As 2025 wrapped up, the Victoria real estate market closed the year with steady fundamentals, balanced pricing, and inventory levels that continue to shape buyer and seller behaviour heading into 2026.

According to the Victoria Real Estate Board market report released January 2, 2026, a total of 367 properties sold in December, down 12.8% from December 2024 and 18.6% fewer than November 2025. As expected for the holiday season, activity slowed, particularly in the condominium segment.

December 2025 Sales Breakdown

Condominium sales declined 21.5% year over year, with 106 units sold. Single family home sales were more stable, decreasing just 2.6% from December 2024, with 186 homes sold. While December activity softened, it followed a relatively consistent year overall.

2025 in Review

Across the full year, 6,918 properties sold in 2025, representing a modest 0.36% increase compared to 2024. This reinforces what many buyers and sellers experienced firsthand: a market that remained active, but far more balanced than in previous peak years.

Victoria Real Estate Board Chair Fergus Kyne noted that inventory played a key role throughout 2025, with the second-highest number of new listings on record entering the market. Increased choice allowed buyers more time and flexibility, while sellers benefited from clearer pricing expectations and more predictable timelines.

Inventory Levels: What They Tell Us

At the end of December, 2,544 active listings were available across the region. While that represented a 19.3% drop from November (a typical seasonal decline), it was still 11.1% higher than December 2024. This higher year-over-year inventory continues to support a more measured, informed market for both sides.

Pricing Trends Across Property Types

Benchmark prices showed some divergence depending on location and housing type:

• The Victoria Core single family home benchmark declined 4.7% year over year to $1,255,000, and was down 1.7% from November.
• Condominium benchmark values increased slightly year over year to $549,900, though they dipped 0.6% from November.

Regionally, single family home values softened in the Victoria Core, while parts of the Westshore saw modest gains. Condo prices remained relatively flat across most areas.

What This Means If You’re Buying Right Now

For buyers, today’s market offers more choice, less urgency, and better negotiating conditions than we’ve seen in years. Higher inventory levels mean buyers can take time to compare options, assess value, and make decisions that align with long-term goals rather than short-term pressure. Winter also tends to bring more motivated sellers, which can create opportunities for well-prepared buyers.

What This Means If You’re Selling Right Now

For sellers, success in this market depends on pricing accuracy, presentation, and strategy. Buyers are paying close attention to value and condition, and well-presented homes that are priced appropriately continue to perform well. Understanding micro-market trends by neighbourhood and property type is key, especially as we move toward the spring market.

Looking Ahead to 2026

Inventory levels will continue to play a major role in shaping market conditions this year. Whether you’re planning to buy, sell, or downsize, having a clear understanding of local pricing trends and buyer behaviour will help you move forward with confidence.

Whether you’re planning to buy or sell in 2026, I’d love to walk you through what this market means for your specific plans. Reach out to me at anytime 250-415-5656.

Jacqueline Ross
REALTOR® | Coldwell Banker Oceanside Real Estate
(250) 415-5656
jac@yourvanislehome.com
www.YourVanIsleHome.com
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Helping you find home — and community — here in Victoria, BC.

As we move along in December, the Victoria real estate market shows a clear shift in pace. Sales slowed in November, inventory remained healthy, and the overall tone of the market leaned toward patience — offering more breathing room for buyers and a steady, balanced environment for sellers.

Here’s what you need to know.

Home Sales Down Compared to Last Year

A total of 451 properties sold across the Victoria Real Estate Board region in November 2025. This reflects:

• 18.1% fewer sales compared to November 2024 (551 sales)

• 26.9% fewer sales than October 2025

• Yet still higher activity than November 2022 and 2023, when sales dipped below 400

Sales varied by property type:

• Condo sales: 119 units sold (down 36% year-over-year)

• Single-family homes: 241 sold (down 8.4% year-over-year)

The Board notes this year-over-year comparison looks dramatic only because 2024 experienced an unusual late-year sales rally, which is not the norm for Victoria.

Inventory Eases, But Choices Remain Strong

At the end of November, there were 3,152 active listings, representing:

• 7.9% fewer listings than October 2025

• 11.1% more listings than November 2024

Buyers still have plenty of selection, but inventory is tightening slightly as we enter the winter season — a typical trend for Victoria.

Market Tone: Balanced, Patient, and Price-Sensitive

2025 VREB Chair Dirk VanderWal describes the November mood as “one of patience.”

• Buyers are taking their time.

• Sellers who price accurately and present their homes well are still seeing results.

• The market remains balanced, without the urgency of the early 2020s.

Different neighbourhoods and property types perform differently, so understanding where your home sits on the buyer–seller spectrum is key.

Benchmark Home Prices: Stable With Mild Movement

Single-Family Homes (Victoria Core)

• November 2024: $1,313,900

• November 2025: $1,276,700 (-2.8% year-over-year)

• Slight dip from October’s benchmark of $1,280,100

Condominiums (Victoria Core)

• November 2024: $542,100

• November 2025: $553,100 (+2% year-over-year)

• Up from October’s benchmark of $549,000

Condo values continue to hold steady, while single-family pricing shows mild softening — a trend aligned with broader affordability patterns.

What This Means for Buyers

• You have time and choice, especially compared to recent years.

• Well-priced homes still move quickly, particularly in the Core, Sidney, and Saanich East.

• If you're planning to buy in early 2026, now is a great moment to start conversations and get pre-approved before the January uptick.

What This Means for Sellers

• Presentation and pricing matter more than ever in a patient market.

• Buyers are thoughtful and selective — staging, photography, and market positioning are essential.

• A complimentary home evaluation can help you understand where your home sits in today’s balanced conditions.

I Can Help You Navigate This Market

Whether you’re planning to buy or sell in 2026, I’d love to walk you through what this market means for your specific plans.

➡️ Reach out anytime for a personalized market review or home evaluation 250-415-5656.

Jacqueline Ross
REALTOR® | Coldwell Banker Oceanside Real Estate
(250) 415-5656
jac@yourvanislehome.com
www.YourVanIsleHome.com
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Helping you find home — and community — here in Victoria, BC.

Buying your first home is one of the most exciting — and sometimes overwhelming — experiences in life.

When I bought my first home, I was thrilled, nervous, and completely consumed by the details. Like most first-time buyers, I had a budget, a dream list, and a lot of “what ifs.” Now, after years of helping clients through the same process, I can look back and say there are three big things I wish I’d known sooner.

If you’re thinking about taking the leap into homeownership in Victoria, these lessons might save you time, stress, and a few sleepless nights.

1️⃣ Neighbourhoods Matter More Than You Think

When I first started looking for a home, I was laser-focused on the house itself — layout, finishes, backyard size, and how close it was to work. What I didn’t fully appreciate was how much where you buy shapes how you live.

In Victoria, every neighbourhood has its own rhythm and character. Fernwood has that artsy, community feel; Cook Street Village offers endless walkability and cafés; Saanich is family-friendly with easy access to trails and parks; and Esquimalt is vibrant, coastal, and still surprisingly affordable.

Your neighbourhood becomes part of your everyday story — where you grab your morning coffee, walk your dog, or meet your neighbours at the market. The right fit isn’t just about the walls around you, it’s about the life you’ll build within and beyond them.

✨ Pro Tip: Before making an offer, spend a weekend exploring the area at different times of day. Grab lunch locally, chat with shop owners, and see if it feels like “you.”

💬 Looking for local insight? I love helping clients match their lifestyle to the right neighbourhood — not just the right home. Let’s chat about areas that may work well for you.

2️⃣ Hidden Costs Add Up

When I was budgeting for my first home, I focused on the down payment and mortgage — and completely underestimated the smaller costs that come with ownership.

Things like inspections, lawyer fees, insurance, moving costs, property transfer tax, and home maintenance all add up. None of these are deal-breakers, but they’re worth planning for so nothing catches you off guard.

When I work with first-time buyers now, one of the first things we do is map out a complete budget — not just for the purchase, but for those first few months of homeownership. That clarity changes everything.

💡 Pro Tip: Set aside 2–3% of your purchase price for closing and moving costs. It’s one of the simplest ways to stay ahead of surprises and enjoy a smoother transition.

📦 Need help building your first-home budget? I’ve created a “First Home Checklist” to guide you — download it free at YourVanIsleHome/buying.

3️⃣ You Don’t Have to Do It Alone

When you’re buying for the first time, it’s easy to feel like you need to figure everything out yourself — especially in a competitive market like Victoria. But here’s what I learned: having the right guidance makes all the difference.

A good REALTOR® doesn’t just unlock doors — they help you understand the process, ask the right questions, and make decisions that protect your long-term goals. They also connect you with trusted local professionals — mortgage brokers, inspectors, lawyers, and tradespeople — who become part of your support system.

One of my favourite parts of this job is walking my clients through the process step by step. Whether it’s celebrating a mortgage pre-approval, navigating an offer, or handing over the keys, every milestone matters — and it feels a lot less stressful when you have someone in your corner.

☕️ Buying your first home doesn’t have to feel overwhelming. Let’s sit down, map out your goals, and create a plan that fits your life and your budget.

Final Thoughts

Buying a home for the first time is so much more than a financial decision — it’s the start of a new chapter.

Looking back, I wish I’d focused less on rushing the process and more on learning from people who’d already walked the path. Now, I get to be that person for others — helping newcomers and first-time buyers find not just a property, but a place to belong.

If you’re ready to explore your first home in Victoria, I’d love to help you start strong.

💛 Ready to Begin?

✅ Download your free Home Buying Guide
✅ Explore the latest listings at YourVanIsleHome.com
✅ Or book your First-Home Roadmap Session — a friendly, no-pressure chat about your next steps.

Because finding your home in Victoria should feel exciting, empowering, and full of possibility.

—
Jacqueline Ross

REALTOR® | Coldwell Banker Oceanside Real Estate
(250) 415-5656
jac@yourvanislehome.com
www.YourVanIsleHome.com
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Helping you find home — and community — here in Victoria, BC.

The Victoria real estate market ended the summer on a quiet but steady note. According to the Victoria Real Estate Board, 525 properties sold in August 2025—a 3.7% dip compared to August 2024 and 22.8% fewer than July 2025. While condo sales fell 16% year-over-year with 152 units sold, single-family home sales actually rose by 6.3% with 268 homes sold.

Inventory levels also shifted. There were 3,600 active listings at the end of August, down 2.8% from July but still 12.8% higher than August 2024. This increase in availability gives buyers and sellers more breathing room compared to the fast-paced market conditions of recent years.

Price trends remain relatively stable. In Victoria’s core, the benchmark price for a single-family home rose 1.6% year-over-year to $1,308,100 (down slightly from July’s $1,338,800). Condos in the core slipped 1.4% year-over-year to $551,300.

As Board Chair Dirk VanderWal explains:
“Consumers are adjusting their expectations for the time it takes to sell, how long they have to make a decision, and what competition they will encounter. The current market allows more time for planning and decision-making—important when making one of the biggest financial choices of your life.”

What This Means for Buyers

For buyers, today’s conditions present more flexibility than even six months ago. With stable pricing, more inventory, and slightly softer competition, you have more time to make thoughtful decisions instead of rushing. The recent Bank of Canada rate cut to 2.5% has also shifted the mortgage landscape. Variable rates are trending lower, while fixed rates are softening gradually. This creates an opportunity to explore different financing options that may not have been available just a few months back.

What This Means for Sellers

If you’re planning to list this fall, know that buyers have options and are moving carefully. Homes are still selling, but the pace is steadier, and pricing your home strategically will be key. Preparing your property now could help you capture attention as the market ramps up in the fall.

Mortgage Insights: Renewals, Refinances & Rate Trends

Dan Miller and Paul Macara at The Mortgage Group note a few important updates for homeowners and buyers:

• Variable rates are trending lower following the Bank of Canada’s cut to 2.5%, though discounts are tightening.

• Fixed rates are softening, though they tend to move down gradually.

• Lenders are competing aggressively for renewals and switches, which is great news if your mortgage is coming up for renewal.

• Refinance opportunities are worth exploring if you’re considering renovations, consolidating debt, or adjusting your financial plan.

With another Bank of Canada announcement possibly happening in October, now is a smart time to connect with a trusted mortgage broker to explore your options. Let me know if you want an introduction to them.

Final Thoughts

The Victoria market is balancing out—creating opportunities for both buyers and sellers to plan ahead instead of rushing. Whether you’re buying, selling, renewing, or refinancing, you don’t have to navigate this shift alone.

If you’d like to discuss your real estate plans this fall, or be connected with my mortgage partners at The Mortgage Group for expert advice on renewals and refinances, I’d love to help.

📩 Reach out today and let’s make a plan that works for you.

Jacqueline Ross, REALTOR® 
Coldwell Banker Oceanside
(250) 415-5656
jac@yourvanislehome.com
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Everywhere you look, mortgage rates are front and centre—but the fine print behind those low numbers can cost you more than you think. This month, our trusted mortgage broker, Paul Macara, with Macara Mortgages, has some thoughts on why it’s not always about the rate.

We get it, mortgage rates are everywhere. You see them on ads, in your inbox, and all over comparison websites. And it’s tempting to chase the lowest number on the board.

But here’s the thing: the mortgage with the lowest rate isn’t always the cheapest in the long run.

Whether you’re renewing, refinancing, or switching lenders, it’s important to look beyond the headline rate and ask a few smart questions before signing on the dotted line.

Not all mortgages are created equal

Some lenders offer teaser rates that jump sharply after the intro period. Others offer “no frills” mortgages that take away basic features like prepayments or portability just to offer a slightly lower rate.

And here’s something many borrowers don’t realize: the lowest mortgage rates are often reserved for insured mortgages—typically those with down payments under 20%. These loans carry less risk for the lender, which is why they get better pricing. So, even if a rock-bottom rate catches your eye, it may not be available to you unless your mortgage qualifies.

Before you choose, here are 10 questions you should be asking:

1. Is this rate only available on insured mortgages?
   If you have more than 20% equity, you may not qualify for the rate you saw advertised.
   

2. Can I make lump-sum payments or increase my monthly payment?
   Flexibility matters if you want to pay down your mortgage faster.
   

3. What’s the penalty if I break this mortgage?
   Life happens. Make sure you understand the cost of ending the term early. And be aware that prepayment penalties can vary widely between lenders.
   

4. Is this a short-term teaser rate?
   If the rate only lasts 6 months and then resets much higher, your long-term cost could be greater.
   

5. Is this a no-frills mortgage?
   Lower-rate products often remove useful features, which could limit your ability to refinance with other lenders, make prepayments, or move the mortgage with you if you buy a new home.
   

6. Can I transfer this mortgage to a new property?
   If you move, a non-portable mortgage could mean thousands or even tens of thousands in prepayment penalties.
   

7. Is this a fixed or variable rate?
   Fixed gives payment stability, while variable rates move with the market. What fits your risk tolerance?
   

8. How is the fixed-rate penalty calculated?
   Not all lenders’ penalty calculations are created equal Some use harsher comparison rates in their IRD (interest rate differential) formula, which can make breaking your mortgage more costly.
   

9. What’s the lender’s reputation?
   A low rate won’t mean much if service is poor or approvals are rigid.
   

10. What’s the total cost over the term?
    Ensure you know the total cost, not just the rate.

A better mortgage is about the full picture
Choosing the right mortgage is about more than rate. It’s about flexibility, protection, and making sure your mortgage fits your life…not just your budget.

Have questions or want a personal mortgage referral? I’m always happy to connect you with trusted pros like Paul—just reach out anytime.

Jacqueline Ross, REALTOR® 
Coldwell Banker Oceanside
(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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