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

The Greater Victoria real estate market is moving through spring with steady momentum—but what’s shaping today’s market isn’t just housing activity. It’s also the broader economic environment.

In April 2026, a total of 643 properties sold, up 11.1% from March and essentially flat year-over-year. At the same time, inventory climbed to 3,710 active listings, giving buyers more choice and helping create more balanced conditions overall.

The Bigger Picture: Interest Rates and the Economy

A key driver right now is the decision by the Bank of Canada to hold its overnight rate at 2.25%. Ok, but what does this mean to me… a buyer or seller?

When rates are rising quickly, buyers often pull back due to uncertainty and affordability concerns. When rates are falling, activity tends to surge. But when rates hold steady—as they are now—it creates something different: confidence and predictability.

For buyers, this means you can make decisions without worrying about sudden changes to your borrowing power. For sellers, it means the pool of active buyers becomes more stable and consistent. At the same time, the economy is still adjusting.

Unemployment has edged slightly higher in parts of Canada, and while this varies regionally, it contributes to a more cautious mindset among buyers. Household expenses—from groceries to insurance to utilities—remain elevated compared to previous years, which also impacts how buyers approach affordability.

The result isn’t a slowdown—it’s a shift in behaviour.

If you’d like to understand this further, I’m happy to connect you to my trusted mortgage partners. They can review your whole financial picture and help you understand what rates you would qualify for. Just let me know.

A Balanced Market Is Taking Shape

Right now, Greater Victoria is in what many are calling a “Goldilocks” market.

Prices have remained relatively stable:
Single-family homes benchmark around $1,339,100
Condominiums around $558,300

These small year-over-year adjustments, combined with recent monthly increases, reflect a market that is stabilizing rather than correcting sharply.

Inventory is up, buyer interest is steady, and conditions are landing in that middle ground where neither side has a strong advantage.

What This Means If You’re Buying in Victoria

If you’re buying right now, this is one of the more strategic windows we’ve seen in recent years. Seriously.

You have more choice across property types and price points
You’re less likely to face intense bidding competition
You can plan more confidently with stable interest rates

However, affordability still matters. With higher day-to-day expenses and borrowing costs compared to past years, buyers are being more selective—and that’s actually creating better long-term decisions.

What This Means If You’re Selling in Victoria

For sellers, the opportunity is still strong—but execution matters.

Homes that are priced appropriately and presented well are attracting attention
Buyers are taking their time, but they are still active and ready when the right property comes up
Overpricing or under-preparing a home can lead to extended time on market

This is no longer a market where everything sells quickly regardless of strategy. It’s a market where thoughtful positioning wins.

Why Local Expertise Matters More Right Now

Victoria is not one single market—it’s a collection of micro-markets. Real estate here is like the weather!

Sidney, Langford, Saanich, and Victoria proper are all behaving differently
Condos, townhomes, and single-family homes are each responding differently to current conditions
Even within neighbourhoods, pricing and demand can vary significantly

This is why understanding your specific segment of the market is key to making the right move.

The Bottom Line

We’re in a rare moment where housing and the economy are aligning in a way that supports balanced, informed decision-making.

Stable interest rates
Increasing inventory
Measured buyer confidence

Whether you’re buying or selling, success right now comes down to strategy—not timing the market perfectly.

If you’re curious what’s happening in your neighbourhood—or how to position yourself in this market—I’m always happy to talk it through.

👉 Reach out anytime for a conversation
👉 Or request your home value to see where you stand in today’s market

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

If you’re new here, Local Love is where I highlight businesses around Greater Victoria that genuinely stand out—places that aren’t just offering a service, but creating an experience and a sense of connection.

And this one is personal.

✨ Celebrating 2 Years of Beam Beauty & Wellness

Located in Belmont Market in the WestShore, Beam Beauty & Wellness is celebrating its two-year anniversary—and after spending time there, it’s easy to see why they’ve built such a strong and loyal client base.

From the moment you walk in, there’s a calm, welcoming energy. It doesn’t feel clinical or transactional—it feels intentional. And that comes from Kat.

🤍 More Than Treatments—A Sense of Community

There are a lot of places you can go for skin treatments. But not all of them make you feel comfortable, informed, and genuinely cared for.

What stands out most at Beam isn’t just the quality of the services—it’s the sense of community Kat has created. You’re not rushed. You’re not pressured. You’re guided.

That matters—especially when you’re trusting someone with your skin. And it shows up in the details, too.

During their anniversary celebration, they supported other local businesses by sharing coffee and treats from Rhino Coffee House and a beautiful cake from Cordova Bay Cake Company—a small touch that says a lot about how they operate.

✨ Treatments I’ve Personally Tried

I don’t recommend places lightly—especially when it comes to skin. Here are a few of the treatments I’ve experienced at Beam:

Laser Hair Removal
A long-term solution that’s been worth it—especially heading into warmer months.

Lumecca (IPL)
This one has been a standout. Lumecca is designed to target pigmentation like sun spots and uneven skin tone, leaving your skin looking clearer, brighter, and more even.

👀 What’s New at Beam

Beyond their core treatments, Beam is continuing to expand into more advanced wellness services—including options that support things like hormonal balance and overall well-being.

If you’ve been curious about where skin care meets wellness, this is definitely a space to start asking questions and exploring what’s possible.

🎥 Watch My Visit

Here’s a quick look inside and why this place has become my go-to:

👉 Local Love: Beam Beauty & Wellness

📍 Why It Matters (Especially If You’re New to the Area)

If you’re moving to—or settling into—the WestShore, finding trusted services can take time. Places like Beam make that easier. Not just because of what they offer, but because of how they make you feel when you’re there.

And that’s what Local Love is all about.

💬 Final Thoughts

Two years in, Beam Beauty & Wellness has clearly built more than a client list—they’ve built a community.

If you’ve been thinking about doing something for your skin, this is one of those places where you can feel confident you’re in the right hands.

Looking for more hidden gems around the Island? Stay tuned—there’s more coming

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

April is one of those turning-point months in Victoria real estate. The energy shifts—more homes come to market, more buyers start looking seriously, and decisions that have been sitting quietly since winter begin to move forward.

If you’re wondering whether now is a good time to make a move (or even just thinking about it), here’s what I’m seeing on the ground right now.

More Listings, More Choice

We’re finally seeing inventory pick up across Greater Victoria, including Sidney, the Saanich Peninsula, and the WestShore.

For buyers, this means more options—and a bit of breathing room compared to the tighter conditions earlier this year.

But more choice doesn’t mean endless opportunity. The best homes are still standing out and attracting attention quickly.

Buyers Are More Thoughtful—But Still Acting

Buyers right now are taking a bit more time. They’re comparing options, revisiting homes, and making more considered decisions.

That said, when the right home comes along—well-priced, well-presented, and in a good location—they’re still stepping forward.

This is a more balanced market, but not a slow one.

Presentation Matters More Than Ever

With more listings to choose from, buyers are naturally comparing.

Homes that show well—clean, bright, and thoughtfully prepared—are the ones getting the strongest response.

This is especially important for downsizers or sellers who want to protect their value in a more competitive environment.

There’s Quiet Opportunity in Negotiation

One of the biggest shifts right now is happening behind the scenes.

We’re seeing more room for:

• Thoughtful offers

• Conditions that protect buyers

• Conversations that weren’t possible in more competitive markets

This doesn’t mean lowballing—it means strategy matters more than speed.

What This Means for You

For buyers:
You have more options right now—and the ability to make a thoughtful decision. But when the right home comes up, it’s still important to act with confidence.

For sellers:
Preparation and pricing strategy are key. The right approach can still generate strong interest and results.

Final Thoughts

Spring is often when plans start to take shape—even if the move itself happens later. If you’re thinking about downsizing, relocating, or making a change this year, this is a great time to start the conversation and understand your options.

👉 Reach out anytime for a conversation
👉 Or request your home value to see where you stand in today’s market

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

A More Balanced Spring Market Takes Shape

As we move into spring, the Greater Victoria real estate market is following a familiar seasonal pattern—activity is building, inventory is rising, and conditions are becoming more balanced.

A total of 579 properties sold in March 2026, which is 24.5% higher than February, but 5.5% lower than March 2025. This tells us the market is active, but without the urgency and pressure we saw in previous years.

Breaking it down further:

• 285 single-family homes sold (down 2.4% year-over-year)

• 164 condominiums sold (down 18.8% year-over-year)

At the same time, inventory continues to expand.

There were 3,261 active listings at the end of March, up 12.3% from February and 7.9% higher than March 2025—giving buyers more choice and helping create more balanced conditions overall.

Home Prices: Holding Steady with Subtle Shifts

Pricing in Victoria remains relatively stable, with small year-over-year adjustments and slight month-over-month gains.

• The benchmark price for a single-family home in the Victoria Core is now $1,330,200, down 1.1% year-over-year, but up from February

• The benchmark price for a condominium is $553,800, down 0.8% year-over-year, also increasing from the previous month

This tells us we’re not in a declining market—we’re in a stabilizing one.

The Economic Backdrop: Why This Matters

The real estate market doesn’t operate in a vacuum—and right now, the broader economy is playing a major role.

In mid-March, the Bank of Canada held its overnight rate steady, signaling a cautious approach as inflation continues to cool.

What this means:

• Borrowing costs are stable for now

• Buyers are gaining confidence to re-enter the market

• Sellers are seeing more serious, qualified buyers

At the same time, Canada is experiencing one of the largest mortgage renewal waves in decades.

Many homeowners are now:

• Renewing into higher rates

• Reassessing monthly affordability

• Exploring refinancing options

• Considering downsizing or lifestyle changes

What This Means If You’re Buying

This is one of the most balanced markets we’ve seen in recent years.

Buyers now have:

• More inventory and selection

• More time to evaluate properties

• Greater ability to include conditions

• Less pressure to compete

That said, desirable and well-priced homes are still moving quickly.

The opportunity right now:
Make informed, thoughtful decisions—without the pressure of a peak market.

What This Means If You’re Selling

The market is active—but buyers are more selective.

Today’s buyers are:

• Price-conscious

• Well-informed

• Less willing to overlook issues

Homes that are:

• Well-prepared

• Strategically priced

• Clearly positioned

…are still selling successfully.

The key right now:
Pricing and presentation matter more than ever.

What This Means If You’re Renewing or Refinancing

This is one of the biggest shifts happening in the market right now.

If you’re approaching a mortgage renewal, you may be facing higher rates than your previous term.

This is a good time to explore:

• Refinancing strategies

• Adjusting amortization

• Accessing equity

• Downsizing to reduce monthly costs

Having a plan early can make a significant difference.

A Note for Downsizers

This current market creates a unique opportunity for downsizers.

With more inventory available and less competition, you have:

• More choice when it comes to condos and townhomes

• More time to explore options

• Greater ability to coordinate your sale and purchase

At the same time, well-maintained homes in established neighbourhoods continue to attract strong interest.

For many, this is an ideal moment to:

• Simplify your home and reduce maintenance

• Unlock equity

• Move closer to amenities, family, or community

The Bottom Line

We’re in a more stable, opportunity-driven market—not a chaotic one.

That’s good news.

It means:

• Buyers can plan more carefully

• Sellers can still achieve strong results—with the right strategy

• Homeowners have options, even in a shifting rate environment

Thinking About Your Next Step?

Whether you're buying, selling, or planning ahead for a renewal, I’m here to help you navigate your next move with clarity and confidence.

👉 Reach out anytime for a conversation
👉 Or request your home value to see where you stand in today’s market

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

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

If your mortgage is coming up for renewal this year, you’re not alone. In fact, Canada is entering one of the largest mortgage renewal waves in decades.

According to the Canada Mortgage and Housing Corporation, approximately 1.15 million mortgages will renew in 2026, representing nearly 60% of all outstanding mortgages across the country.

Many of these mortgages were originally secured when interest rates were much lower. As a result, homeowners are now starting to ask an important question:

What will my new payment look like?

To help break this down, I spoke with Paul Macara, Mortgage Professional and a trusted partner I regularly refer clients to, who shared some helpful insights about what homeowners should be thinking about as renewal approaches.

Why Starting Early Matters

Mortgage renewal is one of the few times you can make changes to your mortgage without penalties.

Paul explains that most lenders now send renewal notices three to six months before the maturity date, which gives homeowners an important window to review their options.

Starting early allows you to:

• Compare lender offers
• Understand what your new payment might look like
• Explore options like refinancing or adjusting your mortgage structure
• Avoid being rushed into an automatic renewal

Even if you ultimately stay with your current lender, reviewing your options ahead of time provides clarity and removes uncertainty.

Understanding “Payment Shock”

One of the biggest concerns many homeowners are facing right now is payment shock — the jump in monthly payments when a mortgage renews at today’s higher interest rates.

Before making any decisions, it helps to understand the numbers clearly.

Paul often recommends looking at scenarios such as:

• What your new payment could be at current rates
• Whether extending your amortization could reduce monthly payments
• Whether refinancing could improve cash flow or consolidate higher-interest debt

While extending amortization can lower monthly payments, it may increase the total interest paid over time. That’s why reviewing the full picture is important.

For homeowners with strong equity positions, refinancing may also offer opportunities to restructure debt or improve financial flexibility.

Renewal Is About More Than Just the Rate

It’s natural to focus on the interest rate at renewal, but the features of a mortgage can be just as important.

Prepayment privileges, penalties, portability, and flexibility can all impact how well your mortgage works for your lifestyle and financial goals.

Sometimes a slightly higher rate with better flexibility can actually provide more peace of mind over the life of the mortgage.

Mortgage renewal is also a chance to step back and ask an important question:

Does this mortgage still fit where I’m headed next?

Thinking About Your Next Move?

If your mortgage is coming up for renewal this year, it’s worth reviewing your options well before the deadline.

I often connect my clients with Paul Macara, a mortgage professional I trust who takes the time to walk homeowners through their numbers and help them understand their choices clearly.

If you'd like an introduction to Paul for a renewal review, feel free to reach out to me and I’d be happy to connect you.

Planning ahead can make the entire process smoother — and potentially save you money.

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

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