Posts Tagged ‘Faber Real Estate Group’

If you want to prepare your home for listing photos properly, the goal is not perfection. The goal is clarity. Great listing photos help buyers understand the home, picture themselves living there, and decide whether your property is worth seeing in person. Poor photos can do the opposite, even when the home itself is strong. In today’s market, buyers usually see your photos before they read the full description, book a showing, or ask a question. That means your photos are often your first showing, not just a marketing extra. When a home looks clean, bright, and well-prepared online, it creates stronger first impressions and can increase both interest and confidence. Why listing photos matter so much Most buyers begin their search online. They scroll quickly, compare homes side by side, and make decisions in seconds. If the photos feel dark, cluttered, cramped, or inconsistent, many buyers move on before ever learning the property’s real value. Strong photos matter because they help: Increase click-throughs from MLS and listing websites Create better first impressions before a showing Make the home feel more spacious, bright, and cared for Attract more qualified buyers who already like what they see Support stronger marketing across social media, email, and brochures Good real estate photography does not just document the home. It positions it. The biggest mistake sellers make Many sellers assume the photographer will make everything look better. A skilled photographer absolutely helps, but photography cannot fully fix clutter, poor lighting, visible damage, crowded surfaces, or rooms that feel too personal. Photos work best when the home is already showing well in real life. Think of photography as the amplifier. It will amplify what is good, but it can also amplify what feels distracting. What buyers notice in listing photos Buyers may not say it this way, but they are usually asking themselves three questions while looking at photos: 1. Does this home feel well cared for? Visible mess, stains, crowded countertops, and burnt-out bulbs can make buyers assume there are deeper maintenance issues. 2. Does this home feel spacious and functional? Too much furniture, poor room layout, or overloaded shelves can make even a decent room feel smaller than it is. 3. Can I picture myself here? Highly personal items, too many family photos, bold niche décor, and visual clutter can make it harder for buyers to connect emotionally. This is why photo preparation matters. It helps buyers focus on the home, not the distractions. How to prepare your home for listing photos Start with a full clean A clean home always photographs better. Dust, smudges, streaks, pet hair, soap scum, and dirty floors often stand out more in photos than they do in person. Focus on: windows and mirrors kitchen counters and appliances bathroom sinks, tubs, and faucets baseboards and flooring light fixtures and glass surfaces A home does not need to feel sterile, but it should feel fresh. Declutter every room Clutter competes with the features of the home. Buyers should notice the space, layout, and light, not cords, piles, baskets, or too many decorative items. Try to remove: extra items from countertops papers, chargers, and cords oversized or excess furniture laundry hampers and floor mats personal toiletries fridge magnets and notes visible pet items Less visual noise usually makes a room feel larger and calmer. Depersonalise the space You are not trying to remove all warmth. You are trying to create room for the buyer’s imagination. Pack away or reduce: family photos children’s artwork on walls or fridges highly specific collections personalized signs bold or polarizing décor The more universal the space feels, the easier it is for buyers to picture their own life in it. Let in as much light as possible Natural light helps a home feel more open and inviting. Before photos, open blinds and curtains, replace burnt-out bulbs, and make sure every light fixture works. Good lighting can make a major difference in: room size perception colour balance overall mood buyer confidence in the condition of the home Dark rooms often feel smaller online than they do in person. Simplify the kitchen and bathrooms These are two of the most important spaces in listing photos. They should feel clean, functional, and easy to maintain. For kitchens: clear counters as much as possible hide dish soap, sponges, and drying racks remove most small appliances keep only a few simple finishing touches For bathrooms: remove toothbrushes, razors, and products close toilet lids hang fresh, simple towels clear shower shelves and tub edges These rooms tend to show every detail. Make beds and soften bedrooms Bedrooms should feel restful, not busy. Use simple bedding, smooth out wrinkles, and remove extra items from nightstands and dressers. A tidy bedroom helps buyers read the space more clearly and makes the home feel more put together overall. Improve curb appeal for exterior photos Exterior photos often come first in the listing gallery. If the outside feels neglected, it affects how buyers interpret everything that follows. Before exterior photography: sweep walkways and porches move bins and hoses out of sight park vehicles away from the front mow the lawn trim overgrowth remove dead plants clean the front door and entry area You do not need luxury landscaping. You need a tidy and welcoming first impression. Room-by-room photo checklist Entryway remove shoes, jackets, and bags clear the floor keep décor minimal Living room reduce furniture if the room feels tight hide remotes and cords straighten pillows and rugs Kitchen clear counters hide garbage cans if possible polish stainless steel remove clutter from the top of the fridge Dining area keep the table simple remove extra chairs if crowded centre the room visually Bathrooms clear all personal products use clean towels wipe mirrors and glass hide toilet brushes and bins if possible Bedrooms make beds neatly clear surfaces remove bulky storage items from view Laundry room put away detergent and baskets clear machine tops keep it simple and clean Yard and patio tidy furniture remove toys and tools sweep surfaces keep outdoor spaces usable and inviting Why this preparation can affect results Homes that photograph well often create stronger momentum. More clicks can lead to more showings. More showings can lead to better offers and stronger negotiating position. This does not mean photos alone sell the home. Price, condition, timing, and marketing strategy still matter. But photography plays a major role in whether buyers give your home a real chance. Preparation also signals something deeper. It tells buyers the home has been cared for and presented with intention. That can shape how they view value before they ever step through the door. What not to do before listing photos Avoid these common mistakes: leaving too many items on counters and surfaces forgetting to replace burnt-out bulbs keeping curtains closed leaving pet bowls, litter boxes, or beds visible using heavily patterned bedding or towels overdecorating rooms assuming editing will fix everything later The best listing photos usually come from simple preparation, not digital correction. Final thoughts To prepare your home for listing photos, focus on cleanliness, light, simplicity, and removing distractions. Buyers do not need a perfect home. They need a clear, appealing first impression that helps them see the home’s potential. If you want advice on getting your property photo-ready before it hits the market, contact Faber Real Estate Group for practical guidance tailored to your home and selling strategy. Sue S., 5-Star Review, via Google “I loved how they did virtual staging. I didn't have to find furniture etc. to stage the house. Cal and Scott got amazing pictures and made my moms house look like a cozy, beautiful home by placing the furiture etc. into the pictures of the rooms with their furniture. When the house was shown it was empty but Cal and Scott had their computer running so people going through the home could visualize how it could look. I would recommend Cal and Scott, an amazing duo team to sell or purchase any Real Estate.They even came and brought a mirror in to finish off one of the bathrooms in my mom's house. They totally cared and they go above and beyond. If you are looking to buy or sell your home give Cal and Scott a call, you will not be disappointed.”   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.”

A smart Victoria real estate wealth strategy is usually less about timing the perfect year and more about owning the right property for a long enough period of time. In Victoria, that matters even more because housing remains expensive, inventory has improved, and many buyers now have more choice than they did in recent years. That creates a better environment for careful, long-term decisions instead of rushed ones. In February 2026, the Victoria Real Estate Board reported that the Victoria Core benchmark for a single-family home was $1,307,400 and the benchmark for a condo was $545,600. For many households, real estate wealth is built in three simple ways: paying down principal, benefiting from long-term appreciation, and improving borrowing power as equity grows. That may sound basic, but basic is often what works. Why real estate can build wealth over time Real estate tends to reward patience. Each mortgage payment can reduce your loan balance, and over time that creates equity. If the property also grows in value, your net worth can rise from both directions at once. In Victoria, this approach can make sense because the market is no longer behaving like a straight-line sprint. The Victoria Real Estate Board said January 2026 sat on the threshold between balanced and a buyer’s market, with 2,624 active listings, up 9.6 per cent year over year. That means buyers may have more room to compare options and choose properties with stronger long-term fundamentals instead of simply chasing whatever is available. That shift matters. Wealth is rarely built by buying under pressure. It is more often built by buying with a plan. The three main ways real estate creates long-term value 1. Equity growth through mortgage paydown Every payment that reduces principal increases your ownership stake. In the early years, progress can feel slow. Over a decade or longer, it becomes meaningful. This is one reason owner-occupied real estate can be powerful. Even if the market has quieter periods, you are still moving forward by paying down debt on an asset you control. 2. Appreciation over a long holding period Victoria real estate does not move in a straight line every year. Some periods are stronger, some are softer, and some feel flat. But over a longer horizon, well-located property has often held its value better than many buyers expect, especially when the property matches durable demand drivers such as proximity to employment, schools, transit, walkable amenities, and lifestyle features buyers continue to want. This is where people sometimes get off track. They focus too much on the next 6 months and not enough on the next 10 years. 3. Income or cost control For investors, this can mean rental income. For owner-occupiers, it can mean controlling housing costs over time compared with the uncertainty of rising rents. BCREA’s Housing Monitor Dashboard says BC inventory was near its highest level in over a decade, while other recent reporting has pointed to easing rental pressure in Greater Victoria. That does not mean every property makes a good investment. It means buyers have a better chance to be selective and choose properties that match a real long-term plan. What makes a strong long-term property in Victoria Not every home is a strong wealth-building asset. The best long-term choices usually have a few things in common: Location strength: areas with lasting demand, not just short-term hype Property flexibility: suites, home offices, family-friendly layouts, or downsizing appeal Land value or scarcity: detached homes and well-positioned townhomes often hold strategic appeal Liveability: walkability, transit access, schools, parks, and daily convenience Financial sustainability: mortgage, strata, taxes, and maintenance that remain manageable A good long-term purchase is not always the flashiest home. It is often the one that still makes sense five or ten years from now. Common ways buyers use real estate to build wealth Buy and live in it for the long term This is the most common path. A buyer purchases a home they can comfortably hold, builds equity over time, and later uses that equity to move up, downsize, or reinvest. Buy with income potential A legal suite, secondary accommodation, or a property with future flexibility can improve the numbers and reduce monthly pressure. For some buyers, that makes homeownership possible sooner and strengthens the long-term strategy. Buy below your maximum budget This approach is less exciting, but often more durable. Keeping monthly costs manageable leaves room for repairs, life changes, and future opportunities. Wealth tends to grow more steadily when the property supports your life instead of stretching it. Upgrade strategically over time Some owners build value through thoughtful improvements rather than major overhauls. Kitchens, bathrooms, energy upgrades, and maintenance can protect value, improve liveability, and support resale appeal later. Where buyers go wrong A long-term plan can still fail if the purchase is based on the wrong assumptions. Common mistakes include: buying for short-term speculation rather than long-term fit stretching too far on monthly costs underestimating maintenance, strata fees, or special assessments assuming every property will perform equally well focusing only on price growth and ignoring cash flow or holding costs This is especially important in Victoria, where affordability remains strained. RBC Economics reported Victoria’s aggregate affordability measure at 67.9 per cent in Q3 2025, still among the least affordable tracked markets in Canada. That does not mean buying is a bad idea. It means buying without a clear plan is a risk. Real estate wealth is usually built slowly, not dramatically The strongest long-term results often come from ordinary decisions repeated over time: buying a property you can hold maintaining it well resisting panic during slower markets refinancing carefully when appropriate moving strategically instead of emotionally That is not the version of real estate people talk about most online, but it is the version that tends to work. A better question to ask before buying Instead of asking, “Will this property jump in value soon?” a better question is: “Will this home still be a good financial and lifestyle fit if I own it for 7 to 10 years?” That question changes everything. It shifts the decision from speculation to strategy. Final thoughts A solid Victoria real estate wealth strategy is rarely built on a quick flip or a lucky guess. It is usually built on time, discipline, manageable numbers, and choosing the right property for your long-term goals. If you want help assessing whether a home fits your long-term wealth plan in Victoria, contact Faber Real Estate Group for advice tailored to your next move. Troy W., 5-Star Review, via Google “We moved to Victoria from Halifax. As our Realtor, Scott helped us find the right house in the right neighborhood for the right price. He was patient as we traveled from the east to look at homes over several months and cautioned us about making unreasonable offers when we fell too quickly for overpriced homes. In short, he was always on our side working to make our house purchase as simple and successful as possible. The best part about working with Scott was that he was always more focused on answering our questions, giving us good advice, and finding homes that met our needs than he was on closing a deal. We would recommend him to anyone. 5 Star service Scott, we look forward to using you again very shortly for an income rental in the new year.” 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.”  

Setting the right price has always mattered, but the cost of overpricing your home in Victoria BC is higher in a market where buyers have more choice and more time to compare options. In February 2026, the Victoria Real Estate Board reported 2,903 active listings, up 10.4 per cent from a year earlier, while sales were down 11.9 per cent year over year. VREB also described the market as balanced after sitting near the threshold of a buyer’s market. That matters because balanced markets are less forgiving of aspirational pricing. Buyers do not need to rush into a listing that feels overpriced when there are other homes to consider. Why overpricing hurts more now When inventory rises, buyers become more selective. They compare value faster, watch price history more closely, and often skip listings that seem out of line with recent comparable sales. VREB’s February 2026 numbers show prices in the Victoria Core have been relatively steady rather than surging, with the benchmark single-family home at $1,307,400, down 0.9 per cent year over year, and the benchmark condo at $545,600, down 0.7 per cent. In a steady market, overpricing is less likely to be rescued by fast appreciation. The first few days of a listing matter the most. That is when your property is fresh, buyer alerts are strongest, and interest is easiest to convert into showings and offers. If the price causes hesitation at launch, the listing can lose momentum before it has a real chance to compete. What sellers usually do not see right away Overpricing rarely fails all at once. It usually shows up in stages: Fewer showings than expected Buyers saving the listing but not booking appointments Feedback that the home is nice, but feels high for the area Competing listings selling while yours sits Pressure to reduce later, after the home has lost its freshness That is the hidden cost. The issue is not only extra time on market. It is also the shift in perception. Once a home lingers, buyers start asking what is wrong with it, even when the real problem is simply price. A longer time on market can weaken your leverage Many sellers assume starting high gives them room to negotiate. In practice, it often does the opposite. A well-priced home can create stronger early interest and sometimes competition. An overpriced home can lead to low urgency, smaller buyer pools, and offers that come in below where the seller likely could have landed with a sharper launch strategy. BCFSA also encourages sellers to understand the proposed market value and pricing strategy before signing a listing contract. That is a useful reminder: pricing is not just a number. It is part of the full marketing plan. The emotional cost is real too Overpricing does not just affect statistics. It affects decision-making. When a home sits longer than expected, sellers often feel one of three things: Frustration because activity is lower than promised Doubt about the home, the market, or the strategy Pressure to make reactive decisions instead of measured ones That is when small adjustments turn into larger corrections. Price drops made too late can attract bargain hunters instead of the strongest early buyers. What smarter pricing looks like Smart pricing is not about being the cheapest option. It is about being the best-positioned option for the buyers most likely to act. A stronger pricing strategy usually includes: Recent comparable sales, not just current competition Adjustments for condition, location, layout, and updates An honest view of buyer demand in your segment A launch price designed to generate interest, not test the market In a balanced market, the goal is not to “leave room.” The goal is to create confidence. The bottom line The cost of overpricing your home in Victoria BC is usually not measured only in dollars off the list price. It also shows up in lost momentum, fewer showings, weaker leverage, and more stressful decisions later in the process. In today’s market, accurate pricing is not conservative. It is strategic. If you want a pricing strategy built around current Victoria market conditions, buyer behaviour, and your home’s real position in the market, contact Faber Real Estate Group for advice before you list. Sue S., 5-Star Review, via Google “I was so impressed with Cal and Scott, a father and son team. They make you feel so cared for. They went out of their way to help get my moms house ready to sell. It was hard to let the family home go but Cal and Scott helped to make the process go smooth. They sold my mom's house in 2 days for over the listing price. Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

The 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.”

If you are thinking about selling private or hiring a Realtor, the decision can feel straightforward at first. One option seems like it could save money. The other involves professional fees. But for most sellers, the real question is not just what each option costs. It is what each option helps protect, expose, and negotiate. A private sale can work in some cases. But it also puts more responsibility on the seller and can reduce the market reach that often helps produce stronger results. What does “selling privately” mean? Selling privately usually means you are trying to sell your home without hiring a Realtor to market and manage the listing. Some sellers already know the buyer. Others try to find one through social media, a lawn sign, private websites, or word of mouth. That may sound simpler. Sometimes it is. But once serious interest appears, the process quickly becomes more than just showing the home and agreeing on a price. What does a Realtor do for a seller? A Realtor’s role is not just putting a sign on the lawn. For sellers, a Realtor typically helps with: Pricing strategy Marketing and exposure Showings and buyer screening Offer handling Negotiation Disclosure guidance Coordination with lawyers, lenders, inspectors, and timelines Canadian Real Estate Association says sellers are almost always better served by the broader exposure offered by listing on an MLS System, and that greater exposure can increase the likelihood of more offers and a better result on price or terms. The biggest risks of selling privately 1. Fewer buyers may see your home This is often the most important trade-off. Canadian Real Estate Association explains that MLS Systems become more valuable as more buyers and sellers use them, and that placing a property on an MLS System gives it exposure to a broader pool of potential buyers. In practical terms, less exposure can mean: Fewer showings Less buyer competition Less urgency Fewer chances to improve price or terms A private sale might still find a buyer. What it may not do is attract the strongest buyer available in the current market. 2. It is harder to know if your price is truly right When a home is exposed to a broader market, sellers get clearer feedback. They can see whether the property is generating strong interest, weak interest, or multiple offers. The Province of BC notes that open market transfers are situations where anyone likely to be interested has the opportunity to make an offer, such as when a property is listed with a realtor or otherwise advertised for sale. When a sale is not clearly tested in the open market, fair market value may need to be supported in other ways. That does not mean every private sale is underpriced. It means the seller has less evidence that they achieved the best available outcome. 3. Negotiation gets harder when you do it alone Many sellers think negotiation is mostly about price. It is not. A strong offer also includes details like: Deposit amount Subject conditions Closing date Possession date Repair requests Risk of collapse before completion BCFSA notes that written offers are typically prepared on a Contract of Purchase and Sale and reviewed carefully so the terms reflect the parties’ intentions and are understood before signing. It also notes that when multiple written offers are received before one is accepted, they must be presented to the seller unless the seller has directed otherwise in writing. That structure matters. It helps sellers compare more than just the headline number. 4. Disclosure mistakes can become expensive later Disclosure is one of the biggest areas where sellers underestimate risk. BCFSA’s 2025 guidance says full and frank disclosure enhances a property’s marketability, and warns that refusing adequate disclosure can make a property harder to sell. It also notes that choosing a “Property No Disclosure Statement” may expose sellers to future litigation risk if latent defects are discovered after title transfer. In plain language, keeping things vague does not necessarily protect a seller. In some situations, it can do the opposite. 5. More of the workload shifts onto the seller A private sale does not remove paperwork, deadlines, or legal steps. It simply means more of that responsibility lands on the seller. Even when no Realtor is involved, the transaction still needs proper documentation, legal transfer work, and tax-related filings. The Province of BC notes that property transfer tax is based on fair market value at the date of registration unless an exemption applies. Buyers usually pay the property transfer tax, but sellers still need to manage their own legal, mortgage-discharge, and transaction-related responsibilities. The sale can feel simple until the details start stacking up. When selling privately can make sense There are situations where a private sale may be reasonable, such as: Selling to a family member Selling to a friend or neighbour Selling to a tenant Choosing privacy over maximum market exposure In these cases, the convenience may outweigh the broader marketing advantage. Even then, proper pricing, legal advice, and careful documentation still matter. When hiring a Realtor is often the stronger choice Hiring a Realtor is usually the better fit when a seller wants: Maximum exposure Better price discovery Clearer negotiation support Help managing forms and timelines Guidance on disclosure and risk A more structured process from start to finish For many homeowners, the real benefit is not just marketing. It is having someone reduce preventable mistakes while helping the seller make stronger decisions under pressure. The better question to ask Instead of asking, “Can I sell without a Realtor?” A better question is: “What am I taking on if I do?” That shift matters. Because the visible cost of representation is easy to see, but the hidden cost of weaker exposure, softer negotiation, or one avoidable mistake is often much harder to measure. Final thought Selling privately is not automatically the wrong choice. But it is rarely the simpler choice once pricing, negotiation, disclosure, and paperwork are all taken seriously. For many BC sellers, hiring a Realtor is less about convenience and more about reducing risk while giving the property the strongest chance in the market. If you are weighing whether to sell privately or work with professional representation, contact Faber Real Estate Group for practical advice on the selling approach that best fits your home and your goals. Brandon S., 5-Star Review, via Google “My wife and I sold our condo in View Royal and bought a place in Esquimalt with the help of The Faber Group. Scott helped us to find and buy the perfect home for our growing family in a very competitive market. He got to know our wants and needs and worked within our schedule with a small baby. Once we found the perfect place Scott helped us to get it for under the asking price and sold our condo in one day on the market with multiple offers over asking! We are so grateful that Scott helped us through this process, answering our many questions and alleviating our concerns. Thank you for helping us sell our first home and buy a beautiful house for our family.” 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.”

How long should you live in a home before selling? There is no one rule that fits every homeowner. Some people sell after a year because life changes quickly. Others stay for five, ten, or twenty years. The better question is whether selling now makes financial and practical sense for your situation. That is because timing a sale is not just about how long you have owned the property. It is also about costs, equity, market conditions, and what comes next. In many cases, the smartest move is not simply waiting longer. It is understanding whether your home still fits your needs and whether selling supports your bigger goals. There Is No Magic Number, But Time Does Matter Many homeowners hear that they should stay in a property for at least five years. That guideline exists for a reason. Buying and selling come with costs. When you purchase a home, you may pay legal fees, inspection costs, moving expenses, and other closing expenses. When you sell, there are typically real estate fees, legal costs, staging expenses, preparation costs, and moving costs again. If you sell too soon, those costs can take a larger bite out of your equity. That does not mean selling earlier is always a mistake. It simply means the shorter your ownership period, the more carefully you should run the numbers. Why Five Years Often Gets Mentioned The five-year idea is not a strict rule. It is more of a practical benchmark. Over a longer ownership period, homeowners often have more time to: build equity through mortgage paydown benefit from market appreciation, if values rise spread out buying and selling costs over more years make improvements that increase appeal and function avoid making a rushed move based on a short-term frustration Still, real life does not always follow a perfect timeline. Job changes, family needs, divorce, estate matters, health issues, and lifestyle shifts can all create valid reasons to sell sooner. When Selling Sooner Can Still Make Sense Sometimes the best decision is to move even if you have not been in the home very long. That can happen when: your household has outgrown the space the layout no longer works for your needs you need to relocate for work monthly costs feel too high the home needs more upkeep than expected you want to move closer to family, schools, or support systems the property was always meant to be short-term In those cases, the real question is not whether you have owned the home long enough. It is whether staying longer solves the problem or only delays a necessary decision. The Financial Side to Review Before Selling Before listing, it helps to step back and look at the numbers clearly. 1. Your Current Equity Position How much do you still owe on the mortgage, and how much could the home likely sell for in today’s market? That gap matters. A home sale may look strong on paper, but the real number is what remains after mortgage payout, fees, and closing costs. 2. Your Selling Costs Sellers should account for: real estate fees legal fees moving costs staging or preparation costs mortgage penalty, if applicable These costs affect whether selling now feels worthwhile. 3. Your Next-Step Costs Selling is only one side of the decision. You also need to consider what comes after. Ask yourself: Will you be buying again in the same market? Will your next monthly payment be higher? Are you moving into a more expensive property type or area? Would renting temporarily make sense? Sometimes a sale looks attractive until the replacement cost is considered. Lifestyle Matters Just As Much As the Numbers A home decision is never purely financial. A property may still work on paper but no longer feel right in daily life. That could mean the commute is too long, the yard is too much work, the home feels too small, or the neighbourhood no longer fits your priorities. On the other hand, some homeowners think about selling because of a temporary frustration that may not justify the cost and disruption of moving. That is why it helps to separate short-term stress from long-term misalignment. Questions to Ask Before You Sell If you are unsure whether it is too soon to move, start with these questions: Is this a need-based move or a want-based move? Does the home still fit our lifestyle over the next two to three years? Have we built enough equity to make the move worthwhile? What would our next housing option realistically cost? Are we reacting to a temporary challenge or a lasting change? These questions often bring more clarity than focusing on an arbitrary ownership timeline. Market Timing Should Be a Factor, Not the Only Factor Some sellers delay a move because they are waiting for the perfect market. Others rush because they think they must sell before conditions change. In reality, the best timing usually balances both personal readiness and market opportunity. A strong market can help. So can low competition in your property segment. But even a favourable market does not automatically make selling the right move. The best outcome often comes when your personal goals and market conditions align, not when you chase headlines. A Better Way to Think About Timing Instead of asking, "How long should I live in a home before selling?" it may be more useful to ask: Have I stayed long enough for the move to make sense financially? Does selling now improve my lifestyle, flexibility, or long-term plans? Am I clear on both the cost of leaving and the cost of what comes next? That framing leads to better decisions because it focuses on outcomes, not rules of thumb. Final Thoughts How long should you live in a home before selling? Long enough for the move to make sense for your finances, your lifestyle, and your next chapter. For some homeowners, that may be a short stay. For others, it may be many years. The key is making a decision based on your full picture, not just a general guideline. If you are weighing whether now is the right time to move, contact Faber Real Estate Group for clear, practical advice on your home’s value, your likely selling costs, and whether selling now supports your bigger real estate goals. 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  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.”

What makes a listing feel premium without luxury pricing? It usually is not one expensive renovation or a long list of flashy upgrades. More often, it is the feeling buyers get when a home appears well cared for, thoughtfully presented, and easy to understand from the moment they see it. That matters in every price range. Buyers notice when a property feels elevated. They also notice when a home feels cluttered, rushed, or confusing. The good news is that creating a premium impression does not always require a luxury budget. In many cases, it comes down to better choices, not bigger spending. Premium Does Not Mean Expensive A premium listing feels intentional. It tells buyers that the seller has taken the time to prepare the home properly and present it in a way that respects both the property and the buyer experience. That can come through in simple ways: clean, bright, well-lit rooms fresh paint in the right areas consistent hardware and finishes tidy landscaping and strong curb appeal professional photography that captures the home clearly a layout and marketing strategy that make the home easy to understand Luxury pricing often depends on location, lot, size, views, finish level, and market conditions. But a premium feel is different. It is about presentation, polish, and confidence. Buyers Are Responding to More Than Features Many sellers focus only on what the home has. Buyers also focus on how the home feels. Two homes can have similar square footage, bedroom count, and location, yet one creates much more excitement. Often, the difference is not the product itself. It is the way the product is prepared and introduced to the market. A premium-feeling listing usually gives buyers three things: clarity about what makes the home special confidence that the property has been cared for emotion that helps them picture themselves living there That is where strong listing strategy starts to separate itself from basic marketing. The Small Details That Create a Premium Feel You do not need a full luxury renovation to raise the perceived quality of a home. Often, the best return comes from details that improve the overall impression. 1. Cleanliness That Feels Obvious A spotless home does more than look nice. It signals pride of ownership. Buyers tend to assume that a clean home has also been better maintained. Deep-cleaning kitchens, bathrooms, baseboards, windows, floors, and entry areas can make a major difference. 2. Consistency Over Flash A premium listing often feels cohesive. That means finishes, colours, lighting, and décor work together rather than compete for attention. A home does not need designer materials everywhere. It just needs fewer distractions. 3. Better Light Natural light changes how a home is perceived. Clean windows, lighter paint, updated light fixtures, and proper lamp placement can make spaces feel larger and more welcoming. Even simple adjustments like opening blinds, trimming exterior greenery, or switching dated bulbs can improve the mood of a room. 4. Thoughtful Styling Staging does not need to feel dramatic to be effective. In fact, the most successful styling often feels subtle. Good styling helps buyers understand: how the space functions where furniture should go how rooms connect how the home could support their lifestyle That is especially important in smaller homes, condos, townhomes, and properties with unusual layouts. 5. Strong Photography and Marketing A premium listing experience often begins online. If the photos are dark, crooked, or incomplete, buyers may never book a showing. Professional photography, compelling remarks, floor plans when possible, and a clear pricing strategy help a home feel more serious and better positioned in the market. Where Sellers Often Overspend One of the biggest mistakes sellers make is assuming they need to spend heavily to compete. That is not always true. Before investing in large upgrades, it helps to ask whether the spending will actually improve buyer perception or simply satisfy personal taste. New countertops, designer fixtures, or major remodelling can be worthwhile in some cases, but many homes benefit more from: paint decluttering minor repairs updated lighting landscaping touch-ups better furniture placement pre-listing preparation A premium listing without luxury pricing is usually built through discipline and prioritization, not overspending. Premium Presentation Builds Buyer Confidence When buyers walk into a home that feels ready, they tend to respond more positively. They are less distracted by small issues. They can focus more clearly on the home’s strengths. They are also more likely to remember the property after the showing. That matters because buyer decisions are rarely based on numbers alone. They are shaped by trust, comfort, and comparison. If your listing feels more polished than competing homes in a similar price range, that can improve: showing activity perceived value buyer engagement offer confidence It does not guarantee a sale, but it can put the property in a stronger position. The Goal Is Not to Fake Luxury The goal is not to make an average home pretend to be something it is not. The goal is to present the home at its best so buyers see its value clearly. That means identifying what already works, improving what weakens the first impression, and building a strategy around the buyers most likely to connect with the property. A premium feel comes from preparation, not exaggeration. Final Thoughts A premium listing without luxury pricing is possible when sellers focus on the details that shape perception most. Cleanliness, consistency, lighting, styling, and strong marketing often do more to elevate a listing than expensive upgrades that do not match the market. If you are preparing to sell and want to know which improvements will actually help your home stand out, contact Faber Real Estate Group for advice on creating a polished, buyer-friendly listing strategy that fits your property and price point. Sue S., 5-Star Review, via Google “I was so impressed with Cal and Scott, a father and son team. They make you feel so cared for. They went out of their way to help get my moms house ready to sell. It was hard to let the family home go but Cal and Scott helped to make the process go smooth. They sold my mom's house in 2 days for over the listing price. 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.”

If you are trying to make sense of the Westshore real estate market overview 2026, here is the simple truth: inventory across Greater Victoria is higher, activity picked up in February, and pricing is holding steady enough that strategy matters more than speed. Sales are up month over month, which helped shift conditions back toward balance. Active listings rose to 2,903 across the Victoria Real Estate Board region at the end of February 2026. In the Westshore, pricing depends heavily on community and home type, so one headline number rarely tells the full story. What “Westshore” means in real terms When locals say “Westshore,” they are usually talking about the west side of Greater Victoria, including: Langford Colwood View Royal Metchosin Highlands Sooke These markets behave differently from one another. In 2026, that micro-market reality matters more than ever because buyers have more choice and sellers need cleaner pricing and presentation to stand out. The 2026 story so far: more choice, more thinking time February 2026 showed a noticeable pickup in sales compared with January, while inventory stayed healthy. The Victoria Real Estate Board reported 465 total properties sold in February (up 37.2% from January), with 2,903 active listings at month end. Why that matters in the Westshore Buyers: more listings usually means more leverage, but it also increases decision fatigue. Sellers: the “just list it and it sells” era is not the baseline. Pricing and preparation are doing more of the heavy lifting. Westshore benchmark prices: what a “typical” home costs in February 2026 VREB’s MLS Home Price Index (HPI) benchmark is useful because it tracks a typical home rather than swinging with whatever mix sold that month. Single family benchmark prices (February 2026) Langford: $1,029,300 Colwood: $1,077,800 Sooke: $803,000 Metchosin: $1,304,600 Highlands: $1,598,000 Townhome benchmark prices (February 2026) Langford: $714,300 Colwood: $737,800 Sooke: $666,200 Condo benchmark prices (February 2026) Langford: $512,200 Colwood: $494,000 Sooke: $499,000 How to read this quickly Westshore is not “cheap Victoria.” It is a range of sub-markets with different price bands. Highlands and Metchosin often behave like lifestyle acreage markets. Langford and Colwood carry a lot of the region’s growth, new supply, and townhome activity. What buyers should do differently in 2026 In a more balanced environment, the winning buyer move is not “move faster.” It is “get clearer.” Practical buyer strategy Choose your tradeoff first: space, schools, commute, or price point. The right answer changes the neighbourhood shortlist. Use the benchmark ranges to set expectations: if you are shopping detached, Langford vs Sooke vs Highlands is not a small adjustment. Be ready to act when the right home shows up: balance does not mean every listing sits, especially the ones priced properly and showing well. A smart question to ask yourself If you found the right home in Langford today, would you rather win on price, conditions, or possession date? Pick one before you write. What sellers should do differently in 2026 When inventory is higher, buyers compare more homes and notice flaws faster. Practical seller strategy Price for your competition, not your memory: the benchmark tells you the direction; your micro-market comps set the number. Presentation is a pricing tool: strong photos, clean prep, and clear showing access can reduce days on market. Plan for negotiation: balanced markets often include more back-and-forth, especially when buyers have options. A smart question to ask yourself If your home sits for 21 days, what is your plan: improve presentation, adjust price, or change terms? The bigger BC context: supply is higher across the province BCREA has noted provincial inventory running near the highest level in over a decade, with just over 40,000 homes for sale and expectations for broadly balanced conditions in 2026. That supports what we are seeing locally: more choice, fewer rushed decisions, and stronger results for people who plan. Dawson H., 5-Star Review, via Google “Working with Scott and Zach made the entire condo purchase process incredibly smooth, even while I was traveling in another country. Their communication was clear, timely, and efficient, which made it easy to navigate every step without feeling stressed or overwhelmed. They handled details behind the scenes with confidence, giving me peace of mind knowing everything was in good hands.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”