Stronger Summer Sales Set the Stage for Fall

As summer begins to wind down, Greater Victoria's real estate market is showing encouraging signs of strength. August sales were noticeably higher than a year ago, even as activity eased from July in keeping with the usual seasonal pattern.

What makes this market interesting is the combination of stronger sales, healthy inventory, and relatively stable pricing. Buyers continue to have time to compare properties and make informed decisions, while sellers are seeing that well-priced, well-presented homes can still attract serious interest.

The market isn't returning to the intense conditions of the pandemic years, but that doesn't mean opportunity is lacking. Instead, we're seeing a more balanced environment where the right strategy matters on both sides of the transaction. 

📊 August by the Numbers

🏠 591 Properties Sold

📈 3,662 Active Listings

💰 Average Sale Prices

🏡 Single-Family Homes: $1,312,501

🏘️ Townhomes: $843,966

🏢 Condominiums: $625,363

Average sale prices reflect the mix of properties sold during the month and can vary significantly by neighbourhood, property type, and price range.

📈 August Market Snapshot

According to the Victoria Real Estate Board, 591 properties sold in August, representing:

• ⬆️ 12.6% more sales than August 2025
• ⬇️ 12.2% fewer sales than July 2026
• 🏡 309 single-family homes sold, up 15.3% year-over-year
• 🏢 175 condos sold, up 15.1% year-over-year

There were 3,662 active listings at the end of August, down 4.8% from July, but still 1.7% higher than August of last year.

August also recorded the strongest sales activity for the month in five years. This is an encouraging sign that buyers remain active, even though they have more choice and are taking a more selective approach than in previous years.

🏠 A Closer Look at the Market

🏡 Single-Family Homes

Single-family homes continue to be one of the strongest segments of the Greater Victoria market.

With 309 sales in August, activity increased 15.3% compared with the same month last year. The average sale price was $1,312,501.

While buyers have more options than they did during the low-inventory years, demand for well-located, well-maintained detached homes remains healthy. Buyers are taking the time to compare properties, but they are still prepared to act when a home offers the right combination of features and value.

💡 The takeaway: Sellers should feel encouraged by the stronger sales activity, while recognizing that realistic pricing and excellent presentation remain essential to attracting today's buyers. 

🏢 Condominiums

The condo market delivered some welcome improvement in August.

There were 175 condo sales, an increase of 15.1% compared with August 2025. The average sale price came in at $625,363.

This is encouraging after several months of softer activity, although the condo market continues to offer buyers a good selection of properties. Buyers are paying close attention to strata fees, building maintenance, depreciation reports, upcoming expenses, and overall value.

For sellers, the improvement in sales is positive, but it doesn't eliminate the need to compete effectively with other listings.

💡 The takeaway: Buyers continue to have opportunities to negotiate and compare properties, while sellers who price realistically and present their condos well are better positioned to attract serious interest. 

🏘️ Townhomes

Townhomes remain an important middle ground between detached homes and condominiums, appealing to buyers who want more space and functionality without moving into the detached-home price range.

The average sale price for August was $843,966.

This segment continues to attract families, move-up buyers, and downsizers. However, increased townhouse inventory means buyers have more options, particularly where new construction is adding to the available supply.

As a smaller market segment, townhouse statistics can also fluctuate more noticeably from month to month depending on the number and type of properties sold.

💡 The takeaway: Townhomes continue to offer an attractive lifestyle and value proposition, but sellers need to understand their competition and price accordingly. 

⚖️ What This Means for Buyers & Sellers

✅ For Sellers

August's stronger year-over-year sales are a reminder that buyers are still very much in the market.

The difference is that today's buyers have more choice and are less likely to overlook issues with price, condition, or presentation. A home that is positioned correctly can stand out, while an overpriced listing may struggle to generate the attention it deserves.

The first few weeks on the market remain particularly important. Strong photography, professional marketing, up-to-date maintenance, and a competitive asking price can all help create a positive first impression.

Today's successful sellers focus on:

✔️ Pricing based on current comparable sales
✔️ Preparing the home to show at its best
✔️ Marketing beyond simply placing the property on MLS®
✔️ Reviewing showing activity and buyer feedback
✔️ Adjusting their strategy when the market provides clear feedback

The goal isn't simply to list your home—it's to position it so buyers see its value.

✅ For Buyers

For buyers, the current market offers a combination of choice, time, and opportunity.

There are still plenty of homes to consider, particularly in the condo and townhouse segments. This allows buyers to compare properties carefully, complete their due diligence, and negotiate where appropriate.

However, waiting indefinitely for the perfect market can carry its own risks. If sales continue to improve and inventory gradually declines, some of today's negotiating advantage could begin to narrow.

The best approach is to focus on finding a home that works for your needs and budget, rather than trying to predict the exact bottom of the market.

✔️ Take advantage of the available selection
✔️ Compare properties and recent sales carefully
✔️ Understand the full cost of ownership
✔️ Complete inspections and due diligence
✔️ Be ready to act when the right opportunity appears

💰 Interest Rates & Planning Ahead

Interest rates and broader economic conditions remain important factors for both buyers and homeowners.

Trade uncertainty, inflation, and changes in borrowing costs can all influence affordability and consumer confidence. While future rate changes are difficult to predict, it's wise to make financial decisions based on what works with today's numbers, rather than relying on the hope that rates will be lower in the future.

For homeowners with a mortgage renewal approaching, this may be a good time to review your budget, consider your options with a qualified mortgage professional, and ensure you have some flexibility if borrowing costs change.

For buyers, understanding your financing options and monthly carrying costs before beginning your search can help you make a confident decision when the right property comes along.

🔮 Looking Ahead to Fall

August's results provide a positive foundation as we head into the fall market.

Sales were stronger than last year, inventory declined during the month, and buyers continue to demonstrate that they are willing to purchase when they find the right home at the right price.

Whether this momentum continues into September and October will depend on factors such as inventory, interest rates, consumer confidence, and the number of new listings entering the market.

As always, Greater Victoria is made up of many individual micro-markets. A detached home in Saanich, a condo in downtown Victoria, and a townhouse in Langford can each experience very different levels of demand.

That's why understanding the market for your specific property type, neighbourhood, and price range is far more useful than relying on regional averages alone. 

More Details

📞 Thinking About Your Next Move?

Whether you're considering buying, selling, or simply wondering what your home may be worth in today's market, I'd be happy to help you understand your options.

Every property and every situation is unique. Together, we can build a strategy based on current market conditions and your personal goals—without any pressure.

📞 250-893-9185

📧 KellyG@ComeSellWithMe.ca

🌐 ComeSellWithMe.ca

Thank you for taking the time to read my monthly market updates. I truly appreciate your continued support, and if you know someone who may be thinking about buying or selling, I'd be honoured if you shared my information with them.

Wishing you a wonderful start to the fall season! 🍂🏡

Kelly Grymaloski
REALTOR® | Coldwell Banker Oceanside
Serving Victoria, Saanich, Langford, Colwood, View Royal, Sidney, Central Saanich and surrounding communities.

More Choice, More Time — But Good Homes Are Still Selling

As we move through the heart of summer, the Greater Victoria real estate market is following a fairly typical seasonal pattern. Sales eased slightly from June, inventory began to decline, and buyers continue to benefit from considerably more choice than we've seen in recent years.

But don't mistake a slower pace for an inactive market.

July actually finished above the five-year average for July sales, and single-family home sales increased compared with last year. Buyers are still out there—they're simply taking more time, comparing more properties, and being increasingly selective about where they see value.

For sellers, that makes pricing, presentation, and marketing more important than ever.

📊 July by the Numbers

🏠 673 Properties Sold

📈 3,847 Active Listings

💰 Average Sale Prices

🏡 Single-Family Homes: $1,302,603

🏘️ Townhomes: $872,098

🏢 Condominiums: $610,731

📈 July Market Snapshot

July saw 673 properties change hands across the Victoria Real Estate Board region.

That's:

• ⬇️ 1% fewer sales than July 2025
• ⬇️ 6.4% fewer sales than June 2026
• 🏡 331 single-family homes sold, up 4.1% year-over-year
• 🏢 209 condos sold, down 7.1% year-over-year

There were 3,847 active listings at the end of July—down 5.1% from June, but still 3.9% higher than July of last year.

The important takeaway is that while buyers still have plenty of choice, inventory has started to come down from its spring peak.

🏠 A Closer Look at the Market

🏡 Single-Family Homes

Single-family homes were one of the encouraging stories in July.

While overall market sales declined slightly from last year, single-family sales actually increased 4.1%, with 331 homes changing hands.

The average sale price for July was $1,302,603.

Buyers have more homes to compare than they did during the low-inventory years, so they're paying close attention to condition, location, and value. However, strong homes that are priced appropriately continue to attract serious interest.

💡 The takeaway: Demand for detached homes remains healthy. Sellers shouldn't assume they need to dramatically discount their property, but pricing realistically from the beginning is essential.

🏢 Condominiums

The condo market continues to offer some of the most interesting opportunities for buyers.

There were 209 condo sales in July, down 7.1% compared with July 2025, while the average sale price came in at $610,731.

With more properties available to compare, condo buyers can afford to be selective. Strata fees, building condition, depreciation reports, upcoming expenses, location, and overall value are all playing an increasingly important role in purchasing decisions.

For sellers, this means buyers need a compelling reason to choose your condo over the alternatives.

💡 The takeaway: Presentation and competitive pricing are critical. Buyers are active, but they aren't feeling pressured to overpay.

🏘️ Townhomes

Townhomes continue to provide an attractive middle ground for buyers looking for more space without making the jump to detached-home pricing.

The average July sale price was $872,098.

This segment continues to appeal to a broad range of buyers—from families and move-up purchasers to downsizers who want more space and privacy than a typical condominium can provide.

As with every segment of today's market, however, buyers have choices. Even desirable townhomes need to be positioned correctly to stand out.

💡 The takeaway: Townhomes remain an important and desirable part of our market, particularly for buyers balancing affordability, space, and lifestyle.

⚖️ What This Means for Buyers & Sellers

✅ For Sellers

If you've been wondering, "Where are all the buyers?", July's numbers provide some perspective.

They're still here.

673 properties sold during the month, and July finished above the five-year average for sales. What's changed is how buyers are shopping.

Today's buyers can compare multiple properties before making a decision. They're paying closer attention to value, condition, maintenance, and presentation.

That means sellers should focus on:

✔️ Pricing correctly from the beginning
✔️ Making sure maintenance items are addressed
✔️ Presenting the home exceptionally well
✔️ Using professional marketing to stand out
✔️ Responding quickly to showing activity and buyer feedback

Sometimes relatively small improvements can make a significant difference when buyers are choosing between several comparable homes.

✅ For Buyers

More inventory can be both an advantage and a challenge.

Having more homes to choose from gives buyers time, negotiating power, and the ability to be selective. But too much choice can also make it difficult to determine which property actually represents the best opportunity.

The goal isn't necessarily to find the cheapest home.

It's to identify the property that provides the right combination of location, condition, lifestyle, future potential, and price.

✔️ Take advantage of the increased selection
✔️ Complete your due diligence
✔️ Compare properties carefully
✔️ Negotiate where the opportunity exists
✔️ Be prepared to act when an exceptional property appears

Good properties can still attract competition—even in a market with plenty of inventory.

🔮 Looking Ahead

July's numbers suggest we're experiencing a healthy summer market rather than a dramatic slowdown.

Sales remain solid, but inventory has begun declining from the levels we saw earlier in the year. That's something I'll be watching closely as we head toward the fall market.

If inventory continues to decline while buyer activity remains steady, the balance between buyers and sellers could begin shifting again.

Greater Victoria is also made up of many individual micro-markets. Conditions for a condo in downtown Victoria can look very different from a detached home in Saanich, a townhouse in Langford, or a property in Sidney.

That's why the headline numbers are useful—but understanding what's happening in your particular neighbourhood and property type is what really matters.

📞 Thinking About Your Next Move?

Whether you're thinking about buying, selling, or simply wondering what your home may be worth in today's market, I'm always happy to have a conversation.

No pressure—just current market information and a strategy based on your property and your goals.

📞 250-893-9185

📧 KellyG@ComeSellWithMe.ca

🌐 ComeSellWithMe.ca

And as always, thank you for reading and sharing my monthly market updates. Referrals from past clients, friends, and family are an important part of my business, and I truly appreciate your continued support.

Enjoy the rest of your summer! ☀️🏡

Kelly Grymaloski
REALTOR® | Coldwell Banker Oceanside
Serving Victoria, Saanich, Langford, Colwood, View Royal, Sidney

Summer Brings Opportunity for Buyers and Sellers

As we move into the summer real estate market, we're beginning to see the seasonal shift that typically follows a busy spring. Sales activity has started to level off, buyers have more choice than they've had in years, and inventory continues to hold at healthy levels.

While the market isn't moving at the fast pace we experienced during the pandemic years, that's not necessarily a bad thing. Today's balanced conditions create opportunities for both buyers and sellers, as long as they approach the market with the right strategy.

📊 June by the Numbers

🏠 719 Properties Sold

📈 4,054 Active Listings

💰 Average Sale Prices

• 🏡 Single-Family Homes: $1,277,549

• 🏘️ Townhomes: $889,326

• 🏢 Condominiums: $591,135

📈 June Market Snapshot

• Sales were 5.5% lower than June 2025, but remained virtually unchanged from May, increasing by 0.8%.

• Active listings increased to 4,054, up 7.3% compared to the same time last year.

• Inventory is now at its highest level in several years, giving buyers considerably more choice than we've seen since before the pandemic.

Overall, the Greater Victoria market remains Balanced. Buyers have more time to compare properties, negotiate confidently, and complete their due diligence, while sellers who understand today's market continue to achieve successful results.

🏠 A Closer Look at the Market

🏡 Single-Family Homes

Single-family homes continue to be one of the strongest-performing segments of our market.

Sales have remained remarkably consistent, tracking closely with both last month and the long-term average. Inventory appears to be stabilizing after months of growth, reducing the amount of new competition entering the market.

Although prices have softened slightly compared to last year, demand remains healthy. Buyers continue to compete for homes that are priced appropriately and presented well.

What this means:
Well-priced detached homes continue to sell successfully, although sellers should expect the process to take a little longer than it did during the peak spring market.

🏢 Condominiums

The condo market continues to present the greatest opportunities for buyers.

Sales were down nearly 27% compared to last June, while inventory remains considerably higher than a year ago. Buyers have more options and are taking their time to compare properties before making offers.

The encouraging news for sellers is that buyers are still active, they're simply more selective. Well-priced condos are continuing to sell, while overpriced listings often sit on the market.

What this means:
Pricing has become the single biggest factor separating successful condo sales from listings that struggle to attract attention.

🏘️ Townhomes

Townhomes continue to shine as one of the strongest segments of today's market.

Many buyers see townhomes as the perfect balance between affordability, space, and lifestyle. Although inventory has increased, demand remains healthy and properly priced homes continue to attract strong interest.

With an average sale price of $889,326, townhomes remain an attractive option for families, downsizers, and buyers looking to move up from a condominium.

What this means:
Townhomes continue to provide one of the most predictable paths to a successful sale when priced correctly.

⚖️ What This Means for Buyers & Sellers

✅ For Sellers

Summer can actually be an excellent time to list your home.

Although overall sales activity naturally slows, new listings also begin to decline, meaning your property often faces less new competition than it would during the peak spring months.

Showings may become less frequent, but they're often more productive, with buyers who are serious and ready to make decisions.

Today's successful sellers focus on three key things:

✔️ Competitive pricing

✔️ Exceptional presentation

✔️ Professional marketing that reaches buyers wherever they're searching

✅ For Buyers

This continues to be one of the healthiest buying environments we've experienced in years.

✔️ More homes to choose from

✔️ More negotiating opportunities

✔️ Less pressure to make rushed decisions

✔️ More time for inspections and due diligence

However, don't mistake a balanced market for a slow one. Well-priced homes continue to sell quickly, so when the right property comes along, it's important to be ready to act confidently. 

View

🔮 Looking Ahead

As we move further into summer, we'll likely see the typical seasonal slowdown in overall sales activity. At the same time, new listings often begin to taper off, helping to keep the market balanced.

Every neighbourhood and every property type continues to tell a different story. That's why local knowledge and a personalized strategy are more valuable than ever.

Whether you're buying your first home, upsizing, downsizing, or simply keeping an eye on the market, understanding today's conditions can help you make confident real estate decisions. 

🔗 View the full market graphs and statistics below. 

Full Details

📞 Let's Talk About Your Next Move

If you're thinking about buying, selling, or simply wondering what your home might be worth in today's market, I'd love to help.

Together, we'll create a strategy tailored specifically to your goals and today's market conditions.

📞 250-893-9185

📧 KellyG@ComeSellWithMe.ca

Thank you for taking the time to read my monthly market updates. I truly appreciate your continued support, and if you know someone thinking about buying or selling, I'd be honoured if you shared these updates with them.

Wishing you a fantastic summer, and I look forward to helping you with all of your real estate needs.

Kelly Grymaloski
REALTOR® | Coldwell Banker Oceanside
Serving Victoria, Langford, Saanich, Colwood, View Royal, Sidney, Central Saanich and surrounding communities.