Americano person, or whatever dark roast is on, no milk, which is the truest test of any coffee shop, and Rhino passes easily. The Josie Jelly was a one time treat, though I have been thinking about it ever since. I have also become a regular at their Uptown location, which has turned into my favourite meeting spot after a workout at Fitness World. There is a third location in Westhills too, so wherever life takes you across the Westshore and into town, a Rhino is never far.

If you are new to the Island, or thinking about calling the Westshore home, this is exactly the kind of place I mean when I talk about connection. A good neighbourhood coffee shop is where a new city starts to feel like yours. It is where you take a breather between viewings, meet a friend after the gym, or simply sit by the window with a donut and watch your new community go by. Langford has no shortage of energy right now, and Rhino is one of the places where you can feel it.

Put it on your list, order a donut, and stay a while. It is a lovely way to start feeling at home.

Rhino Coffee House Langford is located at 2840 Peatt Road, with additional locations at Westhills and Uptown. You can find them online at rhinolangford.com.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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One of the questions I hear most often, whether I am working with someone relocating to the Island or a client rightsizing into their next chapter, is whether to buy the home that is already done or the one with good bones and room to make it your own. It is rarely a simple answer, and the right choice depends as much on your finances as it does on the house itself.

This month's Mortgage Minute is from my trusted mortgage partner, Paul Macara. Paul works with my clients to make sure the numbers behind a purchase actually support the life they are planning, and his take on this question is one of the clearest I have read. I will let him take it from here.

(Article by Paul Macara, Mortgage Agent)

Every home search eventually runs into the same question:

Do you pay more for the house that already has the dream kitchen, finished basement, and updated bathrooms? Or do you buy the one that needs some work and make it your own over time?

It can be a harder decision than it first appears.

A move-in-ready home may come with fewer surprises, but it can also mean stretching your budget closer to its limit. A home that needs renovations may offer more room to customize, but the costs, timelines, and disruption can be difficult to predict.

The Appeal of a Move-In-Ready Home

For many buyers, the appeal of a finished home is certainty.

You know more about what you're getting. You may avoid months of renovation projects, contractor meetings, and unexpected delays. There's also less pressure to start spending money immediately after closing.

That certainty can be especially valuable for busy professionals, growing families, or anyone who simply wants to unpack and enjoy their new home.

The financial side still deserves careful thought, however. A higher purchase price can mean a larger mortgage payment, higher property taxes, and less room in the budget for furniture, emergencies, travel, or future life goals.

Where Renovations Can Make Sense

A home that needs work can be an opportunity, particularly if it's in a great location or the improvements can be completed gradually.

It may allow you to enter the market at a lower price point, build equity through improvements, and create a home that truly reflects your style and needs.

Renovations work best when the costs are realistic and there is enough flexibility in the budget to handle surprises. Timelines can stretch, materials and labour can cost more than expected, and not every improvement adds dollar-for-dollar value.

Buyers also need to think carefully about how the work will be funded, whether through savings, a line of credit, refinancing later, or a mortgage option that allows for improvements.

Compare the Full Cost, Not Just the Purchase Price

Before making an offer, it's worth comparing both paths clearly: the cost of buying a more finished home versus the cost of buying a lower-priced home and completing the work needed.

That comparison should include more than the purchase price.

• Monthly payments

• Available cash after closing

• Renovation costs

• Financing options

• Future flexibility

A home that needs work can be a fantastic opportunity, but only if the numbers still leave you comfortable after closing.

The best house isn't always the one that looks perfect on day one, it's the one that fits your financial goals and lifestyle for years to come.

If you are contemplating a purchase or renovation, let's review your full financial picture and connect you with any professionals needed to make the best decision for your personal situation.

Thank you, Paul, for such a clear and practical look at a question so many of my clients wrestle with. Connect with him here: Paul Macara, Mortgage Agent (250) 857-4741 paul@macaramortgages.com macaramortgages.com

Whether you are drawn to a home that is ready on day one or one you can shape into your own over time, the right answer starts with understanding both the numbers and the neighbourhood. That is where I come in. If you are thinking about a move anywhere in Greater Victoria, the Saanich Peninsula, Sidney, or the Westshore, I would love to help you weigh your options and find the home that truly fits your next chapter. Reach out anytime for a no pressure conversation about what is possible.

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

There is a particular kind of energy in a room full of women who have decided to show up for themselves. It is warm and loud and a little bit contagious. That is exactly what I walked into on June 10th at the Victoria Pickleball Centre in Langford, and I have been thinking about it ever since.

Pickleballooza is a Women's 55 Plus Rally Tournament organized by The Local Inc., and this year it brought together one hundred women for a full day of pickleball, live music, and the kind of community connection that is genuinely hard to find. I was proud to be a sponsor, and I was there in person for the whole day with a hydration station stocked with Good Life Juice Skye High electrolyte drinks and fresh lemon, lime, and cucumber infused water. I wanted every player to feel taken care of, and I think we pulled it off.

I also had a gift basket giveaway at my booth, generously donated by two local partners I am so grateful for: Victoria Olive Oil Co. and Gourmet Foods. The basket was beautiful, the entries came in all day, and the energy around it was a reminder that people love a reason to connect, even if it is just stopping by a table to fill out a form.

If you want to see how the day came together, I put together a highlight reel that captures the setup, the players on the court, and a few of the moments in between. You can watch it here: Pickleballooza Recap

What I did not expect was how much I would take away from the conversations. I spoke with women who were thinking about downsizing, women who were curious about different neighbourhoods, and women who just wanted to know what the market is doing right now. These are the conversations I live for, and they happen naturally in spaces like this one, away from the formality of a showing or a listing presentation.

One of the things I try to do in my work is help people find not just a home but a place where they belong. That question, "will I find my people here?", comes up more often than almost any other. Days like Pickleballooza are part of my answer. Vancouver Island has a community of active, engaged, generous women who show up for each other, and if you are thinking about whether this is the right place for your next chapter, I would invite you to take that as a very good sign.

A heartfelt thank you to The Local Inc. for creating this event, and to every woman who stopped by my booth to say hello. I already cannot wait for next year.

If you have questions about downsizing, relocating, or what life on Vancouver Island actually looks like day to day, I am always happy to talk. There is no pressure and no agenda, just a conversation with someone who has been through the transition herself and genuinely loves helping others navigate it.

Reach me anytime at 250-415-5656 or through yourvanislehome.com.

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
Instagram | Facebook

Spring is typically one of the busiest times of year in real estate, but 2026 is shaping up a little differently.

While activity usually picks up through April, May, and June, many buyers this year are taking a more cautious, wait-and-see approach. Sales activity has been softer compared to last year, and while new listings have increased slightly, overall inventory is still below long-term averages. This creates a bit of a mixed market.

Buyers have more choice than they did during the peak pandemic years, but not enough to dramatically improve affordability. At the same time, sellers are navigating a more thoughtful and selective group of buyers.

To help make sense of what’s happening from a financing perspective, I'm sharing some insights from Paul Macara, a trusted mortgage partner I regularly refer clients to, as he had some thoughts on what this market really means for buyers and homeowners.

A Market That Feels Uncertain on Both Sides

Right now, many buyers are holding off in hopes that interest rates or home prices will come down further.

And while prices have softened in some areas — including parts of British Columbia — those declines haven’t fully offset the impact of higher borrowing costs.

In other words, even though the market may feel “slower,” affordability hasn’t necessarily improved as much as some buyers expected.

At the same time, conditions aren’t the same everywhere. Some areas are still experiencing competitive conditions, while others are seeing more balance.

More Activity Doesn’t Always Mean Better Affordability

One of the biggest misconceptions right now is that a more active spring market automatically means better opportunities for buyers.

But as Paul explains, that’s not always the case. Higher interest rates continue to impact purchasing power, and even with slightly lower home prices, monthly payments can still feel significantly higher than they did just a few years ago.

That’s why understanding the full picture, not just price, is so important.

Why Strategy Matters More Than Timing

In a market like this, trying to perfectly “time” the market can actually work against you. Instead, it’s more important to have a clear strategy. That means understanding:

• What you’re comfortable spending monthly (not just what you qualify for)
• How different interest rate scenarios could affect your payments
• How long you plan to stay in the home
• What flexibility you may need in your mortgage

Market conditions can shift quickly, especially with ongoing changes tied to inflation, interest rates, and broader global factors.

Waiting for the “perfect moment” can sometimes mean missing opportunities that already align with your goals.

The Value of the Right Mortgage Advice

This is where having the right guidance can make a real difference.

Working with an experienced mortgage professional allows you to explore different options, understand your numbers clearly, and build a plan that works for your current situation, while still giving you flexibility for the future.

I regularly connect my clients with Paul Macara of Macara Mortgages with The Mortgage Group, who takes a very thoughtful, educational approach to helping homeowners and buyers navigate decisions like these.

Thinking About Making a Move This Spring?

Whether you're buying your first home, relocating, or planning your next move, having a clear financial strategy is key in today’s market.

If you'd like an introduction to Paul for a personalized mortgage review, feel free to reach out as I’d be happy to connect you.

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