Victoria Real Estate and Community News

Jan. 14, 2026

Why Are Home Assessments So Confusing in Victoria and Greater Victoria Right Now?

 

 

From Happy Homes Team | eXp Realty

Serving Victoria, Greater Victoria, and Vancouver Island

Your Local A.I. Certified Real Estate Experts

 


 

 

Confused by Your Property Assessment in Victoria, BC? You’re Not Alone.

 

 

Each January, homeowners across Victoria and Greater Victoria receive their BC Assessment notice. And every year, we hear the same question from homeowners in Victoria, Saanich, Oak Bay, Langford, Colwood, View Royal, Esquimalt, Sidney, Brentwood Bay, Central Saanich, North Saanich, and the Westshore:

 

“Is this what my home is actually worth?”

 

The short answer is no.

 

Home assessments are one of the most misunderstood parts of real estate in Victoria, BC, especially in a changing market. As A.I. Certified Real Estate Agents, we help buyers and sellers understand what the numbers really mean and how to make confident decisions based on today’s data, not outdated assumptions.

 


 

 

1. What Is a Home Assessment in British Columbia?

 

 

A home assessment in BC is completed by BC Assessment for one purpose: to calculate property taxes.

 

It is not designed to reflect the current market value of your home.

 

BC Assessment values are based on a valuation date from the previous year and rely on broad statistical models. They do not factor in:

 

  • Real-time market shifts in Victoria and Greater Victoria

  • Recent neighbourhood-specific sales

  • Renovations, updates, or deferred maintenance

  • Buyer demand, interest rate changes, or online search behavior

 

 

This is why assessments often feel disconnected from what homes are actually selling for today.

 


 

 

2. Assessed Value vs Market Value in Victoria, BC

 

 

This distinction matters.

 

  • Assessed value exists for tax purposes

  • Market value reflects what a buyer will pay right now

 

 

Market value in areas like James Bay, Fairfield, Fernwood, Gordon Head, Broadmead, Royal Oak, Bear Mountain, Colwood, Langford, and Sidney is shaped by current buyer behavior, inventory levels, and demand.

 

As A.I. Certified Agents, we analyze live market data, pricing trends, and buyer engagement patterns to determine true market value, not just historical averages.

 


 

 

3. Why Home Assessments Feel Extra Confusing Right Now

 

 

Across Victoria and Greater Victoria, the market has shifted in uneven ways.

 

We’re seeing:

 

  • Different demand patterns between condos, townhomes, and detached homes

  • Variations between Victoria Core, Westshore, and Peninsula markets

  • Buyers reacting to interest rate changes and affordability thresholds

 

 

Because assessments lag behind real-time conditions, they often do not match what buyers are actually doing today.

 

This gap is normal and expected.

 


 

 

4. What Buyers in Greater Victoria Should Focus On

 

 

If you’re buying a home in Victoria, Langford, Saanich, Oak Bay, Esquimalt, or the Saanich Peninsula, assessed value should never be used as a pricing guide.

 

Instead, buyers should focus on:

 

  • Recent sold prices in the same neighbourhood

  • Current inventory and competition

  • How long similar homes are taking to sell

  • Your lifestyle goals, budget, and comfort level

 

 

Working with an A.I. Certified Real Estate Team means you get access to real-time insights, predictive trends, and local expertise that help you avoid overpaying or missing opportunities.

 


 

 

5. What Sellers in Victoria and Greater Victoria Need to Know

 

 

If your assessment feels too high or too low, don’t panic.

 

Buyers are not making offers based on BC Assessment values. They respond to:

 

  • How your home compares to others currently on the market

  • Presentation, condition, and location

  • Online visibility and buyer engagement

  • Strategic pricing based on live data

 

 

At Happy Homes Team, our AI Listing Advantage combines local knowledge with AI-driven analysis to price and market homes effectively across Victoria, the Westshore, and the Peninsula.

 


 

 

6. How A.I. Certified Agents Determine True Market Value

 

 

When we evaluate a home in Greater Victoria, we use a data-driven, human-guided approach that includes:

 

  • Sold data, not just asking prices

  • Neighbourhood-specific performance trends

  • Buyer search behavior and engagement signals

  • Property-type demand analysis

  • Seasonality and market momentum

 

 

This allows us to provide a clear, realistic picture of what your home is worth right now, not months ago.

 


 

 

7. Want to Know What Your Home Is Really Worth in Victoria or Greater Victoria?

 

 

A property tax assessment is not a pricing strategy.

 

If you want a clear, accurate understanding of your home’s value in Victoria, Saanich, Oak Bay, Langford, Colwood, View Royal, Esquimalt, Sidney, or anywhere in Greater Victoria, connect with an A.I. Certified Real Estate Expert who understands both the data and the local market.

 

📲 Reach out to Happy Homes Team | eXp Realty

No pressure. Just thoughtful guidance, real numbers, and local insight.

 


 

 

Serving Victoria & Greater Victoria

 

 

A.I. Certified Agents helping you make confident real estate decisions with clarity and care

Posted in Real Estate News
Dec. 3, 2025

Victoria’s Condo Market Update: What Buyers Are Noticing This December

Victoria’s condo market is shifting in a subtle but meaningful way this month, and it is creating a clearer path for first-time buyers, downsizers, and anyone looking for a simpler lifestyle in 2025.

 

Right now, prices have nudged upward by about 0.6 percent. That small rise tells us demand is still steady, especially in popular urban spots like Downtown Victoria, Vic West, and James Bay, along with high-growth pockets in Langford.

 

The interesting thing is that sales dipped slightly. This creates a calmer market, one where buyers have more room to slow down, explore neighborhoods, and compare options without the pressure we’ve seen in past years. Condos are becoming a natural entry point for people who want affordability, walkability, and low-maintenance living.

 

If you are thinking about moving to Victoria or shifting into a condo lifestyle, here are the trends that matter most right now:

 

• More choice and less pressure

There is solid inventory compared to earlier in the year, giving buyers freedom to browse and find the right fit.

 

• Steady demand in core neighborhoods

Downtown Victoria and Langford continue to draw interest thanks to convenience, transit, and vibrant local living.

 

• A gentle rise in prices signals confidence

That 0.6 percent bump shows that the market is holding strong without overheating.

 

• An ideal moment for planning

With the holidays approaching, this quiet window lets serious buyers map out what they want and step into January prepared.

 

Condos have always been an important part of Victoria’s housing landscape. They offer access to the city’s beauty, culture, and coastal lifestyle without the upkeep of a detached home. For many, they’re the stepping stone to building equity and finding long-term stability.

 

If you want a simple, current shortlist of condo opportunities in Victoria or Langford, we can send one your way. It will be based on your budget, your goals, and the neighborhoods that best support your next chapter.

 

We are here to help you move with clarity and confidence whenever you’re ready.

 

Happy Homes Team | eXp Realty

Victoria, BC Real Estate

Helping you build the future you feel aligned with

Posted in Market Updates
Dec. 1, 2025

What Victoria Buyers Are Asking This Week: A Clear Look at the Market: Dec. 1, 2025

 

Happy Homes Team | Victoria, BC

The Victoria market is calm, balanced, and full of useful signals right now. Buyers are asking smart questions and looking for clarity as they move into December. Below is the grounded guidance I am sharing with people who want to understand what is happening in our neighborhoods.

 

This report is built from local data released in the last 45 days.

 


 

 

1. Is inventory rising right now?

 

 

Yes.

Active listings reached 3,152 at the end of November. That is an 11.1 percent increase compared to last year.

 

More choice means buyers can take a breath, compare neighborhoods, and move with clarity instead of urgency.

 

Local focus: Victoria Core, Saanich East, Saanich West, Oak Bay, Esquimalt, Langford.

 


 

 

2. What happened with sales in November?

 

 

Sales totaled 451 properties. That is typical for this time of year as the fall surge eases and people shift into holiday mode.

 

The market is calm. Quiet movement does not mean lack of opportunity. It means it is easier to plan and observe patterns without pressure.

 


 

 

3. Are prices holding in the Core?

 

 

Single family homes:

Benchmark: $1,276,700, down 2.8 percent year over year.

 

Condos:

Benchmark: $553,100, up 2 percent year over year.

 

This tells us that Core condos remain stable and attractive for entry points. Core houses are adjusting slightly, which gives buyers more negotiation strength.

 


 

 

4. Did the recent rate cut change buyer behavior yet?

 

 

The Bank of Canada lowered the policy rate by 25 basis points on October 29.

Buyers are processing the shift, but the immediate impact is calm confidence.

 

People want clarity on timing, affordability, and where opportunity sits as we move toward January.

 


 

 

5. Which neighborhoods are showing the most stability?

 

 

Based on fall benchmarks and buyer conversations, the areas showing the clearest patterns are:

 

Fairfield

Fernwood

James Bay

Cook Street Village

Gordon Head

 

These pockets continue to attract steady attention because they offer lifestyle value and reliable long-term performance.

 


 

 

6. What is happening with new construction?

 

 

Saanich reported 814 homes completed this year with 970 under construction.

This pipeline supports a healthy mix of options for 2025 and early 2026.

 

Across B.C., October saw 5,679 new-home registrations, which signals more supply on its way for the Island next year.

 


 

 

7. How are new short-term rental rules affecting buyers and hosts?

 

 

As of November 1, provincial principal-residence rules apply in Victoria, Saanich, Oak Bay, and Esquimalt.

These rules define short-term rentals as stays under 30 nights and align with the new provincial registry.

 

This matters for investors evaluating Downtown, Vic West, James Bay, and Inner Harbour condos.

 


 

 

8. What does all this mean for buyers right now?

 

 

The market is balanced.

More choice.

Steady pricing in the Core.

Calm seasonal pacing.

 

Early December offers a clear window to plan, compare neighborhoods, and explore homes without pressure.

 


 

 

If you want clarity on your best next step

 

 

We create tailored neighborhood plans for buyers who want a simple starting point.

Your plan includes:

 

• A short list of best-fit neighborhoods

• Sample listings based on your budget

• A simple outline for timing December and January

• Quick guidance on price trends for your areas

 

If you would like one, reply to this post or send us a message anytime.

We are here to help you explore Victoria with confidence.

 

Anna Hakim & Perry Fanthorpe

Happy Homes Team | eXp Realty

Helping you build the future you feel aligned with

 

 

Posted in Market Updates
Nov. 24, 2025

Victoria Real Estate Outlook: Week of November 24, 2025

 

Happy Homes Team | eXp Realty

 

Helping you build the future you feel deeply aligned with

As we move into the final week of November, buyers and sellers across Victoria, BC step into a smart window for strategic decisions. Market activity is steady. This is a strong time to plan your next move. You might be exploring condos in James Bay, preparing a home in Saanich, or thinking about listing in Oak Bay. This week supports clear steps and practical progress.

 


Market Snapshot

With a balanced pace and consistent buyer behavior, this is a great moment to:

• Review your financial readiness

• Schedule showings or consultations

• Refresh your staging and marketing materials

 


What Buyers and Sellers Can Focus On 

By astrological sign because it's Fun!

Aries

High energy and clear direction. A great week to book showings.

Taurus

Strong focus on budgeting and refining your search.

Gemini

Ask questions, explore options, and follow your curiosity.

Cancer

Lean into homes that feel comforting and secure.

Leo

Polish your staging or plan updated listing photos.

Virgo

Tackle your prep list with calm precision.

Libra

Tour homes and revisit pricing strategy with balanced eyes.

Scorpio

Make confident choices based on recent insights.

Sagittarius

Expand your options and think ahead to early 2026.

Capricorn

Stay focused and move tasks forward one step at a time.

Aquarius

Review your marketing plan with a fresh mind.

Pisces

Choose what feels grounded, aligned, and right.


What’s Happening in Greater Victoria

From Langford to Oak Bay, the market continues to reward:

• Well prepared sellers

• Buyers who move with clarity

• Homes priced in alignment with recent trends

• Strong digital marketing and presentation

Inventory is active. Homes that are priced well and presented with care still move efficiently.


Why Work with an AI Certified Agent

As AI Certified Agents trained through the Krem Institute of Artificial Intelligence, we help you bring a modern edge to your strategy. We support you with:

• Technology that boosts your listing’s visibility

• High converting video tours

• Data driven marketing to reach your ideal buyer

• Streamlined transactions for speed and success

With most buyers searching online and video tours generating significant engagement, your property benefits from the AI Listing Advantage.


Your Next Move

This week opens the door to thoughtful planning and steady progress. We are here to help you:

• Navigate the Victoria market with clarity

• Maximize your home’s value

• Find a space that supports your next chapter

Connect with the Happy Homes Team to:

• Start your home search

• Prepare your property for sale

• Explore listings across Greater Victoria

• Build a strategy powered by smart tools and warm support

Happy Homes Team | eXp Realty

A.I. Certified Agents

Helping you build the future you feel deeply aligned with

Posted in Real Estate News
Nov. 13, 2025

Why Timing Feels Scary for Buyers and Sellers in Victoria BC Right Now

There is a lot of emotion in the Greater Victoria market right now. People are ready for change, but they want to feel safe in their decisions. Even though our region is steady, the fear of timing still shows up for buyers and sellers in places like Saanich, Oak Bay, Fernwood, James Bay, Fairfield, View Royal, and the wider Westshore. Buyers worry about paying too much. Sellers worry about waiting too long. Everyone wants to make a move that feels aligned.

The market across Greater Victoria is healthier than people realize. Inventory is up year over year, which gives buyers in areas like Gordon Head (V8N), Esquimalt (V9A), Vic West, and Langford (V9B) more choice and breathing room. Sellers in the Victoria Core (V8V) are still seeing steady activity on homes that are staged well and priced with intention. This is not a frantic market. It is a balanced one.

In the Core, single family homes continue to hold near the mid one million range. Condos across Downtown Victoria (V8W) and James Bay (V8V) are steady near the mid five hundreds. Townhomes in Saanich East, Oak Bay, and Cordova Bay track just under the mid eight hundreds. These numbers show consistency, not chaos. That stability helps you plan without feeling rushed.

Timing fear comes from uncertainty. People want to know what is happening in their exact neighbourhood. Once you see the data for your own street, the fear softens. You can look at sales patterns in Fernwood, price behaviour in Willows Beach, or inventory shifts in Colwood and Langford, and feel grounded again. Knowledge creates clarity. Clarity creates courage.

If you are thinking about making a move in the next few months, this is a strong place to begin. We can run a custom neighbourhood snapshot for your area and give you clear numbers for Saanich, Oak Bay, the Westshore, View Royal, Fairfield, or anywhere else you are considering. You are not doing this alone.

Reach out any time and we will map your next step together.

Posted in Market Updates
Nov. 12, 2025

Balanced Market Signals in Greater Victoria: What Buyers and Sellers Should Know Now

Victoria in Fall

The Greater Victoria real estate market has settled into a steady rhythm. Prices are holding firm, sales are healthy, and both buyers and sellers have room to make smart moves.

According to the Victoria Real Estate Board, 617 properties sold in October 2025 across the region. That’s 5.7% fewer than last October but 11.4% more than September. There were 3,423 active listings at the end of the month, a 7.3% decrease from September and an 8.3% increase compared with October 2024. This balance creates a market that rewards preparation and timing.

In the Victoria Core, the benchmark value for a single-family home was $1,276,500, a 1.8% drop compared with the previous year. The condo benchmark rose slightly to $551,000, up 0.6%. Townhomes in the Core held near $845,800, down just 1%.

Neighborhood activity remains diverse.

  • Saanich East led October sales with 62 detached homes sold and $85 million in total volume.

  • Oak Bay continued to attract high-end buyers, with luxury sales averaging over $2.2 million.

  • Langford and Colwood remain strong options for buyers looking for newer homes and better value on the Westshore.

What This Means for You

Buyers:

Inventory is higher than last year, and the pace is calm enough for thoughtful decisions. Focus your search in Langford (V9B), Saanich East (V8N), or Vic West (V9A) to balance affordability with lifestyle.

Sellers:

Homes that show well and are accurately priced are still moving quickly. With motivated buyers and a balanced market, this is a strong window to list before the holidays.

For Both:

This late-fall stability gives you the chance to plan clearly. The key is preparation, positioning, and partnership with the right team guiding your timing and strategy.

Neighborhood Tip

If you own in Fairfield (V8V) or James Bay (V8V), steady pricing in the Core helps your property stand out when marketed well. On the Westshore, in Langford or Colwood, newer developments are attracting first-time buyers and investors who value space and convenience.

Your Next Step

The Greater Victoria market is calm, focused, and full of potential for those who act intentionally. Reach out to the Happy Homes Team for a personalized market snapshot. We’ll show you how your property or your purchase goal fits into today’s conditions and help you take your next step with confidence.

Posted in Market Updates
Nov. 6, 2025

What Disney, Universal and EXPCON Taught Me About Living Fully Alive

You haven’t heard from us in a little while because we just got back from EXPCON, Universal Studios, and Walt Disney World, and I’ve been taking some time to reflect on our journey. All of the aspects of it were quite rich universes in themselves.

I’ve been considering how each part of the trip reflects something deeper about life.

As I stepped into the conference halls, I paused for a moment to take it all in, feeling my chest expand with gratitude and a sense of purpose rising within me. The hum of energy, laughter, and possibility washed over me, reminding me why I love this work. It began with EXPCON, and that alone was a glorious marathon. EXPCON, the international yearly conference for our brokerage, is so much more than an event to me; it is a reminder of how community fuels purpose and how learning together expands what we believe is possible for our brokerage, EXP Realty, for our personal lives, and in our service to others as realtors and human beings.

So much walking, so many conversations, so much inspiration packed into each day. The air buzzed with voices, ideas, and laughter. The scent of coffee and new beginnings lingered in every corridor. We met people who are reimagining what’s possible in real estate, and more than that, what’s possible in how we live. True innovators, open-hearted leaders, their excitement buzzing in the air around me. I could feel the warmth of their energy, the hum of ideas alive in the room, and it filled me with both awe and belonging. By the end, my legs ached, but my spirit was lit up.

Then came the parks, a shift from the bright pulse of EXPCON to the sensory world of adventure. Leaving behind the hum of professional inspiration, I felt my energy change, lighter, freer, like stepping from sunlight into starlight, ready to experience joy just for its own sake.

The RIP Tour at Halloween Horror Nights was a blur of sound, color, and adrenaline. Ten haunted houses in one night, each with its own pulse and story. My heart raced and my senses were alive as fog rolled through the pathways and laughter mixed with the thrill of the unknown.

The VIP Tour at Universal and Islands of Adventure followed, a whirlwind of movement where we rode every single ride in one day. The air smelled of popcorn and excitement, and each turn reminded me how alive the world can feel when you let yourself play.

Then straight to Disney, where the magic somehow felt both effortless and perfectly planned, a space where joy and wonder lived side by side, inviting us to expand in simple awe.

I planned the Universal part myself, but I discovered the secret early on. The VIP and RIP tours came with guides who knew every path, every shortcut, every detail that made the experience come alive. We were moving from ride to ride like it was choreographed. Trusting their lead felt freeing, like releasing control and allowing myself to be guided by something greater. It reminded me that collaboration requires trust, that life flows more gracefully when we let others support us. You can do a lot alone, but when you find the right people to walk beside you, everything changes.

And that’s true in life too.

At Disney, Alyssa Setter at Pure Magic Vacations was our compass. She turned overwhelm into ease and brought the sparkle back to every moment. Each detail she handled reminded me what it feels like to be fully supported and to trust that things can unfold beautifully when someone cares.

At home, Deana Fawcett cared for our clients like family while we were away, which meant I could truly let go and be present. Her devotion reflected the kind of partnership and community I deeply believe in. And our sweet Ziggy had his own little retreat at Pawsh Oasis, where the team took such loving care of him. They sent a photo of him stretched out by the fire stove, perfectly content. In that image, I felt what it means to be held by love in all directions. We missed him terribly, but that photo filled me with gratitude and reminded me how supported we truly are.

We moved through it all, the excitement, the exhaustion, the lessons, and somewhere in the middle of it, I realized this trip wasn’t just a break. It was a mirror reflecting everything we’ve built and everything we’re still learning to become. In its reflection, I saw how joy, connection, and trust weave together the same way they do in our daily lives and in our work.

 


 

 

What I Learned About Fear and Energy

 

At Halloween Horror Nights, we didn’t scream. We ran, hearts pounding, laughter spilling out between quick breaths. Each step carried both tension and exhilaration, the kind of aliveness that blurs the line between fear and joy. In those moments I felt present, fully awake, part of something vibrant and transforming.

The RIP Tour was fast-paced and kept us on our toes as our guide whisked us from one haunted house to the next. We learned the backstories behind all ten houses, why they were created, what inspired them, and how the details came to life. That context made everything so much richer. Each house was like walking through someone’s imagination, a world built from story and craft. It reminded me how creativity breathes life into everything we do, that storytelling, whether through a haunted house, a home, or a human life, has the power to move and transform us when we open ourselves to wonder. 

Fear wasn’t the energy of that night. Curiosity was. Wonder was. Joy was.

And maybe that’s what fear really is sometimes, energy that just wants to be transformed into movement and discovery.

 


 

 

What I Learned About Hope

 

EXPCON reminded me how powerful hope becomes when it’s paired with action. In those moments, I felt my own hope stretching wider, as if new possibilities were opening inside me. Universal Studios and Islands of Adventure reminded me that courage often looks like curiosity in motion, and Disney reminded me that joy is an act of faith, softening and expanding something within me, reminding me that belief itself is a form of courage.

Hope isn’t passive. It’s a choice we keep making, especially when things feel uncertain. I remember moments at EXPCON when exhaustion set in and I still chose to stay open, to listen, to believe. At Disney, I felt the same when I allowed myself to be carried by joy rather than logistics, trusting that wonder could lead the way. These small choices are the real practice of faith, the quiet acts that keep hope alive.

You start with an idea, then a plan, then a step.

That’s how dreams become real, one brave, beautiful, imperfect step at a time.

The last few years have tested everyone’s hope. We’ve all felt it in different ways, through changing rates, headlines that stir worry, and the uncertainty that seeps into daily life. It’s been a lot, and it’s asked us to keep finding our center again and again.

But belief changes the way we move. When you believe in possibility, the world begins to feel more alive. And when you act on that belief, life rises to meet you.

Hope isn’t naive. It’s what keeps you steady when things don’t make sense. It’s that spark inside that whispers, keep going, you’re not done yet.

 


 

 

What I Learned About Magic and Partnership

 

Every magical moment on that trip came from both planning and genuine human connection. The little things mattered, the timing, the teamwork, the laughter between stops. Magic doesn’t just appear; it’s born from care, intention, and the people who show up with open hearts.

It’s the same in real estate. I think of one client whose move came together because every person involved showed up with kindness and patience, turning what could have been stressful into something smooth and even joyful. A smooth offer, a joyful move, a strong sale, none of it happens by accident. It happens when people work together with clarity, kindness, and purpose, creating space for real connection and ease.

That’s what EXPCON reignited for me. It reminded me how good it feels when process and purpose line up, like a rhythm you can trust in your bones. That’s what Disney reminded me of, the way structure and joy can live together when you lead with heart.

When systems meet heart, everything flows.

 


 

 

What I Learned About Rest

 

We went hard. We planned every moment, laughed until our sides hurt, and kept pushing for one more ride, one more adventure. The air was warm and heavy with the smell of sweet treats and sunscreen, music and laughter carrying on the wind as our feet pounded the pavement. It was the kind of joyful exhaustion that makes you feel completely alive.

But you know what? We hit a wall. Our laughter slowed, our feet felt heavy, and suddenly the bright lights of the park seemed softer, quieter. We got exhausted. There’s a point where even joy catches up to you and gently reminds you to rest, to breathe, to be still for a moment before finding your rhythm again.

That’s when I realized inspiration needs its own kind of stillness, the kind that seeps in like sunlight after a storm. It’s the moment when your thoughts quiet down and your heart starts to listen again, when joy settles deep and begins to refill you from the inside out.

Sometimes you push through because it’s worth it.

And sometimes you rest because your heart needs to catch up to your body.

That balance is everything.

 


 

 

What I Learned About Home

 

When we finally made it home, the quiet felt holy. The stillness wrapped around us like a blessing, the kind that only comes after motion and joy. Ziggy snored beside me, the kettle was on, and the air smelled like peace and something simple and real, home.

I thought about how every trip, every chapter, every leap ends with coming home to yourself again. Home is where we integrate everything we’ve learned.

Buying or selling a home isn’t just a transaction. It’s a threshold. It’s the space between who you’ve been and who you’re becoming.

And that’s what I want to say to you, wherever you are in your life right now, however you’re feeling, whether you’re inspired or weary or somewhere in between, you’re not alone.

We are all somewhere on this path of becoming. Some days we run. Some days we rest. Some seasons are about building, and others are about letting go.

But through it all, there is light waiting to meet you again. It’s steady, patient, and kind, a reminder that no matter where you are, you can always come home to yourself.

 


 

 

Gratitude

 

 

A heartfelt thank you to Alyssa Setter at Pure Magic Vacations for helping us experience Disney like pros, to Pawsh Oasis for taking such loving care of Ziggy during his cozy retreat, and to Deana Fawcett for holding down the fort with such heart while we were away. You’re all part of our extended Happy Homes family, and I’m so grateful for you.

Posted in Community News
Sept. 10, 2025

Avoid This Common Mistake First-Time Home Buyers Make in Greater Victoria

 

 

Buying your first home is a milestone—one that should feel empowering, not overwhelming. But in our experience working with young families across Victoria, BC, the same costly mistake keeps showing up again and again:

 

👉 First-time buyers jump in without a clear plan.

 

In this post, we’re going to help you avoid that mistake so you can step into homeownership with confidence, clarity, and calm.

 


 

 

The Big Mistake: Skipping the Planning Phase

 

 

It’s exciting to scroll through listings and start booking showings. But without a solid foundation, many buyers quickly feel confused, discouraged, or rushed into decisions that don’t serve their long-term needs.

 

At the Happy Homes Team—serving Victoria, Saanich, Langford, View Royal, Oak Bay, and surrounding neighborhoods—we’re passionate about guiding families through the home buying process with care and strategy. We make sure you’re protected and empowered at every step.

 


 

 

Step 1: Know What Matters Most to Your Family

 

 

Before you fall in love with granite countertops or ocean views, take a breath and ask:

 

  • Do we need a backyard for the kids?

  • Is walkability to schools important?

  • Would we prefer a quieter area like Broadmead or something vibrant like downtown Victoria?

 

 

📌 Local Tip: Many of our clients love the family-friendly feel of areas like Langford, Gordon Head, and Vic West—each with their own unique perks.

 

✅ Create a “must-have” list and a “nice-to-have” list before you start booking tours. This will help you focus your search and avoid overwhelm.

 


 

 

Step 2: Set a Realistic Budget

 

 

A home should create security—not financial strain. That’s why we always recommend meeting with a mortgage advisor early in your journey.

 

🎯 Get pre-approved. This step gives you clarity on what you can comfortably afford, and it strengthens your position when it’s time to make an offer.

 

💬 We can connect you with trusted local mortgage specialists right here in Greater Victoria.

 


 

 

Step 3: Work With a Real Estate Team That Actually Cares

 

 

The agent you choose matters. Our clients feel the difference working with AI Certified Agents who combine deep local market knowledge with innovative tools to keep things smooth and efficient.

 

🧠 We help you:

 

  • Understand every document you sign

  • Avoid overpaying for a home

  • Find long-term value, not just shiny features

 

 

We also walk you through key concepts like the Home Buyer Rescission Period, deposit structure, and subject clauses (read more in our Buyer’s Guide).

 


 

 

Step 4: Choose the Right Neighborhood in Greater Victoria

 

 

You’re not just buying a house—you’re building a life. Consider these factors:

 

  • Parks, green space, and playgrounds

  • Daycare and school access

  • Transit and commute times

  • Walkability and safety

 

 

🏡 Popular areas for first-time buyers in Victoria include:

 

  • Langford – growing community with great value

  • Vic West – vibrant and walkable

  • Oaklands – cozy, central, and family-friendly

  • Saanich East – larger lots, great schools

 

 

We’ll help you explore the pros and cons of each, based on what matters most to you.

 


 

 

Step 5: Get Curious and Ask Questions

 

 

We believe strongly in educational tours—showing homes not just to find “the one,” but to help you learn what works for your lifestyle.

 

✔️ Bring a checklist

✔️ Bring your kids (if you want!)

✔️ Ask us anything—there’s no such thing as a silly question

 

We’ve created a calm, guided process that helps you compare homes and neighborhoods with ease. That clarity leads to better decisions and fewer regrets.

 


 

 

Step 6: Make Your Offer with Confidence

 

 

When it’s time to write an offer, our team ensures you understand every detail:

 

  • Price and negotiation strategy

  • Subject clauses

  • Deposit and legal timelines

  • Rescission rights in BC

 

 

You’ll never feel rushed. We take the mystery out of the paperwork so you can focus on your future.

 


 

 

Final Thoughts: You Deserve a Home That Feels Right

 

 

Buying your first home is more than a transaction. It’s a step toward safety, belonging, and the freedom to shape your life the way you want it. We’re here to support that journey.

 

Let’s make it simple, strategic, and even a little joyful.

 

📩 Message us anytime to schedule a no-pressure call or educational tour.

We’re real people who love helping families find homes with heart.

 


 

 

Serving Greater Victoria and Beyond

 

 

🔑 Anna Hakim & Perry Fanthorpe

Happy Homes Team – eXp Realty

📍 Victoria, Saanich, Langford, Oak Bay, View Royal, Vic West

📞 250-885-7399

 

🌐 www.happyhomesvictoria.com

Posted in Buying a Home
Sept. 2, 2025

Victoria Real Estate Market Update | September 2025

Looking for the latest insights on the Victoria housing market? Here is the full breakdown of what happened in August 2025, what it means for buyers and sellers, and how you can use this information to make the right move this fall.

 


Quick Summary of the Victoria Real Estate Market – August 2025

 

  • 525 properties sold in August, down 3.7% compared to August 2024 and 22.8% fewer than July 2025

  • Single-family homes: 268 sales, up 6.3% year-over-year

  • Condos: 152 sales, down 16% year-over-year

  • Active listings: 3,600 homes for sale, up 12.8% compared to August 2024

  • Benchmark prices:

     

    • Single-family home in Victoria Core: $1,308,100 (+1.6% year-over-year)

    • Condo in Victoria Core: $551,300 (–1.4% year-over-year)

     


What These Numbers Mean for Buyers in Victoria

The Victoria housing market has shifted away from the high-pressure conditions of the past. Interest rates and prices have been stable for more than a year, and inventory is higher than last summer. Buyers now have more time to evaluate properties, negotiate effectively, and make confident decisions.

 

At the Happy Homes Team, we specialize in buyer strategy. We understand how negotiations work in this city and what it takes to make your offer stand out. We are also two of only three AI Certified Agents through the Kremm Institute on Vancouver Island and active members of the Kremm AI Mastermind, meeting twice weekly with leading agents across North America. This means our buyers benefit from the most advanced search tools, data insights, and negotiation strategies available anywhere in real estate today.

 


What These Numbers Mean for Sellers in Victoria

Sellers are still achieving strong results, but strategy matters more than ever. Homes that are well-prepared and priced correctly are moving quickly, even with more listings available. With our AI certification and mastermind network, we use predictive analytics, advanced marketing funnels, and local expertise to position your home for maximum exposure and value.

 


Our Take on the Victoria Market – September 2025

The Greater Victoria real estate market is balanced, steady, and healthy. For buyers, this is the best opportunity in years to move without extreme competition. For sellers, this is a market where experience, marketing precision, and negotiation skill separate results from disappointment.

If you are planning to buy or sell a home in Victoria, Saanich, Langford, or anywhere on Vancouver Island this fall, now is the time to build your strategy.

 


FAQ: Victoria Real Estate Market

 

Is the Victoria housing market slowing down?

Not exactly. Sales dipped in August due to seasonal patterns, but overall the market is steady and balanced.

 

Are home prices dropping in Victoria?

Prices have been stable for over a year. In August, single-family homes rose 1.6% year-over-year, while condo values dipped slightly.

 

Is it a buyer’s or seller’s market in Victoria?

Right now it is balanced. Buyers have more options and more time, while sellers still succeed with the right strategy.

 


Work With the Happy Homes Team

We are Anna and Perry, co-founders of the Happy Homes Team at eXp Realty. We are proud to serve Greater Victoria and Vancouver Island with strategy, clarity, and care.

 

With decades of experience, sharp local knowledge, and exclusive AI-powered certification and training, we help our clients move forward with confidence.

 

📞 Call or text us at 250-885-7399 to start your plan today.

 

– Anna & Perry

 

Happy Homes Team | eXp Realty

Posted in Market Updates
Aug. 23, 2025

From Dream to Doorstep

 

 

A message from Anna & Perry, The Happy Homes Team

 

It is a bright, sunny late summer day in Cordova Bay, and as we look out over the ocean from our office, the theme of today feels clear: truth, honesty, and trusting in the light to carry our clients through to their fulfilled dreams.

 

Anyone who grew up with The NeverEnding Story like we did will remember its deep lessons. Imagine. Dream. Do not give up. Keep faith and hope alive. Our inner worlds are rich with beauty and possibility, but that alone is not enough when we want to bring something into the physical world.

 

This is where we come in.

 

Our work is to be the bridge between the dream you carry in your heart and the reality of building it into your life. We help ferry the dream of a home into four solid walls and a strong foundation where you can grow, play, rest, and thrive.

 

We know what people often think of when they hear the word “Realtor.” There is an archetype in movies and ads, the slick salesperson hungry for the next deal. For Anna, it was Annette Bening’s character in American Beauty. But that version of a realtor never fit who we are.

 

We did not choose this work to win business or compete for attention. We chose it because we see the home as sacred. A home is more than a transaction. It is the foundation for your next chapter, your family’s memories, and your own peace of mind.

 

Our role is to shine our light, grounded in experience and care, so that when you are holding your dream and wondering how to make it real, you have steady guides walking the path with you.

 

If home is calling you, know this: your dream is possible. And we would be honored to help you create it.

 

And just for fun, if you remember the name of the princess Bastian calls out at the end of The NeverEnding Story, drop it in the comments or send us a message. We would love to hear from you.

 

With warmth,

Anna & Perry

 

Happy Homes Team | eXp Realty

Posted in Buying a Home