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

Part of what I love most about showing people around Greater Victoria is that the neighbourhood surprises never stop, even after seven years of calling this place home. Last weekend I found one hiding inside a grocery store, and I have been thinking about it ever since.

Ay Mi México is a small, family-run Mexican restaurant operating out of Craigflower Foods at 811 Craigflower Road in Esquimalt, bordering Vic West. If you have driven past that plaza without stopping, I completely understand. It does not exactly announce itself. But step inside, follow the signage, and you will find a counter serving some of the most careful, authentic Mexican cooking I have come across on Vancouver Island.

We ordered the Tacos de Birria and the Tacos de Pastor, and both were exceptional in their own way. The corn tortillas were soft and slightly charred, exactly as they should be.

Tacos de Birria

The birria arrived on a wooden board alongside a small clay cup of rich, fragrant consommé for dipping. The meat was slow-braised and deeply seasoned, topped with pickled red onion and a bright orange salsa that added just enough heat to cut through the richness.

Tacos de Pastor

The tacos de pastor came on a traditional clay plate, three tacos piled with thinly sliced marinated pork, fresh pineapple, cilantro, and more of that gorgeous salsa. Sweet, savoury, and absolutely satisfying.

This is the kind of cooking where you can tell someone cared about every element on the plate.

Ay Mi México is open Wednesday through Sunday, 11:00 am to 7:00 pm. You can order online at aymimexicobc.com or call them at 778-767-3982. I would recommend going in person at least the first time, because part of the charm is discovering it for yourself.

For my clients who are new to the area, or who are still in the process of building their sense of what makes Greater Victoria so special, this is exactly the kind of local gem I love pointing people toward. Victoria is full of places like this, small and unpretentious and genuinely delicious, tucked into corners you might not think to look.

Esquimalt in particular is a neighbourhood worth exploring, with a real community feel and a growing food scene that does not always make the listicles.

If you go, tell me what you ordered. And if you have a hidden gem of your own I should know about, I would love to hear it.

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.

When people think about moving to Greater Victoria or Vancouver Island, they often start by searching for homes. Price points. Bedrooms. Square footage. Neighbourhood stats.

But after helping people move here for years, especially downsizers, newcomers, and buyers looking for a lifestyle change, I can honestly say the best part of living here usually has very little to do with the house itself.

It’s the feeling of the community around you.

It’s the familiar faces at your local coffee shop. The farmers market you wander through on Saturdays. The ocean walk you start taking every evening without even realizing it’s become part of your routine. The quietness. The greenery. The slower pace that so many people are craving right now.

One of the things I love most about real estate is helping people discover not just where they want to live… but how they want to live.

That’s why I spend so much time exploring and supporting local communities across Greater Victoria and the Saanich Peninsula. Whether it’s Sidney, Central Saanich, Brentwood Bay, Langford, James Bay, or beyond, every area has its own personality and lifestyle.

In Sidney, people love the walkability, waterfront paths, bookstores, and small-town charm. It’s especially popular with downsizers and retirees who want convenience without giving up community connection.

In Central Saanich and Brentwood Bay, there’s a quieter pace with beautiful nature, gardens, trails, and a strong sense of local pride. Many people moving from larger cities are drawn to the breathing room and peacefulness these areas offer.

Langford continues to evolve quickly and offers incredible amenities, newer housing options, recreation, and value for buyers trying to enter the market or find more space for their families.

James Bay has its own magic entirely — colourful character homes, ocean access, cafés, and the ability to walk downtown while still feeling tucked into a neighbourhood community.

And honestly, some of the best hidden gems aren’t even on a listing sheet. They’re the local businesses, volunteer groups, community events, beaches, trails, and conversations that slowly make somewhere feel like home.

As someone who moved to Victoria to be closer to family and rebuilt life and business here from scratch, I understand how emotional a move can be. Whether you’re relocating, downsizing, buying your first home, or simply searching for a lifestyle shift, finding the right community matters just as much as finding the right property.

That’s also why I love featuring local businesses, hidden gems, markets, restaurants, and community events through my Local Love features and social media. Supporting local isn’t just good for small businesses — it helps people feel connected to where they live.

Because at the end of the day, real estate is never just about buying a house.

It’s about building a life.

If you’re thinking about relocating to Greater Victoria, downsizing, or simply trying to figure out which neighbourhood might fit your lifestyle best, I’d love to help guide the conversation.

You can explore more community and relocation resources at Your Van Isle Home or reach out anytime to chat.

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.

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
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
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