There is something about September on Vancouver Island. The light begins to soften, the evenings arrive a little earlier, and many of us start thinking about what we want the months ahead to look like.

For some, that means settling into a home that feels just right. For others, it may mean simplifying, making room for a new chapter, or finally exploring a move to Greater Victoria, Sidney, the Saanich Peninsula, or the WestShore.

What fall can mean for the local real estate market

Fall often brings a change in rhythm. Summer travel winds down, routines return, and buyers and sellers may become more focused about their plans. Rather than treating the season as a race, it can be a useful time to pause and consider what matters most.

In the Greater Victoria area, every neighbourhood has its own story. Property type, condition, location, timing, and the needs of local buyers can all influence how a home is positioned and how a move unfolds. Current market conditions should always be considered alongside your own goals—not separately from them.

A few thoughtful questions for this season

• Are you looking for more simplicity? Fall can be a natural time to consider downsizing, reducing maintenance, or finding a home that better fits your current lifestyle.
• Are you thinking about buying for the first time? A slower, more intentional planning process can help you understand your budget, preferred communities, and next steps.
• Are you considering a move to Vancouver Island? Exploring communities, commute patterns, amenities, and the feel of each neighbourhood can be just as important as comparing properties.
• Are you thinking of selling? Preparing early—by reviewing your home’s condition, gathering information, and understanding comparable properties—can make the process feel more manageable.

Real estate is about more than a transaction

A home is where routines happen, relationships grow, and life changes. That is why I believe the best real estate decisions begin with listening: understanding your timing, your priorities, and what you hope the next chapter will feel like.

If a move—or simply a conversation about your options—is on your mind this fall, I’m always happy to be a resource. No pressure. No hard sales. Just thoughtful planning and honest conversations.

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.

Tomorrow is the fall equinox. 🍂

For one day, daylight and darkness are almost perfectly even. Summer is behind us, winter is still a way off, and everything seems to pause for a moment before the seasons turn.

I've always loved that idea. A day of balance. A natural point to stop, look around, and ask: What do I want the next season of my life to look like?

It turns out that's a pretty good way to think about Greater Victoria real estate right now, too.

A market that has found its footing

If the last few years felt like a sprint, this fall feels more like a steady walk.

According to the Victoria Real Estate Board, 591 homes sold across the region in August, up 12.6% from August 2025. That's the strongest August we've seen in five years. At the same time, there were 3,662 active listings at the end of the month, which gives buyers real choice without the market feeling flooded.

Prices have been steady rather than dramatic. In the Victoria Core, the benchmark single-family home sat at $1,301,800 (down 0.6% from a year ago), while the benchmark condo was $553,600 (up 0.9%).

In other words: activity on one side, choice on the other. Not a buyer's market or a seller's market so much as a balanced one, a little like the equinox itself.

Why fall is a thoughtful time to make a move

Spring gets all the attention in real estate. But here on the Island, fall has a quiet appeal of its own.

• Less noise, more focus. The summer rush is over. The people out looking at homes in September and October tend to be serious, which means more meaningful conversations and fewer distractions.
• You see a home as it really is. The rain is starting to return. It's a good time to notice how a home handles the wet season, from drainage and gutters to how much natural light comes through on a grey afternoon.
• Settling in before the holidays. For many families, the goal is to be unpacked and cozy before December. Starting the conversation now leaves room to plan instead of rush.
• A natural time to take stock. The kids are back at school, routines have returned, and many of us find ourselves thinking about what comes next.

If you're thinking about downsizing

Fall has a way of making us reflect. Maybe the garden felt like more work than joy this summer. Maybe the stairs are starting to feel steeper, or the spare bedrooms are mostly holding boxes.

A balanced market can be a gentler place to sell. Well-priced, well-presented homes are still getting strong interest, and you may have a little more time to find your next place without feeling squeezed between two deadlines.

There's no need to decide everything at once. Sometimes the best first step is simply walking through a few condos or townhomes in Sidney, Oak Bay, or James Bay to see how a smaller space actually feels.

If you're buying your first home

More listings mean more room to breathe. You can compare neighbourhoods, take a second look, and ask the practical questions without feeling like you have to make an offer by Tuesday.

With the condo benchmark holding fairly steady, it's worth sitting down to look at what's realistic for you, and which parts of the WestShore, Saanich, or the Victoria Core might fit both your budget and the way you like to live.

If you're new to Vancouver Island

Honestly? Fall is a wonderful time to get to know this place.

The farm stands on the Saanich Peninsula are full of apples and squash. The salmon start making their way back up Goldstream River. The first real rainstorm rolls in off the Strait, and suddenly a warm kitchen and a good view feel like the most important features a home can have.

Seeing the Island in its softer season can tell you a lot about which community feels like home to you, not just in July, but all year long.

Finding your own balance

The equinox only lasts a day. But the idea behind it stays with me: that big changes go best when we give them space, and when we don't let the pace of the season rush us.

Whether you're thinking about downsizing, buying for the first time, or making a move to the Island, this is a good moment to pause and plan.

If you'd like to talk through what this fall's market could mean for you, I'm always happy to chat. No pressure. No hard sales. Just an honest conversation over a warm cup of something, and some thoughtful planning for the season ahead. ☕

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.

The market rarely changes all at once. More often, it shifts in the small moments: a home that takes a little longer to find its buyer, a family taking time to compare neighbourhoods, or a downsizer realizing that the right move is about lifestyle as much as square footage.

As we move into fall, the Greater Victoria market continues to reward thoughtful planning. Buyers are paying close attention to value, condition, and location. Sellers are seeing that preparation, clear pricing, and a home that feels cared for can make a meaningful difference.

For buyers, the opportunity is in the details

Today’s buyers are asking practical questions—and that is a healthy thing. Beyond the number of bedrooms, they are considering walkability, future flexibility, commute time, and whether a home supports the life they want next.

A few themes worth watching:

• Homes in established, well-connected communities continue to draw interest.

• Buyers are taking more time to compare options before making a decision.

• Move-in-ready homes often stand out, especially when they offer low-maintenance living.

• Lifestyle remains central: proximity to family, outdoor space, services, and community all matter.

For sellers, presentation still matters

This is not a market for rushing. It is a market for making a strong first impression. Small improvements, thoughtful staging, professional photography, and a realistic strategy can help buyers see not only the home as it is, but the life it can support.

A market that asks for patience—not pressure

Whether you are thinking about a first home, a move closer to family, or simplifying for the next chapter, the best decision usually begins with a conversation and a plan. You do not need to have every answer before reaching out.

I’m always happy to chat. No pressure. No hard sales. Just honest conversations and thoughtful planning.

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.

There's a particular kind of light in Victoria in September. 🍂 The mornings turn cool, the harbour goes gold around five o'clock, and something in us starts taking stock. For a lot of the people I talk to, fall is when the thinking starts. Not the listing, not the shopping — the thinking.

So if you've been quietly wondering whether this is the year to make a move, here's what the market actually looked like in August, and what it might mean for you.

More people are moving than last year

A total of 591 properties sold across the Victoria Real Estate Board region in August. That's 12.6% more than the 525 that sold in August 2025, and according to board chair Fergus Kyne, it was the strongest sales activity we've seen in five years for the month.

The gains showed up where you'd expect:

• Single-family homes: 309 sales, up 15.3% from last August
• Condominiums: 175 sales, up 15.1%
• Townhomes: 63 sales, down 4.5%

Sales were down 12.2% from July, but that's just summer doing what summer does. The year-over-year picture is the one worth paying attention to, and it's pointing up.

There's still plenty to choose from

At the end of August there were 3,662 active listings on the board's MLS® system. That's down 4.8% from July, and up 1.7% from a year ago. Inventory, in other words, is holding steady.

This is the part I'd gently underline. The board measures market balance using the ratio of sales to active listings: below 17% puts downward pressure on prices, above 28% puts upward pressure on them, and anything in between is a balanced market. Greater Victoria has been sitting inside that middle band through this year's selling season, and August was no exception.

A balanced market is a calmer place to make a decision. There's enough selection that you can take your time, and enough activity that a well-prepared home still finds its person.

Prices are doing very little, and that's the news

After a few years of dramatic headlines, the numbers this August are refreshingly undramatic. In the Victoria Core:

• Single-family home: $1,301,800, down 0.6% from July and down 1.2% from a year ago
• Condominium: $553,600, up 0.9% from July and up 0.9% year over year
• Townhome: $856,300, essentially flat month over month and up 1.7% from last year

Those are small movements. For someone weighing a change, that stability is worth more than it sounds — it means the ground isn't shifting underneath you while you plan.

The Peninsula and the Westshore have their own stories

One board-wide number never tells the whole truth on the Island. Here's how August looked a little further out:

• Saanich Peninsula: single-family homes at $1,266,000 (down 1.9% year over year), condos at $630,300 (up 3.3%), townhomes at $844,300 (up 2.2%)
• Westshore: single-family homes at $1,031,900 (up 0.5%), condos at $485,400 (down 3.8%), townhomes at $713,700 (up 0.8%)

Notice how differently condos are behaving in Sidney and the Peninsula versus the Westshore. If you're downsizing and thinking about trading the house and garden for something simpler, where you look matters as much as what you look at.

Borrowing costs aren't going anywhere for now

On September 2, the Bank of Canada held its policy rate at 2.25%, where it has been since last October. Inflation is running near 3%, mostly because of gasoline prices, and the Bank noted that the risks of it staying high have grown. The next announcement is October 28.

I mention this only because so many people tell me they're waiting for rates to fall before they do anything. That's a reasonable instinct, but it's worth asking what you're really waiting for. If the right home on the right street comes up this October, a quarter-point somewhere down the road probably isn't the thing that should decide it.

So what does this mean for you?

If you're thinking about selling, buyers are out there and they're active — but they're also selective. As Chair Kyne put it, homes that are well-priced and well-presented are attracting the strongest interest. With this much inventory available, your home is being compared to everything else on the market, so pricing it honestly from day one matters more than almost anything else you can do.

If you're buying, you have something buyers haven't always had here: time. Time to see a few places, time to think it over, time to sleep on it. Use it.

If you're downsizing, this is a decent moment. Single-family values in the Core have held their ground while condos on the Peninsula have edged up, and there's enough selection that you don't have to take the first thing that's merely fine.

If you're new to the Island, a balanced market is a much kinder introduction than a frantic one. Give yourself a season to get to know the neighbourhoods before you commit to one.

A move is rarely just about a house. It's about timing, and what you want the next chapter to feel like. If you're turning something over this fall, I'm always happy to chat — no pressure, no hard sales, just honest conversation and a bit of thoughtful planning. ☕

You can always reach me through my website, and I'll gladly walk you through what these numbers look like for your specific street, not just the region.

Statistics are from the Victoria Real Estate Board's August 2026 report, released September 2026, and the Bank of Canada's September 2, 2026 rate announcement. Photos: Armon Arani and Ronin on Unsplash.

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.

There’s a different feeling in the Greater Victoria real estate market right now.

It isn’t the frantic pace we remember from the pandemic years, but it isn’t a market without opportunity, either. Buyers have more room to think. Sellers have to be a little more thoughtful about preparation and pricing. And for many people, that extra breathing room is a good thing.

More choice, but still plenty of activity

The latest Victoria Real Estate Board numbers show 591 properties sold across the region in August 2026 — 12.6% more than August 2025. Single-family home sales were up 15.3% year over year, while condominium sales increased 15.1%.

At the end of August, there were 3,662 active listings. That was slightly higher than a year earlier, but lower than July, creating a market with a healthy amount of choice without feeling overwhelmed by supply.

What does that mean for buyers?

For buyers, this kind of market can feel more comfortable. You may have time to compare neighbourhoods, consider the practical details of a home and make a decision based on what actually fits your life.

That can be especially valuable for first-time buyers, people relocating to Vancouver Island, or anyone trying to balance lifestyle goals with a long-term financial plan.

The key is not to assume that every home will negotiate the same way. Well-priced, well-presented homes can still attract strong interest, while properties that need more work may give buyers more room to negotiate.

And for sellers?

This is a market where preparation matters.

With thousands of properties available, buyers can be selective. A home that is clean, well-presented and priced realistically has a better chance of standing out than one that is relying on yesterday’s market conditions.

That doesn’t mean every seller needs to renovate or spend heavily before listing. Often, the better question is: What will make the biggest difference to the right buyer?

• Small repairs that have been put off
• Thoughtful decluttering and presentation
• Professional photography and strong marketing
• A pricing strategy based on current comparable properties
• A clear understanding of timing and your own next step

Prices are telling a more nuanced story

One of the reasons I like looking at the MLS® Home Price Index rather than focusing on a single average sale price is that it gives us a better sense of how typical homes are trending over time.

In the Victoria Core, the August 2026 benchmark for a single-family home was $1,301,800, down 0.6% from a year earlier. The condominium benchmark was $553,600, up 0.9% from August 2025.

Those numbers remind us that “the market” is really a collection of different markets. Property type, neighbourhood, condition and price point all matter.

The bigger picture: more time to make a thoughtful decision

For me, one of the most encouraging things about this market is that people have more opportunity to make decisions carefully.

Buying or selling a home is rarely just about the property. It can be about downsizing after the kids have left home. Moving closer to family. Starting over somewhere new. Finding a home that better fits the way you live now.

Those decisions deserve more than pressure and headlines.

If you’re wondering what today’s Greater Victoria market means for your particular situation, I’m always happy to be a resource. No pressure. No hard sales. Just an honest conversation about your options and what thoughtful planning might look like.

MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.

Fall might be Vancouver's most underrated season. The summer crowds thin out, the city turns gold and red, and even the rain has a way of making everything feel a little cozier. Whether you have lived here for decades or just moved in, here are ten ways to make the most of it.

1. Walk the Stanley Park Seawall

The seawall is a year-round classic, but fall is when it really shines. Go in the late afternoon for low golden light over Coal Harbour, then wander inland toward Lost Lagoon, where the trees put on the best colour in the park.

2. Chase the colours at Queen Elizabeth Park and VanDusen Garden

Queen Elizabeth Park offers city and mountain views framed by autumn maples, while nearby VanDusen Botanical Garden is a quieter, more curated way to see the season change. Pick a dry day and bring a camera.

3. See the salmon return on the North Shore

Each fall, salmon make their way back up the Capilano River. The Capilano River Hatchery is a free, family-friendly spot to learn about their journey — and on the right day, watch them make it.

4. Hike before the heavy rain arrives

Early fall is ideal for trails like Lynn Canyon or Quarry Rock in Deep Cove: cooler temperatures, fewer people, and forests that smell like the West Coast. Wear proper shoes — trails get slick fast once the wet weather sets in.

5. Spend a slow morning at Granville Island

The Public Market is at its best in the fall, stocked with harvest produce, local cheeses and fresh baking. It is also one of the best places in the city to wait out a rain shower.

6. Catch a film at VIFF

The Vancouver International Film Festival typically runs from late September into October, bringing hundreds of films from around the world to theatres across the city. Check the festival's schedule for this year's dates and lineup.

7. Pick a pumpkin

A short drive to farms in Richmond, Delta or the Fraser Valley gets you pumpkin patches, corn mazes and hayrides — a perfect weekend outing, especially with kids.

8. Make the most of rainy days

When the rain settles in, head indoors. The Museum of Anthropology at UBC, the Vancouver Art Gallery and Science World all make for an easy, rewarding afternoon.

9. Explore East Van's craft breweries

Vancouver's brewery scene is concentrated around Main Street and East Vancouver, and fall brings seasonal releases. Walk between a few taprooms and make an afternoon of it — responsibly.

10. Watch the sunset at English Bay

Fall sunsets come earlier and often more dramatically, with clouds catching the colour. English Bay and Spanish Banks are two of the best places to end the day.

Fall in love with your neighbourhood

Many of the best fall moments are closer to home than you think — a tree-lined street turning colour, a local café, a nearby park. If you are considering a move and want to find a Vancouver neighbourhood that suits the way you like to spend your seasons, I would be happy to help.

Most fall home maintenance advice is written for places that get snow. Vancouver homeowners have a different problem, and it arrives every October: water. A lot of it, steadily, for months.

Here is what actually matters on the coast, roughly in the order you should do it.

Start with the water leaving your roof

Gutters are the single highest-value item on this list, and the most commonly skipped. A blocked gutter does not just overflow — it sends water down the exterior wall and into the soil against your foundation, which is where expensive problems begin.

• Clear gutters after the leaves have mostly dropped, usually late October or early November. Doing it in September means doing it twice.
• Check that downspouts actually discharge somewhere useful — into a drain or well away from the house, not puddling at the corner.
• Watch during the first real downpour. Five minutes outside in the rain will show you more than an hour on a ladder in dry weather.

Perimeter drains deserve more attention than they get

If your home is older, its perimeter drains may be original. They silt up, they crack, and roots find them. The symptoms are easy to miss until they are not: a damp corner of the basement, efflorescence on concrete, a musty smell after heavy rain.

Having them scoped and flushed is not glamorous, but it is far cheaper than the alternative, and fall is exactly when you want it done rather than discovered.

Moss is not just cosmetic

Our climate grows moss beautifully, including on your roof. It holds moisture against the shingles and shortens their life. Remove it gently — pressure washing an asphalt roof does real damage. Overhanging branches that keep the roof shaded make the problem recur, so trimming them back solves the cause rather than the symptom.

Then make the inside comfortable

Once the exterior is handled, the indoor list is short and genuinely improves the next six months.

• Service the furnace or heat pump before the first cold snap, when every technician in the Lower Mainland is booked.
• Replace filters. The cheapest maintenance task there is, and the one most often forgotten.
• Have the chimney swept if you burn wood.
• Deal with condensation early. Vancouver homes are damp. Run bathroom fans longer than feels necessary, and keep furniture slightly off exterior walls so air can move behind it.
• Check weatherstripping on doors and windows — the draft you tolerate in October becomes the draft you resent in January.

Prepare for wind, not just rain

Our most disruptive fall weather tends to arrive as windstorms, and with them, power outages. Prune dead branches near the house and over the driveway before a storm does it for you. Keep flashlights, batteries and a charged power bank somewhere you can find them in the dark. If you have a generator, test it now rather than during the outage.

A note if you are thinking of selling

Everything on this list is also pre-listing work. Buyers in this market look hard at water: they notice stained soffits, they ask about the drains, and their inspector will find what you did not. A home that visibly handles rain well removes the single biggest objection a coastal buyer brings to a showing.

If you would like a second opinion on what is worth doing before you list — and what genuinely is not — I am always happy to walk a property and talk it through.

Vancouver's real estate calendar has a shape to it. Spring is loud, summer drifts, and then something interesting happens in September: the market wakes up again, briefly, and behaves differently than it did in April.

If you are planning a move this season, it helps to understand what actually changes.

A short window, not a slow season

The common assumption is that fall is quiet. It is more accurate to say fall is compressed. New listings tend to climb through September and into October as sellers who waited out the summer come to market. Then, as November arrives and the weather turns, activity fades quickly into the holidays.

That gives you roughly a ten-week window where inventory and attention overlap. Miss it, and the next real opportunity is February.

Fewer buyers, but better ones

Foot traffic drops in the fall. Open houses feel thinner. This worries sellers more than it should.

The buyers who are still looking in October are not browsing. They have usually been at it since spring, they have financing arranged, and many are working against a deadline — a lease ending, a school year underway, a rate hold about to expire. A smaller pool of motivated buyers can transact faster than a large pool of curious ones.

Condos and detached homes diverge

These two segments rarely move together, and the gap tends to widen in autumn.

• Condos are more sensitive to interest rates and to investor sentiment, and they compete directly with the rental market. Presale completions can add supply to a specific neighbourhood all at once.
• Detached homes in established neighbourhoods trade on scarcity. Fewer come to market in the fall, and the ones that do often draw disproportionate attention.

Treating "the Vancouver market" as one number obscures more than it reveals. The West Side, the East Side, Burnaby and the North Shore can all be telling different stories in the same month.

Rates set the mood

Autumn brings Bank of Canada announcements, and Vancouver is one of the most rate-sensitive markets in the country. Expectations matter as much as the decisions themselves: buyers who believe cheaper money is coming will wait, and that hesitation shows up as softer offers well before it shows up in the statistics.

What this means in practice

If you are selling: price it correctly the first week. Fall buyers are comparison shoppers with a short list, and a home that lingers into November tends to sit until spring. Presentation matters more when the light is low — clean windows, warm lighting, and photography shot before the leaves are gone.

If you are buying: this is the season with the most negotiating room. Ask how long a listing has been active and whether it has been relisted. Sellers still on the market in late October are usually the ones who need to move.

The honest caveat

Seasonal patterns describe tendencies, not guarantees. Any given autumn can be reshaped by a rate decision, a policy change, or simple local supply. For current numbers — sales volume, active inventory, and benchmark prices in your specific neighbourhood — the monthly board statistics are the place to look, and I am happy to walk through what they mean for your situation.

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Summer gets the postcards, but ask anyone who has lived here a few years and they will tell you the truth: fall is when Vancouver is at its best.

The light changes first. By late September the sun sits lower and turns the whole North Shore gold for about twenty minutes each evening. Then the maples along the residential streets start turning, and neighbourhoods you have driven through a hundred times suddenly look like somewhere you have never been.

Where to see it

• Stanley Park — the seawall is glorious, but the interior trails around Lost Lagoon are where the colour actually is.

• Queen Elizabeth Park — the quarry garden in October, with the city skyline behind it.

• The UBC Endowment Lands — big trees, soft ground, and far fewer people than you would expect.

• Your own block — genuinely. Vancouver's street trees do a lot of work this time of year.

And yes, the rain

It arrives. It always arrives. But there is something to be said for a city that gives you permission to slow down for a few months — long walks in good boots, a coffee that lasts an hour, the mountains disappearing and reappearing behind the cloud.

A quieter market, too

Fall has its own rhythm in real estate. The spring rush is over, listings sit a little longer, and the people still looking tend to be serious. For buyers that can mean more room to think and more room to negotiate. For sellers it means a smaller audience, but a more motivated one — and a home that photographs beautifully with the light coming through the trees.

If a fall move is on your mind, it is a good season to start the conversation.

This is my new property listing

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