2025 didn’t bring wild swings — it delivered something far more valuable: stability.

Across Greater Victoria, a total of 6,918 properties sold in 2025, slightly ahead of 2024’s 6,893 sales — a modest 0.36% increase year-over-year. In a market shaped by economic uncertainty, that’s a strong signal of resilience.

More Inventory = Better Decisions

One of the defining features of 2025 was inventory.

By the end of December there were 2,544 active listings, up 11.1% from December 2024. Buyers had more choice, more time, and more negotiating power. Sellers, meanwhile, benefitted from clearer pricing expectations and fewer emotional surprises.

Price Trends: A Tale of Two Markets

The numbers tell a nuanced story:

• Victoria Core Single-Family Homes
  Benchmark price ended the year at $1,255,000, down 4.7% year-over-year.

• Victoria Core Condos
  Benchmark price edged up to $549,900, a 0.7% increase from 2024.

• Westshore
  While the Core softened, the Westshore quietly outperformed with modest gains, reinforcing the appeal of communities like Langford, Colwood and Sooke for value-driven buyers.

The Market Stayed… Balanced

The Sales-to-Active-Listings Ratio hovered between 17% and 28% throughout the year, the range defined as a balanced market — meaning neither buyers nor sellers held a decisive advantage.

This balance kept prices from spiking or collapsing — a healthy sign for long-term homeowners.

What This Means for 2026

2025 proved that preparation matters more than timing.

• Buyers succeeded when they acted decisively on well-priced homes.

• Sellers who focused on presentation, pricing strategy and local trends still achieved strong results — even in softer segments.

If inventory remains elevated into 2026, the winners will be the ones who approach the market with clarity, not guesswork.

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

Each year the Victoria Real Estate Board tracks where buyers are currently living at the time they purchase a home. The 2025 numbers are in — and they tell an interesting story about how our market is evolving.

The Big Picture

In 2025, 91% of all buyers were already living in British Columbia. Only 7% came from elsewhere in Canada, and just under 2% came from outside the country.

What stands out most is that local buyers are driving the market more than ever before — especially here in Greater Victoria.

Buyers Living in BC – 2025

Out of 6,592 total buyers last year:

• Greater Victoria: 5,008 buyers (75.97%)

• Lower Mainland: 491 buyers (7.45%)

• Southern Gulf Islands: 153 buyers (2.32%)

• Malahat & Area: 131 buyers (1.99%)

• Elsewhere in BC: 200 buyers (3.03%)

• North Island: 34 buyers (0.52%)

That means three out of every four buyers in our market already live right here in Greater Victoria.

Buyers From Elsewhere in Canada – 2025

Out-of-province buyers still play a meaningful role, especially for lifestyle and relocation purchases.

• Alberta: 207 buyers (3.14%)

• Ontario & Quebec: 177 buyers (2.69%)

• Saskatchewan: 25 buyers (0.38%)

• Manitoba: 25 buyers (0.38%)

• Atlantic Canada: 21 buyers (0.32%)

• Canadian North: 11 buyers (0.17%)

Together, buyers from outside BC represented 7.07% of all purchases in 2025.

Buyers From Outside Canada – 2025

International buyers are still a small part of the market, but they are growing again.

• United States: 92 buyers (1.40%)

• Europe: 9 buyers (0.14%)

• Asia: 1 buyer (0.02%)

• Other countries: 7 buyers (0.11%)

Total international buyers accounted for 1.65% of all purchases, nearly double last year’s share.

How This Compares to 2024

• Greater Victoria buyers increased from 73.07% to 75.97%.

• Lower Mainland buyers declined from 9.10% to 7.45%.

• International buyers rose from 0.94% to 1.65%.

In simple terms, the 2025 market became more locally driven, while long-distance Canadian demand softened slightly and overseas interest began to return.

What This Means for Sellers

If you’re selling in 2026, your most likely buyer based on last years’ info is not coming from Vancouver, Calgary, or Toronto — they’re already living here in Greater Victoria. Pricing, marketing, and presentation need to speak first to local move-up buyers, with lifestyle storytelling layered in for Alberta, Ontario, and U.S. interest.

Understanding who your buyer really is makes all the difference in how your home is positioned — and ultimately, how successfully it sells.

NOTE:  This information is based on data supplied by member REALTORS® who reported the unconditional sales of their listings during the reporting period. The answers supplied respond to the question: ‘Where is the buyer currently residing?’. This data cannot be used to deduce the nationality of the buyer.

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

Assessment notices for 2026 are out now — based on property values as of July 1, 2025. You should receive yours in the mail or online soon.

These assessments help your municipality calculate property taxes, and they give you a snapshot of how your home’s value compared to last year.

📅 Important: If you think your assessed value isn’t right, you have until January 31 to file a review with BC Assessment.

Curious how your number compares to others in your area? I can help break it down — just send me a message!

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

Yesterday I wrote about that quiet stretch of time where one chapter hasn’t quite ended and the next hasn’t fully begun. Today I’m still sitting with it — intentionally.

For the first time in a long time, I’ve chosen to feel the pause instead of rushing past it. No filling the space with noise. No forcing momentum. Just letting myself be in the in-between, even when it feels unfamiliar.

Lately, that pause has been filled with a kind of longing I didn’t expect. I find myself missing the old days — when my children were little, when life felt slower and louder all at once. I catch myself wishing I could go back for just a moment, to be in one of those quiet, sacred places that once held our small everyday magic.

The in-between doesn’t come with fireworks or fanfare. It feels like standing in a hallway with the lights dimmed, knowing you’re meant to walk through one of the doors, but not being sure which one yet. It can feel unproductive, even uncomfortable — like you should already have it figured out.

But this is where the real recalibration happens.

When you’re no longer chasing the old thing, but not yet committed to the new one, you finally get quiet enough to hear yourself again. You notice what feels heavy. What you’re done tolerating. What you’re ready to protect. The in-between is where your standards start to sharpen.

It’s where you stop asking, What do I want to do next? and start asking,
Who do I want to be when I get there?

There’s no checklist for this season. No timeline you can rush. It isn’t about forcing clarity — it’s about allowing it.

So if today feels slow, uncertain, or softly nostalgic, maybe that’s not a problem to fix. Maybe it’s the invitation. The pause before momentum. The breath before the shift.

I’m choosing to stay here just a little longer —
holding the memories gently, and trusting the next chapter is already forming.

There’s a strange, gentle feeling that settles in after the holidays.

The decorations are still up, the calendar hasn’t turned, and yet something has clearly ended. The rush is gone. The expectations have loosened their grip. The world feels quieter — not empty, just resting.

This is the in-between.

It isn’t the celebration.
It isn’t the resolution.
It’s the pause most of us rush past.

But this space between endings and beginnings is where the real work happens.

It’s where we notice what the year actually left behind — the lessons we didn’t recognize at the time, the strength that only became visible in hindsight, the relationships that deepened without ceremony.

The in-between doesn’t demand anything from us. It doesn’t ask for goals or declarations. It simply asks us to be present long enough to feel the shift.

Before the noise of the new year arrives, before the lists and promises begin, there’s this small, generous moment where nothing is required.

Just breath.
Just awareness.
Just gratitude for what carried us here.

I think we need this space more than we realize.

Because beginnings don’t start with momentum.

They start with stillness.

Some of the most meaningful calls I receive are from homeowners who have been on the market for months — sometimes six or more — without success. They’re frustrated, discouraged, and simply looking for honest guidance.

What I’m most grateful for isn’t just that they reach out — it’s that they listen.

Recently, one of those calls came from a business acquaintance whose home had been sitting on the market far longer than expected. From the very first conversation, they were open, receptive, and willing to have honest discussions about strategy, presentation, and price. They asked thoughtful questions, valued my experience, and trusted the process we put in place together.

That level of trust made it one of the best professional experiences I’ve had this year.

When clients are willing to collaborate, align on a clear plan, and make informed decisions based on today’s market — not yesterday’s — everything changes. Momentum returns, stress fades, and the path forward becomes clear.

I never take that trust for granted.

To the clients who are open to guidance, who value experience, and who allow me to do the work I do best — thank you. It’s a privilege to work with you.

(Yes — It’s Time to Get Your Sht Together)*

Let’s skip the excuses.

If your home isn’t selling, it’s not the market.
It’s not interest rates, the season, or bad luck.

It’s the price.

Homes are selling every day. The ones that don’t? They’re priced where buyers don’t see value. And today’s buyers are informed — they know what sold, what didn’t, and what’s overpriced the moment they see it.

Pricing is not about:

• What you need to get

• What you put into renovations

• What your neighbor sold for at the peak

The market doesn’t care. Buyers compare your home to every other option and decide in seconds whether it’s worth their time.

Overpricing doesn’t protect you — it hurts you.
It leads to fewer showings, longer days on market, and weaker offers once reductions finally happen. Momentum is lost, and buyers start asking what’s wrong with the house.

Selling successfully requires clarity, not hope.

That means accepting today’s market, pricing strategically from the start, and understanding that buyers — not sellers — determine value.

So if your home isn’t selling, don’t blame the market.

Fix the price.
Get focused.
And get your sh*t together.

Because buyers already have.

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

The Bank of Canada held its key interest rate this morning, keeping borrowing costs steady as we head into the new year. While markets had speculated about possible future hikes, today’s decision signals a continued period of stability — at least for now.

Why the Bank Hit “Pause”

The announcement reflects a mix of steady economic indicators:

• Recent GDP numbers came in stronger than expected.

• Employment has been holding up with solid job gains this fall.

• Inflation continues to trend closer to the Bank’s target range, even though core inflation remains a bit sticky.

Overall, the Bank’s stance suggests confidence that its current rate is balancing inflation control without slowing the economy too much.

What This Means for Canadians

For homeowners, buyers, and anyone watching the mortgage market:

• No immediate increase in borrowing costs.

• Variable-rate mortgage holders get a breather.

• Fixed-rate shoppers may still see slight fluctuations depending on bond yields, but today’s hold should help steady things.

The Bank did leave the door open to future adjustments, depending on how inflation and growth behave early next year.

What This Means for Westshore Real Estate

A stable rate is good news for Langford, Colwood, and the surrounding communities. Here’s why:

• Buyer confidence increases when there’s predictability in borrowing costs.

• Sellers benefit from a more active pool of qualified buyers.

• Anyone who’s been waiting on the sidelines may see this as a green light to revisit their financing or start seriously shopping.

With the Westshore continuing to outperform many parts of Greater Victoria in affordability and demand, today’s decision helps support ongoing momentum in our local market.

Looking Ahead

Keep an eye on:

• Inflation trends early in the new year

• The Bank’s next rate announcement

• How the labour market and GDP evolve

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

Westshore Market Update – November 2025

Langford • Colwood • Metchosin

November brought the typical late-fall slowdown across the Westshore, but the market remains steady and balanced. Buyers have more room to breathe, while sellers who price strategically are still seeing good activity.

Langford

Langford continues to lead the Westshore in both activity and affordability for single-family homes. While the wider region saw fewer sales this month, buyer interest in Langford remains consistent thanks to its mix of newer housing, amenities, and value. With more inventory available, buyers can take their time, compare options, and negotiate from a position of confidence. Well-priced homes still attract solid attention.

Colwood

Colwood mirrors Langford’s balanced conditions, with steady demand for family homes and townhomes. Sales activity has eased compared with earlier in the year, but pricing remains stable. Buyers have more selection than they did last fall, and sellers who prepare their home properly—good presentation, thoughtful staging, and smart pricing—are still finding motivated purchasers. It’s a calm, healthy market without extreme pressure on either side.

Metchosin

As a lower-volume rural market, Metchosin often moves differently than its neighbours. Acreage properties and lifestyle-driven homes continue to attract a specific type of buyer looking for space and privacy. With more listings available this fall compared to last year, buyers have choices—yet well-kept, well-priced properties still stand out quickly. Serious acreage buyers remain active, even in the quieter months.

Overall Westshore Climate

Across Langford, Colwood, and Metchosin, the tone is steady and balanced. Inventory is higher than last year, giving buyers more control, while prices across the Westshore remain stable with only modest month-to-month shifts. For sellers, strong presentation and accurate pricing are key. For buyers, this is one of the most relaxed and opportunity-rich market moments we’ve seen in recent years.

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

As the leaves turn on Bear Mountain, many homeowners start thinking ahead to next year’s plans. If selling your home is on your radar for 2026, now — not spring — is the ideal time to get a clear picture of what your property is worth.

What the Latest Numbers Show

According to the Victoria Real Estate Board, October 2025 sales totaled 617 homes, down 5.7% from last year but up 11% from September. Single-family home sales increased 2.9% year-over-year, while condo sales fell 15%.

There were 3,423 active listings at month-end — slightly fewer than September but 8.3% higher than a year ago. This combination of stable prices and healthy inventory points to a balanced market — good news if you’re planning ahead.

• Benchmark price (Victoria Core SFH): $1,276,500 (-1.8% from 2024)
• Benchmark condo price: $551,000 (+0.6%)
• Benchmark Langford SFH: ≈ $893,000 – $895,000 (range in MLS HPI table)

Why a Fall Home-Value Review Matters

1. Market Awareness
Fall gives you a realistic snapshot of pricing trends before the slower winter months. You’ll see how your home compares while demand is steady.

2. Strategic Timing
If you plan to list in spring, knowing your value now lets you budget for upgrades, staging, or landscaping that will boost curb appeal when buyers return in force.

3. Tax & Financial Planning
A current value can help you plan refinancing, equity use, or capital-gains timing before year-end.

4. Informed Decision-Making
With rates recently cut, buyers may re-enter the market in early 2026. Positioning yourself now ensures you’re ready before competition ramps up.

What’s Happening on Bear Mountain

Bear Mountain remains one of the most desirable lifestyle communities in the Westshore — known for its golf courses, hiking trails, and luxury homes surrounded by nature. While Greater Victoria home values have eased slightly since 2024, Bear Mountain’s premium segment continues to hold firm, supported by limited supply and consistent buyer interest from local move-up and relocation clients.

Ready to See Where You Stand?

A professional home-value assessment this fall will tell you:
• Your home’s current market position compared with recent Bear Mountain and Langford sales
• Which small improvements can raise your resale value
• The best-timed strategy to sell for top dollar in 2026

Get your complimentary Bear Mountain Home Value Report — accurate, local, and customized to your property.

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

Canadian Armed Forces (CAF) members, RCMP officers, and Government of Canada employees preparing for relocation will notice a new name on their moving paperwork this fall. Brookfield Global Relocation Services (BGRS), the long-time administrator of federal relocation programs, has officially rebranded as Sirva and will now oversee moves under new federal contracts.

The announcement, released to service providers and partners earlier this week, confirms that Sirva has been awarded contracts for the CAF Relocation Program, the RCMP Relocation Program, and the Government of Canada (Treasury Board Secretariat) Relocation Program.

BGRS Becomes Sirva

The change answers a question already circulating among military and government communities: “Is BGRS now Sirva?” The answer is yes. While the programs themselves remain intact, all future relocations will be handled under the Sirva name.

The company stressed that this is not a shutdown of BGRS, but rather a continuation under a new global brand. For members, the entitlements and benefits tied to relocation packages are not changing.

Two Websites During Transition

Relocating members will temporarily need to be aware of two online portals:

• Legacy site (BGRS): services.bgrs.ca

• New site (Sirva): services.sirva.ca, launching September 2, 2025

Profiles and records are being automatically transferred to the Sirva site, but the company has warned that updates—such as banking details, contact information, or accreditation documents—must be entered separately on both platforms until the transition is complete.

Impact on CAF Relocations

For members of the Canadian Armed Forces, this shift may prompt searches like “CAF relocation Sirva 2025” or “Sirva military move login Canada.” The process of planning and executing a military move remains unchanged, though the look and branding of the system will be different.

CAF relocations continue to be guided by the same policies and entitlements, ensuring no disruption to members preparing for posting season.

What It Means for RCMP Transfers

RCMP members are also affected. The relocation program they rely on for career moves will be administered through Sirva going forward. While the login portal is changing, the overall benefits and processes remain consistent with previous years.

Government of Canada Employees

Treasury Board Secretariat (TBS) employees facing a transfer can also expect to log into the new Sirva system. The updated relocation website will provide access to the same benefits they had under BGRS, with no immediate impact on entitlements.

Suppliers and Service Providers

The announcement also confirmed automatic renewal for Third-Party Service Providers (TPSPs)—including Realtors, movers, lawyers, and other suppliers—for the next two years. Sirva’s directory, used by over 15,000 transferees annually, continues to be the primary resource for members seeking approved professionals during relocations.

Service providers have been advised to check both the legacy and new portals to ensure their information is accurate during the transition.

Frequently Asked Questions

• Is BGRS shutting down? No. The company has rebranded to Sirva and continues to manage relocation contracts.

• Do members need a new login? Yes. CAF, RCMP, and government employees will log into services.sirva.ca beginning September 2, 2025.

• Are relocation benefits changing? No. Policies and entitlements remain the same.

Looking Ahead

For military families, RCMP officers, and federal employees preparing for moves in 2025 and beyond, the biggest adjustment will be remembering the new name and website.

I specialize in helping homeowners in Langford, Colwood and the Westshore understand how local price trends, inventory levels and buyer demand affect their property value — not just what’s happening across Greater Victoria.

If you’d like a neighbourhood-specific breakdown for your home or condo, feel free to reach out.

Cheryl Barnes
Westshore Real Estate Specialist
Macdonald Realty
📞 250-413-7943

If you’re looking for a place where affordability meets lifestyle — and where outdoor adventure is literally your backyard — the Bear Mountain area in Langford is worth your attention. Here’s why a condo here could be a smart move.

1. More-affordable entry into the region

While much of the Greater Victoria area has pushed condo prices high, Bear Mountain offers a slightly gentler entry point — especially for younger buyers or first-time owners. For example:

• There are over 50 condo listings in Bear Mountain alone.

• The listing range is wide, from smaller units to luxury towers, giving flexibility. 

• The official City of Langford describes Bear Mountain as a neighbourhood “that may be best known for its golf courses and resort accommodations, but … amenities keep growing” — meaning growth potential. 

So if you’re weighing urban vs. suburban vs. lifestyle-oriented living, Bear Mountain ticks a lot of boxes: condo living + resort-style appeal + access to nature.

2. Outdoor life & recreation right outside your door

One of the biggest draws of Bear Mountain is that you don’t have to go far to do something active or outdoorsy.

• The neighbourhood is built around a resort-scale golf course (designed by Jack Nicklaus) plus tennis courts, meaning you can live a “resort life” without leaving home. 

• Hiking and nature are literally around you. For example, the trails up to Mount Finlayson are accessible and provide that mountain-view/unplugged time that many younger buyers crave.

• One marketing piece for a condo building there states: “Live surrounded by nature without sacrificing convenience. Explore nearby hiking trails … easy access to downtown Victoria.” 

So if you’re someone who wants “weekend outdoors” but still a quick commute to the city or Highway 1, this place fits.

3. Location + convenience

• Bear Mountain is part of the city of Langford, which has a central location relative to the Greater Victoria area.

• Access to Highway 1 means you’re not isolated: you get the lifestyle benefits of a semi-rural mountain-community feel with reasonable drive times for work, errands, social life.

• And because the area continues to develop, condo owners benefit from ongoing improvements in local amenities — restaurants, shopping, trails, etc.

4. Why this works for younger buyers

Here are a few reasons why younger buyers or couples might especially like this zone:

• Lifestyle balance: A condo means less maintenance than a house, while being in Bear Mountain means nature and recreation are built in.

• Flexibility: With condos you may have options to rent out in future, or use as a base for exploring Vancouver Island.

• Community vibe: The area has a distinct resort-community feel but is integrated into a real city (Langford) and close to Victoria, so you don’t feel cut off.

• Resale/growth potential: As the neighbourhood matures, amenities build out, and demand may grow for “lifestyle condos” in places like this.

5. What to watch / ask thoroughly

While this is a promising area, good due diligence matters. If you’re considering a condo here, ask these:

• What are the monthly strata/condo fees? Make sure they’re reasonable and cover the amenities (gym, pool, maintenance) without being excessive.

• What’s the walk-score / transit access like? While Bear Mountain has great nature, it might be more car-oriented than urban cores.

• Check the building’s condition, amenities, and what’s included (parking, storage, views). Some newer builds like One Bear Mountain offer premium finishes and amenities. 

• Views matter: many units benefit from mountain, valley or golf-course views. That can affect both lifestyle and long-term value.

• Consider future mobility: if you anticipate using transit, rideshare or biking to downtown Victoria, check the practical commute times.

6. Final word

If you’re a younger buyer or someone looking for a smart entry into home-ownership, a condo at Bear Mountain gives you more than just walls and a roof. It gives you a lifestyle built around nature, recreation, good location—and the potential for growth.

The city of Langford’s own description of Bear Mountain sums it up: it’s “one of Langford’s most luxurious neighbourhoods” yet it’s part of a broader city infrastructure.