The Bank of Canada raised its policy rate by 0.25 percentage points today, bringing it to 2.50%. If you have a mortgage or a line of credit, you may be wondering how the decision will affect you.

If you have a variable-rate mortgage, your rate will rise if your lender increases its prime rate. Depending on how your mortgage is set up, that could mean a higher regular payment. If you have a fixed-payment variable-rate mortgage, your payment may initially stay the same, with more going toward interest and less toward principal. If your mortgage reaches its trigger rate, however, your lender may require you to increase your payment.

Interest rates on home equity lines of credit (HELOCs) and other lines of credit tied to prime will also rise when lenders increase their prime rates.

If you have a fixed-rate mortgage, your rate and payment won’t change during your current term. Rates offered on new fixed mortgages can still move, although they don’t automatically follow changes to the Bank’s policy rate.

I know a rate increase can raise questions, especially if you’re planning to renew or make a move. If you’d like to talk through your situation and what options may be available, please reach out. I’m happy to help.

- Paul Macara
paul@macaramortgages.com

If you’ve been thinking about buying a home but decided to wait, this fall may be a good time to take another look at the market.

More homes are coming onto the market nationally, prices have been relatively stable and sales activity remains softer than it was a year ago. That combination could give buyers a bit more breathing room than they’ve had during some of the more competitive periods of recent years.

According to the Canadian Real Estate Association, national home sales declined 0.7% from July and were 6.9% lower than in August 2025. New listings, meanwhile, increased 3.3% month over month.

There were 4.8 months of inventory nationally in August, while the MLS Home Price Index was unchanged from July and down 3% from a year earlier.

Of course, real estate is always local, and conditions can look very different from one market, neighbourhood or property type to another. But if you stepped back because there wasn’t enough choice, prices felt too high or you simply weren’t comfortable making a move, it may be worth checking in again.

A good time to rerun the numbers

Even if you’re not ready to start making offers, there’s value in knowing where you stand today.

Mortgage rates have changed since you last looked, and so may your income, savings, down payment or monthly expenses. A fresh look at the numbers can give you a much clearer idea of what you can comfortably afford now.

That doesn’t necessarily mean borrowing the maximum amount you qualify for. In fact, one of the most useful parts of the process is looking at a few different purchase prices and seeing what those payments would mean for your monthly budget.

It’s also important to factor in the costs that come with owning a home beyond the mortgage payment, including property taxes, insurance, utilities, condo fees where applicable and ongoing maintenance.

The advantage of having more listings available is that you may have more time to compare your options rather than feeling pressured to jump at the first suitable property you see.

And if the right home does come along, having your financing reviewed ahead of time can put you in a much better position to act with confidence.

If you’ve been sitting on the sidelines, there’s no need to rush back in. But this fall may be a good opportunity to revisit your plans, update your numbers and see whether the market looks any different from the last time you checked.

I’m always happy to help you run through the numbers, look at different scenarios and get a clearer sense of what may be possible for you today.

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

Moving is a big change, even when you’re excited about where you’re going. For kids, it can mean leaving behind a familiar bedroom, a favourite park, or the route they know by heart on the way to daycare.

If your family is planning a move in Greater Victoria, a little preparation can help your kids feel part of it.

Talk about what will stay the same

A new address doesn’t mean every part of their world is changing. Talk about the routines you’ll keep, whether that’s Saturday pancakes, bedtime stories, or seeing the same friends and family. It gives kids something familiar to hold onto while everything else feels new.

Let them take part in small decisions

They may not get to choose the house, but they can choose which toys to pack in their own bag or where a favourite picture will go in their new room. Small choices can make the move feel less like something happening to them.

Keep a few essentials close

Pack a bag for each child with pajamas, a favourite stuffed animal, a book, snacks, and anything they’ll want on the first night. You’ll be glad you don’t have to search through boxes at bedtime.

Get to know the new area together

Once you’ve moved, take a walk around the neighbourhood. Find a playground, pick a place for a treat, or try the route to school or daycare together. Whether you’re moving across Victoria or settling into Langford, those little outings can help an unfamiliar place start to feel like theirs.

Give everyone time to settle in

You can love your new home and still miss the old one. Kids might be excited one day and upset the next. There’s no need to rush them into feeling at home right away.

A move is about more than finding enough bedrooms or the right backyard. It’s about finding a place where your family can build its everyday life. And often, it’s the small, ordinary moments after move-in that make a new house feel like home.

Whether you are a friend of someone going through a separation, or the person navigating the separation yourself, there is something valuable here for you. A separation brings no shortage of difficult decisions, and one of the biggest is what to do with the family home. Selling and dividing the proceeds may be the right answer, but it is not the only one. If one spouse wants to stay, a spousal buyout may make it possible to purchase the other person’s share and place the home and mortgage in the remaining spouse’s name.

To the friend who knows someone separating

You may be the first person they turn to for a listening ear or practical advice. Sharing clear information about options like a spousal buyout can reduce overwhelm and help them see that keeping the family home is sometimes achievable. Pointing them toward experienced guidance early can make a meaningful difference at a stressful time.

To the person going through a separation

You do not have to figure this out alone. Experienced brokers and agents work with these situations regularly and can walk you through the numbers, the paperwork, and the realistic possibilities so you know what options exist. There are solutions available, and having the right support can bring a measure of certainty when so much else feels uncertain.

More than a standard refinance

In a conventional refinance, homeowners are generally limited to borrowing up to 80% of their home’s value. A qualifying spousal buyout may instead be treated as a purchase transaction, potentially allowing financing above that limit through an insured mortgage.

For example, on a home valued at $600,000:

• A conventional refinance would generally be limited to $480,000, or 80% of the home’s value.
  

• A qualifying spousal buyout could potentially provide up to $565,000 before the mortgage-insurance premium.
  

• That could make up to $85,000 in additional financing available to complete the buyout or address eligible joint debts included in the separation agreement.
  

For illustration, at a mortgage rate of 4.50% and a 25-year amortization, the monthly payment would be approximately $2,657 under the conventional refinance limit, compared with about $3,252 if the maximum spousal-buyout amount and mortgage-insurance premium were financed.

These figures are for illustration only, as the amount available and monthly payment will depend on the home’s appraised value, the required buyout, the existing mortgage, applicable insurance premiums and the rate available when the financing is arranged.

The funds are generally used to pay out the existing mortgage and the departing spouse’s agreed share of the equity. Depending on the lender and mortgage insurer, certain jointly held debts addressed in the separation agreement may also be included.

What lenders will consider

The spouse keeping the home must still qualify for the new mortgage based on their income, credit, other debts and the applicable mortgage stress test.

Child or spousal support received may help with qualification when it is properly documented and expected to continue. Some lenders may use 100% of qualifying support income, while others apply different limits or documentation requirements. Support payments being made must also be included when the lender assesses the borrower’s obligations.

Lenders will typically ask for:

•  A signed separation agreement setting out the division of the property, debts and any support obligations;

• Documentation supporting the transfer and agreed buyout amount;
  

• An appraisal confirming the home’s current value; and
  

• The legal transfer of the departing spouse’s interest in the property.
  

A signed separation agreement can also be important if either spouse plans to purchase another home. A signed separation agreement can also be important if either spouse plans to purchase another home. Requirements will vary by lender and province, and a signed agreement documenting the borrower’s financial obligations may be needed before completing financing connected to a separation..

There may also be mortgage-insurance premiums, legal fees, appraisal costs and, depending on the province and circumstances, land-transfer or registration costs. Any penalty for breaking the existing mortgage must also be included in the calculation.

This may sound complex, but you don’t have to navigate it alone. I have the knowledge and resources to guide you through the financing process, explain what documentation is needed and help keep the transaction moving at each stage.

Start the conversation early

If you or someone you know is going through a separation, reach out before finalizing the agreement or making decisions about the property. I can confidentially review the estimated buyout, qualification requirements and potential monthly payments so you have a clearer picture of what may be possible.

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

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.

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.

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

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.

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

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.

Buying a home is exciting — but there are a few things most buyers don’t hear until they’re already in it.

It’s emotional, not just financial

You might walk into a home that checks every box… and feel nothing. Or fall in love with one that technically “isn’t perfect.” Both are normal.

The first offer doesn’t always win

In competitive markets, it can take a few tries. The key is staying patient and not settling out of frustration.

Your needs may shift quickly

What you thought you wanted at the start (location, size, style) often evolves once you’ve seen homes in person.

There’s no such thing as perfect timing

Waiting for the “right moment” can mean missing the right home. The best time is when you’re financially and mentally ready.

The Bottom Line

The process isn’t always linear — but with the right guidance, it becomes a lot less overwhelming and a lot more exciting.