Melissa Thimot Real Estate : Blog : Latest Blog Posts

Open House. Open House on Saturday, September 5, 2026 2:30PM - 4:00PM

Sat, 05 Sep 2026 09:19:20 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Saturday, September 5, 2026 2:30PM - 4:00PM

Tucked onto a quiet Colwood street under tall Douglas firs, this home has been renovated top to bottom and is ready to move into. The main level is bright and open, with a new kitchen built around a quartz island and stainless appliances, air conditioning for the warm months, and a large deck off the back for morning coffee and summer dinners. The living room is pre-wired for a fireplace whenever you want to add one. The primary bedroom has its own ensuite, with two more bedrooms, a full bath, and laundry on this level. Downstairs is a complete 1,091 sq ft suite with a separate entry, eat-in kitchen, its own laundry, full bath, and living room, set up to work as a one or two bedroom with a home office, all opening to a large covered patio. Outside is a big, level, fully fenced yard with mature trees, a shed, and room for RV parking. Walking distance to Colwood Elementary, with Royal Bay, Colwood Corners, and Esquimalt Lagoon close by.

6 Things to Do Before You Start House Hunting in Greater Victoria

Sat, 22 Aug 2026 03:31:17 GMT

Scrolling through listings is the fun part — but before you start picturing your furniture in every home you see, there are a few things worth doing first.

Buying a home is a big decision, and having a little preparation behind you can make the entire process feel much less overwhelming. If you’re thinking about buying in Greater Victoria, here are six things I recommend doing before you start seriously house hunting.

1. Get Clear on Your Budget

Before falling in love with a home, it helps to understand what you’re actually comfortable spending each month — not just the maximum amount you may qualify to borrow.

Remember to factor in expenses beyond your mortgage payment, including property taxes, strata fees if applicable, utilities, insurance and ongoing maintenance.

A price point that leaves you some breathing room can feel very different from one that stretches your budget to its limit.

2. Get Pre-Approved for a Mortgage

A mortgage pre-approval gives you a much clearer idea of your purchasing power and can help you shop with confidence.

It also means that when the right property comes along, you’re already further along in the financing process and better prepared to make an offer.

3. Make Your Must-Have List

It’s easy to get distracted by beautiful kitchens, staging and finishes, so before you start viewing homes, make a list of what actually matters to you.

Consider things like:

● Number of bedrooms and bathrooms

● Commute and location

● Outdoor space

● Parking

● Schools and childcare

● Pet-friendly strata rules

● Walkability

● Renovation tolerance

Separate your list into must-haves and nice-to-haves. Very few homes check every box, so knowing your priorities makes decision-making much easier.

4. Explore More Than One Neighbourhood

Greater Victoria has so many different communities, and sometimes the neighbourhood you end up loving isn’t the one you initially had in mind.

Langford, Colwood, View Royal, Saanich, Esquimalt and Victoria all offer different lifestyles, housing options and price points.

Spend some time driving or walking through potential neighbourhoods. Visit at different times of day, check out nearby parks and amenities, and think about what living there would actually look like day to day.

5. Think Beyond the Listing Price

The purchase price is only one part of buying a home.

Depending on the property, you may also need to consider closing costs, inspections, legal fees, property transfer tax, moving costs and any immediate repairs or updates.

For condos and townhomes, reviewing strata documents, fees and contingency funds is also an important part of understanding the bigger financial picture.

6. Connect With a Realtor Early

You don’t need to wait until you’re ready to write an offer to reach out to a Realtor.

Starting the conversation early gives you time to ask questions, learn how the buying process works and get a better understanding of what’s available within your budget.

It also means we can keep an eye on new listings together, narrow down your search and make sure you’re ready when the right home comes along.

Ready to Start Looking?

You don’t need to have everything figured out before beginning the conversation.

Whether buying your first home is something you’re hoping to do this year or you’re simply trying to understand what your options are, I’m always happy to help you figure out your next step.

Thinking about buying in Greater Victoria? Reach out anytime — I’d love to help you get started.

New property listed in Sk Broomhill, Sooke

Sun, 16 Aug 2026 09:14:59 GMT

I have listed a new property at #A 2167 Pyrite Dr in Sooke. See details here

This home offers 3 bedrooms, a dedicated office, and 3 bathrooms, and it lives like a detached home. There are no shared living-space walls, so it stays quiet in the way you'd hope, and each side has its own driveway off a different road, which gives you real separation and a front entrance that feels like your own. Inside, the layout is bright and easy to live in, with generous living areas, a well-appointed kitchen, and room for the whole family and then some. It sits in a family-friendly Sooke neighbourhood close to parks, playgrounds, and walking trails, with the kind of outdoor access that makes weekends simple. Schools, shopping, and recreation are all nearby. It's a comfortable, private take on West Coast living, with nature right outside the door.

Open House. Open House on Saturday, August 15, 2026 11:00AM - 12:30PM

Thu, 13 Aug 2026 09:22:36 GMT

Please visit our Open House at 2167 Pyrite Dr in Sooke. See details here

Open House on Saturday, August 15, 2026 11:00AM - 12:30PM

This half duplex offers three bedrooms, a dedicated office, and three bathrooms, and it lives like a detached home. There are no shared living-space walls, so it stays quiet in the way you'd hope, and each side has its own driveway off a different road, which gives you real separation and a front entrance that feels like your own. Inside, the layout is bright and easy to live in, with generous living areas, a well-appointed kitchen, and room for the whole family and then some. It sits in a family-friendly Sooke neighbourhood close to parks, playgrounds, and walking trails, with the kind of outdoor access that makes weekends simple. Schools, shopping, and recreation are all nearby. It's a comfortable, private take on West Coast living, with nature right outside the door.

Open House. Open House on Saturday, August 15, 2026 11:00AM - 12:30PM

Thu, 13 Aug 2026 09:22:36 GMT

Please visit our Open House at #412 2461 Gateway Rd in Langford. See details here

Open House on Saturday, August 15, 2026 11:00AM - 12:30PM

Welcome to 412A-2461 Gateway Road, a bright 2 bed, 2 bath corner unit tucked into the heart of Langford, with views that open up the whole space and let the light move through it all day. The kitchen is the easy heart of it, with quartz counters and room to actually cook, and the living and dining areas flow together in a way that makes hosting simple. Both bedrooms are comfortable and quiet, each with its own walk-in closet, and two full baths mean no one is waiting in the morning. Being a corner unit means extra light and a little more privacy, and your parking stall comes with its own EV charger. Residents also share a gym, so staying active never means leaving home. What really sets this one apart is where it sits, minutes from shopping, transit, and some of the Westshore's best schools, with parks and trails close enough to be part of daily life. Whether you are buying your first place or simplifying, this is a home that works hard and still feels calm.

Open House. Open House on Sunday, August 16, 2026 11:00AM - 12:30PM

Thu, 13 Aug 2026 09:22:36 GMT

Please visit our Open House at #412 2461 Gateway Rd in Langford. See details here

Open House on Sunday, August 16, 2026 11:00AM - 12:30PM

Open House. Open House on Saturday, August 15, 2026 1:00PM - 2:30PM

Thu, 13 Aug 2026 09:22:36 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Saturday, August 15, 2026 1:00PM - 2:30PM

Open House. Open House on Saturday, August 15, 2026 1:30PM - 3:00PM

Thu, 13 Aug 2026 09:22:36 GMT

Please visit our Open House at #8 2871 Peatt Rd in Langford. See details here

Open House on Saturday, August 15, 2026 1:30PM - 3:00PM

Welcome to 8 - 2871 Peatt Road — a spacious 3 bed, 2 bath townhome right in the heart of Langford. At 1,346 sq ft, this one lives large, with an open floor plan, oversized windows, and walk-in closets that give you the storage you actually need. Out back, you've got your own private yard, the perfect spot to relax, garden, or let the kids and pets run around, and a rare find at this price point. What really sets it apart is the location. You're just steps from downtown Langford, with restaurants, shops, coffee, and transit all at your doorstep, yet tucked into an easy, comfortable layout that suits first-time buyers, downsizers, and investors alike. Central, connected, and close to everything the Westshore has to offer. Homes like this don't stay quiet for long!

When the bank says no, you may still have options

Fri, 07 Aug 2026 03:08:10 GMT

Being turned down for a mortgage can leave you wondering whether your plans to buy a home or stay in the one you already own have reached a dead end. But a “no” from one bank doesn’t necessarily mean your homeownership journey is over.

Traditional lenders assess applications using set requirements for income, credit and debt. Those guidelines work for many borrowers, but they don’t always tell the whole story.

A self-employed borrower, for example, may have a successful business and steady cash flow while reporting a lower taxable income because of legitimate business deductions. Someone else may be rebuilding their credit after a job loss, illness, divorce or other difficult period that doesn’t reflect their current ability to manage a mortgage.

In these situations, the challenge may not be whether you can responsibly afford the mortgage. It may simply be finding a lender that takes the time to understand your circumstances and consider the full picture.

Looking beyond the standard application

As mortgage brokers, we work with a broad range of banks, credit unions and alternative lenders, each with its own products and approval criteria

Depending on your circumstances, potential options could include:

Using alternative documentation to demonstrate self-employed income
Restructuring or consolidating existing debts
Increasing the down payment or adding a qualified co-borrower
Choosing a lender that takes a more flexible approach to credit history
Using a short-term alternative mortgage while working toward traditional financing

For homeowners, these strategies may also provide a way to refinance pressing debts or remain in their home when their current lender is unable to offer a workable solution.

Because every option comes with trade-offs, it’s important to look beyond the immediate approval. Alternative mortgages can carry higher rates and fees, while debt consolidation may reduce monthly payments but extend the time needed to repay what you owe. The goal is to find a mortgage that makes financial sense for both your current circumstances and your longer-term plans.

A stepping stone, not necessarily a permanent solution

In some cases, an alternative mortgage can serve as a temporary bridge, providing time to rebuild your credit, establish a longer self-employment history, reduce debt or improve how your income is documented.

That makes the exit strategy just as important as the initial approval. Before proceeding, you should understand what needs to change, how long that process may take and what it will cost to move back to a traditional lender.

If your income or credit history has made you hesitant to apply, reach out to me before assuming you won’t qualify. I can review your circumstances, explain the options available and help you build a realistic path forward, even if the best approach is to wait and prepare a stronger application.

Paul Macara
Mortgage Agent
(250) 857-4741
paul@macaramortgages.com

Open House. Open House on Saturday, August 8, 2026 10:30AM - 12:00PM

Thu, 06 Aug 2026 09:20:08 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Saturday, August 8, 2026 10:30AM - 12:00PM

Open House. Open House on Sunday, August 9, 2026 1:30PM - 3:00PM

Thu, 06 Aug 2026 09:20:08 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Sunday, August 9, 2026 1:30PM - 3:00PM

New property listed in Sk Broomhill, Sooke

Wed, 05 Aug 2026 09:19:25 GMT

I have listed a new property at 2167 Pyrite Dr in Sooke. See details here

Open House. Open House on Saturday, August 8, 2026 1:30PM - 3:00PM

Wed, 05 Aug 2026 09:19:25 GMT

Please visit our Open House at 2167 Pyrite Dr in Sooke. See details here

Open House on Saturday, August 8, 2026 1:30PM - 3:00PM

Open House. Open House on Sunday, August 2, 2026 1:00PM - 2:30PM

Fri, 31 Jul 2026 11:22:35 GMT

Please visit our Open House at #412 2461 Gateway Rd in Langford. See details here

Open House on Sunday, August 2, 2026 1:00PM - 2:30PM

New property listed in La Florence Lake, Langford

Thu, 30 Jul 2026 09:15:14 GMT

I have listed a new property at #412 2461 Gateway Rd in Langford. See details here

Open House. Open House on Monday, August 3, 2026 12:00PM - 2:00PM

Thu, 30 Jul 2026 09:15:14 GMT

Please visit our Open House at #8 2871 Peatt Rd in Langford. See details here

Open House on Monday, August 3, 2026 12:00PM - 2:00PM

Open House. Open House on Saturday, August 1, 2026 1:00PM - 2:30PM

Wed, 29 Jul 2026 09:15:43 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Saturday, August 1, 2026 1:00PM - 2:30PM

Open House. Open House on Sunday, August 2, 2026 1:00PM - 2:30PM

Wed, 29 Jul 2026 09:15:43 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Sunday, August 2, 2026 1:00PM - 2:30PM

Open House. Open House on Monday, August 3, 2026 11:00AM - 12:30PM

Wed, 29 Jul 2026 09:15:43 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Monday, August 3, 2026 11:00AM - 12:30PM

Open House. Open House on Saturday, August 1, 2026 12:00PM - 1:30PM

Wed, 29 Jul 2026 09:15:43 GMT

Please visit our Open House at #4 108 Dallas Rd in Victoria. See details here

Open House on Saturday, August 1, 2026 12:00PM - 1:30PM

Live the ultimate Victoria waterfront lifestyle at 4-108 Dallas Road, ideally positioned along iconic Dallas Road. Enjoy daily ocean views, seaside walks, and watching cruise ships pass Ogden Point Breakwater, all just steps from your door. Located moments from the charm of James Bay, you’ll love easy access to cafés, shops, and downtown. Inside, this bright and well-designed townhome offers spacious living areas, large windows, and a seamless flow for everyday living and entertaining. The standout feature is the rare DOUBLE CAR GARAGE—an incredible find in this location—offering ample room for vehicles, storage, and all your West Coast gear. A perfect blend of lifestyle, comfort, and convenience in one of Victoria’s most sought-after seaside communities.

I have sold a property at 10448 Allbay Rd in Sidney

Tue, 28 Jul 2026 09:18:48 GMT

I have sold a property at 10448 Allbay Rd in Sidney on Jul 27, 2026. See details here

Nestled in one Sidney's most sought-after neighbourhoods -- just steps to Robert's Bay, the Shoal Harbour Bird Sanctuary and Van Isle Marina -- this beautifully updated charming rancher is a boaters'- and nature- lovers' dream. Set on a private, ~7,800 SF lot, this home offers ready access to kayaking, beach walks and birding, as well as marinas, shops and restaurants. Downtown Sidney itself is a comfortable 20-min walk or 3 min drive away. Inside, this spacious 3-Bd, 2-Ba residence features a heat pump with 3 air handlers for optimal comfort. Other highlights include updated main bathroom and kitchen, as well as gas fireplace and stove, on-demand hot water, upgraded windows, skylights, optional EV charger and eco-efficient 60 EnerGuide rating. The private backyard features a spacious deck, mature Mountain Ash, Apple and flowering Cherry trees, plus veg and flower gardens, and a 20x12' storage shed with electrical service. A beautiful home for a mature couple or growing family.

Open House. Open House on Sunday, July 26, 2026 11:30AM - 1:00PM

Sun, 26 Jul 2026 09:17:30 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Sunday, July 26, 2026 11:30AM - 1:00PM

New property listed in Co Wishart North, Colwood

Sat, 25 Jul 2026 09:15:15 GMT

I have listed a new property at 3053 Jenner Rd in Colwood. See details here

New property listed in Vi James Bay, Victoria

Sat, 25 Jul 2026 09:15:15 GMT

I have listed a new property at #4 108 Dallas Rd in Victoria. See details here

Open House. Open House on Saturday, July 25, 2026 11:30AM - 1:00PM

Sat, 25 Jul 2026 09:15:15 GMT

Please visit our Open House at 3053 Jenner Rd in Colwood. See details here

Open House on Saturday, July 25, 2026 11:30AM - 1:00PM

New property listed in Es Rockheights, Esquimalt

Fri, 24 Jul 2026 09:14:38 GMT

I have listed a new property at #404 1258 Esquimalt Rd in Esquimalt. See details here

Some homes just feel calm the moment you walk in. This top-floor two-bedroom in Esquimalt's Grenville Walk is one of them, quiet and private, with durable floors running through an open, sun-filled living space and a fireplace to gather around on the grey days. The kitchen is generous enough for real cooking, entertainment is a breeze, and the primary bedroom has its own walk-in closet. Being on the top floor means no one overhead and plenty of light coming in. Step outside your door and you're right above the shops and cafés of Esquimalt Road, a short walk to the West Bay Walkway and Saxe Point Park, and just minutes from downtown Victoria. A home that feels private, bright, and easy to settle into.

I have sold a property at 1055 Brown Rd in Langford

Fri, 24 Jul 2026 09:14:38 GMT

I have sold a property at 1055 Brown Rd in Langford on Jul 24, 2026. See details here

Discover modern living at Valley Row, an exclusive collection of 20 thoughtfully designed townhomes in the heart of Happy Valley. These upscale residences blend style, comfort, and efficiency with engineered hardwood floors, designer kitchens featuring gas ranges, and open-concept living spaces built for everyday living and entertaining. Enjoy year-round comfort with a gas furnace and heat pump for cooling, plus gas BBQ hookups for seamless outdoor living. Each home offers a full-size driveway, oversized garage, and a sunny south-facing fenced backyard with generous green space and full sun exposure. Upstairs, you’ll find three spacious bedrooms perfectly suited for families or professionals alike. Built to Step Code 4 standards for maximum energy efficiency and long-term savings. Move-in ready and designed to impress — welcome home to Valley Row.

Open House. Open House on Sunday, July 26, 2026 10:00AM - 11:30AM

Fri, 24 Jul 2026 09:14:38 GMT

Please visit our Open House at #8 2871 Peatt Rd in Langford. See details here

Open House on Sunday, July 26, 2026 10:00AM - 11:30AM

Condo or Townhouse? How to Choose the Right Home in Greater Victoria

Thu, 23 Jul 2026 01:47:35 GMT

Condo or Townhouse? How to Choose the Right Home in Greater Victoria

Here’s what to consider before making your decision.

Condos: Great for Convenience and Affordability

Condos are often one of the most affordable ways to enter the housing market, making them especially appealing to first-time buyers.

Many condo buildings include amenities like fitness centres, secure parking, bike storage, or shared outdoor spaces. Exterior maintenance, landscaping, and snow removal are typically managed by the strata, making condo living a low-maintenance option.

A condo may be the right fit if you:

Want a lower purchase price.
Prefer less home maintenance.
Enjoy being close to restaurants, shopping, and transit.
Live alone, as a couple, or are downsizing.

Keep in mind that condo owners pay monthly strata fees, and each building has its own bylaws that may affect things like pets, rentals, and renovations.

Townhouses: More Space to Grow

Townhouses often offer the best of both worlds. They typically provide multiple levels, more square footage, and outdoor space while still requiring less maintenance than a detached home.

They’re a popular choice for young families, pet owners, or anyone wanting a little more room without the price tag of a single-family home.

A townhouse may be a better fit if you:

Need extra bedrooms or a home office.
Want a private patio or small yard.
Have children or pets.
Plan to stay in your home for several years.

Like condos, townhouses are often part of a strata, so it’s important to review the monthly fees and bylaws before purchasing.

Think Beyond the Purchase Price

While budget is important, it shouldn’t be the only factor.

Ask yourself:

How much space do I realistically need?
How much maintenance do I want to take on?
Will this home still meet my needs in five years?
What’s included in the strata fees?
Are there any restrictions that could affect my lifestyle?

Looking at the full picture can help you choose a home you’ll be happy with for years to come.

What About Greater Victoria?

Greater Victoria offers a wide variety of both condos and townhouses, from modern downtown developments to family-friendly communities in Langford, Colwood, Saanich, View Royal, and beyond.

Each neighbourhood has its own personality, price point, and lifestyle, so exploring different areas is just as important as choosing the type of home.

The Bottom Line

There isn’t a one-size-fits-all answer. The best home is the one that fits your lifestyle, financial goals, and future plans.

If you’re not sure which option makes the most sense for you, I’d be happy to help you compare what’s available in today’s Greater Victoria market and answer any questions along the way. There’s no pressure—just honest advice to help you make an informed decision.

Dream Home or Hidden Gem? How to decide whether you should renovate or buy move-in ready

Fri, 17 Jul 2026 20:06:43 GMT

Every home search eventually runs into the same question:

Do you pay more for the house that already has the dream kitchen, finished basement, and updated bathrooms? Or do you buy the one that needs some work and make it your own over time?

It can be a harder decision than it first appears.

A move-in-ready home may come with fewer surprises, but it can also mean stretching your budget closer to its limit. A home that needs renovations may offer more room to customize, but the costs, timelines, and disruption can be difficult to predict.

The Appeal of a Move-In-Ready Home

For many buyers, the appeal of a finished home is certainty.

You know more about what you're getting. You may avoid months of renovation projects, contractor meetings, and unexpected delays. There's also less pressure to start spending money immediately after closing.

That certainty can be especially valuable for busy professionals, growing families, or anyone who simply wants to unpack and enjoy their new home.

The financial side still deserves careful thought, however. A higher purchase price can mean a larger mortgage payment, higher property taxes, and less room in the budget for furniture, emergencies, travel, or future life goals.

Where Renovations Can Make Sense

A home that needs work can be an opportunity, particularly if it's in a great location or the improvements can be completed gradually.

It may allow you to enter the market at a lower price point, build equity through improvements, and create a home that truly reflects your style and needs.

Renovations work best when the costs are realistic and there is enough flexibility in the budget to handle surprises. Timelines can stretch, materials and labour can cost more than expected, and not every improvement adds dollar-for-dollar value.

Buyers also need to think carefully about how the work will be funded, whether through savings, a line of credit, refinancing later, or a mortgage option that allows for improvements.

Compare the Full Cost, Not Just the Purchase Price

Before making an offer, it's worth comparing both paths clearly: the cost of buying a more finished home versus the cost of buying a lower-priced home and completing the work needed.

That comparison should include more than the purchase price.

Monthly payments
Available cash after closing
Renovation costs
Financing options
Future flexibility

A home that needs work can be a fantastic opportunity, but only if the numbers still leave you comfortable after closing.

The best house isn't always the one that looks perfect on day one, it's the one that fits your financial goals and lifestyle for years to come.

If you are contemplating a purchase or renovation, let’s review your full financial picture and connect you with any professionals needed to make the best decision for your personal situation.

Paul Macara
Mortgage Agent
(250) 857-4741
paul@macaramortgages.com

New property listed in La Florence Lake, Langford

Thu, 16 Jul 2026 09:15:43 GMT

I have listed a new property at #412 2461 Gateway Rd in Langford. See details here

New property listed in La Langford Proper, Langford

Thu, 16 Jul 2026 09:15:43 GMT

I have listed a new property at #8 2871 Peatt Rd in Langford. See details here

Open House. Open House on Saturday, July 4, 2026 1:00PM - 3:00PM

Thu, 02 Jul 2026 09:12:50 GMT

Please visit our Open House at 3299 Merlin Rd in Langford. See details here

Open House on Saturday, July 4, 2026 1:00PM - 3:00PM

OH Sat July 4 1-3pm. Welcome to 3299 Merlin Rd, where the home is exceptional & the lifestyle is even better. Situated on a quiet 1-way street in Happy Valley, this beautifully maintained family home offers the kind of neighbourhood many thought no longer existed. Here, kids ride bikes, play b-ball in driveways & gather with friends while neighbours connect over evening walks & backyard conversations. Inside, you'll find a thoughtfully designed home with room to grow, entertain, & make memories. The self-contained 1-bed suite provides flexibility for family, guests, or mortgage-helping income. Parks, trails, schools, & everyday amenities are all nearby. This is a true community where neighbours know each other, children play outside, & families come together throughout the year. From one of Langford's most popular Halloween streets to the nearby Luxton Fair, the area offers a sense of connection & small-town charm. If you've been searching for more than just a house, look no further.

Open House. Open House on Sunday, July 5, 2026 1:00PM - 3:00PM

Wed, 01 Jul 2026 09:16:04 GMT

Please visit our Open House at #4 108 Dallas Rd in Victoria. See details here

Open House on Sunday, July 5, 2026 1:00PM - 3:00PM

Open House Saturday July 5 1-3pm. Live the ultimate Victoria waterfront lifestyle at 4-108 Dallas Road, ideally positioned along iconic Dallas Road. Enjoy daily ocean views, seaside walks, and watching cruise ships pass Ogden Point Breakwater, all just steps from your door. Located moments from the charm of James Bay, you’ll love easy access to cafés, shops, and downtown. Inside, this bright and well-designed townhome offers spacious living areas, large windows, and a seamless flow for everyday living and entertaining. The standout feature is the rare DOUBLE CAR GARAGE—an incredible find in this location—offering ample room for vehicles, storage, and all your West Coast gear. A perfect blend of lifestyle, comfort, and convenience in one of Victoria’s most sought-after seaside communities.

Should You Buy the “Forever Home”—or the Right Home for Right Now?

Tue, 30 Jun 2026 21:32:00 GMT

One of the biggest misconceptions I hear from buyers is that their first purchase has to be their forever home.

The truth? It rarely is.

For many people, buying a home isn’t about finding the perfect house—it’s about finding the right home for this chapter of life.

Maybe you’re a first-time buyer trying to get into the Victoria market. Maybe your family is growing and you’re running out of space. Or maybe you’re looking to simplify and spend less time maintaining your home.

Your needs today don’t have to be the same as your needs five or ten years from now.

Buying a home is often about creating opportunities for your future. Building equity, gaining stability, and getting into the market can put you in a stronger position when it’s time to make your next move.

That doesn’t mean you should settle. It means focusing on what matters most:

A location that fits your lifestyle.
A home that works within your budget.
Space that meets your current needs.
The potential to grow with you for the next few years.

The Victoria real estate market offers a wide range of options—from condos and townhomes to detached family homes—and every buyer’s journey looks different. There’s no single “right” path.

The goal isn’t to find perfection.

It’s to make a confident decision that supports where you are today while keeping your future in mind.

If you’re wondering what that next step could look like, I’d be happy to help you explore your options. Whether you’re buying your first home, upsizing, or simply curious about what’s possible, having a plan makes all the difference.

I have sold a property at 1753 Davie St in Victoria

Tue, 30 Jun 2026 09:16:33 GMT

I have sold a property at 1753 Davie St in Victoria on Jun 30, 2026. See details here

Welcome to 1753 Davie Street, a beautifully renovated 3-bedroom, 2-bathroom Arts & Crafts home in the highly sought-after Jubilee area. Blending timeless character with modern updates, this home features a stunning chef’s kitchen with sleek cabinetry, quality appliances, and a large peninsula perfect for entertaining. The bright, open living and dining spaces showcase classic details, warm wood tones, and thoughtful design throughout. Upstairs offers comfortable bedrooms, while the lower level provides flexibility for guests, work, or hobbies including a woodworking shop wired for 220V on a separate panel. Step outside to a private, landscaped backyard ideal for relaxing or hosting. Located in the heart of Jubilee, you’re just minutes to Oak Bay Village, top schools, parks, transit, and the hospital, with easy access to downtown Victoria. A perfect balance of charm, function, and location—this is one you don’t want to miss.

Open House. Open House on Sunday, June 21, 2026 1:30PM - 3:00PM

Fri, 19 Jun 2026 09:15:32 GMT

Please visit our Open House at #A 6599 Central Saanich Rd in Central Saanich. See details here

Open House on Sunday, June 21, 2026 1:30PM - 3:00PM

Open House Sun June 21 1:30-3. Welcome to 6599A Central Saanich Road, a beautifully maintained home offering space, flexibility, and exceptional value in the heart of Saanichton. With 5 beds and 4 baths, this thoughtfully designed residence features generous living & dining areas, a bright kitchen with adjoining nook, & access to a sunny balcony overlooking mature landscaping and lush gardens. The spacious primary suite includes a walk-in closet and ensuite, while the lower level offers excellent versatility with a home office/salon space & a self-contained suite for extended family, guests, or mortgage-helping income. Multiple patios, winding pathways, and private outdoor sitting areas create a peaceful setting to relax and entertain. Located within a very small, well-run bare land strata with no shared buildings and only a private roadway in common, you'll enjoy the benefits of community while maintaining privacy. Close to schools, trails, farms, shopping, and Peninsula amenities.

Using your home equity without taking on more risk

Fri, 19 Jun 2026 00:25:02 GMT

With higher interest rates and ongoing cost-of-living pressures, you may be looking for ways to create more financial flexibility.

If you’ve owned your home for a number of years, there’s a good chance you’ve built up equity along the way. And in today’s environment, that equity can become an important financial tool.

At the same time, higher borrowing costs have made traditional refinancing less appealing than it once was. That’s why options like a home equity line of credit (HELOC) or other equity-based solutions are coming into focus for many homeowners.

But using your home equity today requires a more careful approach than it did in the past.

When tapping into equity can make sense

Accessing your home equity isn’t about taking on more debt for the sake of it. When used strategically, it can help improve your overall financial position.

For example, if you’re carrying higher-interest debt, using equity to consolidate those balances could simplify your payments and potentially reduce your overall interest costs. You might also consider using it for renovations that improve the value or functionality of your home, or to create a financial buffer for unexpected expenses.

In each case, the goal isn’t just access to funds, it’s using them in a way that supports your financial stability over time.

Why a cautious approach matters

Borrowing against your home still comes with real risks, especially in a higher-rate environment.

Interest costs are higher than they were just a few years ago, and variable-rate products like HELOCs can change over time. That makes it important to have a clear repayment plan and to understand how your payments could shift if rates move.

It’s also worth thinking about how taking on additional debt fits into your longer-term plans, whether that’s managing your monthly cash flow, preparing for retirement, or keeping flexibility for future decisions.

The goal isn’t just access to funds, it’s making sure that access supports your broader financial strategy.

Over the past few months I’ve been doing an in-depth analysis of many families’ financial situation. During the analysis, I review your current home's approximate value, your current expenditures and then determine if there is a tool available to manage your personal situation better. With many clients we are finding improvements to their overall financial situations, and in others we learn that the current setup is already optimized.

If you’ve been thinking about ways to improve your cash flow or manage existing debt, lets set a time to review your personal situation. I’d be happy to walk through what options might make sense for you.

Paul Macara
Mortgage Professional
(250) 857-4741
paul@macaramortgages.com

I have sold a property at #105 1505 Church Ave in Saanich

Fri, 12 Jun 2026 10:18:49 GMT

I have sold a property at #105 1505 Church Ave in Saanich on Jun 11, 2026. See details here

Enjoy comfortable, easy living in this beautifully maintained one bedroom home, ideally set within a quiet and well cared for 55+ community! Thoughtfully laid out, the home features a large bedroom with spacious closets, a generous bathroom, and a comfortable living space with hardwood flooring throughout. The kitchen includes a sunny breakfast nook and flows into your formal dining room. Enjoy a S-facing outlook with peaceful views of trees and greenery, offering both privacy and natural light. With ground level entry, you can move easily in and out with no stairs. Step outside to your sunny patio overlooking trees and beautiful landscaping! The building is well maintained, fully remediated in 2008, & professionally managed! More highlights include newer windows, baseboard heating, and a convenient Murphy bed for guests! Set in a walkable neighborhood close to shops, amenities, and all essentials, this is a comfortable and inviting place to call home!

New property listed in CS Tanner, Central Saanich

Fri, 12 Jun 2026 10:18:48 GMT

I have listed a new property at #A 6599 Central Saanich Rd in Central Saanich. See details here

Welcome to 6599A Central Saanich Road, a beautifully maintained home offering space, flexibility, and exceptional value in the heart of Saanichton. With 5 bedrooms and 4 bathrooms, this thoughtfully designed residence features generous living and dining areas, a bright kitchen with adjoining nook, and access to a sunny balcony overlooking mature landscaping and lush gardens. The spacious primary suite includes a walk-in closet and ensuite, while the lower level offers excellent versatility with a home office/salon space and a self-contained suite for extended family, guests, or mortgage-helping income. Multiple patios, winding pathways, and private outdoor sitting areas create a peaceful setting to relax and entertain. Located within a very small, well-run bare land strata with no shared buildings and only a private roadway in common, you'll enjoy the benefits of community while maintaining privacy. Close to schools, trails, farms, shopping, and Peninsula amenities.

Open House. Open House on Saturday, June 13, 2026 11:00AM - 12:30PM

Fri, 12 Jun 2026 10:18:48 GMT

Please visit our Open House at #A 6599 Central Saanich Rd in Central Saanich. See details here

Open House on Saturday, June 13, 2026 11:00AM - 12:30PM

Open House. Open House on Saturday, June 13, 2026 1:30PM - 3:00PM

Thu, 11 Jun 2026 09:47:42 GMT

Please visit our Open House at 3299 Merlin Rd in Langford. See details here

Open House on Saturday, June 13, 2026 1:30PM - 3:00PM

Welcome to 3299 Merlin Rd, where the home is exceptional & the lifestyle is even better. Situated on a quiet 1-way street in Happy Valley, this beautifully maintained family home offers the kind of neighbourhood many thought no longer existed. Here, kids ride bikes, play b-ball in driveways & gather with friends while neighbours connect over evening walks & backyard conversations. Inside, you'll find a thoughtfully designed home with room to grow, entertain, & make memories. The self-contained 1-bedroom suite provides flexibility for family, guests, or valuable mortgage-helping income. Parks, trails, schools, & everyday amenities are all nearby. This is a true community where neighbours know each other, children play outside, & families come together throughout the year. From one of Langford's most popular Halloween streets to the nearby Luxton Fair, the area offers a sense of connection & small-town charm. If you've been searching for more than just a house, look no further.

I have sold a property at #11 2587 Selwyn Rd in Langford

Tue, 09 Jun 2026 09:36:19 GMT

I have sold a property at #11 2587 Selwyn Rd in Langford on Jun 9, 2026. See details here

Tucked away in a peaceful, well-maintained community, this charming 2 bed, 1 bath home offers the perfect blend of comfort and connection to nature. Inside, you’ll find a bright, functional layout ideal for first-time buyers or those looking to downsize. Step outside to your private backyard sanctuary—beautifully treed and backing onto crown land—with direct access to the trails of Mill Hill Regional Park right from your gate. A fully soundproofed, air-conditioned detached studio adds incredible flexibility for a home office, creative space, or retreat. Residents also enjoy access to a community space featuring a games room, plus a reservable guest suite with kitchen and bathroom—perfect for hosting visitors. Peaceful living just minutes to schools, transit, and all of Langford’s amenities.

I have sold a property at #407 225 Belleville St in Victoria

Sat, 06 Jun 2026 09:38:44 GMT

I have sold a property at #407 225 Belleville St in Victoria on Jun 5, 2026. See details here

LAUREL POINT CONDO WITH OCEAN VIEWS. A highly coveted luxury condo complex in the heart of James Bay. Two bedrooms and two bathrooms offering a spacious living space with beautiful engineered hardwood flooring. The kitchen has newer appliances and bar seating, separate dining area and a living room with access to your covered balcony with a view of the pool and the harbour. The primary bedroom features a walk-in closet and a 4 piece ensuite. This building has much to offer with an outdoor pool, courtyard with BBQ and outdoor seating, games/amenities room, library, workshop and sauna. Comes with a secured underground parking, separate storage in a pet friendly building. Easy access to the David Foster Walkway and stroll along the waterfront. Fisherman's Wharf, parks, cafes, restaurants and shopping all within close proximity. Live where you love, book your showing today.

New property listed in La Luxton, Langford

Fri, 05 Jun 2026 10:15:33 GMT

I have listed a new property at 3299 Merlin Rd in Langford. See details here

New property listed in Vi James Bay, Victoria

Fri, 05 Jun 2026 10:15:33 GMT

I have listed a new property at #4 108 Dallas Rd in Victoria. See details here

Open House. Open House on Saturday, June 6, 2026 11:00AM - 12:30PM

Fri, 05 Jun 2026 10:15:33 GMT

Please visit our Open House at 3299 Merlin Rd in Langford. See details here

Open House on Saturday, June 6, 2026 11:00AM - 12:30PM

Open House. Open House on Sunday, June 7, 2026 1:00PM - 2:30PM

Fri, 05 Jun 2026 10:15:33 GMT

Please visit our Open House at 3299 Merlin Rd in Langford. See details here

Open House on Sunday, June 7, 2026 1:00PM - 2:30PM

I have sold a property at 2316 Mountain Heights Dr in Sooke

Thu, 04 Jun 2026 10:08:19 GMT

I have sold a property at 2316 Mountain Heights Dr in Sooke on Jun 3, 2026. See details here

Priced BELOW ASSESSED VALUE | This beautifully finished home in Sooke’s sought-after Stone Ridge Estates sits on an almost ¼-acre lot with stunning ocean and mountain views and space to create your ideal outdoor retreat. The thoughtfully designed interior features shiplap accents, matte black hardware, and statement lighting for a modern farmhouse feel, while oversized windows flood the home with natural light. The main level includes a cozy gas fireplace, ductless heat pump, heated floors in the primary ensuite, spacious laundry room, and double garage. A fully self-contained legal 1 bed / 1 bath suite with its own gas fireplace offers excellent flexibility for guests or rental income. The main backyard is fully fenced, while the upper yard is perfect for campfires, relaxing, and enjoying the views. Finished with a crisp white exterior, low-maintenance landscaping, and a charming wood walkway, all just minutes from schools, shops, and the heart of Sooke.

The Hidden Costs of Buying a Home that You Should Plan For

Sun, 31 May 2026 23:59:14 GMT

Most buyers plan for their down payment — but there are a few additional costs to keep in mind.

Closing costs

Legal fees, property transfer tax (if applicable), and adjustments can add up.

Home inspection

This is one of the most important steps — and worth every dollar for peace of mind.

Moving expenses

Whether it’s movers, truck rentals, or time off work, this is often underestimated.

Initial home setup

Blinds, small repairs, furniture, or even just stocking a new home can add up quickly.

The Bottom Line

None of these should scare you — they just need to be planned for. Knowing ahead of time keeps the process smooth and stress-free.