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. 

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📞 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