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.

For a more detailed discussion about the market value of your Westshore home, call me at 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.

Call today @ 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.