Posts Tagged ‘Victoria BC real estate’

If you are wondering whether to relist or wait if your home is not selling, you are not alone. In today’s Greater Victoria market, many sellers are asking whether they should relist or wait if your home is not selling after showings slow down, feedback turns vague, or the listing simply sits. The real answer is that neither option fixes the problem on its own. In most cases, the issue is not the listing date. It is the strategy behind the listing. That matters even more in the current market. The Victoria Real Estate Board reported 579 sales in March 2026, down 5.5% from March 2025, while active listings rose to 3,261, up 7.9% year over year. VREB also described current conditions as a market with good supply and reasonable demand, which means buyers have options and sellers face more competition. The Real Problem Usually Is Not Time When a home does not sell, sellers often blame the clock. They think: maybe we need to take it off the market maybe buyers are ignoring it because it has been listed too long maybe a fresh MLS number will solve it Sometimes a relist can help at the margins. Most of the time, though, it does not change the reason buyers passed in the first place. A home usually sits for one of five reasons: the price does not match current buyer expectations the presentation is not strong enough online the property is reaching the wrong audience the condition or showing experience creates hesitation the seller’s expectations have not adjusted to current competition In a market with more inventory, buyers compare harder, hesitate longer, and negotiate more confidently. VREB’s March 2026 update said both sales and listings increased from the previous month in a typical spring pattern, but inventory remains elevated. That means a listing has to feel well-positioned, not just available. When Relisting Can Make Sense Relisting can be the right move, but only when something meaningful has changed. That could include: a clear price correction new photos or much better marketing repairs, staging, or decluttering that change buyer perception a different launch strategy a shift in market timing after a quieter period In other words, relisting works best when it reflects a new offer to the market, not just a new start date. A relist without a real change often backfires. Buyers may still recognize the property, especially in neighbourhoods where they are watching closely. If the same home comes back with the same price, same presentation, and same issues, the market usually reads that as a seller trying to reset the optics rather than improve the value. When Waiting Might Make Sense Waiting can make sense too, but only for the right reason. It may be worth pausing if: you know you are entering a better seasonal window for your property type you need time to improve condition or presentation there is a personal timing reason that makes selling now too rushed your next move depends on better preparation, not blind patience What usually does not work is waiting in the hope that buyers will suddenly become less selective. Right now, Greater Victoria is not suffering from a lack of choice. Active listings were up 12.3% from February to March 2026 and up 7.9% year over year, giving buyers more selection. In that kind of environment, a seller who waits without improving strategy can come back to the market facing the same challenge again. What a Sitting Listing Is Actually Telling You A listing that is sitting is feedback. Not emotional feedback. Market feedback. Here is how to read it: No showings This often points to price, photos, headline appeal, or early online presentation. Buyers are screening you out before they ever visit. Showings but no offers This usually means the home is creating interest but not confidence. The issue may be layout, condition, odour, light, deferred maintenance, or value relative to competing homes. Offers far below expectations This often means the market sees the home differently than the seller does. It can also mean buyers are building in room for updates, risk, or soft demand. Positive comments but no action This is one of the clearest signs the home is not winning the comparison test. Buyers may like it, but they do not like it enough at that price. A Better Question Than “Relist or Wait?” The smarter question is this: What needs to change for the next buyer to say yes? That shift matters. Because once you ask that, the plan becomes more practical: review competing active listings, not just past solds assess whether the current price still makes sense evaluate photos, copy, floor plan flow, and first impression study buyer feedback for patterns decide whether the home needs repositioning, not just more time This is especially important in a market where benchmark values have been relatively soft. In March 2026, the Victoria Core benchmark for a single-family home was $1,330,200, down 1.1% from March 2025, while the benchmark for a Victoria Core condominium was down 0.8% year over year. What We Usually Recommend Instead In many cases, the best strategy is neither “just relist” nor “just wait.” It is to reposition. That can mean: adjusting price to where today’s buyers see value improving staging, light, and photo quality rewriting the listing to match the real buyer profile tightening showing readiness relaunching with a clearer plan once the product is stronger The market rarely rewards stubbornness. It usually rewards clarity. A stale listing is not always a bad home. Often, it is simply a good home that met the market with the wrong strategy. Final Thought If your home is sitting, do not assume a relist will save it, and do not assume waiting will fix it. The better move is to find out why buyers are passing, then make a strategic decision based on price, presentation, competition, and timing. If you are trying to decide whether to relist, wait, or reposition your sale, contact Faber Real Estate Group for honest advice on what your listing is really telling the market and what to do next. Shandy B., 5-Star Review, via Google “Cal and Scott are exceptional realtors. We sold our beloved home with their help. They helped us price competitively and fairly, leading to a fast house sale in a slower market, as well as receiving more than we had hoped for the sale of our home. They were accommodating and respectful of our family needs, and helped us show our home in the best way possible. We felt like a priority every step of the way. The are honest and trustworthy! All the stars for the Faber group” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

For buyers in Greater Victoria, budget matters, but where you shop matters just as much. The same number can buy a newer condo in one area, an older townhouse in another, or a detached home in a completely different part of the region. That is especially true when comparing Langford, Saanich, and Victoria, where housing stock, neighbourhood feel, and price points can shift quickly from one municipality to the next. The Victoria Real Estate Board reported 3,261 active listings at the end of March 2026, up 7.9% from March 2025, while also noting that Greater Victoria is made up of many micro-markets with different conditions and demand. This is why buyers who only search by price can miss the bigger picture. A $750,000 budget does not mean the same lifestyle in Langford as it does in Saanich or Victoria. In practical terms, your budget is really buying a mix of location, home type, age, condition, and future resale appeal. Langford’s planning direction continues to support a wider range of housing choices, including more mid-rise and ground-oriented homes, while Saanich is actively working to expand housing diversity in established neighbourhoods. Victoria, meanwhile, is made up of 12 distinct neighbourhoods, which helps explain why value can look very different from one pocket to another. Why These Three Areas Feel So Different Langford Langford often gives buyers more square footage and newer construction for the money. Many buyers looking here are trading a longer commute or a different neighbourhood feel for a more modern home, newer strata, or a better chance at ground-oriented living. The city’s current planning framework emphasizes mid-rise and ground-oriented housing choices, which supports that broader range of product. Saanich Saanich tends to sit in the middle. It offers a wide mix of housing, from condos and townhomes to established detached neighbourhoods, but pricing can move up quickly depending on school catchments, lot size, and proximity to key amenities. Its updated planning direction also points toward more housing diversity within existing neighbourhoods. Victoria Victoria usually commands a premium for location, walkability, and lifestyle. Buyers are often paying more for proximity to downtown, the Inner Harbour, Cook Street Village, Fernwood, Fairfield, or other well-known urban neighbourhoods. The City’s neighbourhood structure and evolving housing policy help explain why Victoria often offers less space for the same budget, but stronger lifestyle appeal for buyers who want to be close to the core. What Different Budgets May Buy You Around $500,000 to $650,000 At this level, most buyers are usually focused on condo living. In Langford, this budget can often put you in a newer one-bedroom or two-bedroom condo, sometimes in a more modern building with updated finishes, parking, and better overall building age. In Saanich, this same budget may still work for a condo, but buyers are often choosing between size and age. You may find a larger older suite or a smaller unit in a more desirable pocket. In Victoria, this range often means a condo as well, but the trade-off is usually space. You may buy into a more central and walkable lifestyle, but with less square footage or an older building than you would see in Langford. That lines up with broader market data. In March 2026, the Victoria Core MLS HPI benchmark for a condo was $553,800, while the region-wide average sale price for condo apartments was $634,393. Around $650,000 to $900,000 This is where the comparison starts to get more interesting. In Langford, buyers in this range may start stretching into larger condos, newer townhomes, or older small detached options depending on exact location and condition. In Saanich, this is often townhouse territory, larger condos, or entry-level detached opportunities in select pockets, though detached choices can still be limited. In Victoria, buyers may still be mostly looking at condos, townhomes, or half-duplex style options rather than detached homes, especially if staying close to the urban core is important. Region-wide in March 2026, the average sale price for a row or townhouse was $837,192, which makes this budget range one of the most competitive for buyers trying to move beyond condo living without jumping fully into higher detached-home pricing. Around $900,000 to $1.2 million This is often the transition zone where buyers start deciding between location and home type. In Langford, this budget may open the door to detached homes, including newer or more updated properties, especially when buyers are flexible on exact neighbourhood or lot size. In Saanich, this budget may buy an older detached home, a smaller lot, a home needing updates, or a strong townhouse alternative in a well-established area. In Victoria, this range often still requires compromise for detached housing. Buyers may need to consider smaller homes, more renovation work, duplex options, or moving slightly away from the most sought-after central pockets. That context matters because the Victoria Core single-family benchmark was $1,330,200 in March 2026, while the region-wide average sale price for single-family homes was just over $1.35 million. In other words, a budget around $1 million can still be powerful, but it does not stretch evenly across all three municipalities. Around $1.2 million to $1.6 million Now buyers start seeing a bigger difference in what their money can do. In Langford, this range can often buy a newer detached home with more interior space, a garage, and a family-oriented layout. In Saanich, this may put buyers into an established detached home in a desirable neighbourhood, though age, updates, and lot characteristics still matter a great deal. In Victoria, this budget may buy a detached home in select areas, but many buyers are still choosing between character, condition, parking, and walkability rather than getting all of them at once. This is where buyer strategy becomes more important than headline price. A family focused on space and newer finishings may lean Langford. A buyer focused on long-term neighbourhood stability and central access may prioritize Saanich. A buyer focused on walkability and city lifestyle may still prefer Victoria even if the home itself is smaller or older. Above $1.6 million At this level, all three areas offer more choice, but the type of value still differs. Langford may offer larger and newer detached homes with more modern layouts. Saanich may offer stronger lot value, established streets, and family-oriented neighbourhood appeal. Victoria may offer premium location, character homes, or higher-demand central properties where land and proximity carry more of the value story. For many buyers, this is the budget range where the decision stops being about “Can I buy?” and starts becoming “What kind of life do I want this home to support?” The Real Trade-Off Is Not Just Price The biggest mistake buyers make is assuming that more house always means better value. Sometimes the better move is buying less space in the right location. Sometimes it is buying a newer home with fewer maintenance surprises. Sometimes it is choosing an older home in a strong neighbourhood because the long-term livability is better for your family. The best budget is not the highest one. It is the one that aligns with how you want to live, how long you plan to stay, and how much compromise you are actually comfortable making. Final Thoughts If you are comparing Langford, Saanich, and Victoria, the smarter question is not just what your budget can buy. It is what kind of home, lifestyle, and future flexibility that budget can buy in each area. In today’s market, buyers have more room to compare options and do proper due diligence than they did in more competitive years, but the differences between micro-markets still matter. The right strategy is to compare the same budget across multiple municipalities before committing too early to one path. VREB says current supply and consumer demand have created conditions with less pressure and more time for decision-making, which makes this kind of side-by-side comparison especially worthwhile right now. If you want help comparing what your budget could realistically buy in Langford, Saanich, and Victoria right now, contact Faber Real Estate Group for tailored advice and a clear plan based on your goals. Nilo M., 5-Star Review, via Google “This group have a high level of commitment to help and to put thier client’s need ahead of their personal gain. They deal and engage with integrity and wisdom on how it will work for both the seller and the clients. I experienced it first hand in this crazy and difficult season. We just bought a home at Glanford area, and they are always there for us, every step of the way. They are real and can be trusted.” 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 want to sell your home faster in a balanced Victoria market, the key is not luck. It is strategy. Sellers are no longer operating in a market where almost every listing gets immediate attention. In March 2026, the Victoria Real Estate Board reported 579 sales and 3,261 active listings. That works out to a sales-to-active listings ratio of about 17.8 per cent, which sits in Victoria’s balanced-market range of 17 to 28 per cent. That matters because balanced markets reward homes that are priced right, presented well, and marketed clearly. VREB also noted that current conditions offer good supply and reasonable demand, with fewer high-pressure transactions and more time for buyers to make decisions and do their due diligence. What a Balanced Market Really Means for Sellers A balanced market is often misunderstood. Some sellers hear “balanced” and assume that means stable, easy, and predictable. What it really means is that buyers have options, and your home is being compared against more listings than it would be in a tighter market. In March 2026, active listings in the VREB region were up 12.3 per cent from February and 7.9 per cent year over year. Sales were up from February, but still 5.5 per cent lower than March 2025. In plain terms, buyers are looking carefully. They are taking more time. They are comparing value. If your home feels overpriced, poorly presented, or confusing, they often move on before booking a showing. Price for the Market You Are In, Not the Market You Remember The fastest way to slow down a sale is to price based on past peak conditions instead of current buyer behaviour. In a balanced market, buyers tend to notice value quickly. They also notice when a listing is reaching. When that happens, the home often sits, accumulates days on market, and ends up needing a price adjustment that could have been avoided with a stronger launch strategy from the beginning. Selling faster usually means pricing close to where the market sees the property today, not where the seller hoped it would be six months ago. The goal is not to “leave money on the table.” The goal is to avoid becoming the listing buyers watch while they buy something else. Make the First Week Count The first week on market carries more weight than many sellers realize. That is when your listing is freshest, most visible, and most likely to attract buyers who have been waiting for the right property. If the home goes live with weak photos, cluttered rooms, incomplete preparation, or a price that feels too ambitious, that early momentum fades quickly. Once buyers have mentally dismissed a listing, it is harder to bring them back. A faster sale usually starts before the listing goes live: complete repairs that buyers will notice declutter and depersonalize the space improve lighting and cleanliness sharpen curb appeal make sure the photography, floor plan, and remarks match the home’s strongest selling points In this market, presentation is not about being flashy. It is about removing hesitation. Stop Marketing Features and Start Selling Fit Many listings spend too much time describing countertops, flooring, and appliance brands without answering the buyer’s real question: “Is this the right home for me?” To sell faster, the marketing needs to connect the property to a buyer profile. A family buyer looks for layout, yard space, storage, and school access. A downsizer looks for ease, comfort, low maintenance, and main-level living. An investor looks for flexibility, rental appeal, and numbers. Homes often move faster when the positioning is clear. Buyers respond more quickly when they can see themselves in the home and understand why it fits their next move. Condition Still Shapes Speed In a balanced Victoria market, buyers are more willing to walk away from work they do not want to take on. That does not mean every seller needs a full renovation. It does mean sellers should pay attention to the details that create doubt. Old paint, worn flooring, dated fixtures, poor odours, and deferred maintenance do more than make a home feel tired. They raise questions about what else has not been looked after. If you want a faster sale, focus on improvements that make the home feel clean, cared for, and easy to step into. Buyers do not need perfection. They need confidence. Be Easy to Show Access matters more than many sellers think. A home that is hard to show usually takes longer to sell. Limited time windows, excessive notice requirements, or repeated declined appointments create friction at the exact point when a buyer is deciding whether your home deserves serious attention. Balanced markets reward convenience. The easier it is for qualified buyers to see the property, the better your chances of creating momentum early. Watch the Market While You Are Listed Launching well is important, but so is adjusting quickly if the market speaks. If showings are low, feedback is repetitive, or similar homes are moving while yours is not, that is useful information. In a balanced market, speed often comes from responding early rather than defending a strategy that is not producing results. This does not always mean a price cut. Sometimes it means better photos, stronger staging, improved remarks, or a more targeted marketing push. But if the issue is price, waiting too long usually costs more than acting decisively. Negotiate With the Goal of Keeping the Deal Together Selling faster is not only about getting an offer. It is also about getting to completion without unnecessary friction. Because buyers in this market often have more options and more time for due diligence, clean negotiation matters. Sellers who are realistic on inspections, timelines, and reasonable requests are often the ones who get deals across the finish line faster. A hardline approach can feel strong in the moment, but in a balanced market it can also send a ready buyer back into the pool of competing listings. The Real Advantage Comes From Preparation The sellers who do best in this kind of market are usually not the ones with the most expensive homes. They are the ones with the clearest strategy. That means: pricing from today’s evidence preparing the home before launch marketing to the right buyer making showings easy responding quickly to feedback negotiating with the goal of closing, not just countering Final Thoughts If you want to sell your home faster in a balanced Victoria market, the path is usually not dramatic. It is disciplined. The homes that sell first are often the ones that feel correctly priced, easy to understand, and easy to act on. Victoria’s market is giving buyers more choice right now, but that does not mean sellers cannot succeed. It means success comes from sharper execution. If you are thinking about selling and want a plan built for today’s Victoria market, contact Faber Real Estate Group for tailored advice on pricing, preparation, and launch strategy. Maryann G., 5-Star Review, via Google “We recently sold our home through the Faber Real Estate Group. We received excellent service as we navigated our way through the sale of the house. I would recommend Cal and his sons as the realtor for your sale as they are so professional and gave good advice leading to a quick sale.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

If you are wondering what $1.5 million buys in Greater Victoria, the answer depends less on the number itself and more on where you want to live, what style of home you want, and how much compromise you are willing to make. In today’s market, buyers have more inventory to choose from and more time to compare options, but that does not mean every $1.5 million property offers the same value. In March 2026, the Victoria Real Estate Board reported 579 sales and 3,261 active listings, with Chair Fergus Kyne noting that Greater Victoria is made up of many micro-markets with different conditions and demand. The bigger story is this: $1.5 million can still buy a very good home in Greater Victoria, but the type of home changes sharply by area. That budget sits above the Victoria Core single-family benchmark of $1,330,200, which means buyers are shopping above the benchmark range in some neighbourhoods and below luxury pricing in others. Why $1.5 Million Means Different Things Across Greater Victoria Greater Victoria is not one market. It is a collection of smaller markets, each with its own pricing, lot sizes, housing stock, and buyer demand. VREB’s March 2026 report makes that clear, and it matters a lot when buyers set a budget. At around $1.5 million, buyers are often comparing very different options, such as: an older character home in a prime central location a larger family home in Saanich a newer build in Langford or the Westshore a well-located executive townhome a smaller but premium property in Oak Bay or near the water That is why buyers who focus only on price often miss the bigger question: what kind of lifestyle does that $1.5 million actually buy? In Oak Bay, $1.5 Million Often Buys Location More Than Size In Oak Bay, $1.5 million can buy you into one of Greater Victoria’s most established and desirable neighbourhoods, but it usually does not buy the largest home on the block. Current listings around that price point include a 2-bedroom, 2-bath single-family home on Windsor Road listed at $1.5 million, and another 4-bedroom, 2-bath home on Kinross Avenue listed at $1.399 million. What that tells buyers is simple: in Oak Bay, a big part of the value is tied to the neighbourhood itself. You are often paying for walkability, prestige, established streets, school catchments, and long-term desirability. The trade-off may be less square footage, older construction, or future renovation needs. In Saanich, $1.5 Million Usually Buys More House Move into parts of Saanich and that same budget often stretches further. Around $1.5 million, buyers may find larger family homes with more bedrooms, more updated interiors, or larger lots. For example, a current Cadboro Bay area listing at 2615 Arbutus Road is priced at $1.5 million and offers 4 bedrooms and 4 bathrooms. This is where the $1.5 million price point becomes attractive for move-up buyers. Instead of paying primarily for a marquee postal code, buyers may be able to secure more usable living space, better functionality for families, or a property that works longer term. In Victoria Proper, It Can Mean Character, Centrality, or Flexibility Closer to central Victoria, $1.5 million can buy a home with more urban convenience, access to amenities, and in some cases income or multi-generational potential. One current Jubilee-area listing at 1790 Denman Street is priced at $1.5 million and offers 5 bedrooms and 3 bathrooms. That points to an important theme in this price range: some buyers are not just buying a home, they are buying flexibility. At $1.5 million, a property might offer space for extended family, a home office setup, or room to adapt over time. In neighbourhoods closer to the core, that flexibility can be just as valuable as finishings. In Langford and the Westshore, Buyers Often Get More Modern Features In the Westshore, especially Langford, $1.5 million often buys newer construction, more modern layouts, and more finished square footage compared with older central neighbourhoods. This part of the market tends to appeal to buyers who care about newer systems, open-concept design, energy efficiency, and less immediate maintenance. The trade-off is usually not inside the home. It is location, commute, and lot character. For many buyers, though, that is a trade worth making. If the goal is maximum house for the money, newer inventory, and family-friendly design, this price point can go further in the Westshore than it does in Victoria Core or Oak Bay. Current REALTOR.ca results also show substantial listing inventory in Langford, reflecting that buyers have real choice right now. In Sidney and the Peninsula, It Often Buys Lifestyle and Ease For Peninsula buyers, $1.5 million may buy a smaller but polished home, a well-kept rancher, or a downsizing option in a strong location. In these areas, the appeal often comes from walkability, proximity to the water, a quieter pace, and easy everyday living. This price point can be especially relevant for downsizers selling larger homes elsewhere in Greater Victoria. Instead of chasing maximum square footage, many are using this budget to buy simplicity, quality, and convenience. What Buyers Should Really Expect at This Price Point The mistake many buyers make is assuming $1.5 million guarantees a dream home everywhere. It does not. What it does buy is option value. At this level, buyers can usually choose between: better location more square footage newer condition income potential or flexibility lower-maintenance lifestyle But rarely all five at once. That is the real story behind what $1.5 million buys in Greater Victoria. It is enough to enter a wide range of strong neighbourhoods, but not enough to avoid trade-offs. The smart move is not asking, “What is the best home for $1.5 million?” The better question is, “Which version of $1.5 million fits my life best?” The Market Context Matters Too This is also a useful price point in the current market because inventory has been rising. VREB reported 3,261 active listings at the end of March 2026, up 12.3 per cent from February and 7.9 per cent from March 2025. That gives buyers more room to compare neighbourhoods, property types, and condition before acting. That said, more choice does not automatically make decisions easier. It often creates more second-guessing. Buyers with a $1.5 million budget still need to be clear on what matters most: location, lot, age, layout, schools, rental flexibility, or long-term resale. Final Thoughts If you are trying to understand what $1.5 million buys in Greater Victoria, the answer is not one home. It is a range of possibilities shaped by neighbourhood, property type, and priorities. In some areas, it buys charm and location. In others, it buys size and newer finishings. In others, it buys lifestyle and simplicity. That is why the best buying strategy at this price point starts with clarity, not just budget. If you want help comparing what $1.5 million could buy in different Greater Victoria neighbourhoods, contact Faber Real Estate Group for tailored advice and a clear plan based on your goals. Michael F., 5-Star Review, via Google “If you want the best in town, stop your search – you've found them here in Cal and Scott Faber. We couldn't be happier with the results and highly recommend them to anyone in need of top-notch real estate services. Professional, patient, and caring results guaranteed.” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

Deciding between selling first vs buying first in Victoria BC is one of the biggest strategy questions homeowners face. The right answer depends on your finances, your risk tolerance, and the type of property you are moving into. In Greater Victoria, that decision matters even more right now because the market is giving buyers more choice, while sellers still need to price carefully and plan well. As of March 2026, the Victoria Real Estate Board reported 3,261 active listings, up 12.3% from February and 7.9% from March 2025, while 579 properties sold, up 24.5% month over month but still 5.5% below last year. That points to a market with more inventory and more room for due diligence than the high-pressure conditions many sellers remember. Why This Question Matters More Now In a fast-moving seller’s market, some homeowners buy first because they expect their current home to sell quickly. In a more balanced market, that approach can create stress if the sale takes longer than expected or sells for less than hoped. BCREA notes that the sales-to-active listings ratio is a useful way to judge market balance, with roughly 15% to 25% generally considered balanced across BC markets. Victoria’s March 2026 ratio works out to about 17.8% using 579 sales and 3,261 active listings, which fits that balanced range. In plain English, that means homes are still selling, but buyers usually have more options and more time to compare. When Selling First Usually Makes More Sense For many homeowners in Victoria, selling first is the safer route. Selling first may be the better move if: You need the equity from your current home for the next down payment You want a firm budget before shopping You are moving into a higher price bracket You would feel stressed carrying two properties at once Your current home may take time to sell because of pricing, condition, or competition This strategy reduces uncertainty. You know what your home actually sold for, what closing date you are working with, and how much you can comfortably spend on the next purchase. That matters in today’s market because inventory is up, but sellers still face more competition than they did when supply was tighter. The Victoria Real Estate Board said current conditions are creating “fewer high-pressure transactions” and allowing more time for decisions and due diligence. That is good for buyers, but it also means sellers should not assume a quick sale at top dollar. The trade-off The downside is obvious: once you sell, you may feel pressure to buy. If the right property does not come up quickly, you may need temporary housing, storage, or a flexible completion plan. When Buying First Can Be the Better Strategy There are also times when buying first makes more sense. Buying first may be the better move if: You are financially strong enough to carry both properties for a period You have substantial equity and easy access to financing You are searching for a very specific property that may be hard to replace You are downsizing and moving into a lower price bracket You want to avoid the stress of selling and then rushing into a purchase This can work especially well for homeowners moving from a detached home into a condo or townhome, where the next purchase may cost less than the home being sold. Victoria Core benchmark prices help explain this. In March 2026, the benchmark price was $1,330,200 for a single-family home, $848,500 for a townhome, and $553,800 for a condo. For an owner selling a higher-value detached home and moving into a lower-priced property type, buying first may be more manageable than it would be for someone moving up. The risk The main risk is carrying costs. If your current home does not sell quickly, you may end up covering two mortgages, two sets of property taxes, insurance, utilities, and moving costs at the same time. Even if you qualify on paper, that can create pressure you do not want. A Simple Way to Think About It Instead of asking, “What is better?” ask, “Where is the risk for me?” Sell first if your biggest concern is: Budget certainty Monthly cash flow Avoiding financial strain Not wanting to guess what your home will sell for Buy first if your biggest concern is: Finding the right replacement property Avoiding a rushed purchase Securing a rare home when it becomes available Having enough financial flexibility to handle overlap Common Victoria BC Scenarios Move-up buyers If you are moving from a condo or townhome into a detached home, selling first is often the cleaner strategy. Detached homes in the Victoria Core remain far more expensive than other property types, so knowing your exact sale proceeds matters. Downsizers If you are selling a detached home and moving into a condo or townhome, buying first may be realistic if financing allows. This can help you lock in the right location, layout, or building rather than buying whatever is left once your sale is firm. Buyers in highly specific segments If you only want a certain school catchment, waterfront area, building type, or one-level layout, buying first can sometimes protect you from settling. The rarer the target property, the more this matters. Tools That Can Help Depending on your situation, the strategy can sometimes be improved with the right structure. Options to consider: Longer closing dates to give yourself more time between transactions Subject-to-sale offers in some situations, though these can be less competitive Bridge financing when the gap between purchase and sale is short and financing is approved Rent-back agreements if a buyer allows you to stay in the home temporarily after closing These tools do not remove risk, but they can make the timing more workable. Final Thoughts The best answer to selling first vs buying first in Victoria BC is usually not emotional. It is financial and strategic. In today’s Greater Victoria market, buyers have more choice and less urgency than in past years, while sellers need to be realistic about pricing and timing. That tends to make selling first the safer default for many homeowners, while buying first can work well for those with strong equity, flexible financing, and a very clear plan. If you want help deciding which order makes the most sense for your move, contact Faber Real Estate Group for advice tailored to your timeline, budget, and property type in today’s Victoria market.   Lisa S., 5-Star Review, via Google “Scott went above and beyond for us in both finding our dream home and selling our condo. He listened to us and provided professional advice for each circumstance. Would highly recommend!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

If you have been waiting for the right time to buy, the current Victoria real estate market deserves a closer look. The opportunity right now is not really about chasing a dramatic price drop. It is about something more practical: more choice, more negotiating room, and more time to make careful decisions than buyers have had in years. In Greater Victoria, 579 properties sold in March 2026 while active listings climbed to 3,261, creating a sales-to-active-listings ratio of about 17.8 per cent. That sits at the low end of the Victoria Real Estate Board’s balanced-market range and points to a market that feels far more manageable for buyers than the high-pressure conditions many remember. That matters because the best buying opportunities do not always show up when prices are falling sharply. In Victoria, benchmark prices have stayed relatively steady. The Victoria Core benchmark for a single-family home was $1,330,200 in March 2026, down 1.1 per cent from a year earlier, while the benchmark condo value was $553,800, down 0.8 per cent year over year. Prices have softened only modestly, but the bigger shift is that buyers now have more room to think, compare, and negotiate. More Inventory Changes the Conversation For a long time, many buyers in Greater Victoria felt pushed into fast decisions. Low inventory, tight timelines, and heavy competition created an environment where hesitation could mean missing out. That is not what this market looks like today. Active listings were up 7.9 per cent year over year at the end of March, and the Victoria Real Estate Board described current conditions as offering plentiful opportunity for both buyers and sellers, with fewer high-pressure transactions and more time for due diligence. That shift matters. More inventory does not guarantee a deal on every property, and it does not mean sellers have lost all leverage. What it does mean is that buyers can be more selective about location, layout, condition, and long-term fit. They can compare several options instead of forcing one property to work simply because there are no alternatives. In practical terms, that often leads to better decisions. A Better Buying Setup Does Not Mean an Easy Market Balanced conditions are different from a distressed market. Buyers still need to be realistic about pricing, financing, and the fact that well-positioned homes can attract strong interest. But balanced conditions do create a healthier process. The market is still active, with March sales up 24.5 per cent from February, yet the supply side remains strong enough to reduce some of the urgency that defined earlier years. That combination gives prepared buyers a better chance to move strategically instead of emotionally. This is where many people misread the market. They assume a good time to buy only happens when prices are falling hard or headlines sound negative. In reality, some of the strongest buying windows happen when prices are relatively stable but buyers gain better access to inventory and better negotiating conditions. That is much closer to what Victoria looks like right now. Why Breathing Room Matters So Much The real advantage in today’s market is not that every home is cheap. It is that buyers can act with more discipline. They can book an inspection without feeling rushed. They can review strata documents or title details more carefully. They can negotiate on price, dates, or conditions with more confidence. And they can walk away from the wrong property without feeling like they have lost their only chance. VREB has explicitly noted that current supply and demand levels are allowing both sides of the sale to make decisions and undertake due diligence with less pressure. That breathing room can be especially valuable for first-time buyers, upsizers, downsizers, and anyone trying to buy with a plan rather than from fear of missing out. A more workable market does not remove risk, but it does improve the quality of decision-making. Prepared Buyers Still Have the Advantage A better market for buyers still rewards preparation. The strongest buyers in this environment are the ones who understand their financing, know their comfort level, and have clarity around what matters most in a home. When the right property comes up, they can act decisively. When a property is overpriced or not the right fit, they can step back without panic. That is one of the biggest changes from the urgency-driven market many buyers still have in mind. This market is less about reacting fast and more about recognizing value clearly. Buyers who are organized and informed can use these conditions to make smarter, more confident decisions. A Smart Way to Think About Buying in 2026 Instead of asking whether everything feels perfect right now, a better question is whether conditions are more favourable for buyers than they have been in recent years. In Greater Victoria, the answer is increasingly yes. Inventory remains healthy, prices have been relatively steady, and the market is giving buyers more space to compare options and negotiate thoughtfully. Provincially, BCREA said inventory is running near its highest level in over a decade, with just over 40,000 homes for sale across BC, which should help keep broader market conditions balanced through 2026. That does not mean every buyer should rush into the market. But for people who are financially ready and planning for the long term, this may be one of the more practical buying windows Victoria has offered in a while. Not because the market is weak, but because it is more balanced, more navigable, and less driven by pressure. Final Thoughts The current market will not be the right fit for every buyer. But for those who are prepared, patient, and focused on long-term goals, today’s Victoria market may offer something that has been missing for a long time: more selection, less frenzy, and a better chance to buy with clarity. If you want help building a smart buying plan in today’s market, contact Faber Real Estate Group for advice on where the real opportunities are in Greater Victoria. Wilson, 5-Star Review, via Google “Amazing people there! They will help you through the entire process and will always make you feel like family. For those first time home buyers, don't be intimidated entering the market because they will explain every process and guide you through.” 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 psychology of home buying plays a bigger role than many people realize. Buyers may talk about price, bedrooms, location, and square footage, but their final decision is often shaped by emotion, perception, and confidence. Understanding the psychology of home buying helps both buyers and sellers make better decisions. A home purchase is not just a financial transaction. It is also a decision tied to identity, lifestyle, comfort, stress, and future plans. That is why two homes with similar features can create very different reactions. Buyers Start with Logic, Then Decide with Emotion Most buyers begin their search with a practical checklist. They might want three bedrooms, a yard, a certain school catchment, or a shorter commute. That is the logical side of the search. Then something else happens. A buyer walks into one home and immediately feels comfortable. Another home may check more boxes on paper, but it feels cold, awkward, or harder to picture living in. This is where emotion starts to guide the decision. Common emotional drivers include: Feeling safe in the neighbourhood Imagining family life in the space Pride of ownership Comfort and calm Excitement about the future Fear of missing out on a good opportunity The emotional response is often what turns interest into action. First Impressions Carry More Weight Than People Think Buyers make fast judgments. Before they have fully analyzed the layout or the price, they are already forming an opinion based on how the home feels. This includes: Street appeal Cleanliness Smell Natural light Noise levels Layout flow Overall sense of care A home that feels bright, clean, and easy to understand often creates more confidence. A home that feels cluttered, dark, or poorly maintained can make buyers hesitate, even if the issues are minor. This is why presentation matters so much. Buyers are not only evaluating the property. They are also evaluating the risk of choosing it. Buyers Want Confidence More Than Perfection Many sellers assume buyers are looking for a perfect home. In reality, most buyers understand that every property has trade-offs. What they really want is confidence. They want to feel that: The home has been cared for The asking price makes sense The layout works for their life The negatives are manageable They are not missing something important When buyers feel uncertain, they slow down. When they feel clear, they move faster. This is one reason why transparent marketing, clean presentation, and a well-prepared listing can have such a strong effect. The goal is not to make a home look flawless. The goal is to reduce friction and increase trust. Fear Shapes Buyer Behaviour Home buying is exciting, but it is also stressful. Buyers are often managing a mix of hope and fear at the same time. Some of the biggest fears include: Overpaying Buying the wrong location Missing hidden problems Acting too quickly Waiting too long and losing the home Feeling regret after the purchase These fears can lead to very different behaviours. Some buyers rush because they are afraid of losing out. Others delay because they are afraid of making a mistake. This is why strong guidance matters. Good real estate advice does more than open doors. It helps buyers interpret what they are feeling and make decisions with more clarity. Lifestyle Vision Is Often the Real Decision Maker A home is rarely bought just for what it is today. Buyers are usually buying into a picture of the life they want next. They may be thinking about: Hosting family dinners Walking the kids to school Having space for a dog Working from home more comfortably Reducing maintenance Feeling settled in a certain neighbourhood In other words, buyers are often purchasing a future version of their life. That is why homes that help people imagine their next chapter often perform better than homes that simply present features. Features matter, but lifestyle connection is often what makes a listing memorable. Scarcity and Competition Can Change Everything Buyer psychology shifts when there is competition. When inventory feels limited or a home is especially well-positioned, buyers can become more emotionally invested very quickly. Urgency increases. So does the fear of regret. A buyer who was unsure on day one may become far more decisive once they know other people are interested. This does not mean buyers should be pressured. It means market context matters. The same buyer may behave very differently depending on supply, pricing, and how unique the property feels. For sellers, this is a reminder that pricing and presentation influence more than traffic. They influence buyer emotion. The right strategy can make a home feel like an opportunity rather than just another option. The Best Decisions Happen When Emotion and Strategy Work Together Emotion is not the enemy in real estate. It is part of the process. Problems usually happen when emotion takes over without enough structure. The strongest buying decisions usually happen when buyers: Know their budget clearly Understand their non-negotiables Recognize emotional reactions without being controlled by them Compare homes against long-term goals Get advice grounded in market reality A buyer should love the home. They should also understand why it makes sense. That balance is where confidence comes from. What Sellers Can Learn from Buyer Psychology If you are selling, buyer psychology should shape how you prepare and market your home. A few important takeaways: Buyers notice feeling before details Clean, bright, well-organized homes often feel safer to purchase Clear pricing helps reduce hesitation Small signs of neglect can create bigger concerns in a buyer’s mind Marketing should help buyers picture a lifestyle, not just read a feature list The question is not only, “What does this home have?” It is also, “How does this home make a buyer feel?” That question often has a bigger impact on the final result than many sellers expect. Final Thoughts The psychology of home buying is a mix of logic, emotion, fear, confidence, and future vision. Buyers may justify a purchase with numbers, but the decision is often shaped by how a home feels and how clearly they can picture their life in it. Whether you are buying or selling, understanding these patterns can help you make more thoughtful choices and avoid decisions driven only by pressure or impulse. If you want guidance on how buyer psychology could affect your next move in Greater Victoria, contact Faber Real Estate Group for clear advice tailored to your goals.   Kushant J.., 5-Star Review, via Google “I have dealt with many real estate agents in the past years but Scott really stood out to me. He pays attention to your personal requirements, is a fountain of knowledge, and overall just an amazing person to communicate with. We have young children and Scott knows exactly how to work with us when it comes to open houses and viewings (very difficult with young children). I will be working with Scott for all of my future real estate needs!” Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

When someone says a deal “collapsed,” that phrase can mean very different things in BC real estate. Sometimes a transaction ends because subjects were never removed. Sometimes one party cannot perform on a firm deal. Sometimes the problem is misrepresentation, mistake, or a frustrating event that makes completion impossible. BC real estate guidance groups collapsed deals into three broad categories: default or breach of contract, misrepresentation or mistake, and frustration. That distinction matters, because what happens next depends on why the deal fell apart and when it happened. First, Understand the Stage of the Deal Before completion, there are usually two very different scenarios: The contract never went firm because subjects were not removed in time The contract was firm, but one side failed or refused to complete Those are not treated the same way in practice or in law. BCREA notes that in the standard Contract of Purchase and Sale, if written notice removing subjects is not delivered by the subject removal deadline, the contract terminates. It also notes that the party benefiting from a subject clause must generally make good faith, reasonable efforts to remove it. So if a buyer has financing or inspection subjects and does not remove them properly by the deadline, the deal may simply die at the subject stage rather than become a true breach-on-closing problem. If the Deal Dies Before Subject Removal This is often the least dramatic type of collapse. If subjects are not removed by the deadline, the contract usually terminates under the standard BC form. However, many buyers assume that means the deposit automatically comes back right away. That is not always true. BCFSA states that if a contract contains subject clauses in the buyer’s favour and those clauses are not removed, the buyer does not automatically get the deposit back. Both parties generally need to sign a separate release, unless the buyer is exercising a statutory rescission right. That is an important operational point. Even when a deal ends cleanly, the deposit may still sit in trust until both sides sign release instructions or a court orders its release. BCFSA’s deposit guidance expressly says its rules cover how deposits can be released and what to do when deposits need to be returned. If the Deal Was Firm and Then One Side Cannot Complete This is where the consequences get more serious. BCREA says a default or breach commonly arises when: the seller no longer wishes to sell or cannot sell in accordance with the contract the buyer cannot complete, often due to financing or down payment issues the buyer no longer wants to complete one party breaches a contractual obligation, such as paying the deposit on time or delivering vacant possession where required BCREA also notes that a breach can be an actual breach or an anticipatory breach, where one side indicates by words or conduct that they do not intend to complete. That means a deal can effectively collapse before the closing date even arrives if one party clearly signals they will not perform. The Deposit Is Often the First Big Issue For most consumers, the first question is simple: Who gets the deposit? In BC, where a buyer breaches a firm real estate contract, the seller is often entitled to keep the deposit, and in some cases can even sue for an unpaid deposit amount. BCREA’s review of the BC Court of Appeal decision in Argo Ventures v. Choi says: a seller is entitled to retain the deposit when the buyer breaches even if the seller has no provable damages, the deposit can still be forfeitable a seller can sue for an unpaid deposit even after accepting the buyer’s repudiation of the contract BCREA also explains that remedies for default or breach may include entitlement to the deposit, damages, and occasionally specific performance. So in plain language, if a buyer walks away from a firm contract, the deposit is often not just “at risk.” It is often the seller’s starting remedy. The Deposit May Not Be the End of the Problem A collapsed firm deal can cost more than the deposit. BCREA states that in addition to retaining or claiming the deposit, a seller may also sue for damages that exceed the deposit. That can include losses such as: a lower resale price if the property later sells for less carrying costs during the delay extra strata fees, taxes, utilities, or financing costs other measurable losses caused by the breach The exact damages are always fact-specific, but the key point is this: losing the deposit does not necessarily cap the breaching party’s exposure. That is why a failed firm deal is much more serious than a subject-stage termination. Sellers Can Breach Too Most people picture the buyer as the one who fails to close, but sellers can be in breach as well. BCREA identifies seller-side default scenarios too, including where the seller cannot sell in accordance with the contract, such as not having enough proceeds to clear title, or failing to deliver required vacant possession. If the seller is the party in breach, the buyer may have claims as the innocent party. BCREA notes that remedies for breach can include the deposit, damages, and in some cases specific performance. Specific performance is not automatic, but it remains a possible remedy in some real estate disputes. Completion, Possession, and Risk Are Not the Same Thing One reason collapsed deals create confusion in BC is that the dates do not all mean the same thing. BCREA explains that in BC, possession is usually one to three days after completion, and that risk transfers at 12:01 a.m. on the completion date, even though closing itself usually happens later in the day. That means there can be awkward edge cases where damage occurs on the completion date before the transaction has actually closed. BCREA’s guidance says the answer depends on the facts and law, and best practice is for buyers to have insurance starting at 12:01 a.m. on completion while sellers keep coverage until after possession. For consumers, the practical takeaway is that a “collapse before completion” can intersect with title, insurance, risk, and possession in ways that are more technical than they first appear. Not Every Collapsed Deal Is a Simple Breach Case BCREA also highlights two other categories: misrepresentation or mistake and frustration. That matters because some deals do not collapse because someone simply changed their mind. A transaction may fall apart because: one side relied on a material misrepresentation both parties were mistaken about a fundamental term an unexpected event made performance impossible or legally pointless The legal result in those situations can be very different from a straightforward buyer default. What Homeowners Should Do Immediately If a Deal Starts Falling Apart If a deal looks shaky before completion, the most important steps are usually practical, fast, and documented. 1. Find out whether the deal is still conditional or already firm That changes almost everything, especially around remedies and deposit risk. 2. Review the exact contract dates and obligations BCREA notes that BC contracts treat dates seriously, and standard contract dates like subject removal, deposit due date, completion, possession, and adjustments all matter. 3. Do not assume the deposit will be released automatically BCFSA says deposit release often requires signed instructions from both parties unless a statutory exception applies or a court orders release. 4. Get legal advice quickly BCREA repeatedly emphasizes that collapsing deals are fact-specific and parties should seek independent legal advice. 5. Avoid informal side agreements If dates, obligations, or timing need to change, they should be properly documented. BCREA notes that amendments to dates like deposit, subject removal, completion, or possession can create real legal consequences. What This Means in Plain English If a real estate deal collapses before completion in BC, the result depends on whether: the deal was still conditional the deal was firm and one side breached the issue involves misrepresentation, mistake, or frustration the deposit has been paid and how it is being held either side suffered measurable losses Sometimes the outcome is relatively clean: the deal dies on subjects and both parties sign a release. Sometimes it becomes a full legal dispute over the deposit, resale losses, or failure to perform. Final Thoughts When a deal collapses before completion,yhe biggest mistake is assuming every failed transaction is the same. In BC, a conditional deal that never firms up is very different from a firm contract that one side breaches. Deposits may not be released automatically, and a firm-deal collapse can expose the breaching party to both deposit loss and additional damages. If you are dealing with a sale or purchase in Greater Victoria that looks like it may not complete, contact Faber Real Estate Group for clear guidance on next steps and when to bring in legal advice right away.   Matt, 5-Star Review, via Google Professional, knowledgeable and just stand up guys. Would recommend for all your real estate needs! Faber Real Estate Group Royal LePage Coast Capital Realty 📞 250-244-3430 📧[email protected] ℹ️ Scott Faber Personal Real Estate Corporation ℹ️ Cal Faber Personal Real Estate Corporation Vanessa Wood, Zachary Parsons, and Sophie Taylor “Building Lasting Relationships, One Home at a Time.”

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

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