RSS

I have sold a property at 2542 Jeanine Dr in Langford

I have sold a property at 2542 Jeanine Dr in Langford on Jul 22, 2025. See details here

5+ bed 3 bath, 1977, 2348 sqft home is available for quick possession. Significant upgrades & a ground level 2 bed self-contained suite located across the street from a protected CRD park in a quiet&family-friendly neighbourhood. The bright, large open living/dining is smartly done with a rock fp & vaulted ceilings. Bright&updated (2016) kitchen w/additional eating area&French doors to the deck. Primary bed w/ensuite&walk-in closet, on same floor are 2 more beds. Other recent upgrades incl:energy efficient Fujitsu heat pumps w/heating&AC (2017) in the main living area&the 2-bed suite (separate controls). New energy efficient windows&doors(2017) in main living area&the suite. Views from the kitchen, living areas&deck overlook Cedar Vale Park&the bed views of are Mill Hill Regional Park. Large front&backyard, w/multiple off-street parking spots&additional on-street parking, bring your boat/RV. Close to amenities,downtown Langford&View Royal/Thetis Lake area.AO now in place with back up

Read

New property listed in La Goldstream, Langford

I have listed a new property at 11 2587 Selwyn Rd in Langford. See details here

Welcome to 11-2587 Selwyn Road, a charming 873 sq ft manufactured home located in the heart of Langford, BC. This cozy 2-bedroom, 1-bath residence offers an ideal blend of comfort and convenience. Featuring a bright and functional layout, this home is perfect for first-time buyers or those looking to downsize. Bonus studio space in the back yard is fully sound proof and air conditioned. Nestled in a quiet, well-maintained neighborhood, it provides easy access to nearby schools, public transit, and local amenities. This lot backs onto mill hill crown land which provides a serene and private yard. With its warm character and affordable price point, this property offers a unique opportunity to enjoy peaceful living in a thriving community.

Read

Finding the Perfect Family-Friendly Neighbourhood: Tips for First-Time Homebuyers

When you’re looking for a home, the property itself is only part of the equation. As a family or first-time homebuyer, the neighborhood you choose can have just as much of an impact on your day-to-day life. After all, it’s not just about finding a house—it’s about finding a place where your family can thrive.

The right neighborhood can offer a sense of community, a safe environment for your kids, and plenty of resources to make life easier. So, how do you find the perfect family-friendly neighborhood? Here’s a guide to help you navigate this important decision and ensure your new home is in a community that meets all your family’s needs.

1. Safety Comes First

When it comes to choosing a family-friendly neighborhood, safety should be at the top of your list. You want to feel confident that your kids can play outside, ride their bikes, and walk to school without worrying about their safety.

Before you commit to a neighborhood, research crime rates in the area. Websites like NeighborhoodScout, CrimeReports, or local law enforcement websites can provide valuable insights into the safety of a community. Additionally, spend some time visiting the area during different times of the day—early mornings, afternoons, and evenings—to get a real feel for the neighborhood’s atmosphere.

2. Good Schools are Essential

For families with children, the quality of local schools is a key consideration when choosing a neighborhood. Even if you don’t have school-age children yet, a good school district will increase the long-term value of your home.

Look into the public and private schools nearby and check their ratings on sites like GreatSchools or Niche. Talk to local parents to get their take on the schools and the overall education experience. A strong school district often means a higher quality of life for families, with great extracurricular opportunities and supportive teachers who help kids excel.

3. Proximity to Parks and Recreation

A neighborhood with access to parks, playgrounds, and recreational facilities can make a huge difference for young families. Look for areas with plenty of green space where your children can play, ride bikes, or go for walks. Proximity to outdoor spaces encourages a healthy lifestyle and gives your family a place to gather and relax.

Consider whether the neighborhood has sports fields, community centers, or nearby hiking trails. A local park can be a fantastic spot for weekend picnics, birthday parties, and socializing with neighbors.

4. Walkability and Convenience

Walkability is a great factor to consider, especially for families who want to limit their reliance on cars. Look for neighborhoods with sidewalks, safe pedestrian crossings, and easy access to local amenities. Being able to walk to the grocery store, coffee shop, or library can make life so much easier for busy parents.

Think about your daily routines and how easy it will be to get to work, school, or other important destinations. Proximity to major highways or public transportation can also be a bonus if commuting is part of your daily schedule.

5. Sense of Community

A welcoming and active community can make a huge difference in your overall experience as a homeowner. Look for neighborhoods that have strong community engagement, whether it’s through social events, neighborhood associations, or volunteer opportunities. A close-knit community is more likely to be friendly and supportive, which can be especially important when you’re raising a family.

Ask around and see if there are local events like block parties, farmer’s markets, or festivals. Getting to know your neighbors and having a sense of belonging is a key part of enjoying your home.

6. Affordability and Long-Term Value

As a first-time homebuyer, you may have a set budget in mind, but you also want to consider the future value of the neighborhood. Affordability is important, but don’t overlook the potential for growth. Research whether the neighborhood is up-and-coming, whether there are plans for new infrastructure or businesses, and if property values are on the rise. A neighborhood that’s affordable now might become a highly desirable location in the future, offering you strong investment potential.

Make sure to factor in property taxes as well, as they can vary greatly depending on the area.

7. Access to Healthcare and Other Essential Services

It’s always a good idea to consider how easily you can access essential services like healthcare, grocery stores, and emergency services. A nearby hospital or urgent care center can be a lifesaver in a time of need, especially when you have young kids or elderly relatives.

Similarly, look for grocery stores, pharmacies, and other retail shops that will make daily errands more convenient. Having these resources nearby can save time and energy, allowing your family to focus on what matters most.

8. Noise Levels and Traffic Flow

When you’re touring homes, take note of the noise levels in the area. A neighborhood with a lot of traffic or nearby construction could make it harder for your family to enjoy outdoor time or get a good night’s sleep. On the other hand, a quiet street with minimal traffic could be a perfect place for your kids to play outside safely.

Take a walk around the neighborhood at different times of the day to get a sense of the traffic patterns. Pay attention to the noise levels, whether it’s from nearby highways, busy streets, or local businesses.

9. Pet-Friendly Features

If you have pets—or plan to in the future—consider the pet-friendliness of the neighborhood. Look for areas with parks or walking trails where your dog can get exercise. Additionally, check if the neighborhood has pet-friendly amenities like dog parks or grooming services. A pet-friendly community is ideal for families who want to include their furry friends in daily activities.

10. Future Growth and Development

While you may be focused on your current needs, it’s also a good idea to think about the future. Check for any planned development or construction projects that could impact your neighborhood. New businesses, schools, or parks can make an area even more desirable, while new highways or industrial developments may lead to more traffic or noise.

Local city planning websites or neighborhood forums can offer valuable information about future projects and developments.

Choosing the perfect family-friendly neighborhood requires a combination of research, gut feeling, and practical considerations. Whether you’re looking for a quiet suburban retreat or a vibrant community close to schools and parks, the right neighborhood can make all the difference in your family’s happiness and quality of life.

If you’re ready to start your home search and need guidance in finding the right neighborhood, feel free to reach out. I’d love to help you find a community where your family can truly thrive for years to come!

Read

New property listed in Vi Downtown, Victoria

I have listed a new property at 415 515 Chatham St in Victoria. See details here

Experience urban living at its finest in this modern 1-bedroom, 1-bathroom condo in the Ironworks in the Old Town District. Boasting a sleek open-concept design, the residence features a gourmet kitchen with stainless steel appliances, a spacious living area with large windows offering scenic views, and a private balcony for outdoor relaxation. Enjoy the convenience of in-suite laundry, storage locker, along with a common courtyard, bicycle storage and SECURED UNDERGROUND parking. With its prime location, you're steps away from vibrant city life, boutique shops, and exquisite dining. Don't miss the opportunity to call this stylish condo home in the heart of Victoria. Only a few years old; this condo is still under the New Home Warranty.

Read

I have sold a property at 205 832 Fisgard St in Victoria

I have sold a property at 205 832 Fisgard St in Victoria on Jul 11, 2025. See details here

Welcome to 205-832 Fisgard Street – a bright and beautifully maintained condo located just steps from the heart of downtown Victoria! This spacious 2 bedroom, 2 bathroom unit offers an abundance of natural light, creating a warm and inviting atmosphere throughout. You'll love the functional layout, featuring a generously sized living area, a well-appointed kitchen, and tons of in-suite storage to keep your space organized and clutter-free. Whether you're a first-time buyer, downsizer, or investor, this home offers fantastic value in an unbeatable location. Enjoy the convenience of being just a short stroll to shops, restaurants, cafes, public transit, and all the best of downtown living. Don’t miss this opportunity to own a bright, move-in-ready condo in one of Victoria’s most walkable and vibrant neighbourhoods! Book your showing today!

Read

Open House. Open House on Saturday, July 12, 2025 1:30PM - 3:00PM

Please visit our Open House at 1529 Mt. Douglas Cross Rd in Saanich. See details here

Open House on Saturday, July 12, 2025 1:30PM - 3:00PM

First time on the market in over 40 years! This well-maintained 4 bed, 4 bath home on Mount Douglas Cross Rd offers a spacious and versatile layout, including 2 full kitchens—ideal for extended family living or potential suite. Situated on a large, private lot in a desirable Saanich location, the home features generous room sizes, abundant natural light, and classic charm throughout. The beautifully landscaped yard provides space to relax, garden, or entertain. Located minutes from parks, trails, schools, and amenities, this is a rare opportunity to own a long-loved family home in a prime area. A must-see!

Read

When the lowest rate could cost you more: 10 questions to ask before choosing your next mortgage 

Let’s talk about why it’s not always about the rate.

We get it, mortgage rates are everywhere. You see them on ads, in your inbox, and all over comparison websites. And it’s tempting to chase the lowest number on the board.

But here’s the thing: the mortgage with the lowest rate isn’t always the cheapest in the long run.

Whether you’re renewing, refinancing, or switching lenders, it’s important to look beyond the headline rate and ask a few smart questions before signing on the dotted line.

Not all mortgages are created equal

Some lenders offer teaser rates that jump sharply after the intro period. Others offer “no frills” mortgages that take away basic features like prepayments or portability just to offer a slightly lower rate.

And here’s something many borrowers don’t realize: the lowest mortgage rates are often reserved for insured mortgages—typically those with down payments under 20%. These loans carry less risk for the lender, which is why they get better pricing. So, even if a rock-bottom rate catches your eye, it may not be available to you unless your mortgage qualifies.

Before you choose, here are 10 questions you should be asking:

  1. Is this rate only available on insured mortgages?
    If you have more than 20% equity, you may not qualify for the rate you saw advertised.
  2. Can I make lump-sum payments or increase my monthly payment?
    Flexibility matters if you want to pay down your mortgage faster.
  3. What’s the penalty if I break this mortgage?
    Life happens. Make sure you understand the cost of ending the term early. And be aware that prepayment penalties can vary widely between lenders.
  4. Is this a short-term teaser rate?
    If the rate only lasts 6 months and then resets much higher, your long-term cost could be greater.
  5. Is this a no-frills mortgage?
    Lower-rate products often remove useful features, which could limit your ability to refinance with other lenders, make prepayments, or move the mortgage with you if you buy a new home.
  6. Can I transfer this mortgage to a new property?
    If you move, a non-portable mortgage could mean thousands or even tens of thousands in prepayment penalties.
  7. Is this a fixed or variable rate?
    Fixed gives payment stability, while variable rates move with the market. What fits your risk tolerance?
  8. How is the fixed-rate penalty calculated?
    Not all lenders’ penalty calculations are created equal Some use harsher comparison rates in their IRD (interest rate differential) formula, which can make breaking your mortgage more costly.
  9. What’s the lender’s reputation?
    A low rate won’t mean much if service is poor or approvals are rigid.
  10. What’s the total cost over the term?
    Ensure you know the total cost, not just the rate.

A better mortgage is about the full picture
Choosing the right mortgage is about more than rate. It’s about flexibility, protection, and making sure your mortgage fits your life…not just your budget.

I’m here to walk you through all the options, explain the tradeoffs, and help you make the right move for your financial future.

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

 


Read

Open House. Open House on Sunday, July 6, 2025 2:00PM - 3:30PM

Please visit our Open House at 1529 Mt. Douglas Cross Rd in Saanich. See details here

Open House on Sunday, July 6, 2025 2:00PM - 3:30PM

First time on the market in over 40 years! This well-maintained 4 bed, 4 bath home on Mount Douglas Cross Rd offers a spacious and versatile layout, including 2 full kitchens—ideal for extended family living or potential suite. Situated on a large, private lot in a desirable Saanich location, the home features generous room sizes, abundant natural light, and classic charm throughout. The beautifully landscaped yard provides space to relax, garden, or entertain. Located minutes from parks, trails, schools, and amenities, this is a rare opportunity to own a long-loved family home in a prime area. A must-see!

Read

Open House. Open House on Saturday, July 5, 2025 1:00PM - 2:30PM

Please visit our Open House at 1529 Mt. Douglas Cross Rd in Saanich. See details here

Open House on Saturday, July 5, 2025 1:00PM - 2:30PM

First time on the market in over 40 years! This well-maintained 4 bed, 4 bath home on Mount Douglas Cross Rd offers a spacious and versatile layout, including 2 full kitchens—ideal for extended family living or potential suite. Situated on a large, private lot in a desirable Saanich location, the home features generous room sizes, abundant natural light, and classic charm throughout. The beautifully landscaped yard provides space to relax, garden, or entertain. Located minutes from parks, trails, schools, and amenities, this is a rare opportunity to own a long-loved family home in a prime area. A must-see!

Read

Why having a will is essential when you own a home 

Buying a home is a major financial milestone—and for many, it’s also a wake-up call to get their affairs in order. If you’re a homeowner and don’t yet have a will, now’s the time to start thinking about it.

A will isn’t just about who gets what. It’s about protecting your property and your family in case the unexpected happens.

Your home is part of your estate—so is your mortgage

When you pass away, everything you own and owe becomes part of your estate. That includes your home and your mortgage. If your name is the only one on the mortgage or property title, things can get more complicated for your loved ones.

A legally valid will ensures your wishes are clear and your home can be passed on or sold without unnecessary delays. Without one, your estate may go through a longer and more complex probate process—adding stress and legal costs at an already difficult time.

Planning starts with knowing how your home is registered

One important (but often overlooked) step in estate planning is understanding how your title is registered. Are you the sole owner? Joint tenants? Tenants in common? Each option affects how your home is handled when someone passes away.

If you’re unsure how your title is registered, I can help you find out—or connect you with someone who can. It’s an important detail that can make a big difference in how smoothly things go for your loved ones.

Insurance is another key piece of the puzzle

Along with a will, it’s important to make sure your insurance coverage still fits your needs. This includes mortgage life insurance (sometimes called creditor insurance) and any personal life insurance you may have. The goal is to ensure your mortgage can be paid off—or that your loved ones have the support they need—without having to sell the home in a rush.

Review your policies regularly, especially after major life events like buying a home, getting married, or having children.

Protect your family—and your investment

Having a will isn’t just for the wealthy—or just for homeowners. In fact, anyone over the age of 18 should consider having a will, even if they don’t own property. Most people have some form of assets, like a bank account or a vehicle, and without a will, it can be difficult for loved ones to settle those affairs.

If you’ve bought a home and haven’t yet created or updated your will—or reviewed your insurance coverage—it might be time to take that next step. And if you need a referral to a trusted professional, I’d be happy to connect you.
                          

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

Read

Open House. Open House on Sunday, June 29, 2025 1:00PM - 2:30PM

Please visit our Open House at 1529 Mt. Douglas Cross Rd in Saanich. See details here

Open House on Sunday, June 29, 2025 1:00PM - 2:30PM

First time on the market in over 40 years! This well-maintained 4 bed, 4 bath home on Mount Douglas Cross Rd offers a spacious and versatile layout, including 2 full kitchens—ideal for extended family living or potential suite. Situated on a large, private lot in a desirable Saanich location, the home features generous room sizes, abundant natural light, and classic charm throughout. The beautifully landscaped yard provides space to relax, garden, or entertain. Located minutes from parks, trails, schools, and amenities, this is a rare opportunity to own a long-loved family home in a prime area. A must-see!

Read

Open House. Open House on Saturday, June 28, 2025 2:00PM - 3:30PM

Please visit our Open House at 1529 Mt. Douglas Cross Rd in Saanich. See details here

Open House on Saturday, June 28, 2025 2:00PM - 3:30PM

First time on the market in over 40 years! This well-maintained 4 bed, 4 bath home on Mount Douglas Cross Rd offers a spacious and versatile layout, including 2 full kitchens—ideal for extended family living or potential suite. Situated on a large, private lot in a desirable Saanich location, the home features generous room sizes, abundant natural light, and classic charm throughout. The beautifully landscaped yard provides space to relax, garden, or entertain. Located minutes from parks, trails, schools, and amenities, this is a rare opportunity to own a long-loved family home in a prime area. A must-see!

Read
Categories:   Co Hatley Park, Colwood Real Estate | Co Triangle, Colwood Real Estate | CS Hawthorne, Central Saanich Real Estate | CS Tanner, Central Saanich Real Estate | Du Ladysmith, Duncan Real Estate | Du Saltair, Duncan Real Estate | Du West Duncan, Duncan Real Estate | Es Old Esquimalt, Esquimalt Real Estate | Es Rockheights, Esquimalt Real Estate | La Bear Mountain, Langford Real Estate | La Glen Lake, Langford Real Estate | La Goldstream, Langford Real Estate | La Langford Lake, Langford Real Estate | La Langford Proper, Langford Real Estate | La Mill Hill, Langford Real Estate | La Walfred, Langford Real Estate | La Westhills, Langford Real Estate | ML Cobble Hill, Malahat & Area Real Estate | ML Mill Bay, Malahat & Area Real Estate | ML Shawnigan, Malahat & Area Real Estate | Na Extension, Nanaimo Real Estate | NS Dean Park, North Saanich Real Estate | NS Deep Cove, North Saanich Real Estate | OB South Oak Bay, Oak Bay Real Estate | PA Alberni Valley, Port Alberni Real Estate | SE Cordova Bay, Saanich East Real Estate | SE Gordon Head, Saanich East Real Estate | SE Lake Hill, Saanich East Real Estate | SE Mt Doug, Saanich East Real Estate | SE Quadra, Saanich East Real Estate | Si Sidney South-East, Sidney Real Estate | Sk East Sooke, Sooke Real Estate | Sk John Muir, Sooke Real Estate | Sk Jordan River, Sooke Real Estate | Sk Port Renfrew, Sooke Real Estate | Sk Saseenos, Sooke Real Estate | Sk Sheringham Pnt, Sooke Real Estate | Sk Sooke Vill Core, Sooke Real Estate | Sk West Coast Rd, Sooke Real Estate | Sk Whiffin Spit, Sooke Real Estate | SW Gateway, Saanich West Real Estate | SW Marigold, Saanich West Real Estate | SW Tillicum, Saanich West Real Estate | Vi Central Park, Victoria Real Estate | Vi Downtown, Victoria Real Estate | Vi Fairfield West, Victoria Real Estate | Vi James Bay, Victoria Real Estate | VR Six Mile, View Royal Real Estate | VW Victoria West, Victoria West Real Estate
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.