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. 

The spring market is now in full swing across Greater Victoria, and while activity remains healthy, the story of 2026 continues to be one of inventory, choice, and strategy.

Unlike the highly competitive markets we experienced a few years ago, today's buyers have more options than they've had in over a decade. With inventory levels reaching their highest point in eleven years, buyers are taking more time to compare properties, conduct due diligence, and ensure they're making the right decision.

For sellers, this doesn't mean homes aren't selling, it simply means that pricing, presentation, and marketing matter more than ever. Well-priced homes continue to attract strong interest, while properties that miss the mark on price can sit longer as buyers weigh their many options.

📊 May 2026 Market Snapshot

• 713 properties sold in May

• ⬇️ 5.9% fewer sales than May 2025

• ⬆️ 10.9% more sales than April 2026

• 4,029 active listings

• ⬆️ 8.6% more inventory than April

• ⬆️ 8.4% more inventory than May 2025

The increase in both inventory and sales is typical for the spring market, but we're seeing a very different dynamic than in recent years. Buyers have more negotiating power and more homes to choose from, creating a balanced market where preparation and strategy are rewarded.

💰 Average Sale Prices – May 2026

🏡 Single-Family Homes: $1,323,272

🏘️ Townhomes: $869,061

🏢 Condominiums: $648,016

While inventory continues to climb, average sale prices have remained relatively stable, highlighting the resilience of the Greater Victoria market despite changing conditions.

🏠 Single-Family Homes

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

Sales were only slightly below last year's levels, decreasing by 4%, while inventory continues to provide buyers with more choice than we've seen in years.

What's particularly noteworthy is that pricing has remained relatively steady despite the growing number of homes available. This demonstrates that demand for detached homes remains healthy, even as buyers become more selective and take more time to make decisions.

💡 For sellers: Strategic pricing is essential. Homes that enter the market at the right price point continue to attract strong interest and achieve successful sales. 

🏢 Condominium Market

The condo market remains more challenging than other property types.

Sales were down nearly 15% compared to May of last year, and buyers have a wide selection of units available across Greater Victoria.

This increased inventory means buyers can be patient and compare multiple options before making a decision.

💡 For buyers: There are excellent opportunities to find value and negotiate favourable terms.

💡 For sellers: Proper pricing, professional presentation, and strong marketing are more important than ever to stand out from competing listings.  

🏘️ Townhome Market

Townhomes continue to occupy a desirable middle ground between affordability and space.

For many buyers, townhomes offer an attractive alternative to detached homes while providing more room and functionality than many condominiums.

With an average sale price of $869,061, this segment continues to appeal to growing families, move-up buyers, and downsizers alike.

💡 As inventory increases, buyers benefit from more choice, while sellers who price realistically continue to see positive results.  

⚖️ What This Means for Buyers and Sellers

For Buyers

✅ More inventory means more choice.

✅ Less pressure to make rushed decisions.

✅ Greater opportunity to negotiate on certain properties.

✅ More time to compare homes and identify the best value.

This is one of the most balanced buying environments we've experienced in several years.

For Sellers

✅ Buyers are still active.

✅ Well-priced homes continue to sell.

✅ Demand remains healthy across many neighbourhoods and price points.

However, today's market rewards preparation. With over 4,000 active listings available, buyers can afford to be selective. Sellers who understand current market conditions and position their homes competitively will have the greatest success.

🔮 Looking Ahead

As we move into June—the traditional peak of our spring market—it will be interesting to see whether sales activity continues to strengthen or whether summer vacations begin to slow buyer activity.

One thing remains clear: Greater Victoria continues to enjoy a healthy and balanced real estate market. Conditions vary by neighbourhood and property type, which makes local expertise more valuable than ever.

Whether you're considering a move now or later this year, understanding your specific market segment is key to making informed decisions.

📞 Thinking About Making a Move?

Whether you're buying, selling, or simply curious about your home's value in today's market, I'd be happy to help.

📞 250-893-9185
📧 KellyG@ComeSellWithMe.ca

Every neighbourhood, price range, and property type tells a different story. Let's build a strategy tailored specifically to your goals.

Kelly Grymaloski
REALTOR® | Serving Victoria, Langford, Colwood, View Royal, Saanich, Sidney, and surrounding communities

🔗 View the full market graphs and statistics below.

Full Details

We’ve now entered the busiest time of the real estate calendar, with May and June typically representing the peak of spring activity. While this year’s market hasn’t quite reached the pace we saw in 2025, it continues to offer a balanced and opportunity-rich environment for both buyers and sellers.

With more inventory available and steady buyer activity, success in today’s market comes down to strategy, timing, and pricing.

📊 April Snapshot – Victoria Real Estate Board Region

• 643 properties sold in April
• ⬆️ 0.2% increase over April 2025
• ⬆️ 11.1% increase from March
• 3,710 active listings
• ⬆️ 13.8% more inventory than March
• ⬆️ 8.3% more than last year

Overall, the market remains balanced — market: not too hot, not too cold, with solid opportunities on both sides.

💰 Average Sale Prices – April 2026

🏡 Single-Family Homes: $1,361,015
🏘️ Townhomes: $822,166
🏢 Condos: $644,220

Prices remain relatively stable, even as inventory grows — reinforcing the importance of proper pricing in today’s market.

🏠 A Closer Look at the Market

🏡 Single-Family Homes

Sales increased from March, following typical spring momentum, though still slightly below last year’s levels. Inventory and days on market are beginning to stabilize, which may temporarily tilt conditions slightly in favor of sellers.

💡 This spring window could be an opportunity for sellers to act before the summer slowdown.

🏢 Condos

The condo market saw a modest increase in sales in April, but activity remains significantly lower than last year. Inventory continues to rise, and homes are taking longer to sell — pointing to a pricing gap between buyers and sellers.

💡 Strategic pricing will be key to unlocking movement in this segment.

🏘️ Townhomes

Townhomes are seeing increased inventory, including new construction, and slightly softer sales compared to last year. As a smaller segment, results can fluctuate more, but demand remains steady for well-priced homes.

💡 With continued development of “missing middle” housing, buyers can expect more choice in this category moving forward.

⚖️ Risks & Opportunities

For Buyers:
✔️ Spring brings the highest inventory of the year
✔️ More motivated sellers entering the market
✔️ Stable interest rates allow for better planning
✔️ Opportunity to secure well-priced homes before competition increases

For Sellers:
✔️ Maximum exposure during peak spring months
✔️ Pricing correctly is critical in a competitive environment
✔️ The first 2–3 weeks on market are key
❗ Properties not receiving offers early may need quick price adjustments

📊 Data consistently shows that most successful sales happen within the first 21 days — after that, the likelihood of selling drops significantly.

🌷 Looking Ahead

April confirms we are in a healthy, balanced spring market, with strong inventory, steady demand, and a wide range of options for buyers at different price points.

However, timing matters. Buyer activity typically begins to taper off heading into mid-summer, making this current window one of the most important periods of the year for both buyers and sellers.

📞 Let’s Build Your Strategy

Whether you’re looking to take advantage of peak spring conditions, secure a well-priced home, or understand how your property fits into today’s market — having the right strategy makes all the difference.

📞 250-893-9185
📧 KellyG@ComeSellWithMe.ca

I’ll also include a link below to view full market stats and graphs for a deeper dive.

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