Buyer Resorces

The GST elimination for first-time home buyers has now moved from proposal to reality. On March 12, 2026, the federal government announced that Bill C-4 received Royal Assent, which means the new rebate is officially in law. The measure eliminates the GST for eligible first-time home buyers on new homes priced up to $1 million and reduces the GST on new homes priced between $1 million and $1.5 million. The federal government says this can save buyers up to $50,000, and the Canada Revenue Agency can now begin processing claims. For many buyers, this is one of the most meaningful affordability changes announced in some time. But the fine print matters. What the Rebate Actually Does At a high level, the new federal rebate works like this: 100% of the GST is rebated on eligible new homes valued at $1 million or less The rebate is phased out gradually for eligible new homes priced between $1 million and $1.5 million No rebate applies at $1.5 million or above The federal government gave a helpful example: a $1.25 million eligible new home would qualify for a 50% GST rebate, or up to $25,000. That matters because in many markets, especially where new construction pricing is higher, this is not simply an “all or nothing” program. There is still potential savings above $1 million, just not the full amount. When Does It Apply? This is where timing becomes important. According to the federal news release, the rebate will generally apply to agreements of purchase and sale entered into on or after March 20, 2025, and before 2031. The CRA’s eligibility page also says the purchase agreement must be entered into on or after March 20, 2025 and before 2031, with construction beginning before 2031, substantial completion before 2036, and transfer of ownership before 2036. So while this was just enacted into law in March 2026, the qualifying date window generally reaches back to March 20, 2025. That is an important distinction for buyers who may already have purchased a qualifying new home but were waiting for the legislation to become law. Who Qualifies as a First-Time Home Buyer? Under the federal rules, a qualifying first-time home buyer generally must: be at least 18 years old be a Canadian citizen or permanent resident not have lived in a home they owned, or that their spouse or common-law partner owned, in the calendar year or previous four calendar years not have previously received this rebate, and neither can their spouse or common-law partner That last point is easy to miss. This is not a rebate you can use more than once. What Types of Homes Are Covered? This rebate is aimed at new housing, not resale homes. Eligible situations can include: buying a newly built or substantially renovated home from a builder buying a home on leased land from a builder building, or hiring someone to build, a home on land you own or lease buying shares in a co-op housing corporation tied to a newly built or substantially renovated unit in some cases, certain mobile, modular, or floating homes used as a primary residence In most cases, the home must be intended as your primary place of residence, and you must be the first person to occupy it after construction or substantial renovation. What This Means for Buyers in BC For buyers in British Columbia, this new federal rebate could be especially relevant when comparing: ew condo or townhome options versus resale presale opportunities versus compl neted homes homes just under key pricing thresholds the total cash needed for closing This is where strategy matters. A buyer looking at a qualifying new home around $999,900 may have a very different cost picture than a buyer looking at a comparable home just over the line. Pricing thresholds can shape not only affordability, but also which properties make the most sense to pursue. In BC, first-time buyers may also need to think about Property Transfer Tax separately. The provincial first-time home buyers’ program can exempt PTT on the first $500,000 of a qualifying purchase, with eligibility tied to homes with a fair market value of $835,000 or less, and a reduced exemption up to $860,000. BC also has a separate newly built home exemption, with a full exemption threshold up to $1.1 million and a partial exemption up to $1.15 million for qualifying purchases. That means some buyers may need to look at federal GST rules and provincial PTT rules side by side, because they are not the same program and do not follow the same thresholds. Why This Announcement Matters This change matters for three main reasons. 1. It lowers the upfront cost of buying new For eligible buyers, removing or reducing GST can take a major bite out of the purchase cost. On a new home purchase, that can be one of the largest closing-related savings available. 2. It may shift demand toward new construction Buyers who were on the fence between resale and new construction may now take a closer look at newly built homes, especially when the price falls within the qualifying rebate range. 3. It rewards careful price-point shopping Thresholds matter. A home priced just below a rebate cutoff can create a meaningfully different affordability outcome than a similar home priced just above it. A Few Practical Cautions Before assuming you qualify, it is worth slowing down and checking the details. Keep an eye on: whether the property is truly considered new or substantially renovated whether the home will be your primary residence whether your agreement date falls within the eligible window whether you, or your spouse or common-law partner, owned and lived in a home within the last four calendar years whether you are also trying to rely on separate provincial tax exemptions with different rules This is one of those situations where the headline is simple, but the decision-making is not. Final Thoughts The GST elimination for first-time home buyers is a meaningful federal affordability measure, but the biggest benefit will go to buyers who understand exactly what qualifies, what does not, and how the thresholds affect the real cost of ownership. For some first-time buyers, this could improve the math enough to move sooner. For others, it may simply change which homes are worth targeting. If you are thinking about buying your first home and want help comparing new construction, resale options, and the tax savings that may apply in BC, contact Faber Real Estate Group for clear, practical guidance tailored to your next move. Tatiana S., 5-Star Review, via Google “Absolutely phenomenal service from start to finish! Scott took the time to really get to know us and understand our likes and dislikes, what were dealbreakers and what really sold us in finding our perfect first home! Being first time homebuyers, he was extremely patient with all of our questions and very thorough when it came down to the finer details. Without a doubt, I would recommend him to everyone!” 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.”

Rural zoning in Metchosin explained simply means understanding how land use is regulated to preserve the community’s agricultural character, large lots, and low-density lifestyle. If you are buying acreage, planning to build, or considering subdivision, zoning rules will determine what is actually possible. In Metchosin, zoning prioritizes rural living, farming, and environmental protection over high-density development. Why Metchosin Has Strict Rural Zoning Metchosin is intentionally rural. Unlike nearby Langford or Colwood, Metchosin has limited commercial development and no urban growth core. The District of Metchosin maintains zoning policies that: Preserve agricultural land Protect natural ecosystems Maintain large lot sizes Limit subdivision and density As a result, buyers seeking acreage and privacy are drawn here. However, development flexibility is more limited. Common Rural Zones in Metchosin While exact designations vary, typical rural zones in Metchosin include: Agricultural zones Rural residential zones Large-lot country residential zones Many properties are also located within the Agricultural Land Commission Agricultural Land Reserve, often referred to as the ALR. If a property is inside the ALR, provincial regulations apply in addition to municipal zoning. Minimum Lot Sizes One of the most important aspects of rural zoning in Metchosin is minimum lot size. Common minimums include: 2 hectares (approximately 5 acres) in agricultural zones 1 acre or larger in certain rural residential zones These minimums significantly restrict subdivision potential. Therefore, do not assume you can split a property without verifying zoning and servicing requirements. Permitted Uses Rural zoning typically permits: Single-family dwellings Secondary suites or accessory dwelling units, where allowed Agricultural activities Home-based businesses under specific conditions However, higher-density multi-unit housing is generally not permitted in rural zones. Each zone has specific permitted and accessory uses, so reviewing the zoning bylaw is essential before purchasing. Subdivision Restrictions Subdivision in Metchosin is tightly controlled. Factors affecting subdivision include: Minimum lot size Road frontage requirements Environmental setbacks ALR restrictions Water and septic servicing capacity Even if a lot appears large, servicing constraints can prevent subdivision approval. Always confirm subdivision feasibility with the municipality before making investment assumptions. Building and Servicing Considerations Rural properties in Metchosin often rely on: Private wells Septic systems Limited municipal infrastructure Therefore, due diligence must include: Well yield testing Septic inspection Driveway access and grade review Environmental protection areas Development costs can be higher than in urban municipalities because infrastructure upgrades are typically owner-funded. Environmental and Coastal Protection Metchosin contains environmentally sensitive areas, including coastal lands and forested acreage. Development may require: Environmental impact assessments Riparian setbacks Tree retention plans Development permits These protections preserve the rural character but can limit building envelope flexibility. Is Rural Zoning in Metchosin a Good Investment? Rural zoning protects scarcity. Limited subdivision and density mean supply remains constrained. For long-term owners, this can support: Stable land value Privacy preservation Lifestyle-driven demand However, rural zoning in Metchosin is not ideal for high-density development or quick subdivision profit strategies. Investors should prioritize lifestyle alignment over aggressive densification expectations. Frequently Asked Questions Can you build multiple homes on rural land in Metchosin? Generally, only one principal dwelling is permitted per lot, with limited accessory options depending on zoning and ALR status. Can agricultural land be removed from the ALR? Removal is possible but extremely difficult and requires approval from the Agricultural Land Commission. Are secondary suites allowed? Some zones permit secondary suites or accessory dwelling units, but regulations vary depending on lot size and the availability of services. Is subdivision common in Metchosin? Subdivision is rare due to large minimum lot sizes and servicing constraints. Final Thoughts Rural zoning in Metchosin is designed to protect open space, agricultural use, and low-density living. While this limits development intensity, it also preserves long-term character and scarcity. If you are considering acreage in Metchosin, thorough zoning and servicing due diligence is critical. Understanding minimum lot sizes, ALR restrictions, and environmental protections will prevent costly surprises and ensure your plans align with municipal regulations.   Noah C., 5-Star Review, via Google “I can’t thank Scott enough for his invaluable help during my recent real estate transaction. He guided me through several properties with a keen eye for detail, pointing out the pros and cons, building qualities and deficiencies, and identifying potential issues. I truly felt that he cared about helping me make the best decision for my needs. His expertise in assessing the buildings, materials, and the overall condition of the properties gave me confidence in my choices. Scott’s deep understanding of the market, combined with his ability to spot potential issues before they arise, provided me with peace of mind, knowing I was making a sound decision. If you’re looking for a knowledgeable, thorough, and trustworthy agent, Scott is the one you want by your side!” 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.”

Living near Dallas Road in Victoria offers ocean views, walkability, and a strong lifestyle appeal. However, it also comes with exposure to weather, higher property prices, and tourist traffic. In simple terms, Dallas Road delivers one of the most iconic coastal living experiences in Victoria, but it is not for everyone. Why Dallas Road Is So Desirable Dallas Road runs along Victoria’s southern shoreline, offering uninterrupted views of the Strait of Juan de Fuca and the Olympic Mountains. Living near Dallas Road typically means: Direct access to waterfront walking trails Proximity to Clover Point and Beacon Hill Park Ocean-view properties Walking distance to downtown Few areas in Greater Victoria offer this combination of scenery and urban access. Pro: Ocean Views and Lifestyle The most obvious advantage is lifestyle. Residents enjoy: Sunrise and sunset ocean views Jogging and cycling paths Off-leash dog areas Year-round outdoor recreation For many buyers, the ability to walk out the front door and onto a waterfront path is worth the premium. Pro: Strong Long-Term Property Values Waterfront-adjacent properties tend to hold value well. Scarcity plays a major role. Because Dallas Road frontage is limited: Supply is constrained Demand remains consistent Premium pricing is common Homes with unobstructed views typically command higher resale liquidity compared to inland properties. Pro: Walkability to Downtown Living near Dallas Road means: Quick access to downtown Victoria Close proximity to James Bay and Fairfield Walkable coffee shops and amenities This makes it attractive to retirees, professionals, and downsizers. Con: Premium Price Point One of the biggest drawbacks is cost. Ocean-adjacent properties often: Trade above neighbourhood averages Carry higher property taxes Require significant maintenance budgets Entry-level buyers may find better value a few blocks inland. Con: Weather Exposure Living directly on the waterfront means exposure to: Strong winds Salt air corrosion Winter storms Higher exterior maintenance Homes near Dallas Road may require: More frequent painting Window maintenance Roofing vigilance The ocean is beautiful, but it is not gentle on materials. Con: Traffic and Tourism Dallas Road is a popular destination for locals and tourists alike. During peak seasons: Parking congestion increases Event traffic can rise Noise levels may fluctuate While most residents consider this manageable, it is important to understand that the area is not secluded. Con: Limited Inventory Because Dallas Road properties rarely come to market: Buyers may face competition Inventory turnover can be low View-protected homes are especially scarce This makes timing important if you are looking to purchase. Who Should Consider Living Near Dallas Road? Dallas Road living is ideal for: Buyers prioritizing lifestyle over lot size Downsizers seeking walkability Professionals wanting downtown access Ocean-view enthusiasts It may not be ideal for: Buyers seeking large yards Those sensitive to wind exposure Budget-focused purchasers Frequently Asked Questions Is Dallas Road considered a good investment? Waterfront-adjacent properties historically show strong value retention due to scarcity and lifestyle appeal. Are homes directly on Dallas Road noisy? Noise levels vary. Traffic and pedestrian activity can increase during summer months. Is flood risk a concern? Some properties may fall within coastal floodplain zones. Buyers should review municipal maps and insurance requirements. Is it better to live on Dallas Road or a few blocks inland? Inland properties often offer lower prices and reduced exposure to wind, while still maintaining walkability. Final Thoughts The pros and cons of living near Dallas Road ultimately come down to lifestyle priorities. If ocean views, walkability, and daily access to Victoria’s coastline matter most, few areas compare. However, buyers should carefully consider weather exposure, pricing, and seasonal traffic before committing. When aligned with your priorities, Dallas Road can offer one of the most rewarding living experiences in Victoria.   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.”

Detached homes in Westshore: renovate or buy new? For many buyers, that question is becoming more relevant as Langford, Colwood, and the broader Westshore continue to offer a mix of older detached homes with renovation potential and newer construction competing for attention. In early 2026, Greater Victoria market conditions have been relatively balanced, active listings were up year over year, and spring inventory was building, which gives buyers more room to compare options carefully rather than rush into the first house that appears workable. The better answer usually is not purely financial. It depends on how much uncertainty you can tolerate, how quickly you need the home to function well, and whether you value customization more than convenience. In Westshore especially, that trade-off matters because buyers are often comparing established resale homes against polished new-build communities that come with cleaner finishes, fewer immediate repairs, and stronger first impressions. Why This Decision Matters More in Westshore Westshore has been shaped by growth for years, but the choice today is sharper because new construction has changed buyer expectations. Developers in Langford and Colwood are not just selling square footage. They are selling ease, presentation, incentives, and a move-in-ready experience. That creates pressure on older detached homes to justify why a buyer should take on renovation risk instead. At the same time, Canada’s supply story has been uneven. CMHC reports that while housing starts rose nationally in 2025, ownership-oriented construction weakened overall, cautious buyers remained a factor, and elevated construction costs continued shaping supply decisions. That matters for Westshore buyers because a renovation plan on paper can still become more expensive and slower than expected once quotes, permits, and contractor timelines enter the picture. When Renovating an Older Detached Home Can Make Sense Renovating can be the smarter path when the property gives you something difficult to recreate in a new build. That could include: a larger lot a more established street or neighbourhood feel a better yard for kids, pets, or long-term outdoor use more separation from neighbours stronger future suite potential, depending on the property the chance to improve the home over time instead of paying for every upgrade upfront In many cases, older Westshore detached homes offer more land and a more mature setting than newer subdivisions. If the house is structurally sound and the needed work is cosmetic or phased, renovation can allow buyers to create value gradually while tailoring the home to their actual priorities. This path often works best for buyers who: can live through some disruption have cash reserves beyond the purchase price are realistic about timelines do not need every finish completed immediately can see potential without needing perfection on day one When Buying New Can Make More Sense Buying new usually appeals to buyers who want simplicity, predictability, and lower maintenance in the near term. A newer detached home may offer: modern layouts and open-concept design better energy performance and insulation newer roofs, windows, plumbing, and electrical systems less immediate repair risk a more polished move-in-ready feel lower short-term maintenance demands That convenience has real value. It is easy to underestimate how much time, decision fatigue, and unexpected cost can come with renovations. For busy families, professionals, and buyers moving on a tight timeline, a new home can reduce friction dramatically. This option often fits buyers who: want a cleaner, faster move prefer predictable monthly costs do not want to manage trades or renovation decisions need functional space right away are comparing total lifestyle cost, not just purchase price The Real Trade-Off: Control Versus Certainty At its core, this is usually a choice between control and certainty. With renovation, you may get more control over the finished product. You can choose materials, improve function, and potentially create value in a more intentional way. With new construction, you usually get more certainty. The home is already finished or close to it, and you have a clearer idea of what your next year will look like. Neither path is automatically better. The mistake is assuming one is always more affordable. A cheaper purchase price on an older home can disappear quickly if the property needs major work such as: roofing drainage windows electrical upgrades plumbing replacement building-envelope repairs significant interior remodelling Meanwhile, a new home may cost more upfront, but it can reduce surprise expenses in the first several years. What Buyers Should Look at Before Choosing Before deciding whether to renovate or buy new, it helps to compare more than the list price. 1. Total Cost, Not Just Purchase Cost Look at the full number, including: purchase price closing costs immediate repairs or upgrades contractor estimates contingency funds carrying costs during renovation landscaping, fencing, blinds, appliances, or GST considerations where applicable The better decision is often revealed only after all of these costs are laid side by side. 2. Timeline Risk A new home can still involve delays, but renovation timelines are often harder to control. Permits, trade availability, hidden issues, and product lead times can all shift the budget and completion date. Elevated construction costs and financing pressure remain part of the broader Canadian housing environment, which is one reason buyers should build in margin rather than rely on best-case assumptions. 3. Neighbourhood Value Some buyers focus so heavily on the house that they underweight the lot and location. A well-located older home in an established pocket may outperform a newer home in a less ideal micro-location for that buyer’s lifestyle. The opposite can also be true. 4. Future Resale Position Ask which option will be easier to resell in your likely time horizon. In Westshore, resale homes are competing not only with each other but with developer inventory and professionally marketed new construction. That means an older home needs either strong pricing, strong land value, strong character, or a clear functional advantage to stand out. A Simple Way to Frame the Decision A practical way to think about it is this: Renovate if you are buying opportunity.That usually means you see long-term value in the lot, location, or structure and you have the patience and budget to unlock it. Buy new if you are buying ease.That usually means you want a more predictable first few years, cleaner finishes, and less operational stress after possession. What Many Buyers Get Wrong Many buyers compare an older detached home to a new one as though they are buying the same thing in different packaging. Usually, they are not. They are choosing between two different lifestyles: one is more hands-on and flexible the other is more streamlined and turnkey That is why the best choice is rarely about granite counters versus quartz, or old flooring versus new flooring. It is about whether you want to spend the next few years managing projects or simply living in the home. Final Thoughts Detached homes in Westshore renovate or buy new is not a question with one universal answer. In a market with more inventory, measured pricing, and continued competition from new construction, buyers have a better chance to compare these options carefully and choose based on fit rather than urgency. If you are weighing detached-home options in Langford, Colwood, or the broader Westshore and want help comparing renovation potential against newer inventory, contact Faber Real Estate Group for practical advice on value, trade-offs, and which path fits your budget and lifestyle best. Liam G., 5-Star Review, via Google “The real estate market felt daunting, especially when it was our first time entering it. But, working with Scott made the whole process so much easier. He was really excellent at asking questions, showing us a variety of places, and helping us narrow down exactly what we were looking for. Scott was flexible, never pushy, and I really felt supported by him throughout! He made a big difference in helping us find THE place and we couldn’t do it without him. I can’t wait to work with Scott again in the future!” 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.”

Every year, the spring real estate market brings a noticeable increase in activity. New listings rise, more buyers begin touring homes, and conversations about moving seem to happen everywhere at once. While homes sell throughout the year, spring has historically been the busiest season in real estate. Many buyers and sellers intentionally wait for this period because it tends to offer more opportunity, visibility, and confidence compared with other times of the year. Understanding why this seasonal pattern exists can help you decide whether waiting for spring is the right strategy or if moving earlier could give you an advantage. Why Sellers Often Wait for the Spring Real Estate Market For homeowners considering selling, the spring real estate market offers several advantages that can make the process feel more favourable. 1. More Buyers Are Actively Searching Spring is when many buyers begin their serious home search. Several factors contribute to this surge in activity: Warmer weather makes viewing homes easier and more enjoyable. Families planning a move often want to complete a purchase before the next school year. Buyers who paused their search during the winter holidays return to the market. When more buyers are looking at the same time, sellers often feel more confident listing their property. 2. Homes Tend to Show Better Spring can also make a property look more appealing. Gardens and landscaping begin to bloom. Natural light improves interior spaces. Outdoor areas such as patios and yards become more inviting. First impressions matter in real estate. When a home shows well both inside and outside, it can attract more interest and stronger offers. 3. Perception of Higher Sale Prices Many homeowners believe the spring real estate market brings stronger prices. In active years, increased buyer demand can create competitive situations. While pricing always depends on local supply and demand, spring often delivers: Higher showing activity More comparable sales for pricing guidance A perception of market momentum These factors can encourage sellers to list when they believe the market is most active. Why Buyers Also Wait for the Spring Real Estate Market Interestingly, the same factors that motivate sellers also influence buyers. 1. More Listings to Choose From Inventory typically increases in the spring. After a slower winter period, many homeowners decide to list their properties once the weather improves. For buyers, this means: More neighbourhood options More property types available Less pressure to buy the first home they see Having more selection can make the buying process feel more comfortable. 2. Easier Scheduling for Showings and Moving Weather plays a practical role in real estate decisions. Spring makes it easier to: Attend open houses Schedule property tours Move without worrying about winter conditions For families relocating or coordinating multiple schedules, this can be a significant factor. 3. Financial Planning After the New Year Many buyers spend the early part of the year reviewing finances. By spring, they may have: Completed mortgage pre-approvals Filed tax returns Saved additional down payment funds This preparation often leads to a surge in serious buyers entering the market between March and June. The Reality: Spring Is Competitive While the spring real estate market offers advantages, it also comes with increased competition. Buyers may face: Multiple-offer situations Faster decision timelines More competition for desirable homes Sellers, on the other hand, may find that more listings appear at the same time, which means their property must stand out. Market timing alone does not guarantee success. Pricing strategy, preparation, and marketing remain the most important factors. Why Some People Move Before Spring Interestingly, some of the best opportunities can occur just before the spring rush. For example: Buyers may face less competition in late winter. Sellers who list early can capture motivated buyers who are already searching. Serious buyers often start their search months before the peak season. In markets like Greater Victoria, conditions can shift quickly depending on inventory levels and interest rates. Recent data from the Victoria Real Estate Board shows that inventory and buyer activity fluctuate throughout the year, meaning opportunities exist in every season. This is why strategic timing, rather than simply waiting for spring, often leads to the best results. The Takeaway The spring real estate market remains the most active time of year because it brings together motivated buyers, increased listings, and favourable weather conditions. These factors create a sense of momentum that encourages many people to make their move. However, waiting for spring is not always the best strategy. In some cases, entering the market earlier can mean less competition and stronger negotiating power. If you are considering buying or selling in Greater Victoria and want to understand how seasonal timing could affect your plans, reach out to Faber Real Estate Group for guidance tailored to your goals and the current market. David M., 5-Star Review, via Google “Scott was a fantastic realtor—hardworking, knowledgeable, and truly dedicated to his clients. His expertise and great connections made the entire process smooth and stress-free. He went above and beyond to ensure everything was taken care of, and I couldn’t be happier with the results. I highly recommend Scott to anyone looking for a realtor.” 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 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.”

Living in Duncan BC appeals to buyers who want more space, more lifestyle, and stronger long-term value. Many start their search after comparing prices in Victoria or the Westshore. Then they realize Duncan offers a different balance. You gain access to the Cowichan Valley lifestyle. At the same time, you often secure more square footage for your budget. That trade-off drives demand. Location and Connectivity Duncan sits between Victoria and Nanaimo. As a result, residents stay connected to larger centres while enjoying a quieter daily routine. However, commute time matters. If you drive to Victoria daily, the highway becomes part of your cost calculation. On the other hand, if you work remotely or commute occasionally, the distance feels manageable. Therefore, your work structure should guide your decision. What Your Budget Buys One of the strongest advantages of living in Duncan BC is relative affordability compared to southern Vancouver Island markets. Buyers often find: Detached homes at lower price points than Victoria Larger lots with usable outdoor space Rural or semi-rural properties minutes from town Flexible housing options for families Consequently, many buyers upgrade lifestyle rather than stretch finances. Still, you must weigh convenience against value. Duncan offers space. Victoria offers proximity. The right choice depends on priorities. Lifestyle and Community Duncan attracts lifestyle-driven buyers. The Cowichan River supports swimming, fishing, and summer tubing. Mount Prevost offers hiking and scenic views. In addition, local markets and wineries reinforce the region’s agricultural roots. Because the community is smaller, residents often build stronger local connections. Schools, sports programs, and neighbourhood events feel accessible rather than overwhelming. For families and retirees, that environment often matters more than nightlife. Who Thrives in Duncan Living in Duncan BC suits buyers who value rhythm over rush. Families benefit from yard space and community focus. Retirees appreciate a slower pace and lower daily stress. Remote professionals enjoy larger homes that support work-from-home needs. However, buyers seeking dense urban energy may prefer Victoria. Therefore, clarity about lifestyle goals reduces second-guessing later. Neighbourhood Differences Not all areas of Duncan feel the same. Some neighbourhoods sit closer to downtown. Others offer acreage and privacy. Before choosing a property, consider: Do you want walkability or land? Is highway access important? Are schools a deciding factor? Do you plan to hold the property long-term? Clear answers guide stronger decisions. Long-Term Perspective Duncan attracts buyers focused on stability rather than speculation. Ownership periods tend to be longer. As a result, neighbourhoods often feel consistent and community-driven. If your goal is a quick resale, evaluate carefully. If your goal is lifestyle alignment over five to ten years, Duncan often makes sense. Final Thoughts Living in Duncan BC is a strategic lifestyle decision. You gain space, nature, and community. In return, you accept longer drives and fewer urban conveniences. Before moving, compare commute tolerance, property type goals, and long-term plans. Then evaluate listings side by side. When lifestyle leads the decision, Duncan frequently stands out. Michael B., 5-Star Review, via Google “Excellent experience with Faber group! Zach is an amazing young professional, he is very knowledgeable and explained everything to me (a first time buyer) very well. Towards the end I got to work with Cal as well who was also very kind and professional. I would certainly recommend Faber group.” 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.”