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.

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

1. More-affordable entry into the region

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

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

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

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

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

2. Outdoor life & recreation right outside your door

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

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

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

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

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

3. Location + convenience

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

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

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

4. Why this works for younger buyers

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

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

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

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

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

5. What to watch / ask thoroughly

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

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

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

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

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

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

6. Final word

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

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

Selling your home in British Columbia — whether in Greater Victoria, Colwood, Langford, or surrounding areas — is a major decision. In today’s fast-moving market, picking the right REALTOR® can mean the difference between a quick, profitable sale and weeks (or months) of frustration.

Here are the top 10 things every home seller should look for when choosing an agent in BC.

1. Local Market Expertise

A strong REALTOR® knows your neighbourhood inside and out — from recent sales data to buyer demand trends. In Colwood and Langford, this means understanding local schools, new developments, and what makes each community unique.

2. Proven Track Record

Ask how many homes they’ve sold in the past year in your area. A history of successful sales — especially in Greater Victoria’s changing market — is a sign they know how to adapt and deliver results.

3. Strategic Marketing Plan

In BC’s competitive real estate market, exposure is everything. Your agent should offer professional photography, video tours, online ads, targeted social media campaigns, and MLS® optimization.

4. Staging Expertise

Well-staged homes in Greater Victoria often sell faster and for more money. Look for an agent who includes home staging or offers professional recommendations.

5. Negotiation Skills

In a market as dynamic as BC’s, skilled negotiation can mean thousands more in your pocket. Choose an agent who can confidently represent your interests.

6. Clear Communication

Your REALTOR® should be easy to reach, provide regular updates, and explain the process in plain language.

7. Understanding BC Real Estate Law

From disclosure forms to contract clauses, a strong grasp of the Real Estate Services Act ensures a smooth, compliant sale.

8. Strong Online Presence

Buyers searching for homes in Langford, Colwood, or Greater Victoria often start online. Your agent should have an active presence on REALTOR.ca, Google, and key social media platforms.

9. Reviews & Referrals

Check testimonials on Google or RankMyAgent. A REALTOR® with repeat clients and positive reviews has earned their trust.

10. Personal Connection

Selling your home is personal. Choose someone you feel comfortable with, who understands your goals, and who will advocate for you every step of the way.

Bottom line: Whether you’re selling in Colwood, Langford, or anywhere in Greater Victoria, the right REALTOR® will combine market expertise, strong marketing, and clear communication to get your home sold faster and for top dollar.

📞 Thinking of selling? Let’s talk strategy. Call or text Cheryl Barnes at 250-413-7943 for a no-obligation consultation.

1. Unlocks Home Equity
   Canadians held roughly 41 % of their household wealth in residential real estate at the end of 2024—by moving to a smaller home, you free up that equity for travel, projects, or reinvestment kelownarealestate.com.

2. Lower Carrying Costs
   Smaller properties usually mean reduced mortgage payments, lower property taxes, and smaller utility bills—freeing up monthly cash flow.

3. Less Maintenance & Stress
   A cozier footprint means fewer repairs, easier upkeep, and more time to pursue hobbies or family time.

4. Lifestyle Alignment
   Right-sized living often aligns better with changing needs—be it a ground-level condo, a cottage in the country, or an accessible rancher.

📊 Canadian Market Snapshot

• Sales Outlook: CREA now expects 469,503 home sales in 2025, a 3 % drop from 2024 levels—signaling a slightly quieter market but still solid activity Mortgage Professional.

• Price Trends: CMHC’s spring report forecasts faster price growth in 2025 for ground-oriented homes, thanks to renewed demand and improving incomes Canada Mortgage and Housing Corporation.

• Regional Variations: In BC, sales have softened amid economic uncertainty (tariff concerns and rate pressures), while supply has ticked up, giving buyers more choice and easing bidding wars slightly CityNews Vancouver.

🔍 Why Your Realtor Choice Matters

1. Deep Downsizing Expertise
   Look for agents who understand retirement budgets, carry-cost analyses, and equity-release strategies—so they can match you to the right product (condo vs. townhome vs. rancher).

2. Comprehensive Market Knowledge
   A top REALTOR® will pull from CREA, CMHC, and BCREA data to time your sale and purchase optimally, minimizing overlap and stress.

3. Strong Negotiation & Networks
   Downsizing often means competing for smaller-footprint homes; you need someone who can navigate multiple offer scenarios and has inside access to coming-soon or off-market listings.

4. Holistic Support
   From recommending movers and estate-sale services to coordinating financing options like portable mortgages or blended-rate renewals, your agent becomes your downsizing project manager.

🚀 Next Steps

1. Assess Your Goals: What equity do you need to free up? What features—like walkability or single-level living—matter most?

2. Interview Agents: Ask how they’ve guided past clients through downsizing, and request case studies or references.

3. Review Market Timing: Work with your REALTOR® to analyze local inventory cycles, interest-rate forecasts (via CMHC), and sales data (CREA, BCREA).

4. Plan the Transition: Create a timeline that syncs your sale and purchase, factoring in staging, marketing windows, and closing dates.

Downsizing is more than a transaction—it’s a strategic financial and lifestyle pivot. By choosing a REALTOR® who combines specialized downsizing know-how with deep market intelligence from CREA, CMHC and BCREA, you’ll make the move that’s right for your future—confidently and comfortably.

Nestled on the western edge of Greater Victoria, Langford offers the perfect blend of urban convenience, natural beauty, and community spirit. Having called it home for over 25 years, I’ve seen Langford grow from a quiet suburb into a vibrant city—and here’s why it stands out.

🏞️ Breathtaking Outdoors & Recreation

• Trails & Parks: From Goldstream Provincial Park’s old-growth forest and waterfalls to the Galloping Goose Regional Trail winding through lakes and wetlands, outdoor adventures are at your doorstep.

• Lakes & Beaches: Langford Lake, Glen Lake and Florence Lake are stocked with trout and perfect for kayaking or a summer swim. Family-friendly beaches along Finlayson Arm offer playgrounds and picnic spots.

• Golf & Sports: World-class courses like Bear Mountain and high-quality facilities at The Q Centre make staying active easy and fun.

👪 Rapid Growth & Strong Community

• Fastest-Growing City in BC: Between 2016 and 2021 Langford’s population jumped from 35,342 to 46,584—a 31.8 % increase—fuelled by newcomers drawn to its affordability and amenities Wikipedia.

• Family-Focused: With a median age in the low 40s and plenty of schools—from elementary through Royal Bay Secondary—Langford is built around family life.

• Local Events & Culture: Community favourites like the Mayor’s Marathon, seasonal markets, and annual film festivals bring neighbours together year-round.

📈 Real Estate Market Trends (Summer 2025)

• Strong Sales Momentum: In June 2025, 761 properties changed hands in the Victoria Real Estate Board region—a 15.1 % increase over June 2024—underscoring sustained buyer demand remax-camosun-victoria-bc.com.

• Balanced Inventory: At the end of July 2025, there were 3,703 active listings—down 2 % from June but up 10.6 % year-over-year—providing healthy choice without overwhelming competition vreb.org.

• Price Stability: Benchmark prices for single-family homes remain just above $1.3 million across Greater Victoria, while condos hover around $560,000—an accessible entry point for first-time buyers.

💡 What This Means for You

• Buyers benefit from a balanced market: enough inventory to compare but still healthy demand to support stable pricing.

• Sellers see motivated buyers thanks to steady sales growth—well-staged homes in desirable Langford neighbourhoods often attract multiple offers.

• Investors find attractive opportunities in long-term rental demand, fueled by young families and professionals settling here.

🌅 Coastal Lifestyle & Local Scenery

• Colwood sits on over 5 km of oceanfront within Greater Victoria’s West Shore, offering easy access to shoreline trails, parks, and the Esquimalt Lagoon Migratory Bird Sanctuary—home to 229 species of birds as well as coho salmon and otters Facebook+3Hendra Moving+3Mortgage Sandbox+3Wikipedia+1Wikipedia+1.

• Historic landmarks like Hatley Castle, Ft. Rodd Hill, and Fisgard Lighthouse offer rich heritage charm blended with community recreation spaces Wikipedia.

🏞️ Recreation & Community Amenities

• Outdoor enthusiasts enjoy The Q Centre for hockey and events, and the Westshore Velodrome, one of only two in BC, located at the Juan de Fuca Rec Centre Wikipedia+1Wikipedia+1.

• Parks, trails, beaches, and greenspace make Colwood ideal for families, retirees, and those seeking an active yet relaxed lifestyle.

👨‍👩‍👧 Community & Demographics

• As of the 2021 Census, Colwood had about 19,000 residents, median age around 42, average household size 2.5, and 74% owner-occupied housing Hendra Moving+8Wikipedia+8Pinnacle Homes Group+8Coastal Living Collective.

• Average individual income is roughly $113K/year, well above the provincial average, with unemployment at 5.1%, lower than Langford and BC averages City of Colwood+1Statistics Canada+1.

• A high proportion of married couples (71%) and families with children (~42%) give Colwood a strong family-oriented vibe AreaVibes+1Pinnacle Homes Group+1.

🎓 Schools & Education

• Local education includes École John Stubbs Memorial School (K–8, early French immersion) and Royal Bay Secondary (grades 9–12) serving Colwood, Langford, and Metchosin. The high school features modern athletic and arts facilities, growing enrolment nearing 1,750 students as of 2024–25 Wikipedia+1Wikipedia+1.

• Royal Roads University, situated in the scenic Hatley Castle estate, adds a unique academic presence and grounds accessible to the public Wikipedia.

📈 & 📉 Real Estate Market Overview: Colwood & Greater Victoria (Summer 2025)

🔄 Market Balance & Activity

• Across the Victoria Real Estate Board in June 2025, 761 properties sold—15% more than June 2024 and slightly up from May 2025. Sales trends are stable and balanced victoria.citified.ca+5goldstreamgazette.com+5remax-camosun-victoria-bc.com+5.

• As of June, there were around 3,778 active listings, an 9% increase year-over-year, helping maintain healthier inventory levels that support both buyers and sellers shanonkelley.com.

💵 Price Trends

• Single-family home benchmark price in the Victoria core rose about 2.3% YoY to $1.325M in June, slightly down from May’s $1.327M vreb.org+1goldstreamgazette.com+1.

• Condo benchmark price declined modestly (~0.9% YoY) to $562,800 in June from $564,100 in May remax-camosun-victoria-bc.com+2vreb.org+2goldstreamgazette.com+2.

• Broader Victoria-wide averages show ~4% annual price growth across property types, with sales forecast to rise by ~5% through 2025 blog.remax.ca.

🏘️ Colwood-Specific Trends

• Property assessments across Vancouver Island municipalities—including Colwood—show minimal fluctuation in 2025, with changes generally ranging from –5% to +5%. Colwood is among communities with stable values Coastal Living Collective+4oakbaynews.com+4shanonkelley.com+4.

✅ Summary & Takeaways

🎯 What It Means for You

• Buyers may benefit from current balanced inventory—more choice, less bidding wars compared to recent boom years.

• Sellers can expect pricing support given stable demand and rising transaction volume, especially for well-located homes.

• Families will appreciate community safety, excellent schools, parks, and recreation close to Victoria amenities.

• Investors or relocators will find Colwood offers long-term value in a steady sub-market of a larger region showing moderate growth.

Why Home Staging Is a Game‑Changer

When buyers scroll through listings or step inside a property, they’re imagining their future life there. Staging transforms an empty or lived‑in space into a welcoming, aspirational home, helping buyers connect emotionally—and mentally write an offer.

Key benefits of professional staging:

• Faster sales: Staged homes spend on average 73% less time on market than unstaged ones.

• Higher sale prices: Buyers perceive staged rooms as more valuable—often translating into offers 5–10% above list.

• Stronger marketing: From glossy photos to virtual tours, a beautifully styled home stands out online and in print.

My Credentials: Certified & Luxury‑Focused

As a Certified Home Stager and a Certified Luxury Home Marketing Specialist, I combine design expertise with a deep understanding of high‑end buyer expectations. That means:

1. Tailored luxury touches—elegant floral accents, curated artwork, quality textiles—that showcase a home’s premium features.

2. Balanced investment—I prioritize high‑impact upgrades (fresh paint, decluttering, mood lighting) that deliver the greatest return.

3. Market‑savvy styling—each room is arranged not just to look beautiful, but to highlight flow, scale and functionality.

My Staging Process: Consistency + Care

You’ll find staging baked into every Luxe listing:

1. Initial walk‑through & strategy
   We identify your home’s unique selling points—be it a vaulted ceiling, chef’s kitchen, or waterfront view—and craft a room‑by‑room plan.

2. Declutter & depersonalize
   We remove personal items and excess furnishings so buyers can envision themselves in the space.

3. Furniture layout & décor
   Using Luxe’s inventory of quality rugs, accessories, and accent pieces, we create inviting vignettes that maximize light and flow.

4. Final styling & photography prep
   Fresh flowers, luxe linens, artful lighting—and a professional photographer—ensure your listing photos pop and drive buyer interest.

Real‑World Results

Homes I’ve staged routinely sell:

• 30–50% faster than comparable unstaged listings

• Up to 8% above asking price in competitive markets

Whether you’re in Colwood, Langford, or Victoria, this edge can translate into thousands—or tens of thousands—more in your pocket.

Ready to Showcase Your Home’s Best Side?

Staging isn’t a luxury—it’s a smart investment in your sale. If you’re preparing to list, let’s talk about how Luxe’s boutique staging services can help you:

• Attract more qualified buyers

• Secure stronger offers

• Close faster—and for more money

Contact me today to schedule a complimentary staging consultation and start turning “just listed” into “just sold.”

Thinking about upgrading your property in the new year? Since the housing market is expected to remain competitive, it’s more important than ever to consider improvements.

Read on for tips to elevate your quality of living and your home’s desirability.

1. Revamp Your Kitchen
A well-designed kitchen remains a surefire way to add value. Kitchen improvements can yield a 70 to 80% return on investment when it’s time to sell. Consider replacing old countertops with quartz or granite, updating appliances and refacing cabinetry. Even smaller upgrades like a modern backsplash can deliver great visual impact.

2. Renovate Bathrooms
Remodeled bathrooms are another biggie on a buyer’s wish list. If you go the total renovation route, think about incorporating the latest trends, such as luxurious finishes and spa-like walk-in showers. More affordable options include replacing faucet fixtures, retiling the shower or upgrading lighting.

3. Update Flooring
Outdated flooring is an eyesore for potential buyers. Replace older carpeting or tile with hardwood, engineered wood or luxury vinyl planks. Look for durable, low-maintenance options in neutral tones that will hold their value for many years to come.

4. Extend Living Space With Outdoor Amenities
Outdoor living continues to be a popular choice for increasing your property’s appeal. Whether you take on a DIY project or hire a contractor, adding a patio or deck will extend your living space. Other sought-after amenities include built-in grills, fire pits, pergolas – and for the ultimate upgrade, an outdoor kitchen.

5. Get Smart With New Technology
It’s never been easier or more affordable to incorporate smart technology into your home. Choose from a variety of upgrades that include tech-advanced thermostats, lighting, video doorbells and security systems. These devices provide comfort, peace of mind and can be easily controlled remotely through apps.

6. Invest in Energy Efficiency
Make your home more energy efficient, which not only boosts your property’s appeal but also reduces your bills over the long haul. Consider updating appliances like refrigerators, washers and HVAC systems that meet Energy Star® standards. Other ideas include improving insulation, adding solar panels or replacing old drafty windows.

7. Modernize Your Lighting
Well-placed lighting enhances your property’s ambiance and functionality. Replace outdated fixtures like fluorescent box-style lights or those that don’t provide adequate lighting. Other updates include recessed lighting, dimmers on switches, pendant lights and wall sconces. As a statement piece, consider adding a high-quality fixture above your island or in your main living space.

Enhancing your home’s worth doesn’t require dramatic changes. Whether you’re selling soon or simply want to enjoy a more modern and efficient dwelling, these practical tips will ensure your property remains marketable. Connect with a local real estate professional to learn more.