Trying to compete as a buyer without overpaying can feel difficult, especially when a well-presented home attracts fast attention. But in Greater Victoria right now, buyers are not operating in the same kind of extreme panic market seen in past years. The Victoria Real Estate Board reported 579 sales in March 2026 and 3,261 active listings at month end, with active listings up 12.3 per cent from February and 7.9 per cent from March 2025. VREB described current conditions as offering plentiful opportunity for both buyers and sellers, with fewer high-pressure transactions and more time for due diligence. That matters because it gives buyers more room to think, compare, and negotiate. That is the first mindset shift: being competitive does not mean being reckless. In a market with healthier supply and more balanced conditions, the strongest buyers are usually the ones who are prepared, clear, and disciplined. Start by Understanding What “Overpaying” Actually Means A lot of buyers think overpaying means offering above asking price. That is not always true. Sometimes a buyer offers over asking and still makes a sound decision because: the asking price was intentionally low the property is rare for the area recent comparable sales support the number the home solves a long-term need better than alternatives On the other hand, a buyer can also overpay below asking if the property was overpriced to begin with. The real question is not, “Am I over list price?” It is, “Am I paying more than this home is worth to me and more than the market reasonably supports?” Preparation Is What Makes Buyers Competitive The strongest buyers usually win before the offer is written. That means having: mortgage approval in place down payment fully organized deposit funds ready a lawyer or notary identified a clear maximum purchase range a short list of non-negotiables versus preferences This matters because speed without preparation often leads to emotional decisions. Speed with preparation creates confidence. There is also a financing reason to be disciplined. The Bank of Canada held its policy rate at 2.25 per cent on March 18, 2026, maintaining improved borrowing conditions compared with peak-rate periods, but affordability still needs to be tested against your real monthly comfort zone, not just the maximum a lender will approve. Focus on Value, Not Hype In a competitive situation, buyers can get distracted by presentation, staging, or the fear that someone else will grab the home first. A better approach is to evaluate each property through three lenses: 1. Market value What do recent comparable sales suggest? 2. Personal value How well does the home fit your actual lifestyle, location needs, and long-term plans? 3. Risk value What repairs, strata issues, layout compromises, or resale limitations could affect the decision later? A home that scores well in all three categories is usually worth competing for. A home that only wins on emotion is where buyers often drift into overpaying. Strong Offer Structure Beats Blind Aggression Many buyers assume the strongest offer is simply the highest price. In reality, sellers usually look at the full package. A competitive offer can be strengthened by: a clean deposit structure fewer unnecessary complications flexible dates that suit the seller strong financing preparation concise and professional paperwork confidence in decision-making before the offer goes in That means you do not always need to win with price alone. Sometimes the better move is to make your offer easier to accept rather than just more expensive. Do Your Due Diligence Before the Pressure Peaks One of the best ways to avoid overpaying is to do as much homework as possible before offer night. That may include: reviewing comparable sales reading strata documents early, where applicable checking zoning or future land-use factors understanding insurability or financing concerns identifying major maintenance items in advance The buyer who learns these things early is much less likely to make a panic offer later. This is especially important in a market like Greater Victoria today, where buyers have more inventory to choose from. VREB reported 3,261 active listings at the end of March 2026, while the Victoria Core single-family benchmark rose to $1,330,200 from $1,307,400 in February, though it remained 1.1 per cent below March 2025. That points to a market with some spring momentum, but not runaway pricing. The Victoria Core condominium benchmark was $553,800 in March 2026, up from $545,600 in February and down 0.8 per cent year over year. Set a Walk-Away Number Before You Fall in Love This is one of the most important rules. Before you write, decide: your ideal number your competitive number your absolute walk-away number Then stick to it. Why? Because buyers rarely make poor decisions from lack of information alone. They make poor decisions when emotion changes the rules mid-process. A home can be a great fit and still not be worth chasing past your limit. Missing one property is frustrating. Overcommitting to the wrong one can affect your finances and flexibility for years. Look for Opportunity Where Others Are Hesitating The most competitive buyers are not always the ones chasing the most obvious listing. Sometimes the better strategy is to target homes that: have been on the market a bit longer were initially overpriced and may now be more negotiable show less perfectly but have strong fundamentals need cosmetic updates rather than structural work are overshadowed by more polished competing listings This is where value often lives. In a market with stronger inventory and less pressure, patience can be a real advantage. Buyers who look beyond the most emotionally crowded listings often find better negotiating conditions and less pressure to stretch. Do Not Confuse Urgency With Scarcity A listing can feel urgent without actually being scarce. That distinction matters. Scarcity means the property is genuinely rare for the location, price point, or feature set. Urgency often just means the marketing is strong, the home shows well, or the first weekend is busy. Those are not the same thing. VREB’s March 2026 report said the current environment is giving both buyers and sellers time to make decisions and complete due diligence, which is very different from a true panic market. Work With a Strategy, Not Just a Search The buyers who avoid overpaying usually have a plan for how they will compete, not just a list of homes to see. That strategy often includes: identifying target neighbourhoods and backup areas knowing which compromises are acceptable understanding where they can move quickly and where they should slow down recognizing when a listing is priced for attention versus priced for sale being willing to walk away from the wrong fit That is what keeps a buyer both competitive and protected. Final Thoughts To compete as a buyer without overpaying, you need more than enthusiasm. You need preparation, market context, and a clear ceiling before emotions take over. In Greater Victoria’s current market, buyers often have more choice, more time, and more negotiating room than they assume, which means strong decisions come from discipline, not desperation. If you want help building a buying strategy that keeps you competitive without stretching beyond what makes sense, contact Faber Real Estate Group for clear guidance tailored to your goals and price range. Leanne D, 5-Star Review, via Google “I would highly recommend the Faber Group this is the second time we have used them and have been over the top happy with their service. They are an honest group of men who all go above and beyond to make your experience perfect!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

The UVic influence on Cadboro Bay property is significant. Proximity to the University of Victoria affects rental demand, property values, redevelopment potential, and long-term investment strategy. In short, being near UVic increases both rental desirability and long-term appreciation stability in Cadboro Bay. Where UVic Sits in Relation to Cadboro Bay University of Victoria is located directly adjacent to Cadboro Bay, making the neighbourhood one of the closest residential areas to campus. Cadboro Bay offers: Walking distance access to UVic Direct transit connections Beaches and village-style amenities Established residential streets This unique combination creates steady demand from students, faculty, and professional families. Rental Demand Driven by UVic UVic consistently brings thousands of domestic and international students to Greater Victoria each year. As a result, housing demand in nearby neighbourhoods remains strong. In Cadboro Bay, this often translates to: High demand for shared rental homes Stable occupancy rates Premium rents for proximity Strong demand for basement suites Properties with legal suites or flexible layouts tend to attract investor interest. However, buyers must understand local tenancy regulations and occupancy rules before purchasing for rental purposes. Impact on Property Values The UVic influence on Cadboro Bay property values is generally positive. University-adjacent neighbourhoods often experience: Consistent buyer interest Resilience during market slowdowns Appeal to both investors and end-users In addition, Cadboro Bay’s waterfront and village appeal differentiate it from purely student-driven areas. Many buyers are professional families seeking long-term stability rather than short-term rental yield. Investor Opportunities and Risks Cadboro Bay can work well for investors, but the strategy matters. Potential advantages: Strong rental pool Multi-bedroom home demand Potential suite income Long-term appreciation Risks to consider: Student turnover Wear and tear on larger rental homes Financing constraints if relying heavily on rental income Zoning and occupancy restrictions Investors should analyze not only rental income but also exit strategy and resale appeal to non-investor buyers. Family Demand vs Student Demand One misconception is that Cadboro Bay is “only” a student neighbourhood. In reality, it remains one of the more desirable family areas in Saanich. Families are drawn to: Beach access Established detached homes Quiet streets Strong school catchments This dual demand base provides a floor of stability for property values. Zoning Considerations Cadboro Bay falls within Saanich municipal jurisdiction. Zoning rules determine: Whether suites are permitted Maximum occupancy limits Subdivision potential Redevelopment flexibility With small scale multi unit housing policies evolving across the region, some properties may see increased long-term redevelopment potential. However, site-specific verification is essential. Long-Term Appreciation Outlook University-adjacent properties tend to perform well over long periods due to consistent demand drivers. The UVic influence on Cadboro Bay property creates: A built-in tenant base Faculty and staff buyer demand International student housing needs Ongoing infrastructure support Combined with waterfront proximity, this supports strong long-term desirability. Frequently Asked Questions Does being near UVic increase home value? Generally, yes. Proximity to major institutions often stabilizes demand and supports resale liquidity. Is Cadboro Bay good for student rentals? It can be, especially for multi-bedroom homes. However, investors must follow tenancy laws and zoning regulations. Do families avoid UVic-adjacent areas? Not in Cadboro Bay. The neighbourhood attracts both families and academic professionals. Is cash flow strong in Cadboro Bay? Cash flow depends on purchase price and financing structure. Many investors prioritize appreciation over high cap rates. Final Thoughts The UVic influence on Cadboro Bay property is a powerful market driver. Proximity to the University of Victoria supports rental demand, stabilizes values, and enhances long-term investment potential. However, successful buying in Cadboro Bay requires balancing rental strategy, lifestyle appeal, and zoning awareness. Whether you are investing or purchasing for family use, understanding the university’s impact helps you make a more informed decision.   Devon M., 5-Star Review, via Google “Scott was very patient with us as we started our family and took about a year to decide on place we thought would be fit for our home. He went above and beyond and still continues to this day to keep in touch and periodically checks in to see how we are doing. I highly recommend him to anyone looking for a realtor to either sell or buy their home.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

When you buy a strata property, you are not just buying the unit. You are also buying into how the building is governed, how decisions are made, and how problems are handled over time. That is why learning how to evaluate a strata council and meeting minutes is such an important part of due diligence. In BC, strata corporations must prepare records including minutes of annual and special general meetings and council meetings, and owners are entitled to access key strata information. What the strata council actually does The strata council is responsible for carrying out the duties and affairs of the strata corporation between general meetings. In simple terms, that means the council is often making the day-to-day decisions that affect budgets, repairs, rule enforcement, communication, and overall building management. In BC, council meeting minutes must be taken, and owners must be informed of those minutes within two weeks of the meeting. What documents buyers should review If possible, buyers should review more than just a Form B and the latest budget. A stronger review usually includes: Strata council meeting minutes AGM and SGM minutes Financial statements and budgets Bylaws and rules Information about repairs, maintenance, and insurance Depreciation report, if available Any evidence of upcoming special levies or major projects BC’s guidance for strata buyers and sellers notes that owners are entitled to receive information including council minutes, AGM and SGM minutes, bylaws and rules, financial statements, and information related to repairs and maintenance. The province also notes that owners should keep themselves informed by reviewing council minutes, budgets, and financial statements. How to read meeting minutes the right way A common mistake is reading minutes like a checklist. A better approach is to read them like a pattern. One complaint about noise is not always a problem. One plumbing repair is not always a red flag. What matters is repetition, tone, and whether the council seems organized, proactive, and financially realistic. As you review minutes, ask yourself: What issues keep coming up? How quickly are they addressed? Is the council documenting decisions clearly? Are owners being informed properly? Do the discussions suggest planning, or constant reaction? Because BC requires minutes to record decisions and votes, well-kept minutes should help show whether the strata is organized and accountable. Green flags in strata minutes Strong strata minutes often show signs of a council that is paying attention before problems become expensive. Look for patterns like: Regular meetings and consistent records Clear follow-up on repairs and maintenance Budget discussions that feel realistic Evidence of planning for future projects Professional communication with owners Attention to financial controls and documentation The province’s financial best practices for stratas emphasizes due diligence by owners, councils, and managers, and encourages review of council minutes, budgets, and financial statements. That is a good reminder that solid governance usually leaves a paper trail. Red flags buyers should not ignore Some strata issues are obvious. Others are easy to miss until they become expensive after completion. Watch carefully for: Repeated water penetration, leaks, mould, or envelope concerns Frequent conflict between owners and council Deferral of repairs without a clear plan Cash-flow stress or unusual concern about paying invoices Discussion of special levies without clear preparation Insurance challenges or claims history Rule enforcement that appears inconsistent or chaotic Legal disputes, threats of lawsuits, or major unresolved complaints Not every red flag means you should walk away. But several red flags appearing again and again can signal weak governance, poor financial planning, or a building carrying hidden stress. How to evaluate the council itself You are rarely going to know every council member personally before buying, so the goal is not to judge personalities. The goal is to judge governance. A strong council usually looks: Organized rather than reactive Consistent rather than erratic Transparent rather than vague Practical rather than overly political Focused on the building as a whole, not individual agendas BC notes that the strata council governs on behalf of all owners between general meetings. That matters because buyers are not just evaluating a document package. They are evaluating whether the people running the corporation appear to understand that responsibility. Pay close attention to money language Some of the biggest clues in strata minutes are financial, not dramatic. Watch for phrases or themes such as: Postponing work due to cost Getting multiple quotes for overdue repairs Concern about contingency reserve fund levels Discussion of borrowing or special levies Projects that keep being deferred Unexpected maintenance becoming a regular issue Even if the building looks clean and well run on showing day, the minutes and financial records may tell a different story. BC requires strata corporations to keep budgets, financial statements, and records of spending for at least six years, which is part of why these documents can reveal the building’s real operating habits. Why AGM and SGM minutes matter so much Council minutes show the ongoing operational story. AGM and SGM minutes often show the bigger turning points. These minutes can reveal: Owner approval or rejection of spending Election results and governance changes Bylaw changes Voting patterns around major repairs Whether the ownership group tends to support long-term planning or resist costs In BC, annual general meetings must be held every year no later than two months after the fiscal year end unless properly waived, and minutes from these meetings are among the records strata corporations must keep. What this means for Greater Victoria buyers This is especially important in Greater Victoria because so many buyers are considering condos, townhomes, and other strata properties as part of their entry point, downsizing plan, or move within the market. In these purchases, the quality of the strata can affect not only your day-to-day ownership experience, but also future resale appeal, financing comfort, and confidence around upcoming costs. A well-run strata does not need to be perfect. Most buildings have issues. What buyers want to see is whether the council is dealing with those issues in a thoughtful, timely, and financially responsible way. The bottom line Knowing how to evaluate a strata council and meeting minutes can help you avoid buying into avoidable problems. The goal is not to find a flawless building. The goal is to understand how the building handles stress, money, maintenance, and decision-making. A strata document package tells a story. The key is knowing how to read it before you become part of it. If you are considering a condo or townhome purchase in Greater Victoria and want help reviewing the bigger picture behind the strata documents, contact Faber Real Estate Group for guidance tailored to your move. Raman B., 5-Star Review, via Google “Faber group is a power house team with motivation, drive and a desire to exceed your needs. This family based business excels in the Victoria real estate market and goes to great lengths to find the perfect property that suits you. I would highly recommend them, 5 out of 5 stars!!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

Bridge financing is short-term borrowing that helps cover the gap when your next home purchase closes before the sale of your current home. In practical terms, it can let a seller use equity from the home they are selling to complete the purchase of the next property without waiting for the sale proceeds to arrive first. RBC describes bridge financing as a temporary option designed to “bridge” that timing gap, and notes that lenders typically want a firm sale agreement in place on the existing home. Why Greater Victoria sellers ask about it more in a balanced market Bridge financing becomes especially relevant when sellers want to move quickly on a purchase but do not want to feel rushed into selling first. That question matters in Greater Victoria right now because the market is offering more choice and less urgency than the tightest seller-market periods. The Victoria Real Estate Board reported 579 sales in March 2026 and 3,261 active listings at month-end, and described the current environment as one where buyers and sellers both have opportunities, with more time for due diligence and decision-making. That kind of market can be helpful, but it also creates a planning challenge. Sellers may find the right replacement property before their own sale has completed. Bridge financing can be the tool that keeps the move possible. How bridge financing usually works The basic structure is simple: You buy your next home Your current home has a firm sale The closing dates do not line up A short-term loan covers the gap until your sale completes For example, if you are buying a new home on June 1 but your current home does not complete until June 20, a bridge loan may cover those 19 days. Once your sale closes, the bridge loan is typically paid off from the sale proceeds. RBC says bridge loan terms are commonly short-term, often up to six months, though actual terms vary by lender and situation. When bridge financing can make sense Bridge financing can be useful when: You have a firm accepted offer on your current home Your purchase closes before your sale You need access to equity for the down payment or closing funds You want to avoid a rushed sale or temporary move This is often relevant for sellers who are upsizing, downsizing, or trying to buy a specific property type that does not come up often. In those cases, bridge financing can create flexibility that makes the move more manageable. What sellers need to understand before using it Bridge financing is helpful, but it is not something to use casually. RBC specifically notes that bridge financing is expensive and not recommended as a matter of course. It is a short-term solution, not a default strategy. Here are the big points sellers should understand: A firm sale is usually important. Lenders often want confirmation that your current home is sold before approving bridge financing. It adds carrying costs. Because it is short-term borrowing, the cost can add up quickly if the gap is longer than expected. Closing dates matter. Even a strong sale and purchase can become stressful if dates are poorly coordinated. It works best with a clear financing plan. Your lender, mortgage broker, and Realtor should all be working from the same timeline. The biggest mistake to avoid The biggest mistake is treating bridge financing like a backup plan for an unsold home. Bridge financing is usually strongest when it is supporting a move that already has clear structure: a firm sale, a known completion date, and lender approval based on that timing. It is much riskier to assume financing will solve a weak sale plan, an aggressive purchase timeline, or a home that has not yet attracted serious buyers. In other words, bridge financing should support strategy, not replace it. How this affects Greater Victoria sellers specifically In a market with more listings and more buyer choice, sellers need to think carefully about timing. If your next purchase depends on the sale of your current home, pricing, preparation, and negotiation strategy all matter even more. A poorly timed sale can create stress. A well-timed one can make bridge financing either unnecessary or very short. That is why bridge financing is really a planning conversation before it becomes a lending conversation. In Greater Victoria’s current market, good sequencing can matter just as much as good pricing. VREB’s March 2026 data points to a market with solid inventory and more measured activity, which makes that sequencing work especially important. The bottom line Bridge financing explained for Greater Victoria sellers comes down to one idea: it is a short-term tool that can help when your purchase closes before your sale, but it works best when the rest of the move is already well planned. Used properly, it can reduce stress and help you secure your next home. Used without a clear strategy, it can add cost and pressure at exactly the wrong time. Bridge financing is not one-size-fits-all. Reach out to Faber Real Estate Group if you would like an introduction to a reliable mortgage broker to help you explore your options. Justin V., 5-Star Review, via Google “Scott and Cal were absolutely phenomenal! From the moment we met them, we knew we were in good hands. Their in-depth knowledge of the Victoria market was impressive, and they guided us through the entire home selling and buying process with expertise and patience. They were always available to answer our questions, and their negotiation skills were top-notch. Thanks to their hard work, we found our dream home! We highly recommend The Faber Group to anyone looking to buy or sell a property.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

In a hot seller’s market, some homes can get away with ambitious pricing because urgency does a lot of the work. In a balanced market, that changes. Buyers have more options, more time to compare, and more room to negotiate. That means pricing is no longer just a number. It becomes part of the strategy. Greater Victoria is showing the kind of conditions that make smart pricing especially important. The Victoria Real Estate Board reported 3,261 active listings at the end of March 2026, up 12.3 per cent from February, while 579 properties sold in March. VREB described current conditions as offering opportunity for both buyers and sellers, with fewer high-pressure transactions and more time for due diligence. What strategic pricing really means Strategic pricing does not mean pricing low for the sake of creating a bidding war. It also does not mean pricing high just to leave room to negotiate. In a balanced market, both approaches can backfire. Strategic pricing means: Positioning your home where serious buyers see value Using recent comparable sales, current competition, and buyer behaviour together Choosing a price that supports your timing goals as well as your financial goals The goal is simple: create enough confidence that buyers feel your home is worth seeing, worth considering, and worth acting on. The biggest pricing mistake sellers make The most common mistake is treating list price like a wish list instead of a market position. Many sellers look at what they want to net, what a neighbour listed for, or what improvements they made, and build a price from there. The problem is that buyers do not price homes that way. Buyers compare your home against every other option available to them right now. In a balanced market, overpricing usually does not create leverage. It creates hesitation. When a home sits too long, buyers start asking the wrong questions: What is wrong with it? Why has it not sold? Is the seller unrealistic? Should we wait for a price reduction? That is how a home can lose momentum before it ever gets a real chance. What buyers are actually looking at Today’s buyers are rarely judging your home in isolation. They are comparing it to: Recent sold properties that set expectations Current active listings that compete for attention Homes that failed to sell which quietly show where the market rejected pricing That last category matters more than many sellers realize. Expired and stagnant listings are often the clearest warning sign that the market did not agree with the price. A smart pricing strategy studies all three. How to price with the market, not behind it 1. Start with the most relevant comparables The best comparable sales are recent, nearby, and genuinely similar in size, condition, layout, and location. Not every sale in the neighbourhood is helpful. A smaller updated home may outperform a larger dated one. A home on a quiet street may command more than a similar one on a busier road. Pricing strategy starts with knowing which differences matter to buyers and which ones do not. 2. Look at your competition honestly Sold data tells you where the market has been. Active listings tell you what buyers are choosing between today. If your home is similar to two or three competing listings, your price needs to answer a simple question: why would a buyer choose yours? Sometimes the answer is condition. Sometimes it is lot size, layout, updates, or location. Sometimes the answer has to be price. 3. Build in room for buyer psychology Even in a balanced market, buyers still respond to perceived value. A home priced just well enough to stand out can generate stronger early interest than one priced slightly too high. That matters because the first week or two is often when your listing gets the most attention. If that window is wasted, catching back up can be difficult. 4. Match the pricing strategy to your goal Not every seller has the same objective. If timing matters most, pricing closer to the strongest value range may help create faster traction. If maximizing price matters most, the strategy may involve pricing with slightly more patience, but still within a range the market can support. If the home is unique, pricing may require more explanation, stronger presentation, and tighter positioning. Good pricing is never one-size-fits-all. Signs your price is working A strategic price usually creates a pattern: Strong online views and saves Solid showing activity in the first couple of weeks Meaningful buyer feedback Interest from buyers who are properly matched to the home and price point If showings are low and feedback keeps circling back to price, the market is usually giving you an answer early. Signs your price is missing the mark Watch for these warning signs: Plenty of views online but very few showings Showings without second visits or serious follow-up Repeated comments that similar homes offer better value The listing starts to feel stale compared with new inventory In a balanced market, time can quietly become your competition. The longer a listing sits without a clear reason, the more negotiating power tends to shift away from the seller. Why this matters in Victoria right now This is exactly why pricing strategy matters so much in Greater Victoria today. Inventory has been rising, buyers have more breathing room, and VREB has described the market as one with good supply and reasonable demand rather than high-pressure urgency. That means sellers can still succeed, but the homes that stand out are usually the ones that combine good presentation, clear value, and accurate pricing. That answer-first, highly structured approach also matches the blog SEO and AEO direction identified in your site audit, which emphasized stronger clarity, cleaner answer extraction, and more strategic content framing. The bottom line To price your home strategically in a balanced market, think less about pushing the ceiling and more about controlling the outcome. The right price helps attract the right buyers, protects your momentum, and gives you a stronger position when offers come in. A well-priced home does not just sit on the market waiting to be discovered. It gives buyers a reason to act. If you are thinking about selling and want a pricing strategy built around today’s Greater Victoria market, contact Faber Real Estate Group for tailored advice on how to position your home with confidence. Lauren A., 5-Star Review, via Google Excellent and professional real estate service! I referred Scott Faber to my father to sell his house. The process went smoothly, and sold in a very short time frame - OVER the asking price! Highly recommend! Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

The spring market in Victoria, BC is now taking shape, and this year it looks more balanced, more selective, and less rushed than the fast-moving markets many people still remember. March 2026 sales in the Victoria Real Estate Board region rose to 579 properties, up 24.5 per cent from February, while active listings climbed to 3,261. VREB described this as a fairly typical spring pattern that usually builds toward May or June. More Listings Means More Choice One of the clearest themes this spring is inventory. Buyers are seeing more options than they did in many recent spring markets, and that changes the tone of the market. At the end of March 2026, active listings were up 12.3 per cent from February and 7.9 per cent from March 2025. That matters because more selection usually gives buyers more time to compare properties, review documents carefully, and make decisions with less pressure. This trend was already building in February. VREB reported 2,903 active listings at the end of that month, up 10.6 per cent from January and 10.4 per cent from the year before. In other words, spring did not suddenly appear in March. It has been building in stages, with supply steadily improving as more sellers prepare to list. Buyers Should Expect Better Conditions Than Recent Years For buyers, this spring should feel more manageable than the highly competitive conditions of past years. VREB noted that current conditions are creating fewer high-pressure transactions and allowing more time for due diligence. That does not mean every home will sit or every seller will negotiate heavily. Well-priced homes in strong locations can still move quickly. It does mean buyers have a better chance to compare options and make decisions with a plan rather than panic. That fits the broader provincial picture as well. BCREA says inventory across BC is running near its highest level in more than a decade, and it expects markets to remain broadly balanced in 2026, with price growth tempered by higher supply. Sellers Should Expect More Competition For sellers, the spring market still offers opportunity, but not in the same way it did in ultra-tight markets. More listings mean more competition. Buyers have more homes to compare, so pricing, presentation, and strategy matter more. A property that is well prepared and priced in line with today’s market can still attract strong attention. A property that is overpriced or poorly presented may sit longer than expected. This is where many sellers can get caught off guard. Spring brings more buyer activity, but it also brings more competing listings. More activity does not automatically mean more leverage for every seller. In a balanced market, the homes that stand out usually do so because the strategy behind them is stronger, not because the season alone carries them. This matches the current reality that VREB describes as offering opportunities for both buyers and sellers rather than strongly favouring one side. Prices Are Showing Stability More Than Acceleration If you are wondering whether spring 2026 will bring a sharp jump in prices, the current data suggests a steadier pattern. In the Victoria Core, the MLS HPI benchmark for a single-family home was $1,330,200 in March 2026, down 1.1 per cent from March 2025 but up from February 2026. The benchmark for a condo was $553,800, down 0.8 per cent year over year and also up month over month. That tells an important story. Prices are not showing the kind of fast upward pressure that buyers feared in past spring markets, but they are also not collapsing. Instead, we are seeing a market where values are relatively stable, with modest month-to-month improvement as spring demand builds. What This Means for Buyers If you are buying this spring, expect more choice, more time to think, and more room to be strategic. That said, do not confuse a more balanced market with an easy market. Good homes can still attract competition, especially if they are priced well and show well. The advantage for buyers this year is not unlimited negotiating power. It is the ability to be more deliberate. A smart buyer strategy this spring is to get clear on your budget, target neighbourhoods, and must-haves before the right property appears. When the right fit does come up, preparation still matters. The buyers who do best in a balanced spring market are often the ones who are patient first and decisive second. What This Means for Sellers If you are selling this spring, expect buyers to notice value gaps more quickly. They have more listings to compare, and that makes strong pricing and strong presentation more important. Spring can still be an excellent time to list, but it is no longer enough to rely on seasonal momentum alone. Sellers who are realistic from the start often put themselves in a stronger position than those who test the market too high and hope conditions will do the work for them. In this market, preparation, marketing quality, and pricing discipline are what create leverage. The Bottom Line on This Year’s Spring Market The spring market in Victoria, BC looks active, but measured. Sales are rising seasonally, inventory is improving, and the market is giving both buyers and sellers room to make better decisions. That is a healthier environment than the rushed conditions many people associate with spring real estate. It also means strategy matters more than ever. If you are planning to buy or sell this spring, the best next step is not to guess where the market is going. It is to understand how your specific property type, price point, and area fit into today’s conditions. If you want help building the right plan for this spring market, contact Faber Real Estate Group for advice tailored to your move. Leanne D, 5-Star Review, via Google “I would highly recommend the Faber Group this is the second time we have used them and have been over the top happy with their service. They are an honest group of men who all go above and beyond to make your experience perfect!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

Selling a tenanted home in BC can be done successfully, but it requires a different strategy than selling a vacant property. If you are selling a tenanted home in BC, you need to balance marketability, legal compliance, tenant rights, and buyer expectations from the start. One of the biggest mistakes sellers make is assuming they can simply ask the tenant to leave once they decide to list. In British Columbia, that is not how it works. A tenancy usually continues when a property is listed for sale, and a landlord cannot end a tenancy just because they want to sell. The First Thing Sellers Need to Understand A tenant in place does not prevent a sale. What it changes is the process. In many cases, the property can still appeal to: investors who want rental income from day one buyers who are flexible on possession timing buyers who plan to move in later, once the legal process allows it That said, the buyer pool is often narrower than it would be for a vacant home. Some owner-occupiers will hesitate if they need immediate possession, and some buyers will be cautious if they are unsure about notice periods, showing access, or the condition of the tenancy. This is where pricing and presentation matter more. A tenanted home usually needs stronger expectation-setting, cleaner communication, and a marketing plan built around the reality of tenant occupancy, not around an ideal vacant-show-home scenario. You Usually Cannot End the Tenancy Just Because You Want to Sell This is the rule many sellers misunderstand. In BC, the tenancy continues while the home is being marketed. The landlord cannot end the tenancy simply because the property is going on the market. That means the home may be sold: with the tenant staying in place with the buyer taking over as the new landlord or, in some cases, with notice given later for purchaser occupancy if the legal requirements are met When Can a Tenant Be Given Notice for Purchaser Occupancy? A seller may be able to end the tenancy for purchaser occupancy, but only in a specific situation. There must be a genuine accepted sale, and the purchaser must intend in good faith to occupy the property. BC now uses a Three Month Notice to End Tenancy for Purchaser’s Use process for qualifying situations, and the approved RTB form must be generated through the Residential Tenancy Branch web portal. The landlord must give three months’ notice for purchaser occupancy, and the tenant has 21 days to dispute the notice. The tenant is also entitled to one month’s rent as compensation, which must be paid on or before the effective date, or the landlord can allow the tenant to withhold the final month’s rent instead. This is why timing matters so much. If a buyer wants vacant possession for personal use, the transaction timeline, contract terms, and notice process all need to be handled carefully. Bad-Faith Risk Is Real Sellers and buyers both need to take purchaser-occupancy notices seriously. If a tenancy is ended for landlord or purchaser use, the stated reason must be genuine. BC guidance says the person moving in must actually follow through, and if the unit is not used for the stated purpose within a reasonable period, compensation may be owed. Province guidance also says the person moving in must occupy the home for a minimum of 12 months, and bad-faith evictions can lead to compensation equal to 12 months’ rent. For sellers, this means you should never market “vacant possession” casually unless the legal path is clear. Showings Need to Be Handled Properly Another major issue when selling a tenanted home in BC is access. Tenants have a legal right to quiet enjoyment while the tenancy continues. Ideally, the landlord and tenant agree in writing on a showing schedule. If there is no written agreement, the landlord must generally give 24 hours written notice for each showing. Entry notice must be between 8 a.m. and 9 p.m., and the notice must state the date, time, and reason for entry. This matters for marketing strategy because: last-minute showings become harder open access is less realistic repeated disruptions can create friction presentation may be less consistent than in a vacant listing In other words, the home can still sell well, but the plan has to respect both the law and the tenant relationship. Why Tenant Cooperation Can Change the Outcome A cooperative tenant can make a tenanted sale much smoother. An uncooperative one can affect: showing volume buyer impressions photography timing condition during visits overall sale momentum That does not mean a seller is powerless. It means the approach needs to be proactive. Good practice often includes: explaining the sale process clearly giving as much notice as possible grouping showings where reasonable keeping communication respectful and documented considering whether a cleaning, gift card, or other lawful gesture may help cooperation Often, the result of a tenanted sale is shaped less by the tenancy itself and more by how the relationship is managed during the listing period. Should You Sell to an Investor or an Owner-Occupier? This is one of the most important strategy questions. If the tenancy is stable, rent is attractive, and the property suits an income buyer, selling to an investor may be the simplest path. The tenancy stays in place, the buyer inherits the rental relationship, and the transition can be more straightforward. If the best likely buyer is an owner-occupier, then possession timing becomes central. The sale strategy needs to account for notice periods, compensation, and the buyer’s real move-in timeline. The wrong move is trying to market to everyone with vague promises. The better move is deciding early which buyer profile is most realistic and building the pricing, terms, and messaging around that. What Sellers Often Miss Many sellers focus only on the legal side and forget the market side. A tenanted property can lose leverage when: photos are rushed or limited buyers are unclear on possession showings are difficult to book tenant communication breaks down the home is priced like a vacant, fully accessible listing The right approach is to price with context, disclose clearly, and remove uncertainty wherever possible. Buyers do not always walk away because a home has tenants. They often walk away because the process feels unclear. A Practical Way to Approach the Sale If you are selling a tenant-occupied property, think in this order: understand the current tenancy and documents confirm the most likely buyer type build a showing plan that complies with BC rules set realistic expectations around possession avoid promising vacancy unless the legal path is clear work with an agent who understands both the market and the tenancy framework That approach protects the seller, respects the tenant, and gives buyers more confidence. Final Thoughts Selling a home with tenants in place is absolutely possible, but it is rarely a standard sale. It requires better communication, more precise timing, and a strategy built around the facts of the tenancy rather than assumptions. When handled properly, a tenanted property can still sell efficiently and at a strong price. If you are planning on selling a tenanted home in BC and want help building the right pricing, notice, and marketing strategy, contact Faber Real Estate Group for guidance tailored to your property and situation.   Mark G., 5-Star Review, via Google “One of the best experiences I’ve had with a realtor. . Above all, it seems that i have gained a great relationship and i appreciate that more than feeling like just a transaction.. I will definitely be going back for my next big purchase!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

For many homeowners, upsizing in Victoria BC is not really about buying “more house.” It is about buying a better fit for the life you are living now. Maybe the family has grown. Maybe you need a better layout, more privacy, a yard, a home office, or a suite option for long-term flexibility. The best strategy for upsizing in Victoria BC is usually not to rush into the next purchase first. It is to build a plan that protects your equity, keeps your financing realistic, and gives you enough flexibility to move when the right home appears. In today’s Greater Victoria market, where inventory has improved and benchmark pricing has been relatively stable, disciplined sequencing matters more than guesswork. The Victoria Real Estate Board reported the Victoria Core single-family benchmark at $1,307,400 in February 2026, up from $1,265,500 in January 2026 and only 0.9 percent below February 2025, which points to a market with movement but not extreme volatility. Start With the Real Constraint, Not the Dream Home Most homeowners begin by browsing listings. That is understandable, but it is usually the wrong first move. The real starting point is this question: What can you comfortably carry after you sell, close, move, and reset your monthly costs? That means reviewing: your estimated sale proceeds mortgage payout penalties, if any property transfer tax on the purchase legal fees, moving costs, and immediate improvement costs the payment range that still feels comfortable in real life This matters even more in 2026 because borrowing conditions are better than they were at the peak of the rate cycle, but affordability still needs to be handled carefully. The Bank of Canada’s policy rate has been 2.25% since January 28, 2026, and CMHC says variable mortgage rates have fallen over the last two years while fixed rates are more exposed to higher bond yields. In Most Cases, Sell First or Prepare to Sell First For most move-up buyers in Victoria, the safest strategy is one of these two paths: sell first, then buy prepare the home for sale first, then buy only when the sale path is clear Why? Because upsizing magnifies risk. If you buy first without a firm plan, you can end up dealing with: pressure to accept less for your current home carrying two properties at once rushed financing decisions emotional overbidding because you feel committed to the next purchase That does not mean buying first is always wrong. It can work for homeowners with significant equity, strong income, or access to bridge financing and a comfortable financial cushion. But for many households, selling first creates clarity and negotiating discipline. The Best Upsizing Strategy Is Usually a Three-Part Plan 1. Prepare your current home to sell like a product, not just a possession Before you even seriously shop, get your current home market-ready. That means: tackling obvious maintenance items decluttering and depersonalizing improving lighting and flow getting staging advice where appropriate understanding where your home sits against current competition This step matters because your current home is the engine that powers the next move. The cleaner and clearer your sale, the easier your upgrade becomes. 2. Get financing fully reviewed before writing offers Do not rely on a rough online estimate. A proper financing review should cover: your likely sale proceeds maximum purchase price payment comfort zone down payment structure bridge financing options what happens if your sale takes longer than expected The goal is not just to know your ceiling. It is to know your safe range. 3. Shop with strict priorities When people upsize, they can accidentally overpay for the wrong kind of “more.” More square footage is not always better if the location worsens, the lot is awkward, or the layout still does not solve the real problem. Focus on the upgrades that materially change daily life, such as: one more true bedroom a more functional family layout a usable yard better school or commute positioning suite potential less deferred maintenance a neighbourhood that fits the next five to ten years In Victoria, Timing Matters, But Sequence Matters More Many homeowners worry about “the perfect time” to upsize. In reality, sequence is usually more important than trying to outguess the market by a month or two. That said, current Victoria conditions do support a more strategic move-up approach. VREB reported balanced market conditions in February 2026, with 465 sales and 2,823 active listings at month-end. That was a 10.6 percent increase in active listings from January, giving buyers more choice than a tighter market would. For upsizers, that balance can help in two ways: you may have more selection on the purchase side you may face less frenzy than in a fully overheated market But balance does not remove the need for sharp pricing. If your current home is overpriced, the entire plan can stall. Avoid the Trap of Over-Improving Before You Sell A common mistake is spending too much getting the current home “perfect” before listing. Most of the time, upsizers do not need perfection. They need traction. That means focusing on improvements that help buyers feel confidence quickly: paint touch-ups repairs buyers will notice immediately cleaner presentation curb appeal better furniture layout pre-listing organization Expensive renovations with weak payback can delay your next move and reduce flexibility. The question is not “How do we maximize every dollar of value?” It is often “How do we improve saleability without overcapitalizing?” Have a Backup Plan Before You Need One The strongest move-up strategies include a backup plan early. That might include: temporary rent-back after your sale bridge financing if purchase and sale dates do not line up a short list of acceptable interim housing options a smaller geographic search expansion if inventory is thin in your top neighbourhood This is what reduces panic decisions. The move-up buyer who has a backup plan usually negotiates better than the buyer who feels cornered. What Homeowners in Victoria Should Do Right Now If you are thinking about upsizing this year, the best next move is usually: determine your likely sale range with current comparables review mortgage and equity numbers in detail prepare your current home before actively shopping define your non-negotiables for the next home be ready to act when the right property appears, not just any larger property That is the difference between moving up strategically and simply moving sideways at a higher cost. Final Thoughts The best strategy for homeowners in Victoria who want to upsize is to treat the move as a coordinated two-property decision, not just a home search. Your sale, your financing, your timing, and your purchase criteria all need to support each other. In a market with more choice and relatively steady benchmark pricing, the real advantage comes from preparation, not prediction. If you are thinking about upsizing in Greater Victoria and want help building a move-up plan that fits your equity, timing, and next-home goals, contact Faber Real Estate Group for tailored advice on your best next step.   Brett Hayward, 5-Star Review, via Google “I can’t suggest how to make Fabers better at being good realtors. They’re already congenial, trustworthy, informed, experienced, and thorough. Cal listened and advised, and somewhere in the middle he said what the condo would sell for and he was right on. Thanks!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”  

When buyers compare Fernwood vs Fairfield Victoria BC, they are usually not choosing between a good area and a bad one. They are choosing between two strong neighbourhoods that offer very different versions of Victoria living. Both are established, desirable, and close to the urban core, but the day-to-day feel is not the same. The City of Victoria identifies both as distinct neighbourhoods within the city, and both have active community associations and established planning frameworks that shape how they evolve. The real difference is not price alone A lot of buyers start with price, but that usually is not the best first filter. The better question is this: Do you want a neighbourhood that feels a little more eclectic and community-driven, or one that feels more polished, coastal, and traditionally residential? That is where the Fernwood versus Fairfield decision usually becomes clearer. Why Fernwood appeals to so many buyers Fernwood tends to attract buyers who want character, creativity, and a stronger sense of neighbourhood identity. The City-approved Fernwood neighbourhood plan was adopted in July 2022, and the planning work around Fernwood emphasizes housing choice, sustainable transportation, and the role of Fernwood Village as a local centre. The City also describes Fernwood Village as a cluster of well-maintained, intact, and regionally significant heritage buildings centred on Fernwood Avenue and Gladstone Avenue. In practical terms, Fernwood often appeals to buyers who value: heritage character local independent-business energy a community-oriented atmosphere a more urban, artsy, lived-in feel housing with personality rather than polish alone Fernwood also has a strong community identity beyond real estate. Fernwood NRG describes itself as a neighbourhood house run by and for Fernwood residents, which reinforces the area’s reputation for grassroots community involvement. Why Fairfield draws a different type of buyer Fairfield usually attracts buyers who want a quieter residential setting with a more classic Victoria feel. City planning documents for Fairfield identify village nodes such as Fairfield Plaza Village, Five Points Village, and Moss Street Village, and the broader area is closely tied to major outdoor amenities and shoreline access. The City describes Beacon Hill Park as the crowning jewel in Victoria’s park system, with roughly 740,000 square metres of parkland, while Dallas Road Beach is identified by the City as offering beach access, water views, and trails and paths. That usually makes Fairfield attractive to buyers who value: a more established residential feel access to major parks and shoreline walking a quieter streetscape in many pockets a classic South Victoria lifestyle a neighbourhood that often feels more traditional and tucked in Fairfield is often less about edge and more about ease. How the housing feel differs This is where the comparison becomes more useful for serious buyers. Fernwood Fernwood often feels more varied. Buyers will notice a mix of older character homes, smaller lots, converted properties, and a broader blend of housing types as the neighbourhood evolves. Because the neighbourhood plan focuses on housing choice and village-centred growth, Fernwood can feel more dynamic and more layered block to block. Fairfield Fairfield often feels more consistently residential. Even as housing policy changes continue across Victoria, Fairfield has long been associated with traditional residential form, and planning documents continue to frame parts of the area around village nodes within a largely established neighbourhood fabric. That difference matters because some buyers want variety and evolution, while others want consistency and predictability. Lifestyle fit: which one feels more like you? This is usually the fastest way to narrow it down. Fernwood may be the better fit if you want: more character and neighbourhood personality a stronger arts and community vibe a less polished, more organic streetscape easier comfort with mixed housing forms and gradual change a neighbourhood that feels creative and active Fairfield may be the better fit if you want: a calmer, more residential atmosphere close access to major green space and waterfront walking a classic Victoria setting a neighbourhood that feels established and timeless a more traditionally residential day-to-day experience Neither choice is more “correct.” They just serve different buyer priorities. What buyers often miss in this comparison The biggest mistake is assuming the choice is only about prestige or popularity. It is not. The better choice usually comes down to how you want to live Monday through Friday, not just how the area feels on a sunny Saturday afternoon. For example: If you want a neighbourhood with a little more texture and community energy, Fernwood may feel more natural. If you want a calmer residential setting with easier access to landmark outdoor spaces, Fairfield may feel stronger. If you are buying for long-term lifestyle stability, street-by-street fit matters more than broad reputation. That is especially true in Victoria, where neighbourhood transitions can happen quickly over only a few blocks. Which neighbourhood is better for resale? Both can hold strong appeal, but for different reasons. Fernwood often attracts buyers who are drawn to character, walkability, and community identity. Fairfield often attracts buyers who prioritize location stability, park access, and a classic South Victoria feel. In other words, both have strong demand drivers, but the buyer pools are not always identical. This is why resale strength is often more about matching the right property to the right neighbourhood expectation than trying to declare one area universally better. That conclusion is an informed market inference based on the neighbourhood characteristics and planning context above. The bottom line Fernwood and Fairfield are both excellent Victoria neighbourhoods, but they appeal to different instincts. Fernwood tends to suit buyers who want character, culture, and a stronger neighbourhood pulse. Fairfield tends to suit buyers who want a quieter residential setting, classic Victoria appeal, and close access to park and waterfront amenities. The best choice is usually not the one with the strongest reputation. It is the one that fits the way you actually want to live. If you are deciding between Fernwood and Fairfield, contact Faber Real Estate Group for local guidance on which neighbourhood better fits your budget, lifestyle, and long-term goals. Grace C., 5-Star Review, via Google “Zach is very pleasant and professional at all times. He's great to work with. He helped us find a great home for our family. Thank you.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

Deciding whether to sell before you buy Victoria BC is one of the biggest strategy questions homeowners face. It sounds simple on the surface, but the right answer depends on your equity, risk tolerance, financing options, and the type of market you are moving through. In Greater Victoria, that decision matters even more right now because inventory has been stronger while sales activity has been more measured, creating conditions that are closer to balanced, and in some segments near the threshold of a buyer’s market. The Victoria Real Estate Board reported 465 sales in February 2026, down 11.9 per cent from February 2025, while benchmark prices in the Victoria Core were relatively steady year-over-year, with single family homes at $1,307,400 and condos at $545,600. Why this decision matters so much Many sellers assume the only goal is to avoid being homeless or carrying two homes at once. That is part of it, but there is a bigger issue underneath: sequence creates leverage or pressure. When you sell first, you usually gain clarity. You know your sale price, your equity position, and your financing range. When you buy first, you may gain convenience, but you also take on more uncertainty if your current home does not sell as quickly or as strongly as expected. That is why this is not just a timing question. It is really a risk-management question. When selling before buying makes sense For many homeowners, selling first is the safer and more strategic move. It often makes sense when: you need the equity from your current home for the next down payment your finances do not comfortably support owning two properties at once you are moving up in price and want a firm budget before shopping your current property may take time to sell you want stronger negotiating clarity on your next purchase In a market with more choice for buyers, selling first can reduce the chance of being forced into a rushed price reduction later. VREB noted that January 2026 sat near the threshold between balanced and a buyer’s market due to stronger inventory and fewer sales, which is exactly the kind of environment where overconfidence can cost sellers leverage. The biggest advantage of selling first The biggest benefit is control. Once your home is sold firm, you are no longer guessing: how much equity you will walk away with whether your buyer will complete what mortgage amount you can comfortably carry how aggressively you need to negotiate on your next purchase That clarity often leads to better decision-making. Sellers who know their numbers tend to shop more confidently and avoid stretching just because a property feels emotionally right. When selling before buying may not make sense Selling first is not always the best option. It may not make sense when: you are in a very tight segment with limited replacement inventory you have strong finances and flexibility you are highly specific about location, school catchment, or property type you would rather secure the right home first and manage the overlap temporary housing would create too much disruption This is especially true for downsizers or buyers looking for a very specific product, such as a one-level townhome, a certain condo building, or a rare neighbourhood fit. In those cases, finding the next home can be harder than selling the current one. So while selling first reduces financial risk, it can increase lifestyle uncertainty if the replacement options are limited. When buying first can make sense Buying first can work well when the next home is harder to find than the current home is to sell. It may make sense when: you have substantial equity and strong financing you can qualify without relying fully on your current home sale the home you want is uncommon and worth locking in you have access to bridge financing or other short-term liquidity your current home is in a highly marketable price range and condition This strategy can also reduce pressure on your move. Instead of racing to line up dates, you may have time to renovate, pack gradually, and prepare your existing home properly for market. The trade-off is obvious: convenience can come with cost and risk. The role of subject to sale offers Some buyers try to split the difference by writing an offer that is conditional on the sale of their current home. In BC, this is commonly handled through a subject to sale clause. BCFSA’s clause guidance explains that a buyer can make their purchase conditional on entering into a sale contract for their existing property, or on that contract becoming unconditional by a certain date. BCFSA also notes that sellers often protect themselves by continuing to market the property and using time-clause language where appropriate. This approach can make sense, but it is not always competitive. In practical terms: it can protect the buyer from owning two homes it can help a seller buy without fully selling first it is usually less attractive to the seller on the other side it can be harder to win in a desirable or competitive segment So yes, subject to sale can be useful, but it should not be treated like a magic solution. It is simply one tool, and it works best when the property you are pursuing has less competition or has been on the market longer. Risks sellers often underestimate The real problem is not choosing one sequence or the other. The real problem is underestimating the downside of the wrong fit. If you sell first, the risks are: feeling rushed to buy settling for a home that is only “good enough” needing temporary housing or storage facing rising prices in the segment you want next If you buy first, the risks are: carrying two homes longer than expected accepting a weaker offer on your current property due to time pressure increasing debt and stress during the transition discovering your lender or budget is tighter than expected This is why generic advice rarely helps. The right strategy depends on what kind of move you are making, not just what the market is doing overall. A better way to think about the decision Instead of asking, “Should I sell first or buy first?” ask these questions: Is my current home easier to sell than my next home is to find? Do I need my sale proceeds to complete the next purchase? Could I comfortably carry overlap if my home took longer to sell? Am I moving because I want a better fit, or because I need a strict timeline? How much stress am I willing to absorb to gain flexibility? Those questions usually lead to a better answer than broad market opinions. What this often looks like in real life A move-up buyer with limited cash flexibility usually benefits from selling first. A downsizer targeting one specific building may prefer to buy first. A family relocating within the Westshore may choose whichever option creates the least disruption to school, work, and childcare. An investor or highly liquid homeowner may be able to be more opportunistic. The strategy should match the household, not just the headlines. The bottom line Selling before buying makes sense when financial clarity matters more than convenience. Buying before selling can make sense when securing the right replacement property is the harder part of the move. Neither path is automatically right. The best choice is the one that protects your downside while still giving you enough flexibility to make a smart move. If you are weighing whether to sell first or buy first in Greater Victoria, contact Faber Real Estate Group for advice tailored to your property, your price range, and the kind of move you want to make next. Helen M., 5-Star Review, via Google “Cal and Scott are the best. They made it happen and made the entire process of securing my condo smooth and stress free. They were always supportive, responsive, and clearly committed to getting the right result. I am very grateful for their hard work and would highly recommend them to anyone looking for reliable, dedicated realtors.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”