There is a moment on every dog walk when you realize the trail is the best part of your day. At this home in  Westhills, that moment starts at your own back gate.

I am delighted to introduce 2805 Lunar Crt, a three bedroom, three bathroom Langford townhome for sale. At 1,645 square feet, it is built for families who want room to grow and for pet owners who have been dreaming of a real yard. View the listing here: 2805 Lunar Crt

The Yard Is the Story

This is one of the larger yards in the development, fully fenced and overlooking Sooke Hills Wilderness Regional Park and Mount Wells. Mature hedging adds privacy, and a 10 by 40 foot poured concrete patio with a premium cover means you can enjoy your morning coffee outside in the rain as easily as in the sun.

A gated side entrance with stairs leads from the front of the home straight to the backyard, and a second gate opens onto the path behind the home. For anyone with a dog, or kids who would rather be outside than in, that gate is a small detail with a big effect on daily life.

Inside the Home

The main floor is bright and open, with a gas fireplace, quartz countertops, and a kitchen with a large island that naturally becomes the centre of the home. Laminate flooring runs through the home, so the space feels finished from the first day.

The primary bedroom has a walk in closet, and the finished walkout basement gives you flexible space for a home office, a playroom, a media room, or a mix of all three. It is the kind of room that changes with your family as your needs change.

Thoughtful Upgrades Already Done

This home was built in 2020, which means it has had six years to settle in. The current owners have invested over $30,000 in upgrades, including the laminate flooring, a professionally finished garage floor, and the patio and its cover.

Having moved 26 times myself, I can tell you that a home with the finishing touches already complete makes a stressful transition feel much lighter. That is especially true for families upsizing from a condo or stacked townhome, who are often managing a sale, a move, and a school year all at once.

The Neighbourhood

Westhills is one of the Westshore's most active communities for people who love to be outside. Jordie Lunn Bike Park is close by, a dog park sits right next door, and an extensive network of hiking and biking trails is waiting just beyond your gate. Langford Lake is nearby for swimming and kayaking, and the YMCA and YWCA in Westhills is a short trip away.

Families will appreciate being within walking distance of Pexsisen Elementary and Centre Mountain Lellum Middle, with Belmont Secondary nearby as well. Shopping, restaurants, and quick access to the highway make the everyday routine easy.

Come and See It

If you are outgrowing a condo or a stacked townhome and picturing your next chapter with a little more space and a lot more green, I would love to show you around. There is no pressure, only a good look at a home that has been well cared for and a community that is easy to love.

You can reach me at 250-415-5656 or visit yourvanislehome.com to book a private showing.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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There’s nothing quite like the feeling of handing someone the keys to their very first home. It’s a mix of pride, relief, and a little bit of disbelief that all adds up to one of my favourite moments in this job, and that’s exactly the moment I got to share with this client.

This was his very first home, and from our first conversation to the final signature, it was a genuine joy to work through together. He told me afterward that he felt supported the whole way through, and honestly, that’s the kind of feedback that means more to me than almost anything else. Buying your first home can feel like a lot, and my job is to make sure it never feels like too much.

He’s getting the keys to a new build in Esquimalt, just a short walk from the ocean and close to Saxe Point Park, one of my favourite spots on this side of town for a morning walk or an evening sit with a coffee. He’s also just minutes from the Archie Browning Sports Centre and the local farmers markets, which makes settling into a new neighbourhood so much easier. There is something about already knowing where you will go for a swim or a Saturday morning stroll through fresh produce that turns a new address into an actual home a lot faster.

Deals like this one do not come together without good people on both sides. A big thank you to the listing agent and her team for such easy, collaborative work throughout. And on the financing side, our mortgage partner made everything seamless. Having a mortgage broker I trust in a client's corner makes all the difference, especially for a first time buyer navigating the process for the first time.

If you are thinking about your first home and the whole idea feels overwhelming, I’d love to talk it through with you. That is exactly the kind of conversation I’m here for.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 250-415-5656
jac@yourvanislehome.com
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There's a shift that happens every year around this time. The evenings start cooling off a little earlier, the light gets softer, and even though summer isn't quite over, you can feel fall coming. It's also when I start hearing from a lot of people who've been thinking about selling and want to know what they should be doing right now to get ready.

If that's you, you're not alone, and you're not behind. Late summer is actually one of the best times to start preparing, because it gives you a few quiet weeks to get things in order before the fall market picks up. Here's where I'd start.

Give Yourself Time to Declutter, Not Just Clean

Decluttering isn't the same as tidying up for a weekend. It's about walking through your home room by room and being honest about what you actually want to bring with you to your next chapter. This part often takes longer than people expect, especially if you've been in your home for years, so starting now instead of the week before your listing goes live makes a real difference. It doesn't need to happen all at once either. A little bit each week adds up faster than you'd think.

Handle the Small Repairs You've Been Putting Off

Every home has that list. A dripping faucet, a door that sticks, a spot of paint that's been touched up one too many times. None of these are dealbreakers on their own, but buyers notice them, and they add up to an impression. Fall is a great time to work through that list while the weather still cooperates for anything outdoors, like touching up trim or clearing gutters before the rain really sets in. Need a recommendation for a great tradesperson? I’ve got you, just reach out.

Think About Curb Appeal Before the Days Get Shorter

As the light changes, so does the way your home looks from the street. A few simple things go a long way here. Clearing fallen leaves, adding a warm light by the entryway, and making sure walkways are clear and well lit all help your home feel welcoming even as the season shifts. First impressions still happen at the curb, fall or not.

Get a Clear Picture of Where You Stand

Before you do anything else, it's worth having an honest conversation about where your home sits in today's market. That's not about pressure or a hard sell. It's about giving you real information so you can make a decision that actually fits your timeline, whether that's this fall or further down the road. A home evaluation is a good place to start, and it costs you nothing but a conversation. Let me know if you’d like an honest valuation.

You Don't Have to Figure This Out Alone

If you're downsizing, there's an emotional side to this too, and I don't think that ever gets talked about enough. Letting go of a home is rarely just about square footage. If any of this feels like a lot to carry on your own, that's exactly where I come in. I'd rather slow things down and walk through it with you than have you feel rushed into decisions that don't feel right.

If you've been quietly thinking about what's next, I'd love to talk it through, no pressure and no script. You can also grab a copy of my smart downsizing guide any time at yourvanislehome.com if you want a starting point before we chat.

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

There is a particular kind of morning that happens in Belmont. Coffee in hand, a short walk to the market, maybe a stop along the Galloping Goose Trail before the day gets going. It is the kind of everyday rhythm that made me excited to list this home, and I think it might be exactly what a lot of buyers out there are looking for right now.

I am thrilled to share that 236-920 Reunion Ave, a bright two bedroom, two bathroom condo at Reunion at Belmont. View here: https://yourvanislehome.com/officelistings.html/listing.1046848-236-920-reunion-ave-langford-v9b-0w8.109571637

This home sits steps from Belmont Market and the Galloping Goose Trail, in one of the most walkable pockets of the Westshore. The kitchen features quartz countertops, stainless steel appliances, under cabinet lighting, and a spacious island that makes room for both quick mornings and slower evenings. Wide plank flooring runs throughout, and the smart split bed layout keeps the primary suite private while the second bedroom stays close by, ready to become a nursery, a guest room, or a home office as life shifts and changes.

The primary suite includes a double sided closet and a full ensuite, and since the current owner purchased the home, they have added a heat pump, so heating and cooling stays effortless through every season. Along with in suite laundry, extra storage, and a private balcony, the unit comes with a dedicated parking stall with EV charger roughed-in.

As a resident, you will also have access to the building's full range of amenities, including a fitness centre, a resident lounge and outdoor relaxation area, a BBQ terrace, a pet wash and off leash dog park, and bike storage with a repair station. And when the weekend rolls around, Glen Lake, Thetis Lake, and Goldstream Park are all just minutes away, whether you are looking for a quiet paddle or a longer hike.

I have spent the last three years getting to know the Westshore, the Peninsula, and everything in between, and buildings like Reunion at Belmont are a great example of why so many people are choosing to put down roots here. It is a community that feels connected, walkable, and genuinely easy to live in, whether you are just starting out, growing a family, or simply looking for a home that fits your day to day life a little better.

If this feels like it could be your next chapter, I would love to show you around in person. You can find full photos, floor plans, and details on the listing page, and I am always just a call or message away.

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