The Westshore real estate market opened 2026 in a familiar seasonal rhythm—slower sales, more listings, and a noticeable shift toward balance. While January activity was down year-over-year across Greater Victoria, the Westshore is showing signs of stability rather than stress, with price resilience and increased choice for buyers.

Here’s how the January numbers from the Victoria Real Estate Board translate locally.

Westshore Sales Activity: Slower, But Expected

Across the Victoria region, sales were down nearly 20% compared to January 2025, and the Westshore followed that broader trend. Single-family homes and condos saw fewer transactions, while townhomes held steady, reflecting continued demand for attainable, family-friendly housing in Langford, Colwood, and Royal Bay.

This slowdown mirrors early-year patterns seen in 2023 and 2024 and does not indicate a weakening market—rather, a return to predictable seasonality after the intense pace of the pandemic years.

Inventory: More Choice Across Westshore Communities

One of the most important shifts for Westshore buyers is inventory growth.

• Active listings across the Victoria region are up 9.6% year-over-year

• January inventory increased again month-over-month

Locally, this means:

• More detached homes available in Langford, Bear Mountain, and Sooke

• Increased condo and townhome selection in Colwood and Royal Bay

• Less pressure to “rush” into a decision for buyers

For sellers, this also means pricing and presentation are more important than they’ve been in recent years.

Market Balance: On the Buyer-Friendly Side of Neutral

The Sales-to-Active Listings Ratio places the overall market right on the edge between balanced and buyer-leaning conditions.

In practical Westshore terms:

• Buyers have room to negotiate, especially on condos and entry-level homes

• Sellers can still achieve strong results, but must be realistic and well-positioned

• Properties that are overpriced or poorly presented are taking longer to sell

Micro-markets matter. A well-priced, well-staged home in Royal Bay or Bear Mountain may sell quickly, while similar homes elsewhere may require adjustments.

Pricing in the Westshore: Holding Steady

While region-wide benchmark prices softened slightly year-over-year, pricing remains remarkably stable.

Victoria Core MLS® HPI Benchmarks (context for Westshore trends):

• Single-family homes: $1,265,500 (-2.5% year-over-year)

• Condominiums: $537,800 (-1.5% year-over-year)

In the Westshore, newer housing stock, strong local employment, and continued population growth have helped cushion prices—particularly for family homes and townhomes.

This is a market adjusting to supply and demand, not a market in decline.

What This Means If You’re Buying or Selling in the Westshore

Buyers

• More listings to choose from

• Less competition than in past years

• Strong opportunities in condos and townhomes

Sellers

• Strategic pricing is essential

• Staging and marketing make a measurable difference

• Local expertise matters more in a balanced market

The Bottom Line

The Westshore market in January 2026 is measured, stable, and opportunity-driven. Inventory is healthier, pricing is steady, and both buyers and sellers can make confident decisions with the right guidance.

Because Westshore neighbourhoods behave differently—from Langford to Sooke—understanding your specific micro-market is key.

Looking for a Westshore Real Estate Expert?

This Westshore market update is brought to you by Cheryl Barnes, a licensed REALTOR® with over 18 years of experience helping buyers and sellers in Langford, Colwood, Royal Bay, Bear Mountain, View Royal, and Sooke.

Cheryl is known locally for her data-driven advice, strategic pricing, and full-service approach to selling homes—combining market expertise, professional staging, and targeted marketing to achieve strong results in changing market conditions.

January is the quiet hero of the homeowner calendar. It’s the month where a few simple checks can prevent costly repairs later — especially in the cold, wet conditions we experience across the Westshore.

Here’s what every BC homeowner should focus on this month.

Protect Against Frozen & Burst Pipes

Even mild winters cause frozen pipes in garages, crawlspaces and exterior walls.

• Open cabinet doors under sinks on cold nights.

• Disconnect garden hoses and shut off exterior taps.

• Let faucets drip slightly during freezing temperatures.

• Find and test your main water shut-off now — not during an emergency.

Check Attic & Bathroom Venting

Condensation buildup is a leading cause of mold and structural damage in winter.

• Run bathroom fans for at least 20 minutes after showers.

• Ensure vent pipes are properly secured in the attic.

• Watch for moisture staining around ceiling fans or skylights.

Inspect Your Roof After Winter Storms

January storms quietly expose roof issues.

• Look for lifted shingles or loose flashing.

• Check ceilings for faint water rings or discoloration.

• Clear debris from gutters so water drains freely.

Service Your Heating System

Your furnace or heat pump is working overtime right now.

• Replace or clean filters.

• Book annual servicing before breakdown season hits.

• Ensure all vents are open and unobstructed.

Control Winter Humidity

BC homes trap moisture in winter, especially suites and basements.

• Install or use fan timers and humidity sensors.

• Run dehumidifiers in lower levels.

• Aim for indoor humidity between 35–50%.

Test Safety Systems

New year, fresh batteries.

• Test smoke and carbon monoxide detectors.

• Replace detectors over 10 years old.

• Make sure everyone knows where emergency shut-offs are located.

Final Thought

January isn’t about renovations — it’s about prevention. These small checks protect your home, your comfort, and your investment all year long.

Your Trusted Westshore Real Estate Advisor

If you live in Langford, Colwood, Royal Bay, Bear Mountain, Metchosin or anywhere across the Westshore, staying on top of home maintenance is one of the smartest ways to protect your equity.

With over 20 years of experience helping Westshore homeowners, I guide clients through every stage of ownership — from preventative care and market timing to strategic selling and design-forward marketing.

Whether you’re planning a move this year or just want to understand your home’s current value, I’m always happy to help.

Cheryl Barnes, REALTOR®
Westshore Real Estate Expert – Langford • Colwood • Bear Mountain • Royal Bay • Metchosin
Certified Home Stager | Certified Luxury Home Marketing Specialist | SRES
📍 Macdonald Realty Victoria
📞 250-413-7943
🌐 www.CherylBarnes.ca

Looking for the most trusted Westshore real estate agent? I provide local market expertise, professional staging, data-driven pricing strategies, and a boutique selling experience tailored to your home and your goals.

Short answer: yes — if you understand the cycle and buy with a plan.

Langford has evolved from an affordable suburb into one of the most active real estate markets in Greater Victoria. What makes it especially attractive for investors is the mix of strong population growth, steady rental demand, and comparatively attainable price points.

Why Investors Keep Choosing Langford

1. Population growth is built in
Langford continues to attract young families, first-time buyers, military relocations and downsizers. That steady inflow fuels both resale demand and rental absorption.

2. Prices remain accessible — for now
While Victoria Core prices have softened, Langford values have held more consistently. This creates a window where buyers can still enter the market without competing in the ultra-premium price tiers seen closer to downtown.

3. Rental demand isn’t slowing
Townhomes, duplexes and secondary-suite homes in Langford rent quickly. Proximity to base, trades employment, new schools and highway access keeps vacancy rates low compared to many other communities.

4. Infrastructure keeps adding value
Retail centres, recreation facilities, schools and transit expansion aren’t speculative — they’re already in place. Investors benefit from real lifestyle infrastructure, not future promises.

What Type of Property Works Best?

Not every purchase is an investment.

The strongest performers in Langford tend to be:

• Homes with legal or easily added suites

• Townhomes in family-oriented developments

• Properties walkable to schools, transit and retail hubs

The Risk to Watch

Inventory has risen across Greater Victoria. That doesn’t weaken Langford — but it does mean pricing strategy matters more than ever. Buying based on emotion instead of math is how investors get stuck.

The Bottom Line

Langford remains one of the most reliable long-term investment communities in the region — not because it’s trendy, but because it functions like a real city now.

Smart investors focus on:

• Neighbourhood fundamentals

• Rental demand

• Exit strategy before purchase

Local Market Insight

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

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