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
Instagram | Facebook

Some purchases come together because the timing is right, the home is right, and the buyers are ready. That was exactly the case with Unit 1 at 840 Craigflower Road in Esquimalt, and I am so pleased to share that my clients have officially found their next chapter here.

This is a 3-bedroom, 1.5-bath townhome in Shangri La Estates, a well-established strata community sitting right on the edge of Esquimalt and Vic West. At 1,315 finished square feet over two levels, it lives generously. There is a fully renovated kitchen that was taken to the studs in 2020 and rebuilt with real care, a dining area large enough for a proper dinner party, a private patio with access to common green space, and three bedrooms upstairs with a full 4-piece bath. The updates throughout are the kind that matter: hard flooring, soundproofing between units, vinyl windows, and a newer hot water tank. This was a home that had been genuinely looked after.

What made this purchase meaningful was not just the home itself but the process of getting my clients there. Of the couple, one of them was a first-time buyer. They were navigating a market with two active listings in the same complex at the same price. Understanding what each unit offered, how the strata was run, and what the numbers actually meant for their long-term budget was the work we focused on together. They did not just buy a home. They made an informed decision about a community they are going to love being part of.

Esquimalt is a neighbourhood that rewards curiosity. The walk to Banfield Park and the dock, the proximity to schools and shopping, the easy connection to downtown Victoria on foot or by bike — it all adds up to a place that feels like home quickly. I have watched this pocket of the city grow in confidence over the years, and it is a genuinely wonderful place to put down roots.

If you are starting your own search in Esquimalt or anywhere across Greater Victoria, I would love to help you find the right fit. Let's talk.

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

May in Victoria felt like the moment people stopped holding their breath. I noticed it when a client mentioned she had spent a whole afternoon visiting three different properties and never once felt rushed. That kind of ease has not been part of the story here for a while. It tells me something real about where we are right now.

Here is what the data is showing, and more importantly, what I think it means for people who are thinking about their next move.

What the Numbers Say

A total of 713 properties sold across the Victoria Real Estate Board region in May 2026. That is 5.9% fewer than May 2025, but 11% more than April 2026, which means momentum is building even if the year-over-year comparison looks soft. Single family home sales came in at 385, down 4 per cent from last May. Condo sales were 188, down 15% from the same time last year. Townhomes were a quieter story, with 98 sales and an 9% increase over last year.

The number that matters most right now is active listings. There were 4,029 properties for sale at the end of May, up 8.6% from April and 8.4% higher than May 2025. That is the most inventory this market has seen in eleven years. If you have been waiting for more options, this is the environment you were waiting for.

What Prices Are Doing

The MLS Home Price Index benchmark for a single family home in the Victoria Core sits at $1,339,000, essentially flat compared to last May and barely changed from April. Condo benchmarks in the Core are at $551,400, down 1.9 per cent from last year. On the Saanich Peninsula, single family benchmarks are up 4% year over year at $1,292,000, which tells a different story than the rest of the region. The Westshore single family benchmark sits at $1,028,100, down almost 3% from last May.

The sales to active listings ratio for the region is sitting at roughly 17%, which puts us right at the edge of balanced market territory. Prices are not under dramatic pressure in either direction, but sellers cannot assume the market will do their pricing work for them anymore.

What This Means If You Are Buying

This is one of the better environments for buyers that we have seen in several years. More inventory means more time to think, more properties to compare, and more room to negotiate. The days of writing offers the same afternoon you viewed a home are largely behind us for now. If you have been sitting on the sidelines waiting for conditions to shift in your favour, this is worth paying attention to. The Peninsula in particular is worth a look if single family homes are your target, since values there have held and even grown modestly while other areas have softened.

What This Means If You Are Selling

Realistic pricing is the whole conversation right now. With more competition on the market and buyers taking their time, homes that are priced thoughtfully for their neighbourhood and condition are still selling. Homes that are not are sitting. The average days on market across the region varies significantly by area, and understanding where your property fits within its specific submarket matters more than broad regional trends. If you are thinking about listing this summer, the window before the seasonal slowdown is still open, but it will not be open indefinitely.

A Note for Anyone Thinking About Downsizing

May's numbers are quietly encouraging for people in the middle of this decision. More inventory means more choices at the other end of the move, whether that is a strata townhome, a ground floor condo, or a smaller detached home in a neighbourhood you have always liked but never quite lived in. If you have been wondering whether now is the right time to find out what your current home is worth and what your next chapter might look like, I am genuinely happy to have that conversation with you. No pressure, no agenda. Just two people thinking it through together.

If you are wondering what May's numbers mean for your specific situation, whether you are thinking about selling, buying, or just starting to explore your options, I am happy to talk it through. Reply to this email, or book a call here. No agenda, just a conversation.

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

Helping you find home, and community, here in Victoria, BC.