CHERYL BARNES : Blog : Latest Blog Posts

Victoria Real Estate Market: Is Now the Time to Buy an Investment Property?

Thu, 08 Oct 2026 21:51:32 GMT

October 2026 | Greater Victoria Real Estate Market Update

If you've been thinking about purchasing an investment property in Greater Victoria, this could be an excellent time to start exploring your options.

According to the Victoria Real Estate Board's September 2026 market report, the market is showing signs of shifting in favour of buyers. With more properties available and fewer sales compared to last year, buyers may find themselves in a stronger position to negotiate.

And for anyone considering real estate as a long-term investment, that's worth paying attention to.

What's Happening in the Victoria Real Estate Market?

The September 2026 statistics tell an interesting story:

463 properties sold throughout the Victoria Real Estate Board region, a 16.4% decrease compared with September 2025.
3,811 active listings at the end of September, giving buyers more properties to consider.
More negotiating opportunities may be emerging as some properties spend longer on the market.

The Victoria Real Estate Board has described regional market conditions as moving toward buyer's market territory.

That doesn't mean every neighbourhood or property type is experiencing the same conditions, but it does suggest a changing landscape for purchasers.

Why This Could Be an Opportunity for Real Estate Investors

When the market slows, many buyers take a wait-and-see approach.

However, experienced investors often recognize that a quieter market can present opportunities worth investigating.

1. More Properties to Choose From

With increased inventory, buyers may have more time to compare properties, evaluate rental potential and find something that meets their investment goals.

2. Greater Negotiating Power

Depending on the property, its asking price and how long it has been listed, there may be opportunities to negotiate more favourable terms.

3. Time to Do Your Homework

A less competitive market can provide more breathing room to complete inspections, review strata documents, assess rental income and evaluate the long-term costs of ownership.

4. Long-Term Investment Potential

Real estate can be an important part of a long-term wealth-building strategy. The key is purchasing the right property, at the right price, with realistic expectations about expenses, financing and rental income.

Where Should Investors Be Looking?

I work with buyers and sellers throughout Greater Victoria, including Victoria, Saanich, Langford, Colwood, View Royal and the surrounding communities.

There are several property types worth considering:

Condominiums: Potentially attractive entry points for investors, provided the strata bylaws, monthly fees and rental economics make sense.
Townhomes: An option for investors looking to attract tenants who need more living space.
Homes with suites: Properties offering secondary accommodation may provide additional rental-income opportunities, subject to local regulations and financing requirements.
Properties requiring cosmetic updates: Some homes may offer opportunities to add value through thoughtful improvements.

Every investment is different. Rental restrictions, vacancy risk, maintenance costs, insurance, taxes and financing all need to be carefully considered before making a purchase.

You Don't Have to Wait for the Market to Turn

One of the biggest challenges in real estate is knowing when to make a move.

It's nearly impossible to identify the perfect bottom of any market.

Rather than trying to time the market, I encourage buyers to focus on the fundamentals: location, property condition, rental demand, cash flow and long-term affordability.

A good investment should make sense based on today's numbers — not just the hope that property values will increase.

Let's Explore Your Options

Whether you're purchasing your first investment property, adding to an existing portfolio or simply curious about what opportunities are available, I'd be happy to help.

We can review current listings, compare neighbourhoods and identify properties that may suit your investment goals.

Cheryl Barnes | REALTOR®
Macdonald Realty
250-413-7943
www.cherylbarnes.ca

Serving Greater Victoria, the Westshore and Vancouver Island.

Market statistics sourced from the Victoria Real Estate Board, September 2026. Market conditions vary by neighbourhood and property type. Real estate investments involve financial risk, and buyers should obtain independent financial, tax and legal advice where appropriate.

I have sold a property at 4426 Chartwell Dr in Saanich

Fri, 02 Oct 2026 09:15:06 GMT

I have sold a property at 4426 Chartwell Dr in Saanich on Oct 1, 2026. See details here

Located in one of Gordon Head’s most desirable areas, on the quiet, well-treed cul-de-sac of Chartwell Drive, this spacious family home offers approx. 3,900 sq. ft. of living space with 6–7 bedrooms and 5 bathrooms on a fully fenced lot. Full of warmth and character, the home features hardwood floors, wood detailing and plenty of natural light. The spacious living room features an updated gas fireplace, while the bright modern kitchen offers a functional space for family living. The main level includes a large primary bedroom with 3-piece ensuite, updated main bathroom and additional bedrooms. The walk-out lower level has a private entrance and yard access, featuring a flexible 3–4 bedroom in-law suite with its own laundry, kitchen plus a large family room with wood-burning fireplace. Single garage. Close to schools, parks, shopping, transit and UVic.

I have sold a property at #111 2957 Alouette Dr in Langford

Tue, 29 Sep 2026 09:14:35 GMT

I have sold a property at #111 2957 Alouette Dr in Langford on Sep 29, 2026. See details here

#111 - 2957 Alouette Dr | Westhills Location, location! Nestled at the quiet end of a private cul-de-sac, this bright, meticulously maintained 3 bed/3 bath end-unit townhome is the perfect spot to raise a family! Enjoy upper-floor Langford Lake views, a fully fenced private patio with irrigation, an attached garage + driveway, and guest parking right next door. Home Highlights: • Geothermal in-floor heating for low energy bills • Main-floor surround sound speakers Unbeatable Location & Lifestyle: Steps from the Westhills YMCA, Belmont Market, schools, parks, coffee shops, hiking trails, & Langford Lake. Easy commuter access to Victoria, Sooke, & Up-Island. Key Details: • Low Strata Fee: $345/mo • Rentals Allowed • Pets Allowed Turn-key & ready for you to move in—ideal for families & investors alike!

New property listed in La Bear Mountain, Langford

Sun, 27 Sep 2026 09:12:52 GMT

I have listed a new property at #610 1400 Lynburne Pl in Langford. See details here

Welcome to Finlayson Reach at Bear Mountain! Beautifully updated, this 2 BED, 2 BATH home offers 1,020 sq ft of thoughtfully designed living with a sunny south-facing outlook over the Jack Nicklaus-designed golf course. Fresh designer paint and new light oak-style flooring create a bright, contemporary feel. The open-concept kitchen features SS appliances, gas range and island seating, flowing into the living room with stone fireplace and built-in desk. Step onto the spacious deck from both the living room and primary bedroom and enjoy the views. The primary suite offers oversized closets and a spa-inspired ensuite. Exceptional amenities include concierge, lounge with kitchen & pool table, fitness centre, theatre, steam room, sauna and car wash. Pets welcome, BBQs permitted and rentals 30+ days allowed. Non-smoking building. Steps to Bear Mountain golf, recreation, cafés and dining.

I have sold a property at #413 662 Goldstream Ave in Langford

Wed, 23 Sep 2026 09:14:33 GMT

I have sold a property at #413 662 Goldstream Ave in Langford on Sep 23, 2026. See details here

Tidy, clean, and move-in ready! This beautifully updated TOP FLOOR 2bd 1bth condo offers the perfect blend of comfort, convenience & affordability in the heart of Langford. One of the BD is ideally suited as a home office or den, providing flexible living for today's lifestyle. The bright open-concept floor plan features a well-appointed kitchen with a granite island overlooking the dining and living areas, making it perfect for entertaining. The spacious primary bedroom includes a walk-in closet, while the thoughtful layout separates the bds for added privacy. Enjoy morning coffee on the sunny balcony overlooking the surrounding neighborhood. Located in a quiet, well-managed, pet-friendly building with parking, separate storage, and BBQs permitted. Walk to grocery stores, restaurants, cafés, Starbucks, Browns Social house, the library, parks, and all of downtown Langford's amenities. The Galloping Goose Trail and transit to downtown Victoria are just steps away.

I have sold a property at 2716 Celestial Crt in Langford

Wed, 23 Sep 2026 09:14:33 GMT

I have sold a property at 2716 Celestial Crt in Langford on Sep 23, 2026. See details here

IMMEDIATE POSSESSION; 2716 Celestial Court, bright beautifully maintained 5-year-old home tucked away on a quiet, family-friendly cul-de-sac in Westhills. Offering over 1600 sq. ft.9 FT CEILINGS, 3 BD + DEN, 2-BT home, fantastic opportunity for first-time buyers or a young family. Enjoy high ceilings, large windows, quality laminate flooring, sunny white kitchen with quartz counters, stainless appliances, gas range. The living room features a cozy gas fireplace, plus there’s a convenient 3-piece bth on the main. Upstairs offers 3 good-sized bds, including a primary with vaulted ceilings, and a full 4-piece bath. Downstairs includes a den, double garage, patio and side yard. Built Green certified. Walk to schools and enjoy hockey, rugby, rock climbing, YMCA swimming, Jordie Lunn Bike Park, trails and Langford Lake for kayaking and swimming. Groceries, shopping, restaurants, transit and amenities are minutes away. BALANCE OF 2/5/10 YEAR NEW HOME WARRANTY! **$779,000.**

I have sold a property at #215 1325 Bear Mountain Pkwy in Langford

Mon, 14 Sep 2026 09:16:00 GMT

I have sold a property at #215 1325 Bear Mountain Pkwy in Langford on Sep 14, 2026. See details here

Immediate possession! WEST-FACING DECK! This spotless, vacant move-in ready 2 BD, 2 BA + den condo offers one of the largest decks for a unit this size in the complex. Enjoy 274 sq ft of sunny outdoor living space overlooking a beautifully landscaped courtyard w/mature trees—perfect for BBQs, & afternoon sun. Inside find a bright, functional layout with beautiful views from virtually every room. The kitchen features cherry cabinetry, granite countertops, ceramic tile flooring, glass tile backsplash, eating island, brand-new stainless steel appliances. Quality finishings include 9' ceilings, marble tiled entry, wood-framed windows, laminate flooring in the main living areas, custom baseboards, FP, built-in shelving security system. The primary suite features heated marble tile floors in the ensuite - the 2nd bath offers slate tile. Secure underground parking, storage locker + well-run, pet-friendly building in the heart of Bear Mountain, steps to golf, trails, dining & recreation.

Open House. Open House on Sunday, September 13, 2026 2:00PM - 4:00PM

Fri, 11 Sep 2026 09:14:39 GMT

Please visit our Open House at 2874 Meridian Ave in Langford. See details here

Open House on Sunday, September 13, 2026 2:00PM - 4:00PM

Welcome to 2874 Meridian Ave in Westhills, one of Langford’s most vibrant family communities! Built in 2018, this bright & beautifully finished home offers 1,400+ sq.ft. with a rare, highly desirable layout. The primary bedroom is conveniently located on the main, with 2 additional bedrooms & versatile loft upstairs. Soaring 9'–18' vaulted ceilings fill the living area with natural light. The quality kitchen features stainless steel appliances, gas cooktop, ample cabinetry & contemporary finishes. A striking 2-sided gas fireplace connects the living room & primary bedroom, while patio doors from both spaces open to the spacious backyard. Enjoy Langford Lake, Jordie Lunn Bike Park & trails, schools, Starlight Stadium, YMCA/YWCA, hockey, rock climbing & endless recreation nearby. Strata fee just $181/month, pets permitted & rentals allowed with a minimum 90-day term. An exceptional Westhills home offering space, style & an unbeatable lifestyle!

I have sold a property at 3484 Myles Mansell Rd in Langford

Thu, 10 Sep 2026 09:16:10 GMT

I have sold a property at 3484 Myles Mansell Rd in Langford on Sep 9, 2026. See details here

FREEHOLD! Welcome to 3484 Myles Mansell Road, a modern 4-bedroom home built in 2020 in a quiet, sought-after Langford subdivision. Offering 1,892 sq.ft. of finished living space, this home features a functional layout, quality finishes and flexible living options. The main level boasts 9-foot ceilings, hardwood floors and an open-concept design with a stylish kitchen featuring white shaker cabinetry, quartz countertops, stainless steel appliances and a large island. The spacious living room includes a sleek gas fireplace, while sliding doors lead to a low maintenance backyard patio ideal for year-round entertaining. Upstairs offers a primary suite with walk-in closet and ensuite plus two additional bedrooms, a full bathroom and laundry. The entry level includes a fourth bedroom plus bonus room, full bath and garage access—perfect for guests, a home office or extended family. Hot water on demand and central vacuum. Close to schools, shopping and all Langford amenities. Call today!

Open House. Open House on Saturday, September 5, 2026 3:30PM - 5:00PM

Fri, 04 Sep 2026 09:12:04 GMT

Please visit our Open House at 2874 Meridian Ave in Langford. See details here

Open House on Saturday, September 5, 2026 3:30PM - 5:00PM

New property listed in La Westhills, Langford

Thu, 03 Sep 2026 09:11:33 GMT

I have listed a new property at 2874 Meridian Ave in Langford. See details here

Open House. Open House on Sunday, September 6, 2026 2:00PM - 4:00PM

Wed, 02 Sep 2026 09:11:45 GMT

Please visit our Open House at 2716 Celestial Crt in Langford. See details here

Open House on Sunday, September 6, 2026 2:00PM - 4:00PM

OH SAT & SUN. IMMEDIATE POSSESSION; 2716 Celestial Court, bright beautifully maintained 5-year-old home tucked away on a quiet, family-friendly cul-de-sac in Westhills. Offering over 1600 sq. ft.9 FT CEILINGS, 3 BD + DEN, 2-BT home, fantastic opportunity for first-time buyers or a young family. Enjoy high ceilings, large windows, quality laminate flooring, sunny white kitchen with quartz counters, stainless appliances, gas range. The living room features a cozy gas fireplace, plus there’s a convenient 3-piece bth on the main. Upstairs offers 3 good-sized bds, including a primary with vaulted ceilings, and a full 4-piece bath. Downstairs includes a den, double garage, patio and side yard. Built Green certified. Walk to schools and enjoy hockey, rugby, rock climbing, YMCA swimming, Jordie Lunn Bike Park, trails and Langford Lake for kayaking and swimming. Groceries, shopping, restaurants, transit and amenities are minutes away. BALANCE OF 2/5/10 YEAR NEW HOME WARRANTY! **$779,000.**

Open House. Open House on Saturday, September 5, 2026 1:00PM - 3:00PM

Wed, 02 Sep 2026 09:11:45 GMT

Please visit our Open House at 2716 Celestial Crt in Langford. See details here

Open House on Saturday, September 5, 2026 1:00PM - 3:00PM

New property listed in La Westhills, Langford

Wed, 02 Sep 2026 09:11:45 GMT

I have listed a new property at 2716 Celestial Crt in Langford. See details here

I have sold a property at #508 1311 Lakepoint Way in Langford

Wed, 26 Aug 2026 09:10:07 GMT

I have sold a property at #508 1311 Lakepoint Way in Langford on Aug 26, 2026. See details here

Immaculate, and pristine@ $399999! 1 bed, 1 bath condo offers a refined lifestyle, enjoy an east-facing deck & views over Langford Lake! The open-concept layout, featuring functional kitchen, quartz countertops, modern cabinetry, SS appliances & tile backsplash.The living area flows seamlessly to your private balcony, durable laminate flooring runs throughout the main living areas & carpeted bd, in-suite laundry, secure underground parking & storage locker, premium amenities - rooftop patio, panoramic lake and mountain views, EV charging, pet wash station &kayak/paddleboard storage. Paddleboard or kayak on Langford Lake, explore nearby hiking & biking trails, recreation including bowling, climbing, and sporting events at Starlight Stadium. Ideally located near the YMCA, daycare options, and all levels of schools, just minutes to shopping, restaurants & everyday amenities. Pet-friendly (1 dog & 1 cat, or 2 dogs or 2 cats), rentals permitted, and fully non-smoking.

I have sold a property at 784 Braveheart Lane in Colwood

Fri, 21 Aug 2026 09:14:04 GMT

I have sold a property at 784 Braveheart Lane in Colwood on Aug 21, 2026. See details here

Welcome to 784 Braveheart Lane — a hidden gem on a quiet no-through road, just minutes to all Westshore amenities, transit, and shopping. This well-kept 2018-built home offers a 3-bedroom layout plus a bachelor in-law suite on the lower level with its own entrance, laundry, and private balcony—ideal for extended family or income. The bright main floor features a gorgeous white kitchen, island, quartz counters, laminate floors, cozy eating area, and open-concept living with access to a view deck. Upstairs offers 3 bedrooms, including a stunning primary with skylights, walk-in closet, and a luxe 5-piece ensuite behind a rustic barn door, laundry area and additional 4 pc bath. Outdoor living shines with a massive concrete patio, multiple decks, raised garden beds, and space for chickens. Heat pump, sheds, and parking for 4 complete the package.

Victoria Real Estate Market Update – July 2026

Thu, 13 Aug 2026 00:27:02 GMT

The Greater Victoria real estate market remained active in July, but buyers continue to benefit from something we haven’t seen as consistently in recent years: choice.

A total of 673 properties sold across the Victoria Real Estate Board region in July 2026, just 1% fewer than July 2025 and 6.4% fewer than June. Despite the month-over-month slowdown, July sales remained above the five-year average for the month.

For buyers and sellers, the bigger story continues to be inventory. There were 3,847 active listings at the end of July, 3.9% more than at the same time last year. With more properties competing for buyers' attention, pricing, presentation and strategy are increasingly important.

Single-Family Homes Remain Resilient

Single-family homes were the strongest segment of the market in July.

There were 331 single-family home sales, an increase of 4.1% compared with July 2025. Meanwhile, condominium sales declined 7.1% year-over-year to 209 units, while townhouse sales were down 15.5%, with 82 units sold.

The MLS® Home Price Index benchmark price for a single-family home across Greater Victoria was $1,170,200 in July, compared with $1,189,000 one year earlier.

In the Victoria Core, the benchmark single-family home was $1,311,000, down 2.8% from $1,348,400 in July 2025 and down from $1,326,500 in June.

What’s Happening in the Westshore?

The Westshore continues to offer buyers comparatively strong value within the Greater Victoria region.

The July benchmark price for a Westshore single-family home was $1,034,400, compared with $1,037,500 a year earlier — essentially unchanged year-over-year.

Looking more closely at individual communities, July single-family benchmark prices included:

Langford: $1,061,000
Colwood: $1,114,600
View Royal: $1,039,000
Sooke: $816,600
Metchosin: $1,358,900
Highlands: $1,582,600

These numbers also demonstrate why looking at the Greater Victoria average alone doesn't tell the entire story. Market conditions can vary considerably depending on the community, property type and price range.

Condos and Townhomes

The benchmark condominium price across Greater Victoria was $544,400 in July. In the Victoria Core, the benchmark was $548,600, down 2.2% from July 2025.

For buyers looking in the Westshore, benchmark condo prices remained below the regional average at approximately $493,600.

Townhomes told a somewhat different story. The Greater Victoria benchmark reached $795,500, while the Victoria Core benchmark was $857,300. Despite fewer townhouse sales in July, benchmark values remained relatively stable.

Is Greater Victoria a Buyer’s or Seller’s Market?

The sales-to-active-listings ratio is one of the indicators I watch when assessing market conditions. According to the Victoria Real Estate Board, a ratio below 17% generally indicates downward pressure on prices, above 28% indicates upward pressure, and between 17% and 28% is considered a balanced market.

July remained within that balanced-market range, but the amount of inventory available means buyers have considerably more opportunity to compare homes and take their time before making a decision.

That doesn't necessarily mean buyers can make any offer they want and expect a seller to accept it. Well-priced, well-presented homes can still attract strong interest. But properties that are overpriced or don't show well may sit on the market while buyers move on to competing listings.

What This Means If You’re Selling

This is a market where preparation matters.

With nearly 3,850 active listings across the region at the end of July, simply putting a home on MLS® and waiting for a buyer isn't enough. Sellers need to understand exactly what they're competing against.

Pricing correctly from the beginning, preparing the property properly, professional presentation and strong marketing all play an important role in getting buyers through the door.

The Victoria Real Estate Board specifically noted that keeping maintenance up to date and presenting a home beautifully can make a difference in a competitive market.

What This Means If You’re Buying

For buyers, this market offers something valuable: time and options.

More inventory means there may be an opportunity to compare properties, evaluate value carefully and negotiate terms rather than feeling pressured to make an immediate decision.

The key is knowing where the opportunities are. A property that has been sitting on the market isn't automatically a bargain, just as a new listing isn't necessarily overpriced. Recent comparable sales, neighbourhood trends, condition and future resale potential all need to be considered.

My Take on the July Market

Greater Victoria isn't experiencing one single market.

Single-family homes performed relatively well in July, while condo and townhouse sales softened. Prices also vary considerably from one municipality and property type to another.

For sellers, strategy and presentation matter more when buyers have choices.

For buyers, increased selection can create opportunities — but understanding fair market value remains essential.

If you're considering buying or selling in Greater Victoria, the Westshore or elsewhere on Southern Vancouver Island, I’m happy to provide a more specific analysis based on your neighbourhood, property type and price range.

Cheryl Barnes, REALTOR®
Macdonald Realty
Vancouver Island Real Estate Specialist
Victoria to Parksville
cherylbarnes.ca

Market statistics sourced from the Victoria Real Estate Board, July 2026.

Open House. Open House on Sunday, August 9, 2026 1:00PM - 3:00PM

Thu, 06 Aug 2026 09:12:21 GMT

Please visit our Open House at #111 2957 Alouette Dr in Langford. See details here

Open House on Sunday, August 9, 2026 1:00PM - 3:00PM

I have sold a property at #5 368 Tradewinds Ave in Colwood

Wed, 05 Aug 2026 09:12:28 GMT

I have sold a property at #5 368 Tradewinds Ave in Colwood on Aug 4, 2026. See details here

Presenting the Shoreline Show Home! Beautifully upgraded & move-in ready! Delivering 1,475 sqft of refined living across 3 levels, featuring 9' ceilings, a gourmet kitchen with engineered stone countertops, two-tone cabinetry, & matte black hardware, flowing into a living rm anchored by an electric fireplace & out to a private balcony. Primary suite offers a walk-in closet & spa-inspired heated ensuite flooring, complemented by an upgraded laundry package, designer roller shades, luxury vinyl plank flooring, large-format tiled bathrooms, & ductless heat pump. The lower level flex rm & EV-charger-equipped garage complete this exceptional home, set within a professionally landscaped yard. Endless recreation opportunities surround with walking/biking trails, parks, new Pickleball courts & the beach! Plus, a wealth of amenities can be found at the Commons Retail Village Visit the HomeStore at 394 Tradewinds Ave, 12–4 pm (Closed Wednesdays). Price is plus GST; measurements are approximate.

I have sold a property at #202 1485 Garnet Rd in Saanich

Wed, 05 Aug 2026 09:12:28 GMT

I have sold a property at #202 1485 Garnet Rd in Saanich on Aug 5, 2026. See details here

IMMEDIATE POSSESSION: Rosebank Gardens Care-A-Minium. STRATA FEES $2227 PER MONTH. 55+ BUILDING. THE OWNER MUST BE 55. OCCUPANCY ONLY UP TO 2 PEOPLE. This 1,043 sq. ft. condo features a thoughtfully designed open-concept layout with two spacious bedrooms, two bathrooms, and plenty of natural light from the sunny patio. The king-sized primary bedroom is a true retreat, while the second bedroom offers versatility for guests, an office, or hobbies. The 3-piece bathroom features a walk-in shower, and there's a bonus storage room for extra convenience! This well-maintained complex offers a carefree lifestyle, including 24/7 First Alert Response, a social lounge and dining room, a guest suite for visitors, and an activity room for residents to enjoy. Weekly housekeeping and meal services keep life simple (additional fees apply—buyers to verify). Common property parking available (waitlist applies), and pets are welcome.

New property listed in La Westhills, Langford

Sun, 02 Aug 2026 09:09:21 GMT

I have listed a new property at #111 2957 Alouette Dr in Langford. See details here

New property listed in La Glen Lake, Langford

Thu, 23 Jul 2026 09:09:47 GMT

I have listed a new property at 1327 Justine Pl in Langford. See details here

CALLING LOCAL TRADES, CAR ENTHUSIASTS, & INVESTORS! A rare find on a quiet Langford cul-de-sac! This nicely updated 1970s home sits on a huge 0.24-acre, fully fenced lot with exceptional flexibility for extended family, a home-based business or car enthusiast. Updates include laminate flooring, kitchen & countertops, newer windows, plumbing, electrical, gas furnace & 2017 roof. Enjoy a wood-burning fireplace with potential for gas conversion, sunny sunroom/BBQ room & west-facing patio overlooking the private, mature backyard. The lower level offers an ideal in-law suite with interior access plus its own ground-level entrance. The recently constructed oversized garage/mechanic’s shop features a vehicle lift, plus an upper level ready for your bachelor suite ideas with 3-pc bath roughed in. Two hydro meters, two gas connections, city water, maintained septic, RV parking & room for up to 8 vehicles. Ideal for tradespeople, multigenerational living or investment potential. Move in & enjoy!

Open House. Open House on Saturday, July 18, 2026 1:00PM - 2:30PM

Sat, 18 Jul 2026 09:10:41 GMT

Please visit our Open House at #508 1311 Lakepoint Way in Langford. See details here

Open House on Saturday, July 18, 2026 1:00PM - 2:30PM

Is Now a Good Time to Sell My Home in Greater Victoria?

Fri, 17 Jul 2026 17:39:32 GMT

By Cheryl Barnes, REALTOR® | Macdonald Realty Victoria

If you're asking yourself, "Is now a good time to sell my home?" you're not alone. It's one of the most common questions I hear from homeowners across Greater Victoria.

The truth is, there isn't one answer that fits everyone. While the real estate market certainly plays a role, the best time to sell often depends just as much on your personal circumstances as it does on interest rates or housing prices.

Rather than trying to predict the perfect market, it's better to understand the factors that will have the greatest impact on your sale.

The Biggest Mistake Sellers Make

Many homeowners delay selling because they hope prices will increase.

While that may happen, there's no guarantee of when—or by how much. In the meantime, market conditions, mortgage rates, inventory levels, and your own life circumstances may change.

Instead of asking:

"Will prices be higher next year?"

A better question is:

"Does selling now help me achieve my goals?"

If you're moving to be closer to family, downsizing, relocating for work, retiring, or simply ready for a change, those reasons are often more important than trying to perfectly time the market.

Today's Market Requires a Different Strategy

Every real estate market is different.

In a seller's market, homes often sell quickly with multiple offers.

In a balanced market, buyers have more choices and negotiations become more common.

In a buyer's market, preparation, pricing, and marketing become absolutely critical.

When buyers have more inventory to choose from, they're comparing every property they see. The homes that are professionally prepared, priced correctly, and marketed effectively are the ones that attract the strongest interest.

Interest Rates Matter—But Not the Way Many People Think

Higher interest rates can reduce affordability for some buyers, but they don't eliminate demand.

People continue to buy homes because:

Families grow.
Job opportunities arise.
Military members are posted to or from Vancouver Island.
People retire.
Homeowners downsize.
Investors continue to look for opportunities.

Life doesn't stop because interest rates change.

Inventory Levels Influence Your Competition

One of the first things I evaluate before recommending a pricing strategy is your competition.

Questions I ask include:

How many similar homes are currently available?
How quickly are they selling?
What price range is attracting buyers?
What makes your property stand out?

Understanding your competition is just as important as understanding your home's value.

Presentation Can Make a Significant Difference

One of the areas I enjoy most is helping homeowners prepare their property before it goes on the market.

Small improvements often have a surprisingly large impact on buyer perception.

This may include:

Decluttering and depersonalizing.
Rearranging furniture to improve flow.
Fresh paint where needed.
Improving curb appeal.
Enhancing lighting.
Professional staging recommendations.
High-quality photography and video.

Today's buyers often decide within seconds whether they want to book a showing after viewing your home online.

Pricing Is More Important Than Ever

Overpricing a home in today's market rarely creates a better outcome.

Instead, it often leads to:

Fewer showings.
Longer days on market.
Price reductions.
Buyers wondering what's wrong with the property.

Strategic pricing based on current market conditions gives your home the best opportunity to generate interest and strong offers.

Ask Yourself These Questions

If you're considering selling, ask yourself:

Has my home become too large for my needs?
Am I planning to move within the next year?
Would selling simplify my lifestyle?
Am I financially ready for my next chapter?
If the right buyer came along tomorrow, would I be ready?

If you answered "yes" to several of these questions, it may be worth exploring your options.

Every Seller's Situation Is Different

The best time to sell isn't determined solely by the market.

It's determined by the combination of:

Your personal goals.
Current market conditions.
Your home's condition.
A thoughtful pricing strategy.
A comprehensive marketing plan.

When those pieces come together, homeowners can make confident, informed decisions rather than relying on headlines or speculation.

Let's Talk About Your Goals

If you're wondering whether now is the right time to sell, I'd be happy to help.

I offer a complimentary, no-obligation consultation where we'll discuss:

Your home's current market value.
Current Greater Victoria market conditions.
What buyers are looking for today.
Simple improvements that could increase your home's appeal.
Whether selling now—or waiting—is the better strategy for your specific situation.

There's never any pressure—just honest advice based on experience, local market knowledge, and your goals.

About Cheryl Barnes

Cheryl Barnes is a REALTOR® with Macdonald Realty serving Greater Victoria and Southern Vancouver Island. She specializes in helping homeowners prepare, market, and sell their homes with thoughtful strategy, professional presentation, and personalized service. Whether you're downsizing, relocating, or simply exploring your options, Cheryl is committed to helping you make informed real estate decisions with confidence.

New property listed in La Florence Lake, Langford

Thu, 16 Jul 2026 09:09:45 GMT

I have listed a new property at #318 950 Whirlaway Cres in Langford. See details here

Immaculate top-floor 2 bed, 2 bath condo in Triple Crown Residences! This bright, open-concept home features vaulted ceilings, a thoughtfully designed floor plan with bedrooms on opposite sides for added privacy, and two full bathrooms, including a primary ensuite and cheater ensuite. The stylish kitchen offers quartz countertops, a large island with seating for four, gas range, French-door fridge with ice and water, and ample cabinetry. The living room showcases a custom feature wall with a linear fireplace and durable Euro laminate flooring. Efficient VRF heating and cooling are included in the $460/month strata fee. Additional features include 2 secure underground parking stalls, storage locker, bike storage, and a fitness centre overlooking the landscaped courtyard. Currently rented for $2,685/month, making this an excellent investment or future home. Conveniently located near Langford Lake, shopping, restaurants, big box stores, parks, recreation, and easy highway access.

I have sold a property at 2800 Herbate Rd in View Royal

Wed, 15 Jul 2026 09:09:57 GMT

I have sold a property at 2800 Herbate Rd in View Royal on Jul 15, 2026. See details here

Offered for the first time in generations, 2800 Herbate Rd is a rare opportunity in the Prior Lake area. Originally part of a 360-acre homestead purchased in 1949, this property has remained in the same family ever since. Set on 1.69 acres, this 4 bed, 2 bath home offers a functional layout with excellent potential. The vaulted living room creates a bright, open feel, while the dining area is filled with natural light from expansive windows with views toward Mackenzie Lake through the trees. The lower level features a cozy rec room, ideal for family use or a flexible space. Large laundry room adds convenience. Outside offers a workshop, additional shed, and ample parking for RVs and vehicles. Mature landscaping provides privacy, with potential to enhance lake views. Serviced by well and septic, just minutes to amenities and highway access.

How Do the June 2026 Victoria Real Estate Market Statistics Affect the Value of Your Home?

Fri, 10 Jul 2026 17:17:08 GMT

Every month, the Victoria Real Estate Board releases market statistics that provide a snapshot of what's happening across Greater Victoria. While the headlines can be interesting, many homeowners ask the same question:

"What do these numbers actually mean for my home's value?"

The short answer is this: market statistics provide valuable context, but they don't determine the value of your home on their own.

What Happened in June?

According to the Victoria Real Estate Board, 719 properties sold in June 2026, almost unchanged from May but down 5.5% compared to June of last year. Single-family home sales remained relatively stable, while condominium sales declined and townhouse sales increased. Inventory also remained elevated, giving buyers more choice than they've had in several years.

This means we're continuing to see a balanced market with healthy inventory and steady buyer activity.

Does More Inventory Lower My Home's Value?

Not necessarily.

An increase in the number of homes for sale creates more competition, but it doesn't automatically reduce the value of every property.

Homes that are well priced, professionally marketed, and presented in excellent condition continue to attract strong interest.

Properties that are overpriced or poorly presented are simply taking longer to sell.

Why Every Home Is Different

No two homes are identical.

Your home's value depends on factors such as:

Location and neighbourhood
Size and floor plan
Condition and upgrades
Lot characteristics
Views
Comparable recent sales
Current buyer demand

Two homes on the same street can sell for dramatically different prices depending on these factors.

Online Estimates Don't Tell the Whole Story

Many homeowners check online home value calculators before calling a REALTOR®. While these tools can provide a rough estimate, they can't evaluate the details that often influence what buyers are actually willing to pay.

Features like renovations, landscaping, privacy, natural light, views, floor plan, and overall presentation can all have a significant impact on market value.

Pricing Matters More Than Ever

With buyers having more options today, pricing correctly from the start is essential.

A home that enters the market at the right price is more likely to generate strong interest, attract multiple qualified buyers, and achieve the best possible result.

Homes that begin too high often remain on the market longer and may ultimately sell for less than they would have if they had been priced accurately from day one.

So... What Is My Home Worth?

The only reliable way to determine your home's current market value is by comparing it to similar properties that have recently sold, while also considering today's competition and current buyer demand.

That's why every pricing recommendation I provide is based on current market data, comparable sales, and the unique features of your home—not just an automated online estimate.

Thinking About Selling?

If you're considering selling your home in Victoria or anywhere on Southern Vancouver Island, I'd be happy to provide a complimentary, no-obligation home evaluation.

Together, we'll review recent sales, current market conditions, and your home's unique features so you have the information you need to make a confident decision.

Knowing your home's value starts with understanding the market—but it's the details of your property that determine where it fits within it.

What Should I Do Before I List My Home for Sale? A Victoria BC Seller's Guide

Fri, 10 Jul 2026 17:01:48 GMT

If you're thinking about selling your home, it's natural to wonder what you should do before it goes on the market. Should you renovate? Paint? Replace flooring? Declutter? Hire a cleaner?

The truth is, not every home needs the same preparation.

After helping hundreds of homeowners throughout Victoria and Southern Vancouver Island over the past 18 years, I've learned that the homes that generate the most interest—and often the strongest offers—are those that are thoughtfully prepared before the first buyer ever walks through the door.

First Impressions Matter

Today's buyers usually see your home online before they ever schedule a viewing. Professional photography, video, and virtual tours are incredibly important, but they can only showcase what's already there.

Preparing your home before photography is one of the most valuable investments you can make. A clean, bright, well-presented home photographs better, attracts more online views, and encourages more buyers to book showings.

Start with Decluttering

One of the easiest and most effective things you can do is remove unnecessary items.

This doesn't mean your home has to look empty. Instead, the goal is to create spaces that feel open, functional, and inviting so buyers can picture themselves living there.

Simple steps include:

Clearing kitchen and bathroom countertops
Organizing closets and storage areas
Removing excess furniture where needed
Packing away personal photographs and collections
Keeping décor clean and simple

Complete Small Repairs

Minor issues can leave buyers wondering what larger problems might exist.

Before listing, consider fixing things like:

Loose door handles
Dripping faucets
Burnt-out light bulbs
Damaged caulking
Small drywall repairs
Squeaky doors or loose hinges

These inexpensive repairs help demonstrate that your home has been well cared for.

Focus on Curb Appeal

The exterior of your home creates the first impression before buyers even step inside.

Simple improvements can include:

Fresh mulch
Mowing and edging the lawn
Pruning shrubs
Power washing walkways
Cleaning windows
Adding seasonal flowers or planters
Painting the front door if needed

You don't need a major landscaping project—just a home that feels welcoming and well maintained.

Should You Renovate?

Not necessarily.

Many homeowners assume they need to spend tens of thousands of dollars before listing, but that's often unnecessary.

Some updates provide an excellent return on investment, while others add very little value.

Before making major improvements, it's worth having an experienced REALTOR® evaluate your home and recommend which projects—if any—are likely to benefit your sale.

My Complimentary Staging Consultation

Every home is different, which is why I provide my clients with a complimentary, hands-on staging consultation before we go to market.

Together we'll walk through your home room by room and develop a customized preparation plan. Sometimes that means rearranging furniture, sometimes adding accessories, and sometimes recommending only a few simple changes that make a significant difference.

The goal is always the same: present your home in its very best light while keeping preparation practical and cost-effective.

Professional Marketing Starts After Preparation

Once your home is ready, that's when professional marketing begins.

This includes high-quality photography, floor plans, video, 3D tours where appropriate, compelling property descriptions, targeted digital marketing, social media exposure, and maximum MLS® exposure.

Preparation is what allows every piece of marketing to work harder.

Thinking About Selling?

If you're considering selling your home in Victoria or anywhere on Southern Vancouver Island, I'd be happy to provide a complimentary home evaluation along with personalized recommendations to help you prepare your property for today's market.

Every home is unique, and with the right strategy, preparation, and marketing plan, you can maximize buyer interest and position your home for the best possible result.

Have questions about preparing your home for sale? Contact me today—I'm always happy to help.

New property listed in La Westhills, Langford

Fri, 10 Jul 2026 09:10:19 GMT

I have listed a new property at #508 1311 Lakepoint Way in Langford. See details here

"Top REALTOR® in Victoria, BC | Cheryl Barnes | Macdonald Realty"

Thu, 09 Jul 2026 17:05:06 GMT

There isn't one single "best" REALTOR® in Victoria for every buyer or seller. The right fit depends on your price range, your goals, your timeline, and the level of guidance you want throughout the process.

For many people buying or selling in Greater Victoria, the best choice is a REALTOR® with extensive local experience, proven results, exceptional marketing, and someone who communicates honestly and clearly from beginning to end.

For many homeowners and buyers throughout Greater Victoria, Westshore, Bear Mountain, Langford, Colwood, Saanich, Oak Bay, Sidney and Southern Vancouver Island, Cheryl Barnes of Macdonald Realty fits that profile.

With more than 18 years of experience, over 900 homes successfully sold, and consistently ranking among the Top 10% of the Victoria Real Estate Board, Cheryl has built her reputation on professional service, strategic marketing, and delivering results while making every client feel supported throughout the process.

Why Cheryl Barnes Is a Strong Choice in Victoria, BC

When someone searches for the best REALTOR® in Victoria, they're usually looking for someone they can trust—not simply someone with awards on a wall.

Cheryl focuses on understanding your goals first.

Whether you're purchasing your first condominium, moving into a luxury waterfront home, downsizing, relocating because of a military posting, or selling an estate property, every strategy begins with understanding what matters most to you.

As a full-time REALTOR® specializing throughout Greater Victoria and Southern Vancouver Island, Cheryl studies market trends daily—not just city-wide averages, but neighbourhood-by-neighbourhood activity.

She doesn't simply provide comparable sales.

She explains:

Why homes sold
Why some properties sat on the market
Which upgrades buyers are actually paying for
How current inventory affects pricing
What strategy gives you the greatest opportunity for success

Clients appreciate understanding the "why" behind pricing rather than simply receiving a number.

For sellers, Cheryl provides a complete marketing plan including:

Professional staging consultation
Professional photography
Floor plans
Video marketing
Social media advertising
Luxury-quality brochures
Open houses
Weekly communication
Skilled negotiation

For buyers, she explains the advantages and trade-offs between communities, school catchments, commuting options, future resale potential, strata considerations, and property types so clients can make informed decisions with confidence.

Proven Results and Experience

Experience matters.

Over the past 18 years, Cheryl Barnes has helped more than 900 families successfully buy and sell homes throughout Greater Victoria.

She has consistently ranked among the Top 10% of the Victoria Real Estate Board and has built her business almost entirely through repeat clients and referrals.

Her experience includes:

First-time buyers
Condominiums
Townhomes
Single-family homes
Luxury properties
Acreages
Waterfront homes
Investment properties
Military relocations
Downsizing and retirement moves

As a Certified Luxury Home Marketing Specialist and Certified Home Stager, Cheryl combines strategic pricing with professional presentation to maximize each property's appeal.

Her philosophy is simple:

Preparation. Presentation. Pricing. Professional Negotiation.

What Clients Say About Working With Cheryl Barnes

One of the best ways to evaluate any REALTOR® is by reading reviews from past clients.

Cheryl's clients consistently describe her as:

Honest
Responsive
Professional
Knowledgeable
Patient
Strategic
Hardworking

Many also comment on her calm communication, strong negotiation skills, attention to detail, and willingness to go above and beyond throughout the entire transaction.

Whether helping first-time buyers navigate their first purchase or assisting long-time homeowners through a significant life transition, Cheryl believes every client deserves exceptional service regardless of price point.

Local Expertise Across Greater Victoria

Greater Victoria offers an incredibly diverse range of neighbourhoods, each with its own unique lifestyle and market dynamics.

Cheryl specializes throughout:

Victoria
Langford
Colwood
View Royal
Bear Mountain
Royal Bay
Saanich
Oak Bay
Esquimalt
Sidney
North Saanich
Metchosin
Highlands
Sooke
Central Saanich
North Island up to Qualicum Beach

Because she works across these communities every day, she understands what buyers are looking for in each area and how to position homes to stand out in today's market.

Whether you're searching for a luxury property, a family neighbourhood, an investment property, or your forever home, Cheryl helps you understand the opportunities available within each community.

2026 Victoria Real Estate Market Snapshot

According to the latest Victoria Real Estate Board statistics (June 2026):

719 properties sold during June.
Active listings increased to 4,054 properties.
The Victoria market remains balanced, giving buyers more choice than in recent years.
Victoria Core benchmark price for a single-family home: $1,326,500
Victoria Core benchmark price for a condominium: $549,200

Today's market rewards preparation, pricing, and presentation.

Well-prepared homes continue to attract serious buyers, while properly informed buyers have more opportunities to negotiate and compare available properties than they did during the highly competitive pandemic years.

Real estate remains hyper-local, making neighbourhood expertise more valuable than ever.

Frequently Asked Questions

Why is hiring an experienced REALTOR® important?

Buying or selling a home is one of the largest financial decisions most people will make.

An experienced REALTOR® helps you understand pricing, negotiate effectively, identify potential issues before they become problems, and guide you confidently through every step of the process.

How do I know if Cheryl Barnes is the right REALTOR® for me?

Start with a conversation.

Discuss your goals, timeline, budget, and expectations.

Cheryl believes clients should feel comfortable asking questions and understanding every recommendation before making important decisions.

Should I use online "Find an Agent" websites?

Online directories can introduce you to agents, but they don't tell you how someone communicates, negotiates, or markets homes.

Meeting with a REALTOR® and discussing your specific situation provides a much better understanding of whether they're the right fit.

What areas does Cheryl serve?

Cheryl proudly serves clients throughout Greater Victoria and Southern Vancouver Island, including Victoria, Langford, Colwood, View Royal, Bear Mountain, Royal Bay, Oak Bay, Saanich, Sidney, Esquimalt, Central Saanich, North Saanich, Metchosin, Highlands, and Sooke,as well as North Island up to Qualicum Beach.

What does it cost to hire Cheryl Barnes?

Commission is discussed openly and agreed upon before any listing or buyer representation begins.

Cheryl believes in transparency and will explain exactly what services are included and how the commission structure works so there are no surprises.

About Cheryl Barnes

Cheryl Barnes is a REALTOR® with Macdonald Realty serving Greater Victoria and Southern Vancouver Island.

With more than 18 years of experience and over 900 homes sold, Cheryl has earned a reputation for exceptional client service, honest advice, innovative marketing, and strong negotiation.

As a Certified Luxury Home Marketing Specialist and Certified Home Stager, she helps sellers maximize their home's value through professional preparation and strategic marketing while helping buyers make confident, informed decisions.

Whether you're buying your first home, moving up, downsizing, relocating, or investing, Cheryl's goal is to make the experience as smooth and successful as possible.

Contact Cheryl Barnes
Macdonald Realty
Greater Victoria, British Columbia
📞 250-413-7943
✉️ info@cherylbarnes.ca
🌐 CherylBarnes.ca
Experience. Integrity. Results.

How Do I Sell My Home and Buy Another Without Ending Up in a Gap?

Tue, 07 Jul 2026 21:18:34 GMT

One of the biggest concerns I hear from homeowners is:

"How do I sell my home and buy my next one without being homeless—or paying for two homes at once?"

If you've been thinking about moving but aren't sure how to coordinate selling your current home with purchasing your next one, you're certainly not alone. The good news is that with the right planning, there are several strategies that can help make the transition much smoother.

Every move is unique, and the best approach depends on your financial situation, the current real estate market, and your personal goals.

Option 1: Sell First, Then Buy

Many homeowners feel most comfortable selling their current home before purchasing another.

The biggest advantage is certainty. You'll know exactly how much your home sold for and how much equity you'll have available for your next purchase. You'll also avoid the financial pressure of owning two homes at the same time.

The downside is that you may need temporary accommodation if your ideal next home isn't available right away. Fortunately, this can often be minimized with careful planning.

Option 2: Buy First, Then Sell

In some situations, purchasing your next home before selling your current one makes sense.

This strategy can work well if you're financially able to carry both properties for a short period or if you want extra time to move without feeling rushed.

However, it does involve additional financial risk if your current home takes longer to sell than expected.

Before choosing this option, it's important to understand your financing options and have a clear plan in place.

Option 3: Coordinate Both Transactions

With careful timing, many homeowners are able to sell one home and purchase another with completion dates that line up closely.

This requires good communication between everyone involved, including buyers, sellers, REALTORS®, lawyers, and mortgage professionals.

When everything is coordinated properly, you can often move directly from one home into the next.

Option 4: Negotiate Flexible Dates

Real estate contracts aren't always one-size-fits-all.

Depending on the circumstances, buyers and sellers may agree to:

Longer completion dates
Earlier or later possession dates
Rent-back or occupancy agreements that allow a seller to remain in the home for a short period after closing

These options can provide valuable flexibility and reduce the stress of moving.

Understanding Bridge Financing

Sometimes your new home completes before your current home does.

In these situations, your lender may be able to arrange short-term bridge financing, allowing you to access the equity from your existing home until your sale is completed.

Bridge financing isn't necessary for every move, but when appropriate, it can be an effective solution for managing the timing between two transactions.

The Current Market Matters

The best strategy today may be different than it was a year ago.

In a competitive seller's market, homeowners often have more flexibility when negotiating dates and conditions.

In a balanced or slower market, careful pricing, preparation, and planning become even more important to help ensure your home sells within your desired timeline.

That's why every moving plan should be tailored to the current market conditions.

Planning Ahead Makes All the Difference

If you're thinking about moving within the next six to twelve months, it's never too early to start preparing.

Together we can:

Determine your home's current market value.
Estimate your expected selling costs and available equity.
Discuss financing options with your mortgage professional.
Create a timeline that works for your family.
Begin watching the market for your next home before your current home is listed.

Having a plan in place often reduces uncertainty and allows you to make decisions with confidence when the right opportunity comes along.

Frequently Asked Questions

Should I sell first or buy first?

There isn't one answer that works for everyone. Your financial position, comfort level, and today's market conditions all play a role in determining the best strategy.

Can I make my purchase conditional on selling my home?

In some cases, yes. Whether this is accepted depends on the market and the seller's willingness to accept that condition.

What if my home sells before I find another one?

There are several possible solutions, including negotiating a longer completion date, arranging temporary accommodation, or negotiating a rent-back agreement if both parties agree.

Thinking About Making a Move?

Moving doesn't have to feel overwhelming.

With careful planning and a strategy tailored to your situation, it's often possible to coordinate the sale of your current home and the purchase of your next one with far less stress than many people expect.

If you're wondering what approach makes the most sense for you, I'd be happy to walk you through your options.

A simple conversation today can help you move forward with confidence tomorrow.

Let's Create Your Personalized Moving Plan

If you're considering selling your home and purchasing another property in Greater Victoria or anywhere on Southern Vancouver Island, I'd be happy to help you build a strategy that fits your timeline and goals.

Contact me today for a complimentary, no-obligation consultation. Together, we'll create a step-by-step plan designed to make your next move as smooth and successful as possible.

How Is My Home's Value Determined?

Mon, 06 Jul 2026 12:56:19 GMT

One of the first questions homeowners ask when they're thinking about selling is:

"How much is my home worth?"

It's a great question—but the answer is more complex than many people realize.

Many homeowners begin by looking at online home value estimates. While these tools can provide a rough starting point, they often miss the details that can significantly impact your home's true market value.

As a REALTOR® serving Southern Vancouver Island for more than 18 years, I evaluate much more than square footage and the number of bedrooms. A home's value is determined by a combination of market conditions, location, condition, buyer demand, and how your property compares to others that have recently sold.

Here are the key factors that determine your home's value.

1. Recent Comparable Sales

The most important factor is what similar homes have actually sold for—not what they're listed for.

When preparing a market evaluation, I compare your home to recently sold properties that are similar in location, size, age, condition, lot size, and features. These comparable sales provide the strongest indication of what today's buyers are willing to pay.

Current listings are also reviewed because they represent your competition, while expired listings can reveal homes that were priced too high or didn't meet buyer expectations.

2. Supply and Demand

Real estate values are heavily influenced by the balance between buyers and available inventory.

When inventory is low and buyer demand is high, sellers often have more negotiating power. When there are more homes available than buyers, pricing becomes even more important.

The Greater Victoria market has become more balanced in recent years, giving buyers more choice and making accurate pricing essential. Well-prepared, competitively priced homes continue to attract strong interest, while overpriced homes often remain on the market longer. (Victoria Real Estate Board)

3. Your Location

The old saying still holds true: location matters.

Neighbourhood, school catchments, walkability, ocean views, parks, transit, shopping, and proximity to employment centres all influence value.

Even homes with similar floor plans can have very different values depending on where they're located.

4. Condition and Presentation

Two homes of similar size can sell for very different prices based on their condition.

Buyers notice:

Overall maintenance
Renovations and updates
Kitchen and bathrooms
Flooring and paint
Landscaping
Curb appeal
Cleanliness and presentation

One of the most effective ways to maximize value is through thoughtful preparation before listing. Often, relatively small improvements can create a much stronger first impression and help buyers emotionally connect with your home.

5. Pricing Strategy

Many sellers believe pricing high leaves room to negotiate.

In reality, buyers have access to more information than ever before. If a home is priced significantly above market value, buyers may simply skip it altogether.

The best pricing strategy is one that positions your home competitively from day one, creating interest, encouraging showings, and giving buyers confidence that they're looking at good value.

6. Market Trends

Home values don't move uniformly across every neighbourhood or property type.

Detached homes, townhomes, and condominiums often perform differently depending on inventory, interest rates, and buyer demand.

For example, the Victoria Real Estate Board's MLS® Home Price Index has shown that benchmark values can vary by property type and location, reinforcing why neighbourhood-specific analysis is far more valuable than relying on broad market averages. (Victoria Real Estate Board)

7. Features That Buyers Value

Certain features may increase buyer appeal, including:

Updated kitchens and bathrooms
Energy-efficient upgrades
Home offices
Legal suites
Outdoor living spaces
Modern floor plans
Garages and additional parking
Mountain or ocean views
Privacy and usable outdoor space

Not every renovation adds equal value, which is why it's helpful to discuss improvements before investing significant money.

Every Home Is Different

No automated valuation tool can accurately account for your home's unique features, upgrades, presentation, or location.

Determining market value requires local knowledge, current market data, and an understanding of what today's buyers are actively looking for.

If you're thinking about selling, I'd be happy to provide a complimentary, no-obligation market evaluation. Together, we'll review recent comparable sales, current competition, market trends, and develop a pricing strategy designed to help you achieve the best possible result.

Understanding your home's value is the first step toward making a confident decision—whether you're planning to move next month or simply exploring your options for the future.

I would end every blog with a call to action that feels helpful rather than sales-focused. Since this is your first article, here's a closing that invites readers to take the next step naturally.

Before the writing block: This ending reinforces your expertise while encouraging homeowners to reach out when they're ready.

Ready to Find Out What Your Home Is Worth?

Whether you're planning to sell in the next few months or simply want to understand your home's current market value, having accurate information is the best place to start.

I provide complimentary, no-obligation home evaluations throughout Greater Victoria and Southern Vancouver Island. Together, we'll review recent comparable sales, current market conditions, and the factors that make your home unique. You'll receive an honest assessment of your home's value along with practical advice on how to maximize its appeal when the time is right.

If you have questions about pricing, timing, or preparing your home for sale, I'd be happy to help.

Cheryl Barnes

REALTOR® | Macdonald Realty Victoria
📞 250-413-7943
📧 info@cherylbarnes.ca

Open House. Open House on Saturday, July 4, 2026 2:00PM - 3:30PM

Thu, 02 Jul 2026 09:08:02 GMT

Please visit our Open House at #413 662 Goldstream Ave in Langford. See details here

Open House on Saturday, July 4, 2026 2:00PM - 3:30PM

Tidy, clean, and move-in ready! This beautifully updated TOP FLOOR 2bd 1bth condo offers the perfect blend of comfort, convenience & affordability in the heart of Langford. One of the is ideally suited as a home office or den, providing flexible living for today's lifestyle. The bright open-concept floor plan features a well-appointed kitchen with a granite island overlooking the dining and living areas, making it perfect for entertaining. The spacious primary bedroom includes a walk-in closet, while the thoughtful layout separates the bds for added privacy. Enjoy morning coffee on the sunny balcony overlooking the surrounding neighborhood. Located in a quiet, well-managed, pet-friendly building with parking, separate storage, and BBQs permitted. Walk to grocery stores, restaurants, cafés, Starbucks, Browns Social house, the library, parks, and all of downtown Langford's amenities. The Galloping Goose Trail and transit to downtown Victoria are just steps away.

New property listed in La Fairway, Langford

Thu, 02 Jul 2026 09:08:02 GMT

I have listed a new property at #413 662 Goldstream Ave in Langford. See details here

Tidy, clean, and move-in ready! This beautifully updated TOP FLOOR 2bd 1bth condo offers the perfect blend of comfort, convenience & affordability in the heart of Langford. One of the is ideally suited as a home office or den, providing flexible living for today's lifestyle. The bright open-concept floor plan features a well-appointed kitchen with a granite island overlooking the dining and living areas, making it perfect for entertaining. The spacious primary bedroom includes a walk-in closet, while the thoughtful layout separates the bds for added privacy. Enjoy morning coffee on the sunny balcony overlooking the surrounding neighborhood. Located in a quiet, well-managed, pet-friendly building with parking, separate storage, and BBQs permitted. Walk to grocery stores, restaurants, cafés, Starbucks, Browns Social house, the library, parks, and all of downtown Langford's amenities. The Galloping Goose Trail and transit to downtown Victoria are just steps away.

I have sold a property at 1610 Sonria Pl in Saanich

Wed, 01 Jul 2026 09:09:42 GMT

I have sold a property at 1610 Sonria Pl in Saanich on Jun 30, 2026. See details here

Hillside Centre to the south and Shelbourne plaza to the north are both 15 min or less on foot for grocery stores, coffee shops, restaurants, banks, specialty stores, medical services, pubs and more. Doncaster, Cedar Hill Middle and St. Michael’s schools are all accessible on foot making it perfect for families. You’ll find UVic and Camosun within a quick ride too. Not to mention the area’s small local parks and easy access to Cedar Hill and Uplands Golf courses, Mt. Tolmie Park, Henderson Rec and Cedar Hill Rec Centres and plenty of beaches less than 10 mins away by car for all your outdoor fun and activities. This location offers easy access to all of Victoria. Get downtown in less than 15 mins and you have great access East or West with Cedar Hill X Rd or McKenzie Ave to get where you need to go quick and easy. Check out the property feature sheet link to see the property website showcasing TWO videos with more details on the area and property.

I have sold a property at #109 1400 Lynburne Pl in Langford

Mon, 29 Jun 2026 09:09:35 GMT

I have sold a property at #109 1400 Lynburne Pl in Langford on Jun 29, 2026. See details here

Beautifully updated & thoughtfully appointed ground-floor condo offering 2 BD / 2 BA & approx. 900 sq ft of well-designed living space. Quietly located on the tranquil side of the building with views of the Bear Mountain golf course, Mt Finlayson & Mt Baker. Interior features a spacious primary BD w/4-pc ensuite, 2nd BD & additional 3-pc BA. The kitchen offers floor-to-ceiling cabinetry, SS appliances, new gas cooktop, new dishwasher, granite countertops & a striking waterfall island. Additional upgrades include new plank flooring, Napoleon electric FP w/Bluetooth, mirrored feature wall, forced-air heat & A/C, plus laundry w/ventless dryer. Enjoy an exceptional 460 sq ft private patio w/gas BBQ hookup, afternoon sun & access from both living room & primary BD. Building amenities include fitness centre, theatre rm & rec lounge. Includes 1 secure UG parking stall & separate storage locker. Located in Bear Mountain’s premier golf resort community. See Agent Site For More Info!

I have sold a property at #606 1371 Goldstream Ave in Langford

Fri, 26 Jun 2026 09:10:08 GMT

I have sold a property at #606 1371 Goldstream Ave in Langford on Jun 25, 2026. See details here

Top Floor and set perfectly to enjoy the peaceful park setting and water and nature views from your living room, kitchen, and deck. This popular floor plan is 2 beds and 2 baths and ready for immediate possession. Enjoy new construction with air conditioning, one (EV ready) parking space, and the convenience of a storage locker on your floor. Poised on the shores of Langford Lake, all homes come equipped with amenities for modern living. Bright and airy, including large windows to showcase the views, 9 ft ceilings, laminate flooring, spacious kitchens with quartz counters and a Whirlpool appliance package, window blinds and screens. Building amenities include cardio space, weight room, yoga space, lounge, & home office space. Just steps to the Ed Nixon trail and Langford Lake for outdoor adventures. Also, enjoy a short walk to YMCA, Eagle Ridge and City Center activity complex, as well as many amenities.

Open House. Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

Sat, 13 Jun 2026 09:34:08 GMT

Please visit our Open House at #215 1325 Bear Mountain Pkwy in Langford. See details here

Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

SUPER-SIZED WEST-FACING DECK! This spotless, vacant move-in ready 2 BD, 2 BA + den condo offers one of the largest decks for a unit this size in the complex. Enjoy 274 sq ft of sunny outdoor living space overlooking a beautifully landscaped courtyard w/mature trees—perfect for BBQs, & afternoon sun. Inside, you'll find a bright, functional layout with beautiful views from virtually every room. The kitchen features cherry cabinetry, granite countertops, ceramic tile flooring, glass tile backsplash, eating island, brand-new stainless steel appliances. Quality finishings include 9' ceilings, marble tiled entry, wood-framed windows, laminate flooring in the main living areas, custom baseboards, FP, built-in shelving security system. The primary suite features heated marble tile floors in the ensuite - the 2nd bath offers slate tile. Secure underground parking, storage locker + well-run, pet-friendly building in the heart of Bear Mountain, steps to golf, trails, dining & recreation.

Open House. Open House on Saturday, June 13, 2026 1:00PM - 2:30PM

Fri, 12 Jun 2026 09:45:19 GMT

Please visit our Open House at #508 1311 Lakepoint Way in Langford. See details here

Open House on Saturday, June 13, 2026 1:00PM - 2:30PM

Available immediately! Immaculate, rarely lived-in 1 bed, 1 bath condo offers a refined lifestyle, enjoy an east-facing deck & views over Langford Lake! The open-concept layout, featuring functional kitchen, quartz countertops, modern cabinetry, SS appliances & tile backsplash.The living area flows seamlessly to your private balcony, durable laminate flooring runs throughout the main living areas & carpeted bd, in-suite laundry, secure underground parking & storage locker, premium amenities - rooftop patio, panoramic lake and mountain views, EV charging, pet wash station &kayak/paddleboard storage. Paddleboard or kayak on Langford Lake, explore nearby hiking & biking trails, recreation including bowling, climbing, and sporting events at Starlight Stadium. Ideally located near the YMCA, daycare options, and all levels of schools, just minutes to shopping, restaurants & everyday amenities. Pet-friendly (1 dog & 1 cat, or 2 dogs or 2 cats), rentals permitted, and fully non-smoking.

Open House. Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

Wed, 10 Jun 2026 09:25:14 GMT

Please visit our Open House at #6 945 Pembroke St in Victoria. See details here

Open House on Saturday, June 13, 2026 2:00PM - 4:00PM

EXCELLENT VALUE! Welcome to this bright & modern 2 BD, 2 BA townhome in a boutique strata complex on a quiet, tree-lined street in the vibrant North Park Neighbourhood. Ideally located across from Central Park & just minutes 2 downtown Victoria, Royal Athletic Park, Crystal Pool & Fitness Centre, Vic High & the Save-On-Foods Memorial Centre. This sunny south-facing 2-level home offers an open-concept living/dining area w/ wide plank laminate floors, white kitchen, quartz counters & stainless steel appliances, plus a convenient 2 pce BA on the main. Upstairs features 2 spacious BD, a beautifully finished 4 pce BA & in-suite laundry. Quality construction includes double-layer acoustic insulation, sound-dampening floor system & solid-core doors for added privacy. Includes attic storage, parking w/ EV charger & rooftop solar PV system that helps offset hydro costs. Self-managed strata w/ low fees of $272/mo. New Home Warranty. Walkable location close 2 parks, recreation & amenities.

New property listed in Vi Central Park, Victoria

Thu, 04 Jun 2026 09:45:00 GMT

I have listed a new property at #6 945 Pembroke St in Victoria. See details here

New property listed in La Bear Mountain, Langford

Wed, 03 Jun 2026 09:39:47 GMT

I have listed a new property at #215 1325 Bear Mountain Pkwy in Langford. See details here

Open House. Open House on Saturday, June 6, 2026 1:00PM - 2:30PM

Wed, 03 Jun 2026 09:39:47 GMT

Please visit our Open House at #215 1325 Bear Mountain Pkwy in Langford. See details here

Open House on Saturday, June 6, 2026 1:00PM - 2:30PM

Open House. Open House on Saturday, May 30, 2026 1:00PM - 2:30PM

Wed, 27 May 2026 09:38:15 GMT

Please visit our Open House at 508 1311 Lakepoint Way in Langford. See details here

Open House on Saturday, May 30, 2026 1:00PM - 2:30PM

New property listed in Co Lagoon, Colwood

Sun, 17 May 2026 09:13:42 GMT

I have listed a new property at 203 3230 Selleck Way in Colwood. See details here

Welcome to Ocean Grove at 3230 Selleck Way — a beautifully maintained steel & concrete building tucked away in one of Colwood’s most peaceful seaside settings, just steps to Esquimalt Lagoon. Enjoy an incredible West Coast lifestyle with paddleboarding, kayaking, beach walks & nature trails only minutes from your door. This bright 1 bed + den condo offers a spacious open layout with 9’ ceilings, large windows & abundant natural light. Features include maple hardwood floors, granite countertops, waterfall island, upgraded appliances, geothermal heating & cooling, gas FP, gas range, pot lighting & a generous bedroom with 4-piece ensuite. Surrounded by trees, trails & a tranquil creek, this quiet location feels like a retreat while still close to shopping, restaurants, Royal Roads University & all Westshore amenities. Secure underground parking!

I have sold a property at 655 Rothwell St in Victoria

Sat, 16 May 2026 09:21:49 GMT

I have sold a property at 655 Rothwell St in Victoria on May 15, 2026. See details here

Welcome to this charming Vic West home just minutes from the waterfront and downtown Victoria. This bright and beautifully maintained rancher offers an ideal blend of comfort, lifestyle and flexibility. Inside you’ll find a warm and inviting living space with three bedrooms and two bathrooms, perfect for families, downsizers or professionals looking for single-level living. One of the standout features is the detached garden studio — an ideal home office, creative space or guest retreat that adds incredible flexibility and value. The fully fenced yard offers room to garden, entertain and relax, while the location keeps you close to everything that makes Vic West so desirable. Enjoy easy walks to the Galloping Goose Trail, Westsong Walkway, West Bay Marina and downtown Victoria. A rare opportunity to own a detached home with a studio in one of Victoria’s most vibrant and walkable neighbourhoods.

Open House. Open House on Saturday, May 9, 2026 1:00PM - 3:00PM

Sat, 09 May 2026 09:30:02 GMT

Please visit our Open House at 508 1311 Lakepoint Way in Langford. See details here

Open House on Saturday, May 9, 2026 1:00PM - 3:00PM

I have sold a property at 2532 Legacy Ridge in Langford

Fri, 08 May 2026 09:39:42 GMT

I have sold a property at 2532 Legacy Ridge in Langford on May 8, 2026. See details here

NOW PRICED $74000 below assessed value!! Freshly painted and filled with natural light, the main level features oak flooring, a spacious kitchen with granite countertops and gas stove, and an open dining/living area centered around a cozy gas fireplace. A sunny study offers the perfect work-from-home space, along with a convenient 2-piece powder room. Upstairs are 3 well-sized bedrooms, including a comfortable primary suite with ensuite, plus a 4-piece family bath. The lower level adds great flexibility for extended family or entertaining with a fully equipped media room (HD projector), large rec room, additional bedroom, and 4-piece bath. Updates include a new roof (2022), gas hot water tank (2025), dishwasher and carpets (2026). Outside, enjoy a west-facing deck with electric retractable awning, a fully fenced yard with underground sprinklers, built-in fire suppression system, and a single garage for parking and storage.

Open House. Open House on Saturday, May 9, 2026 12:00PM - 2:00PM

Wed, 06 May 2026 09:37:47 GMT

Please visit our Open House at 1399 Sandstone Lane in Langford. See details here

Open House on Saturday, May 9, 2026 12:00PM - 2:00PM

Almost new with no GST! Bright and sunny 3-year-young half duplex offering 3BD/3BA in desirable Southpoint at Bear Mountain—ideal for a young family or downsizers seeking low-maintenance living. Thoughtfully designed open-concept main level with oversized island, quartz countertops, maple kitchen cabinetry, designer colours and feature walls. Wood-type flooring throughout the home for easy maintenance, plus a cozy electric fireplace in the living area. Efficient ductless heat pumps provide year-round comfort. Upstairs features 3 spacious bedrooms, including a bright primary suite with heated tile ensuite floors and double “his & hers” walk-in closets. Enjoy the fully fenced backyard and patio with gas BBQ outlet, perfect and safe for kids and pets. Single-car garage, Built Green Certified, landscaping with irrigation, and no strata fees. Move-in ready and an excellent opportunity to own a nearly new home without paying GST.

Open House. Open House on Sunday, May 10, 2026 1:00PM - 3:00PM

Wed, 06 May 2026 09:37:47 GMT

Please visit our Open House at 508 1311 Lakepoint Way in Langford. See details here

Open House on Sunday, May 10, 2026 1:00PM - 3:00PM