Market Trends and Insights

The Spring 2026 Greater Victoria real estate market is teaching buyers and sellers the same lesson from different angles: more choice does not remove the need for strategy. Buyers have more room to compare. Sellers have more competition. But the market has not become simple. Good homes still attract attention, overpriced listings still struggle, and broad headlines still miss the details that matter most. In April 2026, the Victoria Real Estate Board reported 643 property sales, almost unchanged from 642 sales in April 2025, and up 11.1% from March 2026. Active listings reached 3,710 at month-end, up 13.8% from March and 8.3% from April 2025. More Listings Are Giving Buyers Breathing Room The biggest shift this spring is choice. Buyers are seeing more homes come to market, which can reduce some of the pressure that comes with rushed decisions. Instead of feeling forced to act on every suitable listing, buyers can compare more carefully. That extra choice can help buyers: Review condition more thoughtfully Compare neighbourhoods more clearly Ask better questions Include appropriate conditions Think through long-term costs Avoid panic-based decisions This does not mean every buyer has strong negotiating power. It means buyers have more room to make informed decisions, especially in property segments with more available inventory. Stable Demand Still Matters More listings do not automatically mean prices fall quickly. Spring 2026 has shown that buyer demand is still present. Sales increased from March to April, and April sales were almost identical to the same month last year. That suggests buyers have not disappeared. They are simply being more selective. This is important for both sides. Buyers should not assume every seller will accept a major discount. Sellers should not assume that demand alone will carry an overpriced listing. The market is active, but more careful. Prices Are Moving Differently by Segment The Spring 2026 Greater Victoria real estate market also shows why local details matter. In the Victoria Core, the single-family benchmark price was $1,339,100 in April 2026, down 1.2% from April 2025 but up from March 2026. The condo benchmark was $558,300, down 0.8% year-over-year. Those are not dramatic year-over-year changes. They point to a market where pricing has softened in some areas, but not collapsed. This is why buyers and sellers should be careful with broad statements like “prices are dropping” or “the market is strong.” Both can be true in different pockets. Buyers Are Learning to Be Patient, Not Passive Spring 2026 is teaching buyers that patience can be useful, but passivity can be costly. A buyer who waits thoughtfully may avoid overpaying or choosing the wrong home. But a buyer who assumes better options will always appear may miss a property that fits their budget, lifestyle, and long-term needs. The better approach is to be prepared. Buyers should know: Their financing range Their ideal neighbourhoods Their non-negotiables Their flexible items Their comfort level with repairs Their monthly carrying costs Their offer strategy before the right home appears More choice helps most when buyers already know what they are looking for. Sellers Are Learning That Presentation Matters When buyers have more options, listing presentation becomes more important. A home that is clean, well-prepared, properly priced, and easy to understand has a better chance of standing out. A home with poor photos, unclear value, deferred maintenance, or an ambitious price may sit longer. Spring 2026 is reminding sellers that the launch matters. Before listing, sellers should think carefully about: Pricing strategy Competing listings Showing condition Repairs and touch-ups Professional photography Listing copy Floor plans Storage and decluttering Curb appeal Buyer objections Presentation is not about pretending a home is perfect. It is about reducing buyer hesitation. Sellers Are Also Learning to Listen Faster In a market with more listings, feedback becomes more valuable. If showings are low, the market may be rejecting the price, presentation, or marketing. If showings are strong but offers are not coming, buyers may like the home but see risk, condition issues, or better value elsewhere. Sellers do not need to react emotionally to every comment. But they should look for patterns. Useful questions include: Are buyers comparing this home to stronger options? Is the price aligned with current competition? Are the photos creating enough interest? Are showings producing consistent objections? Is the home easy to access? Does the property feel move-in ready for the price? The faster sellers understand the feedback, the easier it is to adjust strategically. Micro-Markets Still Matter Most Greater Victoria is not one market. A condo in downtown Victoria, a family home in Saanich, a townhouse in Langford, a downsizer property in Sidney, and a character home near Cook Street Village can all behave differently in the same season. Spring 2026 is reinforcing that buyers and sellers need property-specific advice, not just market headlines. The right strategy depends on: Municipality Neighbourhood Property type Price range Condition Strata health Lot size Walkability School catchment Buyer pool This is where broad statistics become a starting point, not the final answer. What Buyers Should Take From Spring 2026 For buyers, the lesson is simple: use the extra choice well. That means slowing down enough to compare, but staying ready enough to act when the right home appears. A strong buyer strategy includes: Reviewing new listings regularly Understanding fair market value Comparing total monthly costs Reading strata and title details carefully Keeping financing up to date Avoiding emotional overreaction Writing offers that match the property and market The best buyers this spring are not necessarily the most aggressive. They are the most prepared. What Sellers Should Take From Spring 2026 For sellers, the lesson is equally clear: the market will reward clarity. A listing needs to make sense from the first online impression through the showing and negotiation process. A strong seller strategy includes: Pricing with current competition in mind Preparing the home before launch Removing unnecessary buyer objections Marketing the property clearly Tracking showing activity Responding to feedback Adjusting before the listing feels stale Sellers can still do well in this market. But strategy matters more when buyers have options. The Bottom Line The Spring 2026 Greater Victoria real estate market is balanced, active, and more selective. Buyers have more choice, but not unlimited leverage. Sellers still have opportunity, but they need stronger pricing, preparation, and presentation. This spring is not teaching buyers and sellers to wait on the sidelines. It is teaching them to make better decisions. For advice on buying or selling in Greater Victoria’s current market, contact Faber Real Estate Group for clear, local guidance before making your next move.   Gigi S., 5-Star Review, via Google Scott and his team are a highly professional group . Scott is a very friendly person , cares for needs and requirements of his client . He makes sure that the property you are buying is your dream place and where you would like to see yourself staying forever. I'm glad that we found such a great 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.”

More Housing Choice in Victoria is becoming a bigger part of the local real estate conversation. For buyers, it may create more options between a condo and a detached house. For sellers, it may change how some properties are viewed, especially when the land, location, and zoning support future flexibility. The idea is simple. Instead of only having detached homes on one end and larger apartment buildings on the other, more housing choice allows for smaller-scale homes in between. This can include duplexes, townhomes, houseplexes, garden suites, secondary suites, and other forms of small-scale multi-unit housing. In a city where affordability, location, and lifestyle all matter, that middle ground is becoming more important. Why More Housing Choice Matters For many Victoria buyers, the jump from a condo to a detached house has become difficult. Prices, maintenance costs, insurance, property taxes, and renovation expenses all shape what feels realistic. More housing choice gives buyers another path. Instead of choosing only between a condo or a full detached home, buyers may be able to consider homes that offer: More space than a typical condo Less maintenance than a detached house A private entrance Some outdoor space A family-friendly layout A location in an established neighbourhood Better access to parks, schools, transit, and shops This does not mean every option will be affordable. But it can create more variety in neighbourhoods where housing choice has been limited. What This Means for Buyers For buyers, more housing choice can open up neighbourhoods that may have felt out of reach. A buyer who cannot afford a detached home in a central area may still be able to consider a townhome, duplex, or houseplex-style property nearby. A downsizer may be able to stay close to the community they know without carrying the work of a full-size house. A young family may find a layout that works better than a condo but costs less than a traditional detached home. The main benefit is flexibility. Buyers should think about how a home supports everyday life, not just what property category it fits into. A well-designed smaller-scale home can sometimes offer a better lifestyle than a larger home in a less practical location. What Buyers Should Watch For More housing choice does not automatically mean better value. Buyers still need to look closely at the details. Important questions include: Is the layout practical? Is there enough storage? How does parking work? Is there useful outdoor space? Are there strata fees or shared maintenance costs? How private does the home feel? Is noise transfer a concern? What are the long-term maintenance responsibilities? How easy will the home be to resell? These details matter because smaller-scale housing often depends on smart design. A good floor plan, functional storage, natural light, and private outdoor space can make a big difference. What This Means for Sellers For sellers, more housing choice may influence how a property is valued. Some buyers will look at the existing home. Others may look at the future potential of the land. This is especially true for properties with strong location, larger lots, corner exposure, lane access, or proximity to transit, parks, schools, and village centres. That said, sellers should be careful not to assume that zoning flexibility always creates a major price premium. A property may have future potential, but the numbers still need to work. Construction costs, design rules, site constraints, servicing, financing, trees, parking, and resale values all affect what a builder or buyer may be willing to pay. Potential does not always equal profit. Zoning Flexibility Is Only One Part of Value This is where many homeowners can get caught off guard. A property may allow more housing options on paper, but that does not mean redevelopment is simple or financially attractive. Buyers who are considering future use will usually ask: What can actually be built? How much would it cost? How long would approvals take? Are there servicing or site constraints? Are there tree, parking, or design limitations? What would the finished homes sell for? Is there enough margin to justify the risk? If those answers are unclear, the market may value the home more traditionally. For sellers, the best approach is to understand both the current value and the possible future value before deciding how to price or market the property. How It Could Affect Neighbourhoods More housing choice may gradually change parts of Victoria and Greater Victoria, especially in areas close to amenities. Over time, buyers may see more: Duplexes Townhomes Houseplex-style homes Garden suites Secondary suites Small strata developments Newer homes in established neighbourhoods This change will likely be gradual. Not every homeowner will redevelop. Not every lot will make sense. Many people will continue to live in and maintain their homes as they are. The bigger shift is that neighbourhoods may offer more variety. That can help different types of buyers live in areas where the options used to be more limited. What It Means for Detached Homes Detached homes will likely remain highly desirable in many Victoria neighbourhoods. In fact, some detached properties may become even more interesting if they offer both current livability and long-term flexibility. A well-kept character home may appeal to lifestyle buyers. A tired home on a strong lot may appeal to renovators or builders. A property with suite potential may attract buyers looking for income support or multi-generational living. The key is understanding which buyer group is most likely to see value. Possible buyer groups include: Families Downsizers Builders Investors Renovators Multi-generational households Buyers looking for suite potential Buyers who want land flexibility Each group will look at the same property differently. What It Means for Condos and Townhomes More housing choice may also change how buyers compare property types. Some buyers who once focused only on condos may consider a small-scale home if it offers better separation, outdoor space, or a more residential feel. Others may still prefer condos because they want lower maintenance, elevators, secure parking, or a lower price point. Townhomes and smaller multi-unit homes may become especially appealing for buyers who want a balance between space, location, and manageable upkeep. This is where lifestyle matters just as much as price. The Opportunity for Sellers For sellers, the opportunity is to tell a clearer property story. If a home has future flexibility, strong land value, or location advantages, that should be communicated carefully. The listing should not overpromise, but it should help buyers understand the possibilities. A strong marketing strategy may highlight: Current livability Lot size and configuration Walkability Suite potential Lane or corner access Proximity to services Future flexibility Appeal to multiple buyer groups The goal is not to label every property as a redevelopment opportunity. The goal is to identify what makes the property valuable to the right buyer. The Opportunity for Buyers For buyers, more housing choice means it may be worth expanding the search. Instead of asking, “Can I afford a detached house in this neighbourhood?” a better question may be, “What type of home gives me the best balance of location, space, cost, and lifestyle?” That shift can open up better options. A smaller home in a better location may offer more long-term satisfaction than a larger home that creates a difficult commute or higher carrying costs. A duplex or townhome may provide enough space without the full responsibility of a detached property. A house with a suite may help support affordability. The right choice depends on the buyer’s priorities. More Housing Choice Is About Flexibility More Housing Choice Victoria will not solve every housing challenge, and it will not make every property affordable. It also will not turn every lot into a development site. But it does change the way buyers and sellers should think. For buyers, it may create more ways to live in desirable neighbourhoods. For sellers, it may add another layer to how certain properties are valued. For communities, it may create more variety in areas where housing options have been limited. The most important thing is to separate possibility from certainty. Zoning, land use, design, market demand, construction costs, and property condition all work together. Good advice helps make sense of those pieces before making a decision. If you are buying or selling in Greater Victoria and want to understand how more housing choice may affect your property, neighbourhood, or search, Faber Real Estate Group can help you look at the details with clarity and strategy.   Cameron H., 5-Star Review, via Google “Friendly, knowledgeable, reliable and experienced. Cal and his team helped make our search and purchase of a new home both interesting and fun. It was a fantastic experience and we are happy to give them our full endorsement! Thank you team Faber” 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.”

More listings do not always mean lower prices. It can feel that way at first because buyers suddenly have more choice, homes may take longer to sell, and sellers may need to compete harder for attention. But inventory is only one part of the pricing picture. In Greater Victoria, price movement depends on the relationship between supply, demand, property type, location, condition, and seller motivation. More listings can create more balance, but they do not automatically create a falling market. According to the Victoria Real Estate Board, active listings have increased in recent months, while benchmark prices have shown only modest year-over-year changes depending on property type and area. In April 2026, the Victoria Core single-family benchmark was down 1.2% year-over-year, while the condo benchmark was down 0.8% year-over-year. Inventory Gives Buyers More Choice When more homes come to market, buyers usually gain more breathing room. They may have: More properties to compare More time to make decisions More room to negotiate on terms Less pressure to compete on every listing More confidence walking away from homes that do not fit This matters. A market with more listings often feels different from a tight inventory market. Buyers may become more selective, and sellers may need stronger pricing, preparation, and presentation. But more choice does not always mean buyers suddenly have more purchasing power. Demand Still Matters Prices tend to soften when supply rises and demand weakens at the same time. If more listings come to market but buyer demand remains steady, prices may hold. If desirable homes are still limited in certain areas, buyers may continue to compete for the best options. A market can have more total listings while still having limited supply for specific buyer needs, such as: Detached homes in walkable neighbourhoods Well-maintained townhomes Family homes near schools Updated condos in strong buildings One-level homes for downsizers Properties with suites or income potential This is why broad inventory numbers can be misleading. The market may look well supplied overall, while certain segments still feel tight. Not All Listings Compete With Each Other A luxury waterfront home, a downtown condo, a Langford townhome, and a Saanich family home do not all compete for the same buyer. More listings in one category do not automatically affect prices in another. If condo inventory rises, that may not change demand for detached homes in Oak Bay. If rural properties take longer to sell, that does not necessarily mean entry-level townhomes will drop. Greater Victoria is made up of many smaller markets. Price behaviour can change by: Municipality Neighbourhood Property type Price range Condition School catchment Walkability Strata health Renovation level Lot size or development potential This is why local context matters more than the headline number. Sellers Adjust Before Prices Drop When listings increase, the first change is often not price. It is seller behaviour. Sellers may need to: Price more realistically Prepare the home more carefully Improve photos and presentation Respond faster to feedback Be more flexible with dates or terms Adjust expectations around days on market Some sellers will reduce their price if they overshoot the market. Others may hold firm if their property is well-positioned, properly priced, and in a category where demand remains strong. More listings can create pressure. But pressure is not the same as a price drop across the board. Buyers Still Care About Quality In a market with more choice, buyers do not simply buy the cheapest home. They often become more careful. They compare condition, layout, building records, neighbourhood, future maintenance, and resale potential. A well-presented home can still stand out, even when there are more listings available. For sellers, this means preparation matters. A home that feels clean, cared for, and easy to understand may attract stronger interest than a similar home that feels tired or overpriced. For buyers, this means patience helps, but waiting for prices to fall may not be the best strategy if the right home appears and the numbers work. More Listings Can Create a Healthier Market A market with more listings is not always bad news. In many cases, it creates a healthier environment. Buyers can make decisions with less pressure. Sellers get more realistic feedback. Negotiations may become more balanced. Conditional offers may become more common. Everyone has a little more room to think. That can be a positive shift, especially after years where low inventory made the process feel rushed. The Bottom Line More listings do not always mean lower prices because real estate is not one single market. Inventory matters, but it must be weighed against demand, location, property type, condition, price range, and buyer motivation. For buyers, more listings can mean better choice and stronger negotiating conditions. For sellers, it means strategy matters more than assumption. The best results usually come from reading the specific micro-market, not reacting to broad headlines. For advice on buying or selling in Greater Victoria’s current market, contact Faber Real Estate Group for clear, local guidance before making your next move.   Raymond S., 5-Star Review, via Google “Cal and his team at the Faber Real Estate Group went above and beyond in helping us to find a home that would meet our criteria. We always felt as though we were their most important clients. Cal and Scott's negotiating skills helped us to stay within our budget and still fulfill all of our requirements. Besides the teams professionalism and knowledge, we also appreciated their honesty and high standards regarding moral values. Cal and the team helped make buying a home a pleasant experience.” 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.”

Victoria housing needs will likely shape far more than new construction. They will influence buyer expectations, seller strategy, neighbourhood growth, affordability pressure, and the types of homes that become more common across the region. The City of Victoria’s 2024 Interim Housing Needs Report estimates the city will need about 8,254 new homes over the next 20 years, while Langford has projected a 20-year need of about 17,000 new homes as it plans for major population growth. That means the next decade will not only be about building more homes. It will be about building the right mix of homes in the right locations. Housing Demand Is No Longer One Simple Problem For years, the conversation around housing was often reduced to one idea: Victoria needs more homes. That is still true. However, the next phase is more complex. Greater Victoria needs more rental housing, more family-sized options, more attainable ownership opportunities, more downsizer-friendly homes, more accessible housing, and more homes close to transit, services, and employment. This matters because different buyers need different solutions. A first-time buyer may need a well-priced condo near transit. A growing family may need a townhouse with storage and outdoor space. A downsizer may want a low-maintenance strata home close to shops and medical services. A senior may need accessible living without leaving their community. If the region does not add enough variety, buyers will continue competing for the same limited options. More Density Will Likely Become Normal Over the next 10 years, many Victoria neighbourhoods may see more townhomes, multiplexes, small apartment buildings, infill housing, and purpose-built rentals. This does not mean every street will change overnight. However, the direction is clear. Provincial housing targets are pushing municipalities to increase supply, and Saanich has been given a mandated five-year target of 4,610 net new completed homes. For homeowners, this creates both opportunity and uncertainty. More density may bring: New housing choices More rental options Better support for local businesses Stronger demand near transit and amenities Changes to neighbourhood character More construction activity New questions around parking, infrastructure, and public space For buyers, it means location research will become even more important. A quiet street today may look different in five or 10 years depending on zoning, transportation planning, and nearby redevelopment potential. Affordability Will Keep Driving Buyer Behaviour Even if more homes are built, affordability will likely remain one of Victoria’s biggest challenges. Higher construction costs, land values, interest rates, municipal fees, and limited land supply all affect what gets built and what buyers can afford. More supply can help, but it does not automatically make every home affordable. This is why buyers may continue to make trade-offs between: Size and location Age and efficiency Outdoor space and walkability Condo convenience and detached-home privacy Core neighbourhoods and Westshore affordability Move-in-ready homes and renovation potential The next decade may reward buyers who are flexible. Instead of searching for the perfect home, many will need to focus on the best long-term fit. Purpose-Built Rentals Could Change the Ownership Market Victoria has already seen more attention on purpose-built rental housing. The City of Victoria reported that purpose-built rentals had exceeded its 1,900-unit target as part of its housing strategy milestones, contributing to the city’s highest vacancy rate in more than a decade. This could affect the ownership market in several ways. More rental supply may give some renters more time before buying. It may also reduce pressure on some entry-level ownership options if renters have more stable choices. However, if ownership remains expensive, many households may rent longer than previous generations did. For investors, this could mean stronger competition from newer rental buildings. Older rental-style condos or secondary suites may need to stand out through location, condition, layout, or pricing. Sellers Will Need to Think More Strategically In a market with more housing choice, sellers cannot assume that limited supply will do all the work. As inventory grows, buyers compare more carefully. In April 2026, the Victoria Real Estate Board reported 3,710 active listings at month-end, up 8.3% from April 2025 and up 13.8% from March 2026. That kind of choice changes seller strategy. Sellers may need to focus more on: Accurate pricing Strong presentation Maintenance records Energy efficiency Flexible showing access Clear strata documents Neighbourhood positioning Transparent upgrade history If more new or newer homes come to market over time, older homes will need to compete on more than location alone. Condition, layout, livability, and future costs will matter. Neighbourhood Identity May Shift Housing needs will not affect every area equally. Langford may continue to absorb a large share of regional growth because of land availability, development patterns, and infrastructure planning. The City of Langford has stated it is planning for a population of 100,000 residents, nearly double its current population of about 58,000. Meanwhile, Victoria, Saanich, Esquimalt, View Royal, Colwood, Sidney, and Oak Bay will each face different pressures. Some neighbourhoods may become more walkable. Others may become denser around transit corridors. Some may see more infill. Others may hold value because they offer larger lots, established streets, or limited redevelopment potential. For buyers, this means the question is not just, “Do I like this neighbourhood today?” The better question is, “How might this neighbourhood change over the next 10 years?” What Buyers Should Watch Buyers should pay attention to more than current listings and recent sales. Over the next decade, smart buying decisions may depend on: Local zoning changes Transit access Nearby development applications School capacity Infrastructure upgrades Walkability Strata fees and building age Energy efficiency Long-term maintenance costs Resale demand by property type A home can be a good fit today and still face future trade-offs. The more buyers understand those trade-offs early, the more confident their decisions become. What Sellers Should Watch Sellers should think about how future housing supply may affect their property’s position in the market. A well-maintained detached home in a walkable area may continue to attract strong interest. A dated condo may face more competition if newer rental or condo supply gives buyers better alternatives. A townhouse with family-friendly space may stand out if demand grows for homes between condos and detached houses. Sellers should ask: What makes this home hard to replace? What buyer problem does it solve? How does it compare to newer options? What future costs might buyers notice? Which improvements would matter most before listing? In a changing market, the best listings will make the value clear. The Bigger Picture Victoria’s housing needs will shape the next 10 years through density, affordability, infrastructure, rental supply, and changing lifestyle expectations. For buyers, the opportunity is to think beyond today’s price and focus on long-term livability. For sellers, the opportunity is to understand where their home fits as more choice enters the market. Housing growth will not remove every challenge. However, it will change the way people compare homes, evaluate neighbourhoods, and plan their next move. For local guidance on how Victoria housing needs could affect your buying or selling strategy, contact Faber Real Estate Group for advice before making your next real estate decision. Demetrios T., 5-Star Review, via Google “Scott and Cal Faber were exceptional to work with. They were professional, patient, and incredibly informative throughout the entire process. They took the time to walk me through every step, which made the typically stressful experience of moving so much easier. Their knowledge of real estate is second to none, and their guidance gave me complete confidence in my decisions. I highly recommend both Scott and Cal to anyone looking for trusted, knowledgeable, and supportive realtors.” Faber Real Estate GroupRoyal LePage Coast Capital Realty📞 250-244-3430📧 [email protected]ℹ️ Scott Faber Personal Real Estate Corporationℹ️ Cal Faber Personal Real Estate CorporationVanessa Wood, Zachary Parsons, and Sophie Taylor“Building Lasting Relationships, One Home at a Time.”

Buying near future development can feel like a risk, an opportunity, or both. In Greater Victoria, where many neighbourhoods are adding density, new rentals, mixed-use buildings, and infill housing, buyers need to look beyond the home itself. The question is not only, “Do I like this property today?” It is also, “How could this area change over the next five to ten years?” Future development can bring better amenities, more housing options, improved walkability, and stronger long-term demand. However, it can also bring construction noise, traffic changes, loss of privacy, view impacts, and uncertainty. Future Development Is Not Always a Negative Many buyers hear “future development” and immediately think of disruption. That can happen, but development can also improve a neighbourhood. A new project nearby may bring: More shops and services Better sidewalks or streetscape improvements More transit use New rental or ownership housing Increased neighbourhood activity Stronger local business demand Better long-term convenience For some buyers, especially those who value walkability, future development can be part of the appeal. A quieter area today may become more useful, connected, and desirable over time. The key is understanding what kind of development is planned, how close it is, and how it may affect the property. Check the Municipality Before You Rely on Assumptions Buyers should not rely only on rumours, signs, or neighbourhood conversation. The best starting point is the local municipality. For example, the City of Victoria has a Development Tracker that allows people to search current and completed development applications by address, neighbourhood, or application type. The tracker also includes application details and submitted plans when available. Saanich also provides information on active development applications, including development permits, variances, subdivisions, and related applications arranged by neighbourhood. Langford’s Planning department manages development permits, rezonings, bylaw variances, and Official Community Plan amendments, which can help buyers understand how growth is being reviewed and managed. This research does not replace professional advice, but it can help buyers ask better questions before writing an offer. Understand the Difference Between Proposed, Approved, and Under Construction Not all future development carries the same level of certainty. A project may be: Only discussed informally Submitted as an application Under municipal review Going through rezoning Approved but not started Under construction Part of a long-term planning vision This distinction matters. A proposed development may change significantly or never move forward. An approved project is more concrete, but timelines can still shift. A project under construction is more immediate, but the main question becomes how long the disruption may last and what the finished result will look like. Buyers should avoid making decisions based on a single piece of information. Instead, they should look at the stage of the application, the type of development, and the broader direction of the neighbourhood. Views, Privacy, and Sunlight Can Change One of the biggest concerns when buying near future development is how the property may feel later. A nearby building could affect: Views Natural light Privacy Noise Parking Traffic Outdoor enjoyment The feeling of openness This matters most when a property’s appeal depends heavily on its outlook or privacy. A condo with a beautiful view across an underdeveloped lot may carry more uncertainty than a home facing a park, ocean, protected green space, or established low-density area. Buyers should ask what could be built nearby, not just what is there today. Construction Disruption Is Temporary, But It Can Still Matter Even if future development improves an area long term, construction can affect day-to-day life. Buyers should think about: Noise Dust Trucks and equipment Road closures Parking pressure Work hours Safety around sidewalks and streets Impact on tenants if the property is rented This is especially important for people who work from home, have young children, are sensitive to noise, or plan to rent the property out. A buyer may still choose the home, but they should go in with realistic expectations. Development Can Change the Lifestyle of a Neighbourhood Future development does not only change buildings. It can change how a neighbourhood feels. A quiet street near a growing village centre may become busier. A car-oriented area may become more walkable. A low-density pocket may begin to feel more urban. An area with limited services may become more convenient. None of these changes are automatically good or bad. They depend on what the buyer wants. For example, a buyer who values quiet and privacy may feel differently than a buyer who wants coffee shops, transit, and services nearby. The same development can feel like an improvement to one person and a drawback to another. Future Development May Support Long-Term Value In many cases, growth can support long-term demand. Areas with more amenities, transit, services, and housing variety can become more attractive over time. However, buyers should avoid assuming that all development increases value. The effect depends on location, project type, market conditions, property type, and buyer demand. A new mixed-use project may improve convenience. A large building that blocks views may reduce a specific property’s appeal. A growing area may attract more buyers, but it may also create more competition if many similar units are built nearby. The right question is not, “Will development help or hurt value?” The better question is, “How will this specific development affect this specific property?” Look at Zoning and Long-Term Plans Future development is not always limited to one active application. Buyers should also consider zoning and long-term planning. Municipal planning documents, zoning information, and development trackers can help buyers understand whether nearby properties may be likely to change in the future. Some areas are planned for more density, while others may have more limited redevelopment potential. This matters when buying beside older commercial buildings, large lots, underused land, surface parking, or properties along major corridors. A buyer does not need to become a planning expert, but they should understand whether the surrounding area is stable, transitional, or actively changing. Questions Buyers Should Ask Before Writing an Offer Before buying near future development, buyers should ask: What development applications exist nearby? Has anything been approved? What stage is the application in? Could the project affect views, light, or privacy? How close is the development site? What type of use is proposed? How long could construction last? Will parking, traffic, or access change? Is the area part of a broader growth plan? Does the property still make sense if the area changes? These questions help buyers move from guesswork to informed decision-making. Sellers Should Also Be Prepared This topic matters for sellers too. If a property is near future development, buyers may ask questions. Sellers should prepare clear, factual information and avoid making promises about what will or will not happen. The best approach is transparency. If development nearby may be a concern, strong marketing can still position the property properly by focusing on what buyers can verify: location, lifestyle, access, current condition, and available municipal information. Trying to ignore future development can create mistrust. Explaining the context clearly can help buyers feel more confident. The Bottom Line Buying near future development requires careful thought. It can bring better amenities, stronger walkability, and long-term neighbourhood improvement. It can also bring construction disruption, privacy concerns, view changes, and uncertainty. The right decision depends on the buyer’s goals, risk tolerance, lifestyle, and time horizon. For buyers in Greater Victoria, the most important step is to look beyond the listing. Review municipal information, understand the stage of nearby applications, and consider how the area may change over time. If you are considering buying near future development, contact Faber Real Estate Group for local guidance on what to review, what questions to ask, and how to make a confident decision.   James C., 5-Star Review, via Google “Scott made the process of finding a good condo in Victoria as simple and straightforward as it can be. He was always very helpful, and quick to respond throughout the process from start to finish. Being new to BC I think the ordeal would have been pretty overwhelming otherwise. I'd definitely recommend Scott and his team to others 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.”  

Lifestyle properties in Greater Victoria need more than standard real estate marketing. A typical listing may focus on bedrooms, bathrooms, square footage, and price. However, a lifestyle property sells something deeper: privacy, views, outdoor living, space for hobbies, walkability, waterfront access, gardens, guest accommodation, or a quieter way of living. That means the marketing has to answer a different question. Not just, “What does this home include?” But, “What kind of life could someone imagine here?” What Makes a Lifestyle Property Different? A lifestyle property is not always defined by price. It is defined by the experience it offers. In Greater Victoria, lifestyle properties may include: Waterfront homes Acreage properties View homes Character conversions Rural retreats Equestrian-friendly properties Garden-focused homes Homes near trails, beaches, or villages Properties with studios, workshops, or guest spaces Walkable homes in highly desirable neighbourhoods These homes often attract buyers who are making an emotional decision as much as a practical one. They are not just comparing floor plans. They are comparing futures. Standard Marketing Can Miss the Real Value Basic listing marketing often treats every home the same way. Photos, MLS remarks, room measurements, feature list, brochure, and a sign. That may be enough for a straightforward property. However, lifestyle properties need context. For example: A private acreage should explain what the land allows A waterfront home should highlight access, exposure, outlook, and daily use A walkable character home should connect the home to nearby cafés, parks, shops, and community A view home should show how the view changes from morning to evening A home with gardens should show seasonal beauty, outdoor rooms, and long-term care If the marketing only lists features, buyers may miss why the property is special. The Story Needs to Lead the Strategy Lifestyle property marketing should begin with the story. What is the emotional hook? What will a buyer remember after seeing the home? The story might be: Quiet mornings with ocean views Room for multi-generational living Space to garden, create, or work from home A home that feels private but still close to town A lock-and-leave lifestyle near shops and restaurants A rural setting with practical access to schools and services Once the story is clear, the rest of the marketing becomes stronger. Photos, video, copy, floor plans, social posts, email campaigns, and showing strategy can all support the same message. Photography Should Capture More Than Rooms For lifestyle properties, photography should not only document the home. It should help buyers understand how the property feels. That may include: Morning or evening light Outdoor entertaining areas Garden pathways Views from key rooms Beach, trail, or village proximity Workshop or studio use Privacy from neighbours Driveway approach Natural surroundings Seasonal features A buyer may forget the exact square footage, but they will remember how the property made them feel. Video Is Often More Important Video can be especially useful for lifestyle properties because it shows movement, flow, setting, and atmosphere. A strong lifestyle video can highlight: The arrival experience How indoor and outdoor spaces connect The scale of the land Natural light throughout the day Nearby amenities Privacy and setting Views and outdoor lifestyle The pace of the neighbourhood This matters because lifestyle buyers are often buying a sense of place. Video helps them feel that before they ever book a showing. The Buyer Pool May Be More Specific Lifestyle properties can have a narrower buyer pool. That does not mean the property is less valuable. It means the marketing must reach the right people. A standard home may appeal to a broad range of buyers. A lifestyle home may appeal to someone with a specific dream, such as: Retiring near the ocean Moving from the Lower Mainland for more space Creating a home-based studio Downsizing into a walkable village Moving from a condo to land Finding privacy without losing convenience Building a family lifestyle around trails, beaches, and outdoor space The marketing should speak directly to those motivations. Details Need to Be Explained, Not Assumed Lifestyle properties often come with added complexity. Acreage, waterfront, rural systems, strata rules, heritage elements, easements, zoning, septic, wells, outbuildings, shoreline considerations, and future use all need thoughtful explanation. That does not mean overwhelming buyers. It means helping them understand what matters. Strong marketing should make the property feel special, while strong preparation should make it feel clear. Buyers are more confident when they can understand: What makes the property unique How the lifestyle works day to day What responsibilities come with ownership What questions they should ask What due diligence may be required A confident buyer is more likely to move forward. Pricing Requires a Different Lens Lifestyle properties can be harder to price because comparable sales may not tell the full story. Two homes may have the same square footage, but very different value depending on setting, view, privacy, land use, exposure, outdoor living, renovation quality, or emotional appeal. A pricing strategy should consider: Recent comparable sales Replacement value of unique improvements Land and setting Scarcity Buyer demand Condition and maintenance Property usability Location and access Lifestyle appeal The goal is not to overprice the story. The goal is to price the complete value, not just the structure. Showing Strategy Matters Too Lifestyle properties often need slower, more intentional showings. Buyers may need time to walk the land, sit on the deck, understand the view, explore the gardens, or imagine how the property would support their daily life. Good showing preparation may include: Clean and open outdoor areas Clear access to outbuildings Simple information sheets Highlighted upgrades Utility and system details ready Property maps Neighbourhood or amenity context Flexible showing windows when possible The right showing experience helps buyers connect the marketing story to the real property. Final Thought Lifestyle properties in Greater Victoria need a different marketing strategy because they are not just selling space. They are selling a way of living. The strongest marketing does not simply show what the home has. It explains why the property matters, who it fits, and how it could change a buyer’s everyday life. If you are preparing to sell a lifestyle property in Greater Victoria and want a marketing plan that reflects its full value, reach out to Faber Real Estate Group for practical advice before you list. 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 GroupRoyal LePage Coast Capital Realty📞 250-244-3430📧 [email protected]ℹ️ Scott Faber Personal Real Estate Corporationℹ️ Cal Faber Personal Real Estate CorporationVanessa Wood, Zachary Parsons, and Sophie Taylor“Building Lasting Relationships, One Home at a Time.”

Comparable sales in real estate are one of the most common tools used to estimate value. Buyers use them to decide what to offer. Sellers use them to decide how to price. Appraisers, lenders, and REALTORS® also rely on them to understand what similar homes have recently sold for. However, comparable sales in real estate can also be misleading when they are used too quickly or without enough context. A sold price tells you what one buyer was willing to pay for one property at one moment in time. It does not automatically tell you what your home is worth, what another buyer should offer, or how today’s market will respond to a new listing. That is where the real analysis begins. Not Every Similar Home Is Truly Comparable At first glance, two homes may seem almost identical. They may be in the same neighbourhood, have similar square footage, and offer the same number of bedrooms. But small differences can create very different values. Important differences may include: Lot size and usable yard space Sun exposure and privacy Renovation quality Deferred maintenance Layout and flow Suite potential Parking Street noise Views Strata condition Age of major systems Proximity to schools, parks, or busy roads A home on a quiet cul-de-sac may sell differently than a similar home on a busier street. A renovated kitchen may help, but if the roof, perimeter drains, or windows need attention, buyers may still discount the price. The details matter because buyers do not purchase square footage alone. They buy the full experience of the property. Sold Prices Reflect the Market Conditions at That Time Comparable sales are historical data. That means they are useful, but they are always looking backward. A sale from three months ago may not reflect today’s buyer activity, inventory levels, interest rate environment, or local competition. In a fast-moving market, even a sale from a few weeks ago can lose some relevance. This matters for both buyers and sellers. For sellers, relying too heavily on older high sales can lead to overpricing. For buyers, relying too heavily on older lower sales can lead to offers that do not compete. The better question is not simply, “What did similar homes sell for?” It is, “What has changed since those homes sold?” Condition Can Change the Entire Conversation Condition is one of the biggest reasons comparable sales can mislead people. Two homes may look similar online, but one may be move-in ready while the other needs major updates. Photos can hide a lot. A home may photograph beautifully but still have concerns with moisture, electrical, plumbing, roofing, windows, or overall maintenance. On the other hand, a home that looks dated may be extremely well cared for and structurally strong. This is why condition needs to be reviewed carefully, not assumed from listing photos. Buyers should avoid thinking, “That home sold for less, so this one should too,” without asking why. Sellers should avoid thinking, “My neighbour got that price, so I should too,” without comparing condition honestly. The Best Comparable May Not Be the Closest One Many people assume the best comparable sale is the one closest to the property. Sometimes it is. But proximity alone does not make a sale useful. In Greater Victoria, small location differences can change buyer demand quickly. A few blocks can affect walkability, school catchments, views, noise, lot usability, and overall appeal. A better comparable might be farther away but more similar in style, size, condition, and buyer profile. For example, a well-maintained 1970s family home in one part of Saanich may compare better with a similar home in another nearby pocket than with a brand-new build down the street. The goal is not to find the nearest sale. The goal is to find the most relevant sale. List Price and Sold Price Tell Different Stories A sold price matters, but the story behind it matters too. A home may sell over asking because it was intentionally priced low to attract multiple offers. Another home may sell under asking because it started too high and sat on the market. A third home may sell quickly at full price because it was priced accurately from the start. Without context, the numbers can create the wrong impression. Buyers may think every home is overpriced because they see price reductions. Sellers may think every home should attract competing offers because they saw one sale go over asking. Both can be wrong. The better analysis looks at: Original list price Final list price Sold price Days on market Price reductions Number of competing listings Property condition Buyer activity Offer terms The price is only one part of the story. Unique Properties Are Harder to Compare Some homes are easier to price than others. A standard condo in a large building with several recent sales may have clear comparable data. A custom home, acreage, waterfront property, view property, character home, or rural property is much harder to compare. Unique properties require more interpretation because there may not be a perfect match. In these cases, value often depends on buyer depth. How many buyers are looking for that specific type of property? How often do similar homes become available? How much are buyers willing to pay for rare features? This is why unusual homes need a more careful pricing strategy. The wrong comparable can create the wrong expectation. Buyers Can Use Comparables Too Aggressively Buyers sometimes use comparable sales as a negotiation weapon. They may find the lowest recent sale and treat it as the only number that matters. But if that sale had poor condition, an awkward layout, a motivated seller, or a less desirable location, it may not support a lower offer on a better property. A strong buyer strategy is not about forcing every home to fit the cheapest comparable. It is about understanding fair value, then deciding what the property is worth to you based on condition, competition, and long-term fit. The best buyers stay disciplined without ignoring context. Sellers Can Use Comparables Too Optimistically Sellers can make the opposite mistake. They may focus on the highest sale in the area and assume their home should match or exceed it. But the highest sale may have had better renovations, better timing, stronger presentation, a larger lot, or more motivated buyers. This can lead to a pricing problem. When a home starts too high, it can lose early momentum. Buyers may compare it to better-priced alternatives and move on. Over time, the listing may need a price adjustment, and the final result may be weaker than if it had launched with a sharper strategy. A good pricing conversation should include both the best-case sale and the realistic competition. Active Listings Matter Too Comparable sales show what has already happened. Active listings show what buyers can choose from right now. This is especially important in a market where buyers have more selection. A seller may feel confident because a similar home sold well last month, but if several competing homes are now available, buyers may have more leverage. For buyers, active listings help explain why one home may still attract strong interest. If the property is the best option in its price range, older comparable sales may not fully capture current demand. Pricing should consider both past sales and present competition. The Most Useful Comparables Need Adjustment A comparable sale is rarely perfect. That is why adjustments matter. A REALTOR® may look at a comparable and adjust for differences such as: Larger or smaller lot Better or worse condition Renovations Basement suite Garage or parking View Location Strata fees Building condition Outdoor space Timing of the sale The goal is not to make the numbers look exact. The goal is to understand the range of reasonable value. Real estate pricing is part data, part interpretation, and part buyer psychology. What Buyers Should Ask Before relying on a comparable sale, buyers should ask: How similar is the property really? Was the condition better or worse? Did it sell in a different market environment? Was it priced low to create competition? How many similar homes are available now? Would today’s buyers view this home as better or worse? These questions help buyers avoid overpaying or losing a good property because they relied on the wrong sale. What Sellers Should Ask Before using a comparable to set a price, sellers should ask: Is my home honestly in similar condition? Does my home have the same buyer appeal? Was the other sale an outlier? What competition will buyers compare us against? Are we pricing for attention or testing the market? What happens if we do not receive strong activity in the first two weeks? These questions help sellers build a pricing strategy instead of chasing a number. Final Thoughts Comparable sales in real estate are useful, but they are not automatic answers. They need context, adjustment, and honest interpretation. For buyers, comparables can help you understand value and avoid emotional overpaying. For sellers, they can help you price with confidence and avoid unrealistic expectations. But in both cases, the best results come from looking beyond the sold price and understanding the full story behind the sale. If you are buying or selling in Greater Victoria and want help understanding what comparable sales really mean for your next move, contact Faber Real Estate Group for clear, local advice. 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 GroupRoyal LePage Coast Capital Realty📞 250-244-3430📧 [email protected]ℹ️ Scott Faber Personal Real Estate Corporationℹ️ Cal Faber Personal Real Estate CorporationVanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

The May 2026 Victoria real estate market is likely to feel active, balanced, and competitive in selective pockets. April gave us a useful preview: sales improved from March, inventory continued to rise, and prices remained relatively steady. That combination usually creates a market where buyers have more choice, but sellers still have opportunity if they are priced properly from day one. According to the Victoria Real Estate Board, 643 properties sold in April 2026, which was 0.2% higher than April 2025 and 11.1% higher than March 2026. Active listings reached 3,710 at the end of April, up 13.8% from March and 8.3% from April 2025. In plain terms, more homes are available, but buyers are still participating. May Should Continue to Give Buyers More Choice May is typically one of the more active months of the spring market. Based on April’s increase in active listings, buyers should expect more selection across many property types and price points. That does not mean every listing will be a deal. It means buyers may have more room to compare homes, review options, and make decisions with less pressure than they would in a tight seller’s market. For buyers, May may bring: More new listings coming to market More ability to compare similar homes Less urgency on some properties Continued competition for well-priced homes in desirable locations More negotiating room on listings that are overpriced, dated, or sitting longer The key is not simply finding the lowest price. The better strategy is finding the right combination of location, condition, price, and long-term fit. Sellers Should Expect More Competition For sellers, May will likely be less forgiving than past spring markets where limited inventory did much of the work. With more active listings available, buyers have options. That means sellers need to be realistic about pricing, presentation, and timing. A home can still sell well in this type of market, but it needs a clear strategy. In May, sellers should pay close attention to: How many competing listings are active nearby How quickly similar homes are selling Whether buyers are booking showings early Feedback after the first week on market Price adjustments from competing sellers The first two weeks matter. If a listing launches too high, buyers may wait, compare, or move on to a better-positioned property. Prices Are Likely to Stay Relatively Stable The April benchmark numbers suggest stability rather than a sharp move in either direction. The Victoria Core single family benchmark price was $1,339,100 in April 2026, down 1.2% from April 2025 but up from March. The Victoria Core condo benchmark was $558,300, down 0.8% year over year but also up from March. That pattern matters. Prices are not surging, but they are also not falling dramatically across the board. May will likely continue that trend, with stronger pricing for homes that show well and more pressure on listings that feel overpriced compared with the rest of the market. The Market Will Feel Different by Neighbourhood May will not feel the same everywhere in Greater Victoria. A well-priced family home in Saanich may attract strong attention, while a dated condo with high strata fees may move more slowly. A townhome in the Westshore may compete differently than a character home in Fairfield or a new construction condo in Langford. This is why broad market headlines can be misleading. The real story in May will come down to micro-markets. Buyers and sellers should look closely at: Property type Neighbourhood Price range Days on market Condition Strata health, if applicable Recent comparable sales The overall market may be balanced, but each segment can behave differently. What Buyers Should Do in May Buyers should use May’s inventory carefully. More choice is helpful, but it can also create second-guessing. A practical approach is to separate homes into three categories: Strong fit: good location, fair price, solid condition Possible fit: good potential, but with tradeoffs Poor fit: too much compromise for the price This helps buyers stay focused. It also makes it easier to act when the right home appears. Buyers should also be ready before viewing homes. That means having financing reviewed, understanding closing costs, and knowing which conditions matter most before writing an offer. What Sellers Should Do in May Sellers should treat May as a strategy market, not a guessing market. The best results will likely come from homes that are: Priced against current competition Clean, prepared, and easy to show Marketed with strong photos and clear positioning Adjusted quickly if feedback shows resistance Presented with confidence, but not overconfidence In a market with more inventory, buyers notice the details. Small issues can create hesitation, especially when they have other homes to compare. The Bottom Line The May 2026 Victoria real estate market should remain balanced, active, and choice-driven. Buyers may have more room to think, but strong properties will still move. Sellers may still achieve good results, but only if their pricing and presentation match current market conditions. May will reward preparation on both sides. Buyers should be ready to act when value appears. Sellers should be ready to compete from the first day on market. If you are planning to buy or sell in Greater Victoria this spring, reach out to Faber Real Estate Group for advice based on your neighbourhood, property type, and timing.   Debbie N., 5-Star Review, via Google “From start to finish, Scott and Cal were amazing to work with. I hadn't moved in nearly 22 years and going from a house to a condo was a very difficult decision, but they were amazingly patient and responsive to my needs. This team doesn't just say that they care, they actually do. I couldn't have done this without them. I would recommend them to anyone. You will be in the best hands. Thank you Faber Group!!!” Faber Real Estate GroupRoyal LePage Coast Capital Realty📞 250-244-3430📧 [email protected]ℹ️ Scott Faber Personal Real Estate Corporationℹ️ Cal Faber Personal Real Estate CorporationVanessa Wood, Zachary Parsons, and Sophie Taylor“Building Lasting Relationships, One Home at a Time.”

The April 2026 Victoria real estate market gave both buyers and sellers a clearer look at what a balanced spring market can feel like. Sales activity improved from March, inventory continued to build, and prices remained fairly steady across key property types. In other words, the market is active, but it is not running away from either side. According to the Victoria Real Estate Board, 643 properties sold across the region in April 2026. That was almost unchanged from April 2025, when 642 properties sold, and up 11.1% from March 2026. Condo sales rose 5.9% year over year, with 198 units sold, while single family home sales decreased 1.2% year over year, with 331 homes sold. Inventory Is the Main Story The biggest number to watch right now is inventory. At the end of April, there were 3,710 active listings on the Victoria Real Estate Board MLS®. That was up 13.8% from March and up 8.3% compared with the end of April 2025. For buyers, this means more selection and less pressure than we saw in the strongest seller-driven markets. However, more choice does not always make the process easier. Buyers still need to compare value carefully, especially because not every listing is priced equally well. For sellers, this means competition matters. A home can still sell well, but pricing, presentation, condition, and launch strategy need to be aligned from the start. In a market with more inventory, buyers have options. If a listing misses the mark early, it may take longer to regain momentum. Prices Remained Relatively Stable The Victoria Core single family home benchmark price was $1,339,100 in April 2026. That was down 1.2% from April 2025, but up from $1,330,200 in March 2026. For condos in the Victoria Core, the benchmark price was $558,300 in April 2026. That was down 0.8% from April 2025, but also up from $553,800 in March 2026. These numbers point to a market that is not collapsing and not overheating. Instead, we are seeing a more measured environment where buyers have room to think, but well-positioned properties can still attract attention. What This Means for Buyers The April 2026 Victoria real estate market gives buyers something they have not always had in recent years: breathing room. That does not mean every buyer should wait, and it does not mean every property is negotiable. It means buyers have a better chance to compare options, review strata documents, understand neighbourhood differences, and avoid rushing into a decision simply because inventory is tight. Buyers should focus on: Comparing recent comparable sales, not just asking prices Understanding how long a property has been on the market Looking closely at condition, maintenance, and future costs Staying realistic about good homes in strong locations Using subjects and due diligence wisely where possible The best opportunities are often not the cheapest listings. They are the homes where price, condition, location, and long-term fit line up. What This Means for Sellers For sellers, April’s numbers point to a market that rewards preparation. With more active listings available, buyers are less likely to overlook issues. They are comparing finishes, floor plans, maintenance, location, pricing, and overall presentation. A home that is priced too aggressively may help competing listings look more attractive. Sellers should focus on: Pricing based on current competition, not last year’s expectations Preparing the home before photos and showings Addressing obvious maintenance concerns where practical Reviewing feedback quickly after showings Adjusting strategy early if activity is weaker than expected This is not a market where every seller needs to panic. However, it is a market where sellers need to be honest about buyer behaviour. The homes that stand out tend to have a clear strategy behind them. A Balanced Market Still Has Micro-Markets One of the most important points from April is that Greater Victoria is not one single market. A condo downtown, a family home in Saanich, a townhome in Langford, and a waterfront property in Sooke can all behave differently. Price point, property type, location, condition, and buyer demand all matter. That is why broad headlines can be misleading. A balanced market overall may still feel competitive in certain neighbourhoods, while other areas may give buyers more negotiating room. The Bottom Line The April 2026 Victoria real estate market is best described as balanced, active, and more choice-driven. Buyers have more options than they did in tighter markets, while sellers still have opportunity if they price and prepare properly. For buyers, this is a good time to be thoughtful. For sellers, this is a good time to be strategic. The market is not rewarding guesswork right now. It is rewarding clarity. If you are thinking about buying or selling in Greater Victoria, reach out to Faber Real Estate Group for local advice, current market insight, and a clear plan for your next move.   Jeff C., 5-Star Review, via Google Cal and Scott are tremendous, made our home buying and selling experience a stress free engagement.. some of the key highlights from our experience with them are: - quick to communicate, lightning fast.. within minutes! - deep expertise in the greater Victoria real estate.. from neighborhood information, developer history, even carpentry/finishing … DEEP knowledge - super friendly and encouraging They were able to deliver in very tight circumstances and we are so thankful to have worked with them. Best ones in Greater Victoria for sure” Faber Real Estate GroupRoyal LePage Coast Capital Realty📞 250-244-3430📧 [email protected]ℹ️ Scott Faber Personal Real Estate Corporationℹ️ Cal Faber Personal Real Estate CorporationVanessa Wood, Zachary Parsons, and Sophie Taylor“Building Lasting Relationships, One Home at a Time.”

Buyers and sellers market perspective can be completely different, even when both are looking at the same listings, the same sales, and the same local conditions. A buyer may feel prices are still too high. A seller may feel they are already being realistic. A buyer may see more choice and expect negotiation. A seller may remember what homes sold for last year and expect a similar result. Both sides can be partly right. That is what makes real estate emotional. The market is the same, but the experience is different depending on which side of the transaction you are on. In Greater Victoria, where micro-markets can shift by property type, neighbourhood, price range, and condition, understanding this difference can help buyers and sellers make better decisions. Buyers Focus on What They Can Choose Today Buyers usually judge the market based on what is available right now. They compare active listings, price reductions, days on market, condition, location, and value. If they have more homes to choose from, they often feel more patient. They may book several showings, compare options closely, and wait to see if sellers adjust. Buyers tend to ask: What else can I buy for this price? Has this home been sitting? Are there better options nearby? Can I negotiate? Will another listing come up soon? Is this worth the monthly payment? What repairs or upgrades will I need to pay for? A buyer’s view is shaped by choice. If they see multiple homes that feel similar, urgency drops. If they see one rare property that fits their needs perfectly, urgency rises. Sellers Focus on What They Own Sellers see the market through a different lens. They know the work they have put into the home. They remember the renovations, repairs, family milestones, neighbourhood improvements, and the price they were told the home might be worth. Sellers often ask: What did nearby homes sell for? What have we invested into the property? How much do we need for our next move? Why is our home not getting more attention? Why are buyers being so cautious? Are buyers undervaluing the property? Should we wait for a better offer? A seller’s view is shaped by attachment, timing, and financial goals. That does not mean sellers are unrealistic. It means they are emotionally and financially connected to the property in a way buyers are not. Buyers Compare Options. Sellers Compare Outcomes. This is one of the biggest differences. Buyers compare available options. Sellers compare expected outcomes. A buyer may look at three similar homes and choose the one that feels like the best value. A seller may look at a recent sale nearby and believe their home should sell for the same amount. Both comparisons matter, but they are not the same. Sold data shows what buyers were willing to pay in the recent past. Active competition shows what buyers are considering today. If the market has changed, relying only on past sales can create pricing problems. If buyers ignore recent sales completely, they may underestimate fair market value. The best strategy looks at both. Sellers Remember the Peak. Buyers Feel the Payment. Sellers often remember the highest values they heard about during stronger market periods. Buyers often focus on current affordability. This creates tension. A seller may think, “Homes like mine were selling for more before.” A buyer may think, “With today’s mortgage payment, this price does not feel affordable.” Neither side is necessarily wrong. They are just measuring value differently. Sellers often think in terms of price. Buyers often think in terms of monthly cost, repairs, risk, and future flexibility. That is why a home can seem reasonably priced to a seller and still feel expensive to a buyer. More Inventory Changes Buyer Behaviour When buyers have more options, they usually become more selective. They may expect: Better presentation Sharper pricing More complete information Cleaner homes Flexible showing access Stronger negotiation room More time to make decisions For sellers, this can feel frustrating. A seller may think the home should sell because it is good enough. But buyers may compare it against several other homes that are also good enough. In a market with more choice, average homes can get overlooked unless they are clearly priced, presented, and marketed well. Sellers Feel Time Differently Than Buyers Time feels different depending on which side of the transaction you are on. For buyers, time can feel helpful. More time means more listings, more comparison, and less pressure. For sellers, time can feel stressful. More days on market can create doubt, reduce momentum, and make buyers wonder whether something is wrong. This difference affects negotiation. A buyer may think, “The longer it sits, the more leverage we have.” A seller may think, “We just need the right buyer.” Sometimes both are true. But the longer a listing sits without meaningful activity, the more important it becomes to re-evaluate pricing, presentation, and competition. Condition Looks Different to Each Side Sellers often see improvements. Buyers often see future costs. A seller may think about the renovated bathroom, newer flooring, or updated appliances. A buyer may notice the older roof, aging windows, dated electrical panel, or drainage concerns. This is not because buyers are trying to be difficult. Buyers are calculating what ownership will cost after completion. They may be thinking about: Immediate repairs Insurance Renovation costs Maintenance Strata fees Future resale Monthly affordability Emergency savings A seller may see pride of ownership. A buyer may see a list of upcoming expenses. Good marketing and preparation help close that gap by showing buyers what has been done, what is in good condition, and what value the home offers. Buyers Price in Risk Buyers often reduce what they are willing to pay when they sense uncertainty. That uncertainty may come from: Limited property information Deferred maintenance Unclear permits Weak strata documents High strata fees Poor inspection results Awkward layout Busy road exposure Future development nearby Longer days on market Sellers may see these as small issues. Buyers may see them as reasons to negotiate. This is why transparency matters. When buyers understand a property clearly, they can make stronger decisions. When they feel uncertain, they usually either discount the price or walk away. Sellers Price in Emotion Sellers naturally attach meaning to their home. They remember what the home has meant to them, not just what it offers to the next buyer. That emotional connection can make it harder to accept market feedback. A buyer’s lower offer may feel insulting. A showing with no feedback may feel personal. A price reduction may feel like losing value. But the market is not judging the seller’s memories. It is judging the property’s current appeal compared with other options. That distinction is important. A home can be loved and still need a price adjustment. Negotiation Feels Different on Each Side Buyers often see negotiation as risk management. Sellers often see negotiation as value protection. A buyer may ask for a lower price because they see repairs, uncertainty, or competing options. A seller may resist because they feel the home is worth more or because they need a certain number for their next step. This can create a gap. The best negotiations focus on facts: Comparable sales Active competition Property condition Inspection results Days on market Buyer demand Seller timing Terms beyond price When both sides move away from emotion and toward evidence, the conversation becomes more productive. A Balanced Market Can Feel Different to Everyone A balanced market does not mean every buyer and seller feels balanced. A seller with a highly desirable home in a low-supply neighbourhood may still experience strong demand. A buyer shopping in a competitive price range may still face pressure. A seller with a dated home competing against newer options may feel the market is slow. A buyer shopping a higher price point with more inventory may feel they have leverage. This is why broad market labels can be misleading. There is no single Greater Victoria market experience. There are many smaller markets happening at the same time. Why Expectations Matter Many real estate problems begin with mismatched expectations. Sellers may expect: More showings Faster offers Less negotiation Higher prices Buyers to overlook minor issues Buyers may expect: Big discounts Perfect condition Sellers to negotiate quickly More leverage than they actually have Every listing to be overpriced Both sides can misread the market when they rely on assumptions instead of evidence. The better approach is to ask, “What is the current market telling us?” What Sellers Can Do Sellers can improve their position by focusing on what they can control. That includes: Pricing based on current competition Preparing the home properly Making showings easy Using strong photography and marketing Reviewing feedback honestly Responding quickly when activity slows Understanding buyer affordability Separating personal attachment from market value A seller does not need to give the home away. But they do need to compete with the homes buyers can choose today. What Buyers Can Do Buyers can improve their position by staying realistic. That includes: Understanding recent comparable sales Watching active competition Knowing when a home is truly well priced Avoiding low offers without a strategy Getting financing ready early Considering resale value Understanding repair costs Acting decisively when the right home appears More choice does not mean every seller is desperate. A buyer still needs to recognize quality when it appears. The Market Does Not Care Who Is Right Real estate decisions get better when buyers and sellers stop trying to prove who is right and start looking at what the market is actually doing. If a listing is getting strong showings and offers, the market is responding. If buyers are not booking showings, the market is hesitating. If similar homes are selling and yours is not, the market is making a comparison. If a buyer keeps losing homes, the market may be stronger than they think. The market gives feedback. The best decisions come from listening to it. Final Thoughts Buyers and sellers see the same market differently because they are experiencing different pressures. Buyers are trying to protect affordability, avoid risk, and choose wisely. Sellers are trying to protect value, manage timing, and move forward with confidence. Neither side is wrong for seeing the market through their own lens. But the best results happen when both sides understand the other perspective and make decisions based on evidence, not emotion. If you are buying or selling in Greater Victoria and want a clearer view of what the market is really saying, contact Faber Real Estate Group for practical advice tailored to your next move.   Scott L., 5-Star Review, via Google “I had the pleasure of working with the Faber Group to sell my house, and I couldn't be more pleased with the experience. Cal and Scott from the Faber Group provided exceptional service from start to finish. Their expertise and guidance were instrumental in preparing my home for sale, ensuring it was presented in the best possible light for maximum return on investment. They demonstrated a deep understanding of the market, strategically timing the listing to attract the right buyers." 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.”