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, Sid

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.

More Details

A Tale of Three Markets: What’s Hot & What’s Not

As we move further into the spring market, we’re starting to see a clearer picture of how 2026 is unfolding  and it’s not quite the strong surge many sellers were hoping for.

While activity has picked up from earlier in the year, the market remains more balanced and segmented, with each property type telling a slightly different story. Some areas are gaining momentum, while others continue to face challenges.

📊 March Snapshot – Victoria Real Estate Board Region

• 579 properties sold in March

• ⬇️ 5.5% fewer sales than March 2025

• ⬆️ 24.5% increase over February (spring momentum building)

• 3,261 active listings

• ⬆️ 12.3% more inventory than February

• ⬆️ 7.9% more than last year

This reflects a typical spring pattern, with both sales and listings increasing and activity expected to continue building toward May and June.

💰 Average Sale Prices – March 2026

🏡 Single-Family Homes: $1,341,863

🏘️ Townhomes: $837,192

🏢 Condos: $634,393

Prices overall remain relatively stable, even as sales volumes fluctuate, a key theme across all property types.

🏠 A Closer Look at the Market

🏡 Single-Family Homes

After a slower start to the year, this segment is showing clear signs of improvement.

Sales are still slightly below last year, but have rebounded significantly from the early months of 2026. Inventory is now more in line with 2025 levels, and days on market are beginning to shorten.

💡 There is a strong possibility we’ll see increased activity through April and into late spring.

🏢 Condos

The condo market continues to face the most pressure.

Sales remain well below last year and significantly under long-term averages. Despite this, prices have not dropped substantially, which may be contributing to slower sales activity.

💡 Buyers have more choice and negotiating power here, making this one of the most opportunity-rich segments.

⭐ Townhomes – Leading the Way

Townhomes continue to be the standout performer in today’s market.

Sales are up month-over-month, year-over-year, and above long-term averages.

Even with increasing inventory, demand remains strong, and well-priced townhomes are selling quickly, often very close to asking price.

💡 This remains one of the most competitive and reliable segments for sellers.

⚖️ Risks & Opportunities

This market presents a mix of both, depending on your position.

For Sellers:

✔️ Spring (April–June) is typically your strongest window

✔️ Strategic pricing is critical in today’s inventory-heavy environment

✔️ Well-priced homes stand out — especially against overpriced competition

✔️ In-demand segments (like townhomes) continue to perform very well

For Buyers:

✔️ More inventory = more choice and less pressure

✔️ Strong negotiation opportunities in certain segments (especially condos)

✔️ Best-value properties still move quickly and preparation is key

📈 What to Watch

Interest rates continue to be a major factor. There is increasing discussion around potential rate changes through 2026, which could impact affordability and buyer confidence.

Because of this, many buyers are choosing to act now, securing a property and locking in financing before further changes occur.

🌷 Final Thoughts

The 2026 market is shaping up to be more strategic than reactive. Gone are the days of one-size-fits-all conditions, success now depends heavily on property type, pricing, and timing.

With Greater Victoria made up of many unique micro-markets, having a tailored approach is more important than ever.

If you’re thinking about buying, selling, or simply want to understand how this applies to your specific situation, I’m always happy to help.

Kelly J Grymaloski

📞 250-893-9185

📧 KellyG@ComeSellWithMe.ca

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

🔗 Victoria Real Estate Market Update: See the Latest Trends and Stats!

The Seller’s Playbook: Standing Out in a High-Inventory Spring

Two months into 2026, the spring market is beginning to take shape, and it’s not quite the strong rebound many had anticipated.

While February showed a healthy jump in activity compared to January, the broader trend confirms we are operating in a more competitive, inventory-heavy environment. This requires thoughtful strategy from sellers but also opens meaningful opportunities for buyers who are prepared.

📊 February Snapshot – Victoria Real Estate Board Region

• 465 properties sold in February
• ⬇️ 11.9% fewer sales than February 2025
• ⬆️ 37.2% increase over January 2026 (seasonal momentum building)
• 2,903 active listings at month end
• ⬆️ 10.6% more inventory than January
• ⬆️ 10.4% more than last year

The market has shifted back toward balanced conditions, thanks to increased activity, but higher inventory continues to give buyers more choice than we’ve seen in recent years.

🏠 Average Sale Prices – February 2026

Here’s where pricing currently sits: 

Average Sale Prices (February):
🏠 Single-Family Homes: $1,377,169
🏘️ Townhomes: $840,875
🏢 Condos: $641,879

While benchmark values from the Board show only minor year-over-year adjustments, the average sale prices above reflect where homes are actually trading in today’s market.

Sector Performance & Trends

🏡 Single-Family Homes

Sales remain 14% lower than last year and roughly 25% below the 10-year average, while inventory has climbed.

Prices have softened slightly year-over-year but remain remarkably stable since the post-pandemic correction. What we’re seeing is a return to pre-pandemic normal conditions — more inventory, more buyer choice, and less urgency. 

🏢 Condos

The condo sector continues to feel pressure.
Sales are down approximately 20% year-over-year, and elevated inventory — combined with ongoing new construction, particularly in the Westshore — suggests this segment may take longer to regain strong upward momentum.

That said, condos are presenting some of the best value opportunities for buyers right now. 

⭐ Townhomes – The Standout Segment

Townhomes continue to outperform relative to other sectors.
Sales are up compared to last year, and they remain a highly desirable “step-up” option for condo owners seeking more space without jumping to detached pricing.

Even with slight price pullbacks, townhomes remain one of the most competitive and resilient property types heading into spring. 

Strategic Opportunities for Sellers

At first glance, higher inventory and softer pricing may feel discouraging. But in reality, this environment can create ideal move-up conditions.

As overall pricing softens, the dollar gap between entry-level homes and premium properties narrows. Sellers may give up a small amount on their sale — but gain a larger advantage on their purchase.

Another key insight:
Many listings are currently priced based on last year’s expectations. These overpriced competitors make a well-priced, strategically marketed home stand out dramatically. Even in today’s market, the best-positioned listings are still attracting strong interest and sometimes multiple offers.

One final tip: once you secure an accepted offer, protect it. With higher inventory available, buyers can easily pivot. Address due diligence concerns head-on to keep transactions together.

Advantage: Buyers

For buyers, this is one of the healthiest markets we’ve seen in years.

✔️ More selection
✔️ Less urgency
✔️ More negotiating room on certain properties

While the best-priced homes still move quickly, buyers now have the ability to evaluate properties more carefully and avoid the pressure-driven decisions of previous years.

This is a market where preparation and guidance matter not speed alone.

🌷 Looking Ahead

February’s activity shows that momentum is building, but inventory will continue to shape the spring market. We are firmly in a balanced environment, where success depends on positioning, pricing, and timing.

Because Greater Victoria is made up of many micro-markets, conditions can vary widely by neighborhood and property type.

If you’d like to discuss how these trends affect your specific plans — whether buying, selling, or moving up — I’m always happy to provide tailored advice.

Full Details

📞 Let’s Talk Strategy

Whether you’re planning a move this year or simply want to understand how today’s market impacts your options, I’m always happy to provide clear, personalized guidance.

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

Spring is here and strategy matters more than ever.

— Kelly Grymaloski

A Look at How the Market Is Starting the Year

I hope 2026 is off to a great start for you! As we move into the first quarter of the year, I’m pleased to share my first market update of 2026, offering a snapshot of how the Victoria real estate market is shaping up after the fast-paced years behind us.

January’s numbers give us a clear sense of where the market is settling — and what that means for buyers and sellers as we move forward.

The short version? The market has cooled, but it remains steady and full of opportunity, especially for those who understand how to position themselves in today’s conditions.

📊 The Big Picture

According to the Victoria Real Estate Board, 339 properties sold in January, which is:

• ⬇️ 19.7% fewer sales than January 2025

• ⬇️ 7.6% fewer sales than December

At the same time, inventory increased to 2,624 active listings, up:

• ⬆️ 3.1% from December

• ⬆️ 9.6% compared to last year

This places our local market right on the line between balanced and a buyer’s market, giving buyers more choice while requiring sellers to take a more strategic approach.

🏠 By Property Type

Single-Family Homes

• Sales were down 21% year over year

• Buyer demand remains, but expectations are higher

• Average price: $1,326,911

💡 Homes that are well-presented and priced realistically continue to attract serious buyers.

Condos

• Sales declined 25% compared to January 2025

• Buyers are more cautious and negotiations are more common

• Average price: $667,906

💡 Condos currently offer more choice and stronger negotiating opportunities for prepared buyers.

Townhomes ⭐

• The strongest-performing segment to start the year

• Solid demand driven by space, functionality, and value

• Average price: $825,709

💡 Townhomes continue to appeal to a wide range of buyers and remain highly competitive.

⚖️ What This Means for You

For Sellers:
✔️ Strategic pricing is critical from day one
✔️ Buyers are active but highly price-sensitive
✔️ Homes that show well and are priced correctly are selling
❗ Overpriced listings risk sitting and becoming stale

For Buyers:
✔️ Increased inventory means more choice and leverage
✔️ The best-priced homes still move quickly
✔️ Preparation and timing remain key to success

🔮 Looking Ahead

This first update of 2026 reflects a return to more predictable, seasonal market behaviour. Inventory levels are healthier than we’ve seen in years, and pricing has stabilized across most segments. As the year unfolds, factors such as interest rates, consumer confidence, and neighbourhood-specific trends will continue to shape outcomes.

Because our market is made up of many micro-markets, results can vary significantly depending on location and property type — which makes tailored advice more important than ever.

Full Detail

📞 Let’s Talk Strategy

Whether you’re planning a move this year or simply want to understand how today’s market impacts your options, I’m always happy to provide clear, personalized guidance.

Kelly Grymaloski
📞 250-893-9185
📧 Kellyg@ComeSellwithMe.ca

Happy New Year and welcome to 2026! 🎉
As we close the door on 2025, I wanted to share a final market update for the year and offer a clear snapshot of how the Greater Victoria real estate market finished off December.

As expected, December brought a seasonal slowdown in activity, but the bigger picture shows a market that remained steady and balanced throughout the year.

📊 December 2025 Market Snapshot – Greater Victoria

In December, 367 properties sold across the Victoria Real Estate Board region. That’s 12.8% fewer sales than December 2024 and 18.6% fewer than November, which aligns closely with typical year-end trends.

By property type:

• Single-family homes: 186 sold (down 2.6% year-over-year)

• Condos: 106 sold (down 21.5% year-over-year)

• Townhomes: Sales softened as well, tracking closely with the overall market slowdown and remaining below long-term averages

Despite the slower finish, 2025 ended with 6,918 total sales, slightly higher than 2024, making it another consistent year for our local market.

More Details

💰 Home Prices – A Mixed but Stable Picture

Price trends continued to vary by property type and location:

• Single-family homes (Victoria Core):
  Benchmark price ended December at $1,255,000, down 4.7% from last year and slightly lower than November.

• Condos (Victoria Core):
  Benchmark price finished at $549,900, up 0.7% year-over-year, though relatively flat month to month.

In simple terms:
🏡 Detached homes softened slightly
🏢 Condo prices held steady overall

Townhomes continued to sit in the middle, offering strong value for buyers looking for space without detached-home pricing.

📦 Inventory & Market Feel

There were 2,544 active listings at the end of December — down from November due to the holidays, but still higher than this time last year.

This inventory level helped keep the market balanced:

• Buyers had more choice and time to make decisions

• Sellers benefited from realistic pricing expectations and steady demand for well-prepared homes

🚀 What This Means for You in 2026

Whether you’re thinking about selling, planning a purchase, or simply wanting to understand your home’s value, the right information makes all the difference.

🔹 If you’re considering selling this year, I can provide a custom pricing and timing strategy based on your specific neighbourhood and property type.
🔹 If you’re buying, we can review current opportunities, negotiation strategies, and financing options so you feel confident before making a move.
🔹 If you’re not planning anything immediate, a quick market check-in can still help you stay informed and prepared.

📞 Call or text me: 

250-893-9185

✉️ Email:  KellyG@ComeSellWithMe.ca

Even a short conversation can help you decide your best next step — there’s no pressure, just honest advice and clear guidance.

Here’s to a successful and exciting year ahead 🥂
I look forward to helping you make 2026 a great one.

Every January, BC property owners receive their BC Assessment notice, and for many homeowners, it brings questions and sometimes concern. What does this number really mean? Will your property taxes increase? And is this the true value of your home?

If you own a home, condo, or townhouse in Victoria or South Vancouver Island, understanding your BC Assessment in 2026 is an important part of homeownership. Here’s a clear, straightforward breakdown of what it means—and what it doesn’t.

When Are BC Assessment Notices Sent Out?

BC Assessment typically mails assessment notices during the first week of January each year. If you haven’t received yours yet, it should arrive shortly.

You don’t need to wait for the mail to see your value. Homeowners can check their 2026 BC Assessment value online at any time through the BC Assessment website. 

What Is a BC Assessment Value?

Your BC Assessment value is an estimate of your property’s worth as of July 1 of the previous year, based on market conditions at that time. This value is used by municipalities to help calculate property taxes.

BC Assessment relies on a mass appraisal system, meaning values are generated using computer models that assess thousands of properties at once. As a result, they don’t always reflect the individual features or upgrades that can significantly affect a home’s real-world value.

BC Assessment vs. Market Value: Understanding the Difference

One of the most common misconceptions homeowners have is assuming their BC Assessment represents what their home would sell for today.

This is not the case.

Your home’s Market Value is determined by what a buyer is willing to pay in the current market, influenced by factors such as:

• Location and neighbourhood

• Recent renovations or improvements

• Lot size, layout, and condition

• Comparable sales in your area

• Current buyer demand

BC Assessment is a taxation tool, not a pricing tool, and should never be relied on when making selling or buying decisions.

Does a Higher BC Assessment Mean Higher Property Taxes?

Not necessarily.

Property taxes are based on how your assessed value compares to other properties in your municipality, not just whether your value increased.

For example:

• If your assessment increases but other homes increase by a similar amount, your taxes may remain stable.

• If your assessment rises more than comparable properties, you may see a higher tax bill.

This is why it’s important to view your BC Assessment in context, rather than focusing only on year-over-year changes.

Can You Appeal Your BC Assessment in 2026?

Yes. If you believe your BC Assessment does not accurately reflect your property’s value, you have the right to appeal.

Key appeal details:

• Appeal deadline: January 31, 2026

• First step: Contact your local BC Assessment office to discuss your concerns

• Review the appeal process and guidelines online before submitting

If you decide to proceed with an appeal, having relevant comparable sales is essential. A local real estate professional can help identify accurate comparisons to support your case.

Should You Be Concerned About Your BC Assessment?

A BC Assessment is useful for understanding how property taxes are calculated, but it should not drive major real estate decisions.

You may want a current market valuation if you’re:

• Considering selling in 2026 or early 2027

• Refinancing or renewing your mortgage

• Managing an estate or long-term planning

• Reviewing or appealing your assessment

• Simply curious about your home’s true value in today’s market

A market value assessment reflects current buyer behavior, not historical data.

Why Local Expertise Matters

The Victoria real estate market varies significantly by neighbourhood, property type, and price point. Condos, townhouses, and detached homes all perform differently, and these trends continue to evolve in 2026.

Having local insight ensures you’re making informed decisions based on real market activity, not estimates generated by an algorithm.

Need Help Understanding Your Home’s Value?

If you have questions about your 2026 BC Assessment, how it may impact your property taxes, or you’d like an up-to-date market value for your home, I’m always happy to help.

Clear information leads to confident decisions—and you don’t have to navigate it alone.

Proudly serving Victoria and South Vancouver Island homeowners.

Kelly J Grymaloski

As we wrap up 2025, it’s clear that Victoria’s real estate market has continued to evolve in meaningful ways. This past year brought steady conditions, thoughtful buyer activity, and a renewed sense of balance after several years of ups and downs. For homeowners and future buyers alike, understanding where the market is today—and where it’s heading—can help you make confident decisions in 2026.

⚖️ A Year Marked by Balance and Stability

One of the defining themes of 2025 was stability. Inventory levels remained healthier than in previous high-pressure years, giving buyers more breathing room while still supporting strong value for sellers.

Single-family homes continued to draw consistent interest, while condos and townhomes saw a slightly more relaxed pace—great news for buyers seeking options and flexibility. Even with seasonal slowdowns, the overall tone of the year stayed steady and predictable.

👨‍👩‍👧‍👦 Shift in Buyer Priorities

Buyers in 2025 continued prioritizing lifestyle. Walkability, school catchments, outdoor space, and access to amenities played a big role in decision-making.

Downsizers focused on turn-key homes with easy maintenance, while families gravitated toward larger properties close to schools and parks. Neighbourhoods offering convenience—transit access, village-style shopping, and proximity to the waterfront—remained especially attractive.

💵 Price Trends That Reflect Market Confidence

Prices throughout 2025 showed healthy, steady resilience. Single-family homes held their value well with modest upward pressure, while condos offered more flexibility—creating opportunities for first-time buyers and those looking to downsize.

As usual in Victoria, government assessments didn’t always match true market value, reminding both buyers and sellers of the importance of real-time, local expertise when evaluating a property.

🔮 Looking Ahead to 2026: What to Expect

The outlook for 2026 is encouraging. With interest rates expected to stabilize or improve, more buyers may re-enter the market, increasing activity across many property types.

Well-prepared listings—professionally presented, priced accurately, and strategically marketed—will continue to perform strongly. Early 2026 may also offer unique opportunities for buyers before spring demand picks up.

🌟 Your Real Estate Goals Matter Most

Regardless of the market cycle, the best time to make a move is when it aligns with your personal goals, lifestyle changes, and long-term plans.

If you're thinking about buying, selling, downsizing, or simply curious about your home’s value heading into 2026, I’m here to guide you through every step with clarity and confidence.

📞 Kelly Grymaloski
Victoria Realtor | South Vancouver Island
📧 KellyG@ComeSellWithMe.ca
📱 250-893-9185

🖊️ About Kelly Grymaloski

Kelly Grymaloski is a trusted Victoria Realtor with nearly 10 years of experience helping clients sell and buy homes, condos, and townhomes across South Vancouver Island. Known for her friendly, professional approach and data-driven marketing, Kelly helps homeowners achieve exceptional results and move forward with confidence.

I hope you’ve been enjoying the beautiful fall weather and cozy season vibes! 🍂
As we head toward the end of the year, the Victoria real estate market is showing steady balance — with opportunities for both buyers and sellers depending on your timing and goals.

📈 October Market Highlights – Victoria Real Estate Board

• 617 properties sold across Greater Victoria

• That’s 5.7% fewer than October 2024, but 11.4% more than September 2025

• Single-family homes: up 2.9% year-over-year

• Condos: down 15% year-over-year

• Active listings: 3,423, up 8.3% from last year

The market continues to hold steady, and we even saw the strongest October for single-family home sales since 2020. Buyers have more choice than in recent years, while sellers are still finding success with well-presented, well-priced listings.

🏠 What’s Happening in the Market

Single-family homes and townhomes continue to draw the most attention. Demand remains strong, and while prices have softened slightly, motivated sellers who price smartly are the ones seeing results.

Townhomes remain a sweet spot for many buyers, especially newer builds that offer space, function, and good value.

On the condo side, things are a bit quieter — sales are down compared to last year, and properties are taking longer to sell. Rather than flood the market, many condo sellers are simply pausing or holding off for better conditions. That said, buyers looking for a condo will find a wide variety of options and time to make decisions.

💰 Prices at a Glance – Victoria Core

• Single-family homes: $1,276,500 (↓ 1.8% from last year)

• Condos: $551,000 (↑ 0.6% from last year)

🏦 Interest Rates & What’s Next

The Bank of Canada made another rate cut in late October, which could spark more activity as buyers adjust to changing borrowing costs. We’ll likely see a typical seasonal slowdown heading into winter, but with balanced conditions and stable prices, it’s still a great time to plan your next move.

💡 Thinking About Your Next Step?

If you’re considering selling or buying this fall or winter, let’s connect to talk strategy.
Even in a balanced market, timing, pricing, and presentation can make all the difference.

📞 Call/Text: 250-893-9185
📧 Email: KellyG@ComeSellWithMe.ca
🌐 Visit: www.ComeSellWithMe.ca

Thinking about selling but wondering if you should wait until spring? 🍂 You’re not alone. Many homeowners across Victoria and South Vancouver Island assume the spring market is the only time to list — but the truth is, fall can be one of the most strategic times to sell your home.

As a Victoria Realtor with nearly 10 years of experience helping clients sell houses, condos, and townhomes, I’ve seen first-hand how motivated fall buyers and lower competition can work in your favour.

🍁 1. Motivated Buyers Are Still Out There

Even though summer has ended, many serious buyers are still actively searching before the holidays. These are clients who’ve been looking for months, often with pre-approvals ready, and they’re eager to secure a home before the year wraps up.

Fewer listings also mean less competition for your property — making your home stand out more easily.

🏠 2. Homes Show Beautifully in Fall

Victoria’s fall colours and cozy lighting create a naturally welcoming atmosphere. A few simple touches — like seasonal décor, warm-toned lighting, and freshly cleaned landscaping — can make your property feel inviting and “move-in ready.”

If you’re selling a condo or townhome, emphasize indoor comfort: bright spaces, staged seating areas, and pleasant scents can all make an impression.

💡 3. Market Conditions Still Support Strong Sales

The Victoria real estate market continues to show steady activity through fall, particularly in desirable neighbourhoods across Saanich, Langford, and View Royal.

While the pace is calmer than spring, buyers are more decisive and less likely to engage in bidding fatigue. This creates opportunities for sellers who are priced strategically and marketed professionally.

💬 4. You Get My Full Support, Every Step of the Way

From professional photography and video tours to digital marketing and open houses, I ensure each listing receives maximum exposure.

As part of my approach, I tailor a custom selling plan that fits your property type and target market — whether it’s a downtown condo or a family home in Royal Oak. My goal is always to help homeowners sell confidently and achieve their best result, without added stress.

🌟 Ready to Talk Strategy?

If you’re considering selling your home, now’s a great time to explore your options.
I’m happy to provide a complimentary market evaluation and personalized advice on how to prepare for a successful sale — no pressure, just helpful insights.

📞 Kelly Grymaloski
Victoria Realtor | South Vancouver Island
📧 KellyG@ComeSellWithMe.ca
📱 250-893-9185

🖊️ About Kelly Grymaloski

Kelly Grymaloski is a trusted Victoria Realtor with nearly 10 years of experience helping clients sell and buy homes, condos, and townhomes across South Vancouver Island. Known for her friendly, professional approach and data-driven marketing, Kelly helps homeowners achieve exceptional results and move forward with confidence.