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 Feeling ghoulish from all of the house hunting? Market prices got you feeling like a zombie? Time to take your mind off of the grind and enjoy a different kind of real estate: the various haunted house events happening in Victoria right now! Here are a few to get you started:

1. Monsters Haunted House

Monsters Haunted House

Previously known as "Evil Acres," this infamous horror maze has moved to Ogden Point and taken on the slogan "Fear on the Pier." Now scarier than ever, these monsters are known for not holding back—their goal is to ramp up the terror until you're ready to quit! But don't take our word for it, you can check out their event page on Facebook.

This one will be in action until the end of October. If you do go and you live to tell the tale, tell us about your experience in the comments below!

2. Horror Escape

Horror Escape

Inspired by horror movies like Saw, Horror Escape puts you in a terrifying room with friends where, in order to escape (and survive), you need to work together to solve riddles. Not everyone makes it, and from the sounds of it most people die trying


This one typically runs all year round, though themes are always changing. Halloween is the perfect time to check out some of their horror-themed room puzzles. 

3. Heritage Haunted House

A zombie trapped in a grave.

This one's only happening on October 31st, and it's for a good cause: all proceeds go to the Help Fill a Dream Foundation. So take a break from the trick-or-treating and head over to the Heritage Haunted House between 5:30 PM – 9.30 PM, entry is by donation. You can get more info about this one from their Facebook page.



That's it, now get out there an enjoy! Just remember: haunted houses are sort of like open houses, just way scarier and far less friendly. If you survive any of these haunted houses, be sure to let us know in the comments!

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Whether you're a current or prospective homeowner, you'll probably consider putting your house up for sale at some point down the road. And if you do currently own a home in Victoria, you may have noticed your property value increase drastically over the past few years—in which case the thought of selling has probably crossed your mind.

Whether you're interested in selling your home now or in the future, it can be a tough decision to make. Not only will you need to go through the process of listing your home for sale, you'll also need to enlist the help of a reliable real estate agent, find a new home to move into, pack up all your things, and go through the process of closing out your current mortgage and taking on a new one.

But before you go ahead and slap that "For Sale" sign on your lawn, here are a few questions to ask yourself if you're thinking about selling your home:

Why do You Want to Sell Your Home?

Is it for financial reasons or merely for practicality?


Huge Home

 This one might be a little too big. Image source: Chris Goodwin.


Are you hoping to make a good return on selling your home? Consider that you'll also need to purchase a new home, and depending on where you're willing to look, you could end up spending more money to move into a smaller home or a new location. Unless your current home is substantially more valuable than the one you're planning on moving into, it may not be worthwhile. You'll also be confronted with all sorts of real estate and mortgage fees, the costs of moving, and the possibility that your current home may not sell for as much as you'd hoped. 


You may also have changing needs—either a family that's expanding, or grown kids looking to move out on their own. Depending on your situation, it may be time to either upgrade or downgrade your home depending on if you need more or less space, or if you'd like to live in a certain neighborhood.

These are all valid reasons to consider selling your home, and finding a good realtor who can advise you throughout this significant transition could make all the difference between taking a loss or making a net gain. 


When do You Want to Sell?

How flexible are you? It's always important to consider timelines. If you need to sell quickly, you could end up selling below market value. But if you're willing to wait for the irght buyer or more favourable selling conditions, then the ball is in your court and you may be able to command a higher price. 


House Sold

 It's currently a seller's market. Image source: Pixabay.


You'll also want to consider market timing. It's a seller's market right now in Victoria, which means there are far more willing buyers than sellers. This in turn means that housing prices are higher now than they've ever been, and houses are freqently being sold above their initial asking price. Since nobody knows when this upward trend could start to slow down or even reverse, your home may be more valuable right now than it's ever been—now may be the perfect time to sell, before the market slows down. 


Not even us realtors can predict the future of the housing market with high accuracy—and unfortunately, nobody has a crystal ball that can gaze into the future of real estate pricing. But the one thing we can (and always do!) keep our eye on is market trends, and these can tell us a quite a bit about what the next few months might look likee.


For up-to-date advice on where the Victoria real estate market is at right now, it's best to contact a realtor directly. Not only will they be able to give you worthwhile advice on when to sell your home, but they can also make a full assessment of your poperty and provide you with some idea of how much it might be worth on the market. If you'd like to take this step, feel free to contact Ray or Rob right now!


Where Will You Move To?

So you've decided you want to list your home. Great. Then the offers start coming in. Excellent! Then you realize you really need to find somewhere to move into, and soon! Now what!?


Moving Truck

 Remember: if you sell, you gotta move! Image source: Wesley Fryer.


Let's hope you never find yourself in this scenario (and if you choose your realtor wisely, you shouldn't). But you do need to consider where you'll go once your current home is sold. Here are a few important things to consider:

  • Are you looking to move to a completely different region or municipality?
  • Are you willing to rent temporarily while searching for a new, permanent home?
  • Are you on a tight deadline for buying a home or moving out of your current home by a certain date?

The timing of move-out/move-in dates can be a tricky thing, especially if your home sells quickly and you have trouble (or lots of competition) finding a new home that suits your needs. It's important to go over these details with your realtor in order to determine the best course of action for your unique situation.


How Will You Sell Your Home?

Do you have a current offer from a developer? Have you considered working with a realtor?


Happy Homebuyer

 A good selling experience makes all the difference. Image source: Julian Jagtenberg.


Finding the right realtor can make all the difference when putting your home up for sale. If you're serious about the possibilty of selling in the near future, you may consider approaching a realtor and finding out more about their services and seek out some advice on what to expect considering current market conditions—with regards to both selling your current home and purchasing a new one.


Realtors are experts in the local real estate market. If you have any questions, feel free to reach out and ask us! Deciding to sell your home is a big decision to make, and making that decision alone can be stressful. We're here to help, and our goal is to make the whole process as stress-free as possible!

Contact Ray or Rob today:


Ray Murray, Pemberton Holmes

Facebook Page


Ray Murray



Rob Davies, Pemberton Holmes

Facebook Page


Rob Davies



Feel free to contact either of us with any questions you might have. We're always happy to help!


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Whether a first-time home-buyer or a current home-owner, it can be a difficult process figuring out the how's, when's, and why's of purchasing a new home. Here are a few quick resources to help get you thinking about the process.

1. Search Available Listings

Sure, there are thousands of other things to consider before you actually start looking for a home to purchase. But there's never any harm in just looking, and doing so does have its advantages.

a) You'll get to know the market.

Do you have a specific type of home in mind? Are you at the options available in your area? By looking at current listings, you can get a better idea of what the current market looks like and what to expect once you do decide to start working with a realtor. Too often, home-seekers are hoping to find a home in their ideal neighborhood even though their budget is quite a bit lower than the typical starting price for a home in that area. This is a standard example of buyer's expectations not matching the reality of the marketplace. By casually surfing the available listings before you even begin the buying process, you'll be able to get a better feel for what to expect with your budget. 

Large Character Home

 Image source: Kistler House.

b) You'll be able to determine your criteria.

It's good to be realistic about your needs and your wants. Determine the things you expect out of a home (like the number of rooms, the location, etc.) and then search for homes that match this criteria. This can give you a good baseline for determining what it is you need out of a home and what to expect interms of price and availability when you do decide to start looking. 

A tiny little character home.

Image source: Paul VanDerWerf.

You can get started searching available listings HERE.

2. Use a Mortgage Calculator

Once you've gotten a feel for the housing prices and determined your criteria, now's the time to figure out what you can afford. Use a mortgage calculator to figure out what you'll be able to comfortably afford, the duration of the mortgage contract and frequency of payments, and what sort of down payment is realistic in your situation. 



Image source: Nick Youngson.


Give yourself a little bit of leeway here. Sure, mortgage rates are low right now (and this is part of what's making the market so competitive), but remember that mortgage rates are always subject to change. It's best to plan in advance for the possibility that your regular mortgage payment could go up in the event of a rate increase.


Another useful feature of the mortgage rate calculator is the interest calculator. For longre term mortgages, it can take several years before you've established a significant amount of equity in your home. If you're on a longer term mortgage, it may not be realistic to sell your home just five or ten years down the road—at that point, your equity will be low and you would have paid a significant amount of interest on your loan. It's a good idea to determine what you're willing to pay in interest and whether or not you'll be living in the house for the long haul or if you'll be looking to move again somewhere down the road.

If you'd like to go a little bit more in-depth, RateHub has a great mortgage calculator you can use HERE.

3. Financial Planning

Once you've established your home criteria and how much you're willing to pay, your next step should be creating a financial plan. If you're looking to purchase a home within the next few years, you'll want to consider saving up for a down payment. It could also help to think about your future career goals and determine your future salary expectations, and budget accordingly.



 Image source: Pixabay.


There are plenty of financial planning resources you can find online, but it might be a good idea to consider meeting with a professional financial advisor that can give you some expert advice on how to best hit your financial goals. They may also advise you on increasing your credit score, saving up for a down payment, and how to find the best mortgage rates.


Once you've got a financial plan, stick to it! And don't forget to occasionally revisit the first two resources—the real estate market fluctuates, and mortgage rates can always change!

4. Find a Realtor

Perhaps the most underrated tool on this list is the plethora of information available from industry professionals—us realtors!


Working with the right person who understands your needs can make all the difference when you're looking to purchase a home. The ideal realtor is helpful, informative, and an expert in the local real estate market. But you don't have to make your decision right now! Shop around, and consider following some realtors on social media—this will have the added benefit of keeping you more informed on what's happening in the market.


Start here:


Rob Davies, Pemberton Holmes

Facebook Page


Rob Davies



Ray Murray, Pemberton Holmes

Facebook Page


Ray Murray



Feel free to contact us with any questions you might have. We're always here to help!


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It is the wish of every citizen in Victoria BC to have a private home. A private property where no rent bills count every month. Buying a home in Victoria BC becomes more exciting year after year.  If you are one of those people living in Greater Victoria who pays rent each month and plans on buying a home, then you can never go wrong by doing so in Victoria. Although the purchase of a home seems like a daunting task, all you need to do is set achievable goals, research well and take advantage of available opportunities in the Victoria Real Estate market.  Here are a few tips for first-time home buyers:


Government first-time buyer program

B.C Government launched a Home Owner Mortgage and Equity (HOME) Partnership program on January 16th, 2017 for first-time home buyers in British Columbia. The program aims to cater for the down payment price of the home by paying up to 5 percent of the purchase price or up to $37,500. In addition to that, the loans are interest-free, and payments commence after five years, and the loans are only due after 25 years.


Reasons to buy in the area

Several factors make Victoria BC market the best place to purchase a home. In addition to the BC HOME Partnership program, there are also other programs that help first-time buyers own their own homes. The First Time Home Buyers Program exempts first time home buyers from paying property transfer tax, so for a home valued at $475,000, you can save up to $7,500. Or you can also take advantage of the Newly Built Homes Exemption and save up to $13,000 in property transfer tax when buying a newly constructed home worth up to $750,000. Furthermore, Victoria BC boasts of the best temperate climates which make it the best place to buy property in British Columbia. It offers a serene environment for everyone, even those who are thinking of retiring.


Prices and market information

CMHC forecasts that between 32,000 and 34,300 houses will be built in the entire B.C in 2017, which makes 2017 a good year for home buyers in Victoria Real Estate market. Although the 2017 housing starts forecast from CMHC are slightly lower than 2016 levels, this forecast is good news for home buyers, contractors, builders and suppliers in the Victoria Real Estate market. In its 2016 Fourth Quarter Housing Forecast, BCREA estimated that the market conditions are likely to attain a balance as demand becomes moderated and more homes continue being built. Lastly, the provincial government of B.C. has taken other steps such as imposing a 3% luxury property transfer tax on homes worth over $ 2 million and a 15% tax on foreign home buyers to make homeownership easier.

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*** We are currently looking for development properties in the Victoria area. If you would like to come in and discuss your opportunity please give us a call***


According to reports from Christie’s International Real Estate, Toronto and Victoria, B.C are the hottest markets globally for a suburb. One of the main reasons why investors are going for Canada is due to its political and economic stability, and Victoria B.C provides a serene environment for real estate investment. Financial analysts say that over the past few years a perfect storm for home sellers has been forming in Victoria B.C. This can be attributed to low-interest rates, favorable prices and interest from many buyers. The average price of houses in Victoria B.C is lower compared to that of the Vancouver market, but the experts predict that the prices will continue increasing as more buyers flock the market.


The price of property in the Vancouver market has gone up by fifty percent over the last few years. Although in the previous year this hasn’t been the case in Victoria B.C market, most people who have bought property in the Vancouver market are showing interest in Victoria due to its favorable prices. According to reports from the Victoria Real Estate Board, home sales in Victoria were about 54 percent in January 2015, and the sales are set to increase in 2017 compared to 2016 when they dropped. Realtors say that some of those buyers are people living in the lower mainland area and increase in astronomical prices is now forcing them to invest elsewhere. The appeal to get the type and quality of house they would buy at a higher price in Vancouver has also led to the growth of the Victoria B.C real estate market. Job seekers and investors are also learning about the opportunities available in Victoria which makes the city’s property market very promising in future. Reports indicate that 65 percent of the buyers are from the Vancouver Island, while 9 percent are from the Vancouver area.


It’s estimated that property transfers involving foreign buyers in Victoria have grown from 3.9 percent between June and August to 4.6 percent in November 2016. Although it’s hard to determine how property prices will be over the next coming months, one thing is certain; the desire for luxury homes isn’t likely to decrease. Over the last three months, the demand for property seems to be higher than the supply of new properties and investors have started taking advantage of such opportunities. In addition to that, statistics from BC Stats estimate that the province’s population stood at 4.7 million on Dec. 16. This shows an increase of approximately 22,000 people since the last quarter of 2016. Opportunity is here for your development property, don't wait to today to come in and talk to an expert.

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Summer presents us with an opportunity to relax and unwind under the best weather. And there is no better way to enjoy the summer period than to be in your own property. Owning a lake property is arguably one of the best options that will certainly enhance your summer experience. In addition, it is best that you ensure that you find the ideal property that will satisfy your requirements.


Purchasing real estate properties such as lake properties can at times prove to be very daunting task. In addition, there are numerous real estate agents selling lake houses in Victoria, BC thus making it hard for the buyer to make an informed choice. Fortunately, you can still find that lake property that will give you that lake view that you have always dreamt about. So, what should you look for when purchasing a lake property? Here’s is an overview of information that will guide you.

  • General information

This is the information that will tell you the important details concerning the property. This information includes: the size of the lot, number of unfinished rooms, property type and the title to the land. More to that, you should look out for additional information which includes: water supply and waste disposal.

  • Lot site features and directions to the lake house

The lot site features are the complements that will enhance your stay on the property. Among the site features may include the lake spectacular views and water fronts. On the other hand, the directions give an official statement on how to best access the property.

  • Financial information

The financial information is arguably the most important piece of information to look at. The financial information includes: year of taxation, assessment dates, gross taxes and the assessment roll number. This information will go a long way in enabling you catch up with your tax obligations.

  • Legal information

This is another important piece of information that will help you avoid any form of legal constrictions that may arise from the purchase of the property. The legal information includes: name of the jurisdiction, land district number, zoning, lot number and block number.

  • Land, listing and other information

The land information shows the developments that have been done on the land whereas listing information shows the date of the property listing and the original price. Other details that you should look for are: estimated area size and possession details.

Enjoying that breath-taking lake view on your own lake property will be determined by how you conduct your property search. Now that you know what it takes to find your dream lake house, nothing should stop you from enjoying the best summer experience!


Great lakefront property for sale here in Victoria, check it out for yourself at:

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The current real estate market in Victoria BC can be a frustrating one, for both buyers and agents alike. Buyers are finding there is a severe lack of inventory to choose from and when they do find a property they love, it is likely there are several other buyers interested as well.


So, how do you even start as a new buyer looking at Victoria for your new home?

Focus on three things:

  1. Start your research early (take a look through Victoria MLS listings).
  2. Prepare yourself.
  3. Work with a Real Estate Expert you can Trust.

Start Researching

Familiarize yourself with areas in Victoria that you would like to call home. Take a drive or a walk and get to know these neighbourhoods. If you see something you like, take note of the addresses, even if not listed for sale, I can find sales evidence of similar properties, so you start to recognize what a property may be worth.


Start making your wish list. Three beds? Two baths? Secondary Suite?

Let me know these things and I can set up an auto email alert for you that will let you see new listings that fit your list as soon as they are posted.


Go to any Open Houses in the area, just to get a feel of the market, and research available properties using Victoria MLS listings.

Prepare Yourself

Set up an appointment with your mortgage broker. You need to know exactly what your limit is when purchasing a home. Your broker will likely tell you that you are pre-approved up to a certain amount.


In this market be prepared to compete. Perhaps you love a home listed for $550K, but there are going to be multiple offers. Can you afford to go up to $555K? $560K? Know your ceiling and work within it. It is better to walk away from a home than go in over your head.


 When you find the right home, you will need to move fast. By working closely together we can and be sure to secure you dream home. 

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There аrе рlеntу of rеаѕоnѕ why реорlе mіght bе moving to Vісtоrіа BC; оftеn іt'ѕ thе simple desire tо enjoy the benefits that соmе with lіvіng in Victoria. Thіѕ beautiful ѕmаll сіtу offers a quаlіtу оf lіfе thаt іѕ hаrd to mаtсh, even оn a glоbаl ѕсаlе.


It bеgіnѕ wіth thе mоѕt bаѕіс оf соmfоrt іѕѕuеѕ - the сlіmаtе. Thе Greater Vісtоrіа area еnjоуѕ, in mоѕt people's оріnіоn, thе best сlіmаtе in Cаnаdа. According to thе Köрреn сlіmаtе сlаѕѕіfісаtіоn Vісtоrіа is аt thе northernmost limits оf thе cool, drу-ѕummеr subtropical zоnе (Csb), or cool-summer Mеdіtеrrаnеаn сlіmаtе because оf thе usually drу ѕummеrѕ. The Vісtоrіа Gоnzаlеѕ wеаthеr station reports daily tеmреrаturеѕ that rеасh оvеr 30 °C (86 °F) оn average less thаn one dау еасh уеаr anddrop bеlоw −2 °C (28 °F) оn average juѕt 6 nights реr уеаr. Cоmраrе thаt tо thе rеѕt оf Cаnаdа!


Clіmаtоlоgісаl bliss аѕіdе, Victoria hаѕ a lоt tо offer to nеwсоmеrѕ. The grоwіng есоnоmу еntісеѕ mаnу tо move to Vісtоrіа fоr wоrk. Thеrе аrе jobs аvаіlаblе асrоѕѕ mаnу sectors іnсludіng tourism, gоvеrnmеnt аnd related ѕuрроrt jоbѕ (Vісtоrіа іѕ the capital оf BC), a bооmіng tесh ѕесtоr and mаnу other dіvеrѕе орроrtunіtіеѕ.


Thе mіlіtаrу base, CFB Esquimalt presents саrееr орtіоnѕ both fоr mіlіtаrу personnel аnd thе іnduѕtrіеѕ thаt ѕuрроrt аnd ѕuррlу thе mіlіtаrу. Mоvіng tо Vісtоrіа fоr Mіlіtаrу rеlосаtіоn brings a frеquеnt іnflux оf nеw fаmіlіеѕ tо thе Greater Victoria аrеа.


Thе Rоуаl Cаnаdіаn Mounted Police іѕ аnоthеr саrееr choice thаt rеgulаrlу rеquіrеѕ employees tо rеlосаtе for work. Several Greater Vісtоrіа munісіраlіtіеѕ аrе роlісеd bу thе RCMP аnd оffісеrѕ аnd thеіr fаmіlіеѕ mіght bе moving to Victoria fоr RCMP relocation.


Vісtоrіа also offers a рlеthоrа оf еduсаtіоn сhоісеѕ at all lеvеlѕ, wіth a progressive рublіс ѕсhооl ѕуѕtеm, several tор-nоtсh рrіvаtе schools, аnd аn аbundаnсе of роѕt-ѕесоndаrу lеаrnіng opportunities, whісh leads tо people mоvіng tо Vісtоrіа fоr еduсаtіоn, fоr themselves оr thеіr сhіldrеn.


For реорlе living wіth a сhrоnіс dіѕеаѕе, оr durіng a health crisis, Victoria оffеrѕ mоrе healthcare options thаn mау bе found еlѕеwhеrе, еѕресіаllу іn thе ѕmаll tоwnѕ аnd іѕоlаtеd communities of rurаl BC. Sоmе оf thеѕе реорlе may fіnd thеmѕеlvеѕ mоvіng to Victoria fоr hеаlthсаrе thаt isn't еаѕіlу ассеѕѕеd in their hоmеtоwnѕ.


Tоnѕ of fоlkѕ frоm аll асrоѕѕ Cаnаdа (аnd furthеr) еnjоу retirement living in Victoria. Often, they hаvе vіѕіtеd thе city whіlе оn holiday and bееn іmрrеѕѕеd wіth thе quality оf life (аnd thе wеаthеr) еnjоуеd bу thоѕе lіvіng іn the Grеаtеr Vісtоrіа аrеа. This has resulted in a (somewhat еxаggеrаtеd) rерutаtіоn оf Vісtоrіа bеіng occupied mаіnlу bу retirees. Stіll, moving to Victoria fоr rеtіrеmеnt іѕ popular with Canadians who hаvе lіvеd most of thеіr lіvеѕ in соldеr parts оf thе соuntrу, аnd sometimes results in.


Luxury real estate іn Vісtоrіа, BC, is truly ѕоmе оf thе vеrу best оn еаrth. Macleans mаgаzіnе ѕеlесtеd Victoria as thе numbеr оnе сіtу іn Cаnаdа іn whісh tо rеlосаtе a family buѕіnеѕѕ. Conde Nаѕt Trаvеlеr magazine vоtеd Vісtоrіа the best over-all сіtу іn Canada fоr its environment and ambiance. In Wаrrеn R. Blаnd'ѕ bооk Rеtіrе іn Style, hе ranks Victoria, BC, as thе rеtіrеmеnt dеѕtіnаtіоn of thе sixty сіtіеѕ he investigated thrоughоut the US аnd Cаnаdа.


What's ѕо ѕресіаl about luxurу rеаl estate іn Vісtоrіа, BC? Vісtоrіа іѕ a wаtеrfrоnt соmmunіtу lосаtеd оn thе US/Cаnаdа bоrdеr thаt wаѕ nаmеd fоr Queen Victoria. It is thе саріtаl сіtу оf British Columbia, аѕ well as Western Cаnаdа'ѕ оldеѕt сіtу. It іѕ brіmmіng wіth dіѕtіnguіѕhеd Edwаrdіаn architecture, which grеаtlу соntrіbutеѕ tо the сіtу'ѕ unique сhаrm and сhаrасtеr. Furthеrmоrе, Vісtоrіа іѕ hоmе tо 78,000 реорlе, lаrgеlу dominated bу іtѕ dіvеrѕе іmmіgrаnt аnd retiree рорulаtіоn.


Mоvіng to Vісtоrіа fоr fаmіlу unity. Sоmе реорlе nееd (оr wаnt) to live сlоѕе tо their fаmіlіеѕ. It'ѕ not uncommon to hear аbоut ѕіtuаtіоnѕ where some part оf the fаmіlу moves, fоr whаtеvеr rеаѕоn, to Victoria, whісh leads tо vіѕіtѕ from thе other реорlе the fаmіlу, whісh leads to more оf thеm moving tо Vісtоrіа fоr family reasons (аnd because whеn they come fоr a visit thеу fаll іn lоvе wіth the сіtу)! 

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Following on from a record breaking 2016, what can we expect the real estate market to do in 2017?

Will prices go Up, Down or Flatten?


There are many things that will determine the answer, some directly related to our Victoria real estate market and some related to outside influences. Low inventory across the board means that demand will stay high and we can expect the multiple offer situation we have seen continue, especially in saught after markets such as we have here in Victoria. This should see home prices continue to rise, at least in the short term.


You only have to drive down Pandora or Yates St to see that there is a boom in new condo construction, but many of these are not due for completion until 2018 and many have sold out already. So, the current price increases we are seeing in the condo market should also continue in the foreseeable future.


There is talk of introducing new regulations on foreign ownership, as we have seen in Vancouver, which may have an effect, but overall it is only a small part of our  market here in Victoria. Then of course there is the “Trump Factor”.

If the US Federal Reserve raises interest rates, as has been suggested, will that effect our own interest rates?

Will new trading deals between the US and Canada, affect our economy negatively? Or will we see US citizens moving across the border in larger numbers?


In short, the new year has started off where the old one finished and we are still in a Sellers’ market although not at the level we were seeing a few months back and we are moving toward a more balanced market overall, which we believe is good for everyone.

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Victoria MLS Sуѕtеm infоrmаtiоn

MLS ѕtаndѕ fоr multiрlе liѕting ѕеrviсе. Evеrу hоmе fоr ѕаlе liѕtеd bу a rеаl еѕtаtе аgеnt, unlеѕѕ it iѕ ѕресifiсаllу еxеmрtеd frоm MLS, will bе liѕtеd in MLS. Hоwеvеr, оnlу rеаl еѕtаtе аgеntѕ аnd оthеr рrоfеѕѕiоnаl аffiliаtеѕ саn ассеѕѕ MLS for you, although thаt dоеѕn't mеаn a hоmе buуеr оr hоmе ѕеllеr саn't gеt thе ѕаmе infоrmаtiоn -- juѕt nоt dirесtlу.


Whаt iѕ MLS?

MLS iѕ a ѕhаring оf соmрrеhеnѕivе hоmе infоrmаtiоn аmоng rеаl еѕtаtе рrоfеѕѕiоnаlѕ. It'ѕ аn оnlinе ѕоftwаrе thаt соntаinѕ аll thе ѕресifiсѕ аbоut a hоmе, frоm thе аddrеѕѕ, аgе, ѕԛuаrе fооtаgе, numbеr оf bеdrооmѕ, bаthѕ, uрgrаdеѕ аnd ѕсhооlѕ diѕtriсtѕ tо tуреѕ оf finаnсing thе ѕеllеr will соnѕidеr, аnd mоrе. Thеrе iѕ gеnеrаllу аt lеаѕt оnе tо a dоzеn рhоtоgrарhѕ оf thе hоmе, рluѕ a link tо a virtuаl tоur, if оnе еxiѕtѕ.

Hоmе buуеrѕ mаkе thе miѕtаkе оf bеliеving thеу саn ассеѕѕ thiѕ infоrmаtiоn thrоugh оnlinе fееdѕ tо оthеr ѕеrviсеѕ, but thе dаtа thе рubliс саn rесеivе iѕ:

-Limitеd in ѕсоре

-Cаn bе оutdаtеd

-Oftеn inассurаtе


Whо Ownѕ thе MLS?

Thе trеnd iѕ lеаning tоwаrd lосаl MLS соmраniеѕ jоining оr mеrging with оthеr lосаl MLS соmраniеѕ tо сrеаtе rеgiоnаl MLS ѕеrviсеѕ. MLS саn bе рrivаtеlу оwnеd аnd ореrаtеd оr it саn bе аn аffiliаtе оf a lосаl bоаrd оf Rеаltоrѕ, аmоng оthеr fоrmѕ оf оwnеrѕhiр, but mоѕt аrе ѕubjесt tо rеgulаtiоnѕ ѕеt fоrth bу thе Canadian real estate association. Victoria MLS is run and governed by the Victoria real estate board.


Finding MLS Liѕtingѕ

Mаnу ѕеrviсеѕ оffеr tо рrоvidе hоmе buуеrѕ with a liѕt оf аvаilаblе hоmеѕ оn thе mаrkеt, but fеw рrоvidе соmрrеhеnѕivе dаtа. Tо gеt thаt infоrmаtiоn, уоu nееd tо аѕk уоur rеаl еѕtаtе аgеnt tо ѕеt уоu uр a hоmе ѕеаrсh. Tурiсаllу, thеrе аrе mаnу tуреѕ оf rероrtѕ a buуеr саn rесеivе, ѕо аѕk уоur аgеnt fоr thе mоѕt соmрrеhеnѕivе rероrt, and make sure to request the details that are important to you.


Victoria MLS Sеаrсhеѕ

If уоu'rе looking to bеgin a hоmе ѕеаrсh on Victoria MLS, luсkу уоu! Yоu саn аѕk уоur аgеnt tо сuѕtоmizе a ѕеаrсh fоr уоu thаt will аutоmаtiсаllу ѕеnd уоu uрdаtеd liѕtingѕ. Nоt аll аgеntѕ will ѕеt uр a ѕеаrсh fоr уоu bаѕеd оn аnуthing оthеr than асtivе liѕtingѕ, ѕо if уоu wаnt tо rесеivе рriсе rеduсtiоnѕ, реnding оr ѕоld ѕаlеѕ dаtа, аѕk fоr it.

Hеrе аrе a fеw wауѕ (аmоng mаnу) thаt уоu саn rеԛuеѕt tо hаvе уоur rероrt сuѕtоmizеd:


-Postal Cоdе

-Rаdiuѕ Sеаrсh, within a ѕресifiеd diѕtаnсе frоm a tаrgеt аddrеѕѕ

-Strееt оr Subdiviѕiоn

-Within thоѕе раrаmеtеrѕ, уоu саn furthеr dеfinе уоur ѕеаrсh tо:

-Priсе rаngе frоm lоw tо high

-Numbеr оf bеdrооmѕ аnd bаthѕ


-Sԛuаrе fооtаgе


Yоur rеquirеmеntѕ саn bе еvеn mоrе сlеаrlу dеfinеd, dереnding оn уоur рriоritiеѕ. But bе аwаrе thаt аѕ thе numbеr оf еxсерtiоnѕ сlimb, уоu might bе miѕѕing оut оn орроrtunitiеѕ. It'ѕ wiѕе tо kеер thе liѕt ѕоmеwhаt limitеd, еѕресiаllу fоr thоѕе саѕеѕ whеrе a dаtа fiеld might nоt соntаin dаtа duе tо humаn еrrоr.


Are you ready to begin the search for your new home on Victoria MLS? Click here to start your search.

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A message from me...

With the prices of established homes rising in cost so much over the past twelve months, new home construction has become an option for many buyers - and represents good value in most cases. When buying a new custom home built home, there are some important differences. There are things to consider and to be aware of when you build a home, compared to buying an established home.

For example...New home builders in BC must be registered by the Homeowners Protection Office. You can check the Public Registry of Licensed Residential Builders on the HPO website ( to ensure your builder is licensed. Another example is understanding the 2-5-10 New Home Warranty Insurance (an insurance that covers materials, workmanship and more on your new home), and being clear on what is covered and what is excluded. This is something I review with my buyers at the very beginning of the process.

Then you must choose your builder! Once you have chosen your builder, you will enter into a building contract with the builder. Most builders will have a standard contract that clarifies what is in included in the specifications, commencement and completion dates, and any other issues that need to be as clear as possible right at the start to avoid confusion or misunderstanding down the line. I will help my buyers understand these contracts, but will always advise them to get independent legal advice before entering into the final contract.

This is only the starting point in the what can be a challenging but rewarding process. I have had the pleasure of helping previous clients through this process in the past, and I have a good understanding of what you will need to know and be aware of, so if you are considering this option I would be very happy to meet with you and discuss it further.

On another note, I hope you all had a safe and Happy Halloween!
Stay warm and dry during this rainy season!

Rob Davies

If you wish to check out the release from the Victoria Real Estate Board please follow the link below:

Inventory levels remain low this fall

"We continue to see low inventory hindering sales in the local market," notes Mike Nugent, 2016 President of the Board. "Though our numbers are down from the record setting pace set this summer, the market is still moving quickly and is still very competitive for certain properties. High demand areas like Saanich and Oak Bay continue to see multiple offers and areas in the West Shore are also seeing sales over listed prices. In other areas, prices remain firm because of high demand and extremely limited inventory."



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A message from me...


Welcome Fall! I hope everyone is staying warm in these big storms we are having!
There is a lot in news lately about the government trying to control the runaway real estate 
market, but perhaps this is the most significant change. A major shift in mortgage rules means that buyers taking on loans to buy homes may not qualify to borrow as much as they previously could.

The change means that all home buyers, regardless of how much they have for a down payment, 
will be subject to a mortgage rate stress test beginning Oct. 17 that has, up until now, been reserved for those 
with less than 20 per cent down. Buyers with a down payment of between five and 20 per cent must be backed by mortgage insurance to protect the lender in the event the homeowner defaults on the loan. Because they are considered higher risk, those buyers must pass what’s called a mortgage rate stress test to qualify for insurance backed by the federal government through the Canada Mortgage and Housing Corp.

That stress test measures whether the buyer could still afford to make payments if mortgage rates rose to the Bank of Canada’s posted five-year fixed mortgage rate. That rate is usually significantly higher than what a buyer can negotiate with banks or other lenders. For instance, TD has a five-year fixed rate mortgage at 2.59 per cent, while the Bank of Canada’s rate is 4.64 per cent.

The stress test also sets a ceiling of no more than 39 per cent of household income being necessary to cover home-carrying costs such as mortgage payments, heat and taxes. Until now, buyers with more than a 20 per cent down payment have escaped such scrutiny. How this will impact on our local market is yet to be seen, but I would expect to see price increases moderate, while the lack of inventory and high demand should hold prices steady and we move into a more balanced market. Happy Thanksgiving and Happy Halloween!

Rob Davies


If you wish to check out the release from the Victoria Real Estate Board please follow the link below:

Victoria Housing Market Chills Out For Fall
"This is the lowest level of inventory on the market in September that we have on record [since 1996]," notes Mike Nugent, 2016 President of the Board. "This continuing lack of inventory holds up sales. The market is still strong, but not moving at the pace we saw earlier in the year. This slowdown is typical with what we expect in the fall to winter season and may be more pronounced as a result of buyer fatigue, due to the lack of available inventory."



This month's featured listing: Lot 5 Blackwood Heights, Lake Cowichan

This beautiful property
 is a five acre lakefront lot on heavily sought after Cowichan Lake! It is absolutely stunning, with nothing that compares. Very tranquil and peaceful setting bordered by parkland with 30 Meters of lake frontage! R-2 Zoning allows for secondary suites or a secondary dwelling! Further uses allow for B&B, agricultural and home occupation! PERC has been obtained, hydro has been established and many driveways in place! All you have to do is start building! Build your vacation home or set yourself up here for full time living with a variety of options presented! Call me today for all details. Oh, and PS...DOCK INCLUDED! This is the last lot left and it won't last!


Like me on Facebook @RobDaviesRealEstateVictoriaBC for more updates like this one!

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The Rob Real Estate Update...

And the market continues to sizzle on Vancouver Island...

A total of 972 properties sold in the Victoria Real Estate Board region this July, an increase of 22 per cent compared to the 796 properties sold in July last year. "Though we saw the seasonal slowdown that we expect this time of year, we had another record breaking month," says Mike Nugent, 2016 President of the Board. "The last time we saw a July this busy was in 2009 when 933 properties sold." 

Inventory levels remain lower than last year, with 2,161 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of July 2016, 45 per cent fewer than the 3,942 active listings at the end of July 2015.

 In breaking news….

"Late last week the provincial government approved new legislation that may affect the real estate market in our area, though at this time we can only guess how a foreign investor's tax in the Metro Vancouver region will impact sales here in Victoria," adds Nugent. "Recent data released by the government shows that nearly ten per cent of property transfers in Metro Vancouver involved foreign nationals. This is part of the rationale for applying a fifteen per cent tax on transactions only in Metro Vancouver at this time. Does this mean international demand will spill over into Victoria and other areas of BC? We won't know until we see the data. The Capital Regional District saw two per cent out of country buyers in the year of 2015. Although this is a small percentage of our buyers, anecdotally foreign buyers do tend to favour the same core neighbourhoods and therefore can have an impact on those areas."

*Excerpt taken from the Victoria Real Estate Board.



 New Listing: 4051 Knibbs Green, Victoria, BC
$549, 999


Spacious, quiet rancher, tucked away on a cul-da-sac in the lovely Strawberry Vale - Interurban Road area: You'll love this charming family starter or retirement home with a private, rear yard (south-facing). 3 bedrooms, 2 baths and a single garage with extra space for a motorcycle or scooter. Super efficient layout offers spacious rooms. Living Room has a air-tight wood stove for those winter evenings. Dining room and kitchen have a "NEW" fridge, stove and dishwasher. Great location - handy to shopping, city centre, Camosun Interurban campus and several parks. Common strata fee of $85. pm includes water (single meter), street light and road insurance. Contact me for even more details.

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Check out these awesome videos taken at Lake Cowichan. One taken as I came in by boat to show the other side of the property, the other taken by drone. View the full listing for Lot 4 and Lot 5. Another fabulous example of the lengths I will go to for my clients! 

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 The Rob Real Estate Update...

The market here in Victoria continues to be steady. Great time to sell. If you're thinking of listing soon, call me right away for advice. 



"Observing the ratio between sales to active listings can help to indicate a "buyers' market", where there is downward pressure on prices, and a "sellers' market", where there is upward pressure on prices." Above 25% indicates a sellers market, as there is upward pressure on prices. A total of 1,174 properties sold in the Victoria Real Estate Board region this June, an increase of 29 per cent compared to the 910 properties sold in June last year." 

Coming VERY soon... tomorrow morning...

Located at 12-934 Craigflower Road. Rear, quiet and private townhouse! 
3 bedroom. 2 bath, 2 parking spots, has a one car garage with extra parking spot, 1,368 square feet. Built in 2011 but LIKE NEW! perks: pets allowed, rentals allowed, no age restriction and BBQ's ALLOWED! 

Call me for details and images, this one won't last long! It's beautiful. 

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Below is a drone video of a past listing. This is an example of the great lengths I will take to advertise and sell a property.  View full listing details.


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