If you are wondering where people are moving in 2026, the answer depends on affordability, lifestyle priorities, and infrastructure growth. In Greater Victoria and the Westshore, migration patterns are showing a clear shift toward value-driven and lifestyle-focused communities. In short, buyers in 2026 are prioritizing space, long-term value, and neighbourhood amenities over pure proximity to downtown. Why Migration Patterns Matter Understanding where people are moving in 2026 helps buyers and sellers anticipate: Price pressure zones Emerging neighbourhood demand Investment potential Infrastructure-driven growth Migration trends often lead market shifts by 12 to 24 months. The Westshore Continues to Attract Growth Communities like Langford and Colwood remain strong magnets for buyers. Why? Relative affordability compared to core Victoria New construction inventory Family-oriented neighbourhood planning Access to nature and trails Langford continues to draw young families and first-time buyers, while Colwood, particularly Royal Bay, attracts move-up buyers seeking newer homes and ocean proximity. View Royal and Royal Oak Gaining Attention View Royal is increasingly viewed as an underrated alternative. Buyers moving to View Royal are often seeking: Central positioning between downtown and Westshore Waterfront access Townhome and condo options Lower price points than core Victoria Similarly, Saanich neighbourhoods like Royal Oak continue to attract downsizers and retirees due to walkability and established amenities. Sidney and Peninsula Stability Sidney remains a consistent draw for retirees and lifestyle-focused buyers. Migration into Sidney in 2026 is driven by: Coastal walkability Proximity to the airport and ferries Low-density living Condo inventory suited to downsizers Peninsula communities tend to show stable, steady demand rather than rapid spikes. Acreage and Rural Appeal Interest in rural living remains present, particularly in: Metchosin Sooke Buyers relocating from higher-cost provinces or larger urban centres often seek: Larger lots Privacy Ocean or mountain views Long-term lifestyle change However, commute considerations remain a limiting factor for some. Downtown Victoria: Selective Movement Victoria core continues to attract: Investors Short-term rental owners Professionals wanting walkability That said, some buyers are choosing neighbourhoods slightly outside the core for better value per square foot. The trend in 2026 shows more selective downtown purchasing rather than broad migration spikes. What Is Driving Movement in 2026? Several factors influence where people are moving in 2026: Affordability pressure Interest rate stability Remote and hybrid work flexibility Desire for lifestyle-oriented living Infrastructure improvements Buyers are increasingly value-conscious. They compare price per square foot, school catchments, and long-term appreciation potential before committing. Who Is Moving? The most active movers in 2026 include: First-time buyers entering Westshore markets Downsizers relocating to peninsula condos Interprovincial buyers from Alberta and Ontario Investors targeting duplex and multi-unit opportunities Demographic shifts are not random. They reflect affordability bands and life-stage transitions. Frequently Asked Questions Are more people moving to the Westshore in 2026? Yes. The Westshore continues to capture strong buyer activity due to relative affordability and new inventory. Is downtown Victoria losing demand? Not necessarily. Demand remains, but buyers are more selective and price-sensitive. Are rural communities still attractive? Yes. Lifestyle-driven buyers continue to explore acreage markets like Metchosin and Sooke. Is 2026 a growth year for Greater Victoria? Movement suggests steady growth rather than explosive expansion. Balanced conditions appear more common than extreme cycles. Final Thoughts Where are people moving in 2026? In Greater Victoria, the answer points toward value-oriented growth areas, lifestyle-driven peninsula communities, and continued Westshore expansion. Migration patterns show that buyers are strategic. They are weighing commute times, price per square foot, and long-term livability more carefully than ever. For sellers and investors, understanding these patterns provides a competitive edge. Markets shift gradually. Recognizing direction early allows you to position yourself ahead of the curve.   Diana W., 5-Star Review, via Google “Excellent service and very efficient. Highly recommend. Very kind and helpful felt well looked after” 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.”

Student rentals in Gordon Head remain one of the most discussed investment strategies in Greater Victoria. Located next to the University of Victoria, Gordon Head attracts consistent rental demand from students, faculty, and young professionals. In simple terms, strong rental demand exists. However, investors must understand zoning rules, tenancy laws, financing realities, and long-term exit strategy before purchasing. Why Gordon Head Attracts Student Renters Gordon Head sits directly adjacent to University of Victoria. Because of this proximity, many properties offer: Walking or biking access to campus Reliable year-over-year student demand Larger homes with multiple bedrooms Established rental patterns When university enrolment remains stable, rental demand typically follows. Rental Income Potential Student rentals in Gordon Head often perform best when structured as room-by-room rentals rather than single-family leases. For example: 6-bedroom home $1,000 per room $6,000 gross monthly income However, gross rent must be balanced against: Higher maintenance Increased turnover Property management needs Vacancy risk during summer Always verify realistic market rents through comparable listings rather than relying on optimistic projections. Zoning and Occupancy Rules Gordon Head falls under the jurisdiction of Saanich. Zoning regulations determine: Legal suite permissions Maximum unrelated occupants Parking requirements Secondary dwelling eligibility Over-occupancy can lead to enforcement issues. Therefore, investors must confirm zoning compliance before structuring a rental model. Financing Considerations Lenders often evaluate student rentals conservatively. Key factors include: Owner-occupied vs non-owner-occupied Rental income qualification Down payment requirements Appraised value vs purchase price Some lenders may not recognize room-by-room income at full value, which affects debt servicing ratios. Investors should consult a mortgage broker early in the process. Maintenance and Management Reality Student rentals require active oversight. Common challenges include: Higher wear and tear Frequent tenant turnover Noise complaints Shared utility disputes Professional property management can reduce stress, but it also reduces net income. An investor must factor realistic maintenance reserves into projections. Exit Strategy Matters Not all buyers want a student rental property. When selling, your buyer pool may include: Other investors Parents buying for children Families converting the home back to owner-occupancy Homes that are well-maintained and legally compliant will have stronger resale liquidity. Properties that were heavily modified or poorly maintained may narrow your buyer pool. Appreciation vs Cash Flow In many cases, student rentals in Gordon Head generate moderate to strong gross income but limited cash flow once financing is applied. Investors often rely on: Long-term appreciation Mortgage principal paydown Strong resale demand Victoria’s constrained land supply historically supports long-term value. However, cash flow projections must remain conservative. Risks to Consider Before investing, evaluate: BC tenancy laws Rent increase restrictions Notice requirements Property tax levels Future zoning changes Student-focused properties can perform well, but they are not passive investments. Frequently Asked Questions Is Gordon Head a good area for student rentals? Yes. Proximity to the University of Victoria creates consistent tenant demand. Are student rentals legal in Gordon Head? They can be, but zoning and occupancy rules must be followed carefully. Do student rentals cash flow in Victoria? It depends on purchase price, financing structure, and rental model. Many rely on appreciation rather than high yield. Is summer vacancy a problem? It can be. Some investors structure 12-month leases to reduce turnover risk. Final Thoughts Student rentals in Gordon Head can offer strong demand stability due to university proximity. However, investors must approach this strategy with realistic numbers, legal compliance, and long-term planning. The opportunity is not simply about gross rent. It is about managing risk, understanding zoning, and protecting resale value. With disciplined analysis and proper oversight, Gordon Head remains one of the more consistent student-driven rental markets in Greater Victoria.   Hendri E., 5-Star Review, via Google “We had a fantastic experience working with Cal and Scott. They provided a truly personalized service, taking the time to understand exactly what our needs were and guiding us through every step of the process. What really stood out was how they went above and beyond—we felt fully supported from start to finish. Highly recommended!” 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 Saanich house buyers, the biggest story is not one single rule. It is the combination of planning changes, density rules, buyer tax thresholds, and transit-focused growth that could change what is available, where new housing appears, and how buyers think about value in 2026. Saanich is already working under an updated Official Community Plan adopted on May 7, 2024, and the municipality is now moving through more detailed housing and growth implementation steps. The practical takeaway is simple: if you are planning to buy a detached home in Saanich, you now need to think about more than the house itself. You also need to think about the lot, the zoning, proximity to major transit, redevelopment potential nearby, and whether your purchase still fits within current tax exemption thresholds. Those details can affect both your competition today and your resale position later. Why This Matters More in 2026 Saanich has been given a provincial housing target of 4,610 net new completed homes over five years, and the municipality says that target includes tripling permit volume over that period. At the same time, Saanich’s Housing Strategy now runs with a 10-year framework, and its 2026-2028 Priorities Plan lays out the next phase of actions to improve housing outcomes. That means buyers should expect continued pressure for more housing supply, faster approvals, and more change in established neighbourhoods than they may have seen in the past. For buyers, that does not automatically mean lower prices. What it often means first is more variation. One street may still feel mostly unchanged, while another nearby could see townhomes, houseplexes, or higher-density projects become part of the long-term picture. 1) Small-Scale Multi-Unit Housing Is Changing What a “House Lot” Means One of the biggest shifts is B.C.’s small-scale multi-unit housing framework. The Province requires local governments to allow at least: 3 units on parcels 280 m2 or smaller 4 units on parcels larger than 280 m2 6 units on qualifying larger lots near frequent bus service These requirements apply in single-family and duplex zones unless the zone already allows three or more units. For Saanich house buyers, this matters in a few ways: Some detached homes will become more attractive because of future infill potential Nearby lots may hold redevelopment value even if the current home looks modest Buyers may start paying more attention to frontage, lot size, servicing, access, and transit proximity Traditional “single-family feel” may change over time in some areas This does not mean every Saanich block is suddenly turning into a townhouse corridor. It does mean the value of land and the value of a house are separating more clearly in certain pockets. A buyer who understands that distinction can make a much stronger decision than one who shops on cosmetics alone. 2) Transit-Oriented Areas Could Reshape Some Saanich Locations Faster Saanich’s Transit-Oriented Area rules are already in effect. The municipality identifies four provincial transit-oriented areas in Saanich: Uptown exchange, Royal Oak exchange, UVic exchange, and VGH exchange. Within these areas, provincial legislation governs density, height, and residential parking rules. The key details are important: Lands within 200 m and 400 m of prescribed transit stations must be designated as TOAs Within these TOAs, the Province sets minimum density and height requirements Within 400 m, local governments cannot require minimum off-street residential parking, except accessible parking In Saanich, zoning bylaw amendments reflecting these parking changes were adopted on June 10, 2024 For buyers, this could affect value in two opposite ways. First, homes near these areas may benefit from stronger long-term land value and improved convenience. Second, buyers who want a quieter, lower-density setting may need to be more selective about where they buy and how close they are to a transit exchange. A detached house near a major transit node may become more desirable to one buyer and less desirable to another. That is why location analysis in Saanich is becoming more nuanced, not less. 3) The Shelbourne Valley Plan Could Change Buyer Expectations in That Corridor One of the most active planning conversations right now is the Shelbourne Valley Plan. On March 2, 2026, Saanich confirmed that the proposed updated plan is moving to a public hearing later this year. Council moved it forward with three amendments: changing the “Shelbourne Valley Centre” designation to Shelbourne Valley Village reducing the maximum building height in that area from 12 storeys to 6 storeys extending the northern boundary to designate selected properties as Urban Townhomes between Shelbourne Street and Lambrick Park Secondary School strengthening watershed-related guidance and measurable outcomes For buyers looking in or near Shelbourne, Cedar Hill, or UVic-adjacent pockets, this matters because it speaks to where future growth may go and what form that growth may take. In plain terms, the corridor is still moving toward more housing, but the shape of that growth is being refined. Buyers who want to be ahead of change should watch this area closely, especially if they care about future walkability, transit access, redevelopment potential, or neighbourhood character. 4) First-Time Buyer Tax Rules Still Matter, Especially in Saanich Price Ranges Many buyers focus heavily on mortgage rates and monthly payments, but the property transfer tax still matters. In B.C., the first-time home buyers’ exemption currently works like this: if the fair market value is $500,000 or less, an eligible buyer can claim a full exemption equal to the full amount of property transfer tax from over $500,000 to $835,000, the exemption amount is $8,000 from over $835,000 to under $860,000, the exemption is reduced proportionally That matters in Saanich because many detached homes trade well above those thresholds. For some buyers, that means the first-time buyer tax break may be more realistic on a condo, townhome, or smaller entry-level property than on a detached house. In other words, government thresholds can quietly shape what “smart entry point” means. There is also a separate newly built home exemption in B.C. with a full exemption up to $1,100,000 and a phase-out to $1,150,000 for qualifying purchasers. That can make certain new-build options more competitive than buyers assume at first glance. 5) The Home Buyer Rescission Period Still Changes Offer Strategy The Home Buyer Rescission Period is not new in 2026, but it remains an important part of how buyers should approach offers in Saanich and across B.C. BCFSA states that buyers have up to three business days after acceptance to rescind an offer on a home, excluding weekends and holidays. If they rescind, they must pay the seller a fee. This affects buyer behaviour because it changes the psychology of writing an offer. Some buyers feel more protected. Others underestimate the financial consequence of changing course. A rushed decision can still be expensive. In a market where inventory has improved and buyers often have more choice than they did a few years ago, disciplined due diligence still matters more than impulse. 6) Saanich’s Broader Housing Push Could Affect Competition and Opportunity Saanich’s housing work is not just about rezoning. The municipality has also tied its strategy to implementation tools such as the Housing Accelerator Fund. Saanich says it received nearly $15 million over four years through the federal Housing Accelerator Fund and is aiming to permit 1,727 new homes through the program period. That matters because faster approvals and more housing forms can gradually create more choice. For buyers, more choice can mean: less pressure to overreact better ability to compare neighbourhoods and product types more alternatives between condo and detached more emphasis on long-term suitability instead of short-term panic At the same time, added supply rarely arrives all at once. The likely reality is uneven change: some buyers will find better options, while others will still face competition for well-priced detached homes in established Saanich neighbourhoods. 7) Investors and Second-Home Buyers Should Also Watch Tax Changes For investors or buyers considering underused property, the speculation and vacancy tax is another factor to watch. The Province states that for 2026 and subsequent years, the rate is 3% for foreign owners and untaxed worldwide earners, and 1% for Canadian citizens or permanent residents who are not untaxed worldwide earners, where the tax applies. This will not affect every Saanich house buyer. But it can affect some ownership decisions, especially for buyers thinking about part-time use, empty homes, or more complex ownership structures. That matters because rules aimed at unused housing can influence both carrying costs and investment behaviour. What Saanich House Buyers Should Do Now The biggest mistake buyers can make is treating all of Saanich as if it is moving in one direction. It is not. Some pockets are more affected by transit-oriented growth. Some are more exposed to infill change. Others may remain relatively stable in character while still benefiting from broader supply improvements. A stronger approach is to ask five better questions before you buy: Is this property mainly a home value play, a land value play, or both? Is it near a transit-oriented area or frequent bus service that could change future density? Would nearby redevelopment improve convenience or change the feel of the street in ways that matter to me? Am I relying on a tax exemption that may not apply to the property type or price range I want? If I buy here, will this location still make sense for me in five to ten years as Saanich continues to grow? That is the real shift in 2026. Buyers are no longer just choosing between house A and house B. They are choosing between different planning contexts, different long-term neighbourhood trajectories, and different financial trade-offs. Final Thoughts For Saanich house buyers, the upcoming changes are less about one dramatic moment and more about a steady reset in how housing, land, and neighbourhood value will be understood. Provincial density rules, transit-area growth, evolving local plans, and tax thresholds are all shaping the next version of Saanich. Buyers who understand those layers will be in a much better position to buy with confidence instead of reacting late.   Hilary M., 5-Star Review, via Google “Scott and the rest of the team at the Faber Real Estate Group are fantastic! Scott went above and beyond to find us the perfect property that checked all the boxes. He was extremely attentive and professional and made the entire process very enjoyable. His extensive experience in the real estate industry helped us to choose a property that suited us and he was able to give us lots of helpful insight throughout our experience. Highly recommend to anyone in need of a trustworthy, knowledgeable real estate agent.” 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.”

Large lots in Greater Victoria are most commonly found in rural and semi-rural municipalities such as Metchosin, North Saanich, Highlands, and parts of Sooke. If you are looking for acreage, privacy, or estate-style properties, these areas consistently offer the best options. In short, the further you move from the urban core of Victoria, the more land becomes available. However, each municipality has different zoning, servicing, and price considerations. Why Large Lots Are Rare in the Core In central areas like Victoria, Oak Bay, and Esquimalt, most residential lots were subdivided decades ago. As a result: Typical lot sizes range from 4,000 to 7,500 square feet Acreage properties are extremely rare Land values reflect density, walkability, and proximity to amenities If you want half an acre or more, you generally need to expand your search outward. Metchosin – True Rural Living Metchosin is one of the best places to find large lots in Greater Victoria. What to expect: 1 to 5 acre properties are common Agricultural Land Reserve parcels Ocean views and pastoral settings Septic systems and well water Metchosin offers privacy and space, yet remains within commuting distance to Langford and Colwood. However, services are limited, so buyers must be comfortable with a rural lifestyle. North Saanich – Estate Properties and Ocean Views North Saanich is known for estate-style homes and large, landscaped properties. Typical features: Half-acre to multi-acre parcels Executive homes Water views and waterfront access Close proximity to the airport and ferries North Saanich appeals to downsizers seeking privacy, as well as move-up buyers wanting space without leaving the peninsula. Highlands – Forested Acreage Close to the City Highlands offers a unique balance between seclusion and accessibility. Here you will find: 2 to 10 acre parcels Forested and natural terrain Custom-built homes Strict environmental zoning Highlands attracts buyers who want large lots in Greater Victoria without moving too far from amenities in Langford or downtown Victoria. Sooke – Waterfront and Expansive Parcels Sooke continues to provide some of the most accessible acreage options in the region. Key advantages: Larger waterfront parcels More affordable price per acre Mix of rural and suburban neighbourhoods However, commute times into Victoria are longer. Therefore, Sooke suits buyers prioritizing space over proximity. Central Saanich and Saanich Peninsula Options Central Saanich also offers larger lots, particularly in agricultural and semi-rural pockets. You may find: 0.5 to 2 acre parcels Hobby farms Gently sloped land ideal for gardening The peninsula provides a quieter pace while maintaining access to Sidney and Victoria. What to Consider Before Buying a Large Lot Large lots in Greater Victoria come with different due diligence requirements. Before purchasing, review: Zoning and subdivision potential Agricultural Land Reserve restrictions Septic and well inspections Topography and driveway access Development permit areas In addition, confirm servicing costs and future development plans in surrounding areas. Are Large Lots a Good Investment? Land scarcity supports long-term value in Greater Victoria. However, appreciation depends on: Location relative to growth corridors Infrastructure expansion Zoning flexibility Buyer demand trends Rural properties can appreciate steadily, but liquidity may be lower compared to urban homes. Therefore, investment goals should align with lifestyle priorities. Frequently Asked Questions What is considered a large lot in Greater Victoria? Typically, anything over 10,000 square feet is considered large in the core. In rural municipalities, large often means 1 acre or more. Are large lots more expensive? Price per acre varies significantly. North Saanich and waterfront parcels command premium pricing, while Sooke may offer more affordable acreage. Can you subdivide large lots? Subdivision depends on municipal zoning, servicing, and minimum lot size requirements. Always verify with the municipality before assuming redevelopment potential. Which area offers the best balance of space and commute? Highlands and parts of Metchosin often provide the best compromise between acreage and access to Langford amenities. Final Thoughts If you are searching for large lots in Greater Victoria, your best opportunities exist in Metchosin, North Saanich, Highlands, Sooke, and Central Saanich. Each municipality offers distinct advantages depending on your priorities. Understanding zoning, infrastructure, and long-term growth patterns is essential. With proper guidance, acreage properties can provide privacy, flexibility, and strong long-term value in the Greater Victoria region.   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.”

Improving your home does not have to mean a full renovation or major expense. In fact, some of the most budget-friendly ways to boost your property value focus on small, strategic upgrades that create a strong first impression and improve everyday functionality. In a balanced 2026 market across Greater Victoria, these improvements can help your home stand out while keeping costs under control. Start With Curb Appeal First impressions matter. Simple exterior updates often deliver one of the best returns on investment. Low-cost upgrades include: Fresh paint on the front door  Updated house numbers and exterior lighting  Trimmed landscaping and clean pathways  Power washing siding, decks, and driveways  These changes are affordable, quick, and immediately noticeable to buyers. Refresh Paint and Lighting Indoors A fresh coat of paint is one of the easiest ways to add value. Stick to neutral tones that appeal to a wide range of buyers and make spaces feel larger and brighter. Pair this with updated lighting: Replace outdated fixtures  Use warm LED bulbs for consistency  Add lighting to darker hallways or corners  Well-lit homes feel cleaner, newer, and more inviting. Make Small Kitchen and Bathroom Updates Full renovations are expensive, but smaller updates still make a big impact. Budget-friendly options include: Updating cabinet hardware  Installing a new faucet  Replacing dated light fixtures  Re-caulking tubs and backsplashes  These improvements signal that the home has been well maintained, which builds buyer confidence. Improve Storage and Functionality Buyers value homes that feel organized and efficient. Simple ideas: Add shelving in closets or garages  Install hooks or organizers in entryways  Declutter to show usable space  In Victoria condos and smaller homes, smart storage solutions can significantly improve perceived value. Address Minor Repairs Before They Grow Unfinished repairs can raise red flags for buyers. Fixing them early protects your value and avoids future negotiation issues. Focus on: Leaky faucets  Loose handles or railings  Squeaky doors  Cracked tiles or trim  These small fixes reassure buyers that the home has been cared for. Enhance Energy Efficiency on a Budget Energy-conscious buyers continue to prioritize efficiency. Cost-effective upgrades include: Weather stripping doors and windows  Installing a smart thermostat  Switching to LED lighting throughout the home  These improvements reduce operating costs and add modern appeal. Focus on Cleanliness and Presentation Sometimes the biggest value boost costs almost nothing. Before listing or re-evaluating your home: Deep clean all surfaces  Remove excess furniture  Neutralize strong odours  A clean, well-presented home always shows better and feels more valuable. Final Thoughts The easiest budget-friendly ways to boost your property value focus on presentation, maintenance, and smart upgrades rather than major renovations. In the 2026 Greater Victoria market, these improvements can help protect your investment and attract stronger interest from buyers. Ready to increase your home’s value without overspending? Contact us to discuss which upgrades make the most sense for your property and long-term goals.   Andy Moore, 5-Star Review, via Google “Thank you so much to Faber group for their amazing customer service. Cal and Scott were there for us every step of the way and we couldn’t be more pleased with our sale and 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 “Building Lasting Relationships, One Home at a Time.”

Pets shape how people live in a home. They influence everything from flooring and yard design to storage, cleaning routines, and even neighbourhood choice. That is why pet-friendly home tips matter whether you are buying your next property or preparing to sell your current one. In Greater Victoria, many buyers are not just looking for a home for themselves. They are also thinking about where their dog will run, where the litter box will go, how easy the floors are to clean, and whether the outdoor space is secure. A home that works well for pets often works better for people too. Why Pet-Friendly Features Matter A pet-friendly home is not only about convenience. It can also reduce daily stress and make the property more functional. For buyers, the right features can make a home feel like a better long-term fit. For sellers, showing that a property supports pet-friendly living can widen its appeal, especially for young families, active couples, and downsizers with companion animals. The key is to think beyond simply allowing pets. The real question is whether the home helps people live well with them. Best Pet-Friendly Features to Look For When Buying If you are house hunting, these pet-friendly home tips can help you focus on what really matters. Durable flooring Pets can be hard on floors. Scratches, water spills, mud, and shedding all add wear over time. Look for surfaces that are easier to maintain, such as: Luxury vinyl plank Tile Quality laminate Sealed hardwood in good condition Carpet may feel comfortable, but it can trap odours, fur, and stains more easily. Secure outdoor space A fenced yard is one of the most obvious features pet owners look for, but it is not just about having a fence. Pay attention to: Fence height Gaps under gates Steep slopes Toxic plants Safe places for pets to rest in shade Even a smaller yard can work well if it is private, secure, and easy to supervise. Mudroom or easy-clean entry This is one of the most underrated pet-friendly home tips. A home with a mudroom, laundry area, or defined entry space makes a big difference after rainy walks or beach outings. In Victoria, that matters for much of the year. A practical entry area helps with: Towel storage Leashes and harnesses Paw cleaning Keeping dirt out of the main living space Storage for pet supplies Food bins, toys, bedding, crates, litter supplies, and grooming items all take up room. Homes with better storage often feel more manageable for pet owners. Look for: Pantry space Built-in storage Garage shelving Laundry room cabinets Under-stair storage Nearby walking areas and parks The home matters, but so does the area around it. A great property can lose appeal if daily walks feel inconvenient. Consider: Sidewalk access Nearby trails Neighbourhood green space Distance to dog parks Traffic levels on surrounding roads For many buyers, lifestyle outside the front door matters just as much as the layout inside. Pet-Friendly Tips for Sellers Before Listing If you are selling, pet-friendly home tips should be used carefully. The goal is not to market the property as a “pet house.” The goal is to show a clean, well-maintained home that also feels practical for buyers with pets. Remove signs of pet wear Buyers notice smell and condition quickly. Before listing, focus on: Deep cleaning floors Washing baseboards and doors Removing pet hair Cleaning upholstery Addressing stains Neutralizing odours, not masking them This step is critical. Even buyers who love animals may react negatively if the home feels like pets have taken over it. Repair minor damage Small issues can create an impression of larger neglect. Check for: Scratched doors Worn trim Chewed corners Damaged screens Torn grass areas Loose fence boards These are usually modest fixes, but they can improve how the home shows. Keep pet areas simple and tidy Food stations, litter boxes, dog beds, and crates are part of daily life, but they can distract during showings. Simplify these spaces as much as possible. A clean, organized setup signals that the home is functional. A cluttered one can make rooms feel smaller. Highlight practical upgrades Some pet-friendly features can be worth mentioning in your marketing if they are presented properly. For example: Fully fenced yard Easy-clean flooring Durable landscaping Built-in storage Mudroom entry Nearby walking trails These details appeal to pet owners without turning off buyers who do not have animals. Pet-Friendly Renovation Ideas That Add Everyday Value Many of the best pet-friendly home tips overlap with smart everyday design. If you are making updates, focus on features that help both resale and daily living. Choose low-maintenance materials Low-maintenance finishes are attractive to a wide range of buyers. Scratch-resistant floors, washable paint, and simple landscaping all reduce upkeep. Create a flexible nook A small area under stairs, in a laundry room, or beside kitchen cabinetry can work as a pet station without dominating the home. Improve yard function You do not need a huge yard to make it usable. Even small changes help, such as: Better drainage A secure gate latch Defined gravel or turf area Shade coverage Cleaner pathways Think about noise and separation In multi-level homes or homes with open layouts, having a room or corner where a pet can rest quietly is helpful. This matters for both daily life and resale appeal. Condo and Townhome Buyers Need to Check the Rules For condo and townhome buyers, one of the most important pet-friendly home tips is to verify strata bylaws early. Do not assume a building is pet-friendly just because someone says it is. Review the bylaws for: Number of pets allowed Size restrictions Breed restrictions Rental-related pet rules Rules around common areas This is a practical step that can save time and frustration. Final Thoughts Pet-friendly home tips are really about thoughtful living. Buyers want homes that fit their routines, and sellers do better when they present a property that feels clean, functional, and easy to enjoy. A home that works well for pets often signals something bigger. It usually means the space has been designed with real life in mind. That is what buyers respond to. If you are buying or selling and want advice on finding or presenting a home that works for both people and pets, contact Faber Real Estate Group for local guidance tailored to your next move. Annie R., 5-Star Review, via Google “Vanessa Wood is the best realtor I've ever worked with. We had an excellent accepted offer within 11 days of listing! Vanessa is a great communicator and salesperson, organized and very hard working. She's also warm and was incredibly helpful as I was selling the house in Victoria while living on the Sunshine Coast. She and the Faber Group team went the extra mile on more than one occasion! I highly recommend Vanessa and her team.” 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 during divorce in BC requires careful legal coordination, financial clarity, and strategic planning. If you are separating and need to sell your home, you must understand your rights, obligations, and timelines under British Columbia law. In most cases, both spouses must agree to sell the property unless a court orders otherwise. However, the process can move smoothly when handled with the right legal and real estate guidance. Understanding Property Division in British Columbia In BC, property division falls under the Family Law Act. Generally, assets acquired during the relationship are considered family property and are divided equally. This includes: The matrimonial home Vacation properties Investment real estate Equity accumulated during the relationship However, excluded property such as assets owned before the relationship may be treated differently. Therefore, it is critical to speak with a family lawyer before listing the home. When Must Both Spouses Agree to Sell? If both names appear on title, both parties must sign the listing agreement and the contract of purchase and sale. Without mutual consent, the sale cannot proceed unless a court grants an order for sale. If one spouse refuses to cooperate, the other may apply to the court for an order forcing the sale. Courts often grant this if selling is the most practical way to divide equity. Timing the Sale During Divorce Selling during divorce in BC often happens in one of three stages: Before separation is finalized During negotiations After a separation agreement is signed Each stage carries different strategic considerations. For example, selling early may reduce ongoing financial stress. Meanwhile, waiting may allow time to settle custody or support arrangements. Every situation is unique, so timing should align with your legal and financial strategy. How Proceeds Are Handled One of the most common questions involves what happens to the sale proceeds. Typically: Proceeds are held in trust by a lawyer or notary Mortgage and debts are paid out first Remaining equity is divided according to agreement or court order Funds are rarely distributed immediately if disputes remain unresolved. Instead, they are secured until a formal division agreement is reached. Emotional Considerations When Selling During Divorce in BC Divorce adds emotional complexity to an already significant transaction. Therefore, strategy and professionalism matter. To reduce stress: Keep communication business-focused Set clear showing schedules Agree on pricing strategy early Work with neutral third-party professionals A calm, structured approach protects both financial value and personal well-being. Pricing Strategy Matters More Than Ever In divorce situations, overpricing can prolong conflict. Underpricing can create resentment. Therefore, a data-driven pricing strategy is essential. A proper comparative market analysis should: Reflect current BC market conditions Consider recent comparable sales Account for property condition Align with realistic timelines When both parties understand the pricing logic, negotiations remain smoother. Tax Implications to Consider In many cases, the principal residence exemption applies. However, investment properties may trigger capital gains tax. You should consult: A family lawyer A tax professional Your mortgage broker This ensures there are no surprises after closing. Common Mistakes to Avoid Selling during divorce in BC can become complicated quickly. Avoid these common mistakes: Making verbal agreements without legal review Delaying necessary repairs Letting emotions influence negotiations Refusing reasonable offers out of frustration Failing to plan for post-sale housing Strategic planning protects your long-term financial stability. Should You Sell or Buy Out Your Spouse? Sometimes one spouse wants to keep the home. In that case, a buyout may be possible. A buyout typically requires: A professional appraisal Mortgage qualification Refinancing approval Legal documentation If financing is not feasible, selling may be the most practical solution. Frequently Asked Questions Can one spouse force the sale of a home in BC? Yes. A spouse can apply to the court for an order of sale if the other party refuses to cooperate. Who pays the mortgage during separation? Responsibility varies. Often, both spouses remain legally responsible until refinancing or sale occurs. Do we need separate lawyers? Yes. Independent legal advice protects both parties and prevents future disputes. How long does it take to sell during divorce in BC? Timelines depend on market conditions, cooperation levels, and legal complexity. However, most standard sales follow normal market timelines once listed. Final Thoughts Selling during divorce in BC requires coordination between legal, financial, and real estate professionals. When handled strategically, the process can move efficiently and protect both parties’ equity. Clear communication, proper pricing, and legal oversight are essential. Although the situation may feel overwhelming, a structured plan creates clarity and stability during transition. If you are navigating a separation and need clear, professional guidance on selling your home, contact Faber Real Estate Group to discuss your next steps with care and confidence.   Darlene S., 5-Star Review, via Google “Great team! Scott and Cal were extremely helpful in navigating a difficult sale. Their knowledge and strategies brought a quick offer to the table. I truly appreciated their on-going communications and generosity. Have already recommended them to friends and neighbours.” 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.”

If you need to purchase a home remotely, you are not alone. Relocations, military postings, job transfers, and lifestyle moves have made long-distance buying more common than ever. The good news is that in British Columbia, the process can be completed smoothly with the right preparation and professional guidance. Here is how to do it properly. Step 1: Secure Financing First Before viewing properties, obtain a full mortgage pre-approval. Remote purchases move quickly when financing is confirmed upfront. Your lender can handle documentation digitally, and most major institutions support secure online verification. Clear financing reduces risk, especially when you cannot attend showings in person. Step 2: Choose the Right Local Realtor When you purchase a home remotely, your Realtor becomes your eyes and ears on the ground. Choose someone who: Knows neighbourhood trends • Provides honest property assessments • Is comfortable with video walkthroughs • Communicates clearly and quickly A strong local advisor will flag concerns you may not see on camera, such as traffic noise, slope of the lot, or deferred maintenance. Step 3: Use Virtual Tours Strategically Technology now makes it easier to evaluate homes from anywhere. Tools include: Live video showings via FaceTime or Zoom • Detailed video walkthroughs • 3D Matterport tours • Drone footage for surrounding context Ask for close-up views of mechanical systems, ceilings, flooring transitions, and exterior grading. Remote buyers should request more detail than in-person buyers. Step 4: Analyze the Neighbourhood When you purchase a home remotely, the property is only part of the decision. Research: School catchments • Proximity to amenities • Traffic patterns • Future development plans Your Realtor can provide insight into micro-locations within Greater Victoria, since street-by-street differences matter. Step 5: Include Protective Subjects In British Columbia, offers typically include subjects such as: Financing • Home inspection • Insurance approval • Strata document review if applicable Even when buying remotely, never skip inspections. Your inspector can provide a detailed report and often walk you through findings by phone or video. Step 6: Sign Documents Electronically Most contracts are signed electronically using secure platforms. This allows you to submit offers and remove subjects without being physically present. For closing, you will work with a lawyer or notary. In many cases, documents can be signed remotely or coordinated through a local lawyer in your current city. Step 7: Plan Possession Logistics If you cannot attend possession day, arrange: Key pickup by your Realtor • Professional cleaning if needed • Utility transfers • Moving company coordination Many remote buyers schedule possession a few days before they arrive to allow flexibility. Risks to Avoid When you purchase a home remotely, avoid: Rushing without proper due diligence • Waiving inspections without expert advice • Relying solely on listing photos • Ignoring neighbourhood research Preparation reduces surprises. The Bottom Line It is entirely possible to purchase a home remotely in today’s market. With strong financing, detailed virtual evaluations, thorough inspections, and trusted local representation, buyers can complete transactions confidently from anywhere. If you are planning a move to Greater Victoria and need guidance on how to purchase a home remotely, reach out to discuss your timeline and strategy. I would be happy to help you plan your next move.   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.”

Small scale multi-unit housing  refers to modest-density housing that sits between single family homes and large apartment buildings. These housing types are often called “missing middle housing” because they provide options that historically existed in many neighbourhoods but became restricted by zoning over time. Examples of small scale multi-unit housing include: Duplexes Triplexes Fourplexes Townhomes Courtyard housing Homes with secondary or garden suites Instead of building large apartment towers, these housing forms add homes gradually while keeping neighbourhood character largely intact. For cities like Victoria, this approach has become an important strategy for increasing housing supply while maintaining established communities. Why Small Scale Multi-Unit Housing Is Increasing Across British Columbia, housing supply has struggled to keep pace with population growth and demand. As a result, municipalities have begun exploring ways to increase housing options without dramatically altering neighbourhoods. Small scale multi-unit housing helps address several housing challenges. Increasing housing supply More homes can be built on land that previously supported only one house. Existing neighbourhoods can add housing without large redevelopment projects. Improving affordability Smaller units generally cost less than detached homes. Land costs are shared among multiple homes. Supporting community growth Increased density supports local businesses and transit. More residents can live close to employment centres and services. Because of these advantages, many municipalities throughout BC have begun adjusting zoning rules to allow more housing types on residential land. What This Means for Victoria Neighbourhoods In Greater Victoria, many neighbourhoods were historically dominated by single family homes. With limited land available, adding gentle density has become an important planning tool. Small scale multi-unit housing Victoria BC allows for changes such as: Redeveloping older homes into duplex or fourplex properties Building additional homes on larger residential lots Creating small infill developments in established neighbourhoods These types of developments typically blend into neighbourhoods more easily than larger apartment projects. Over time, this gradual increase in housing density can help accommodate population growth while preserving community character. Opportunities for Home Buyers For buyers, small scale multi-unit housing Victoria BC creates more opportunities in a market where detached homes can be difficult to afford. Potential advantages include: More attainable ownership Duplex or townhouse units are often priced below detached homes. Flexible living arrangements Some properties include secondary suites or separate living areas. Mortgage support through rental income Buyers may rent part of a property to offset mortgage costs. These housing options can provide a path to home ownership for buyers who might otherwise be priced out of traditional single family homes. Opportunities for Real Estate Investors Small scale multi-unit housing also presents interesting opportunities for real estate investors. Common strategies include: Redevelopment of existing lots Older homes may be replaced with duplex or multi-unit properties. Suite-based rental income Many homes now include legal secondary suites. Multi-unit rental investments Duplexes and fourplexes can provide steady long-term rental income. Investors should carefully evaluate zoning regulations, construction costs, financing requirements, and rental demand before pursuing these opportunities. Considerations Before Buying or Developing While small scale multi-unit housing creates opportunities, it also introduces important considerations. Buyers and investors should evaluate: Municipal zoning regulations Development and permitting timelines Construction costs and feasibility Property taxes and operating expenses Rental market demand Because these factors can vary widely between neighbourhoods, understanding local policies is essential before making decisions. The Future of Small Scale Multi-Unit Housing in Victoria Small scale multi-unit housing Victoria BC represents a shift in how cities approach growth. Instead of relying only on detached homes or high-rise condos, municipalities are encouraging housing types that sit in the middle. Over time, this approach can help: Increase housing supply Provide more ownership opportunities Create more diverse neighbourhoods For buyers, sellers, and investors, understanding how small scale multi-unit housing is evolving can reveal new opportunities in the Victoria real estate market. If you are considering buying, selling, or investing in properties affected by small scale multi-unit housing Victoria BC, the team at Faber Real Estate Group would be happy to help you understand your options and the opportunities available in today’s market. Laura T., 5-Star Review, via Google “Scott has been a pleasure. He is informative, kind, friendly and he has been there to answer all my questions, even when I had to bother him on the weekend. If you're looking for a Realtor, I would highly recommend Scott. He's the best out there!” 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.”

If you are trying to make sense of the Westshore real estate market overview 2026, here is the simple truth: inventory across Greater Victoria is higher, activity picked up in February, and pricing is holding steady enough that strategy matters more than speed. Sales are up month over month, which helped shift conditions back toward balance. Active listings rose to 2,903 across the Victoria Real Estate Board region at the end of February 2026. In the Westshore, pricing depends heavily on community and home type, so one headline number rarely tells the full story. What “Westshore” means in real terms When locals say “Westshore,” they are usually talking about the west side of Greater Victoria, including: Langford Colwood View Royal Metchosin Highlands Sooke These markets behave differently from one another. In 2026, that micro-market reality matters more than ever because buyers have more choice and sellers need cleaner pricing and presentation to stand out. The 2026 story so far: more choice, more thinking time February 2026 showed a noticeable pickup in sales compared with January, while inventory stayed healthy. The Victoria Real Estate Board reported 465 total properties sold in February (up 37.2% from January), with 2,903 active listings at month end. Why that matters in the Westshore Buyers: more listings usually means more leverage, but it also increases decision fatigue. Sellers: the “just list it and it sells” era is not the baseline. Pricing and preparation are doing more of the heavy lifting. Westshore benchmark prices: what a “typical” home costs in February 2026 VREB’s MLS Home Price Index (HPI) benchmark is useful because it tracks a typical home rather than swinging with whatever mix sold that month. Single family benchmark prices (February 2026) Langford: $1,029,300 Colwood: $1,077,800 Sooke: $803,000 Metchosin: $1,304,600 Highlands: $1,598,000 Townhome benchmark prices (February 2026) Langford: $714,300 Colwood: $737,800 Sooke: $666,200 Condo benchmark prices (February 2026) Langford: $512,200 Colwood: $494,000 Sooke: $499,000 How to read this quickly Westshore is not “cheap Victoria.” It is a range of sub-markets with different price bands. Highlands and Metchosin often behave like lifestyle acreage markets. Langford and Colwood carry a lot of the region’s growth, new supply, and townhome activity. What buyers should do differently in 2026 In a more balanced environment, the winning buyer move is not “move faster.” It is “get clearer.” Practical buyer strategy Choose your tradeoff first: space, schools, commute, or price point. The right answer changes the neighbourhood shortlist. Use the benchmark ranges to set expectations: if you are shopping detached, Langford vs Sooke vs Highlands is not a small adjustment. Be ready to act when the right home shows up: balance does not mean every listing sits, especially the ones priced properly and showing well. A smart question to ask yourself If you found the right home in Langford today, would you rather win on price, conditions, or possession date? Pick one before you write. What sellers should do differently in 2026 When inventory is higher, buyers compare more homes and notice flaws faster. Practical seller strategy Price for your competition, not your memory: the benchmark tells you the direction; your micro-market comps set the number. Presentation is a pricing tool: strong photos, clean prep, and clear showing access can reduce days on market. Plan for negotiation: balanced markets often include more back-and-forth, especially when buyers have options. A smart question to ask yourself If your home sits for 21 days, what is your plan: improve presentation, adjust price, or change terms? The bigger BC context: supply is higher across the province BCREA has noted provincial inventory running near the highest level in over a decade, with just over 40,000 homes for sale and expectations for broadly balanced conditions in 2026. That supports what we are seeing locally: more choice, fewer rushed decisions, and stronger results for people who plan. Dawson H., 5-Star Review, via Google “Working with Scott and Zach made the entire condo purchase process incredibly smooth, even while I was traveling in another country. Their communication was clear, timely, and efficient, which made it easy to navigate every step without feeling stressed or overwhelmed. They handled details behind the scenes with confidence, giving me peace of mind knowing everything was in good hands.” 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.”