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