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
Instagram | Facebook

Summer arrived on Vancouver Island and so did a shift in the mood of the market. June closed with 719 total property sales across Greater Victoria, just slightly ahead of May and part of a steadier, more measured pace that has been building throughout the second quarter of 2026. If you have been watching and waiting to understand what this market is actually doing, June's numbers give us a clearer picture than we have had in some time.

The headline is this: inventory is high, buyers have choices they have not had in years, and the market is rewarding preparation on both sides of the transaction. That is good news whether you are looking to buy or thinking about what your next move looks like.

What sold in June

A total of 719 properties changed hands across the region in June, down 5.5% from June 2025 but essentially flat compared to May. Single family home sales came in at 388, down 3.5% year over year. Condominium sales continued to soften significantly, with 182 units sold, a decrease of 26.9% compared to June of last year. Townhome sales bucked that trend, coming in at 94, up 25.3% year over year. That townhome number is worth noting, particularly for anyone in the middle of a downsizing decision or looking for a low maintenance option on the Peninsula.

What inventory is doing

There were 4,054 active listings on the market at the end of June, up 0.6% from May and 7.3% higher than this time last year. That level of inventory means buyers are spending more time comparing properties and looking carefully at value before committing. It also means that sellers who present and price their homes well are the ones standing out in a market where there is real competition for attention.

Single family home prices by area

Single family benchmarks are holding relatively firm across most of the region, though there are meaningful differences depending on where you look. The benchmark for a single family home in the Victoria Core sits at $1,326,500, down 0.6% from June 2025. The Westshore single family benchmark is $1,023,400, down 1.8% year over year. The Peninsula continues to hold its ground with a benchmark of $1,282,000, up 1.3% from last year. That Peninsula resilience is something I have been watching closely, and it continues to reflect steady, genuine demand in that area.

Condo prices by area

The condo market continues to soften across most of the region. The benchmark for a condo in the Victoria Core is $549,200, down 1.9% from June 2025 and continuing a gradual decline from May's reading of $551,400. The Westshore condo benchmark sits at $503,900, down 0.5% year over year. The Peninsula condo benchmark is $629,700, up 1.7% from last year, making it the one area where condo values are still moving in a positive direction. For buyers considering a condo purchase, particularly in the Core or Westshore, there is more room to negotiate right now than there has been in several years.

Townhome prices by area

Townhome benchmarks are relatively stable. The Greater Victoria townhome benchmark sits at $782,300, down 1.5% year over year. In the Core, the benchmark is $841,200, down 0.5% from last year. The Westshore townhome benchmark is $712,900, down 1.8% year over year. The Peninsula townhome benchmark sits at $826,800, down 1.3% from last year. Despite those modest year over year decreases, townhomes are selling with more consistency than condos right now, and the volume increase of 25.3% in June tells a meaningful story about where buyer interest is concentrated.

What this means if you are buying

With more than 4,000 active listings and condo sales down nearly 27% year over year, buyers in this market have options and negotiating room that simply did not exist two or three years ago. You have time to compare, ask questions, and find something that genuinely fits your life rather than settling because inventory was thin. That said, well priced homes in the right condition are still moving. Working with someone who knows which sub-markets are active and which are sitting longer will make a real difference in how confidently you move through this process. If you are not yet connected with a mortgage professional, this is a good time to do that. I am happy to make a personal introduction to someone I trust.

What this means if you are selling

This market is not forgiving of overpricing. Buyers are comparing properties carefully, they are taking their time, and they have enough options that a home priced above its current market value will simply be passed over. The good news is that well priced, well presented homes are selling. If you are thinking about downsizing and wondering what your current home is worth in this environment, a conversation with me is a useful starting point. I can give you an honest picture of value and help you think through the timing of both sides of that move.

The balanced market in plain terms

The sales to active listings ratio for June puts our market firmly in balanced territory, meaning there is neither strong upward nor strong downward pressure on prices overall. What that number does not capture is how differently the sub-markets are behaving. Condos in the Core and Westshore are softer. Detached homes and condos on the Peninsula are holding their value better than most. Townhomes are moving with more consistency than the condo segment. Understanding which of these markets you are operating in is the most important piece of information you can have right now.

If you would like to talk through what any of this means for your specific situation, I am always happy to have that conversation. No pressure, no pitch. Just an honest look at where things stand.

Jacqueline Ross, REALTOR®
Your Van Isle Home
call/text: 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

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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