VICTORIA HOME SELLER GUIDE

Straight talk on selling in Greater Victoria - what to expect, how to price it right, and how to get the best result.

Selling in Greater Victoria means navigating 13 different municipalities, micro-markets that shift block by block, and buyers with very specific priorities. This guide covers pricing, prep, marketing, and timeline, so you can make decisions with clarity instead of guesswork.

Selling in Greater Victoria

The Victoria market moves in cycles. Some years homes sell in days with multiple offers; other times it takes patience and strategy. 

My job is to give you an accurate read on where things stand right now, what buyers in your price range are actually looking for, and how to position your home so it gets attention for the right reasons. 

Whether you're selling a condo in James Bay, a townhouse in Langford, or an acreage in Metchosin, the fundamentals are the same: price it right, present it well, market it properly, and negotiate from strength.

The Selling Process

From first conversation to sold sign - here's how it works.

INITIAL CONSULTATION

We meet at your home, walk through the space, and talk through your goals and timeline. No pressure, no commitment, just information. 

PRICING & STRATEGY

I prepare a detailed market analysis comparing your home to recent sales and current competition. We set a realistic price range and decide on timing.

PREP & PHOTOGRAPHY

Based on your home's condition and target buyer, we create a prep checklist. Once ready, professional photography and marketing materials are produced.

LISTING & MARKETING

Your home goes live on MLS, Realtor.ca, and targeted channels. Showings are scheduled, feedback is tracked, and we adjust if needed.

OFFERS & CLOSING

When offers come in, I walk you through the terms, negotiate on your behalf, and manage the path to completion, including subjects, inspections, and conveyancing.

What’s my home really worth?

Online estimates and “sold” maps can be a helpful starting point, but they rarely tell the whole story.

In Greater Victoria, things like micro-neighbourhoods, views, suites, strata rules, lot configuration and future development can all push value up or down.

I’ll walk you through:

  • Recent sales that actually compare to your home

  • How buyers are reacting to homes like yours right now

  • A realistic value range and pricing strategy - not a fantasy number that has to be reduced later

image of Comparative Market Analysis

PREP & PRESENTATION

Small fixes, big impressions.

Ladder and painting equipment inside a home

Fix the “deal-breakers”

Small repairs, safety issues, and obvious eyesores are worth handling up front - they reassure buyers and keep inspection drama low.

Living Room staged for sale

Lighten, clean and de-clutter

Bright, tidy rooms and clear surfaces photograph better and feel bigger. We’ll create a simple punch-list that fits your time and budget.

Primary Bedroom staged for sale

Stage for how people live

Whether it’s full staging or just a few edits, we’ll set up rooms so buyers can imagine themselves living there, not just walking through a “before” picture.

image of Realtor marketing materials

HOW I MARKET YOUR HOME

Great marketing is more than a sign on the lawn.

PROFESSIONAL PHOTOGRAPHY

Every listing gets HDR photography that shows the space accurately. No fisheye distortion, no oversaturated colours, just clean, honest images that make buyers want to see more.

DETAILED LISTING COPY

I write the listing description myself, highlighting what makes your home and location stand out. No boilerplate, no keyword stuffing, just clear information.

MLS + REALTOR.CA + SYNDICATION

Your listing appears on MLS, Realtor.ca, and dozens of syndicated sites. Most buyers start their search online, so your home needs to show up where they're looking.

TARGETED PROMOTION

Depending on your property and price point, we may use social media ads, email campaigns to my buyer database, or agent-to-agent outreach.

SHOWING MANAGEMENT

I coordinate showings, collect feedback, and keep you informed so you're never wondering what's happening.

Costs & Fees

What to budget for when selling.

The main costs when selling a home in Greater Victoria:

REAL ESTATE COMMISSION

Commission is negotiable and paid only when your home sells. I'll walk you through how it works and what you're getting for it.

LEGAL FEES

A notary or lawyer handles the conveyancing (title transfer, mortgage payout, etc.). Budget $1,500-$2,000.

MORTGAGE PENALTIES

If you're breaking a fixed-rate mortgage early, your lender may charge a penalty. Check with them before listing.

PROPERTY TRANSFER TAX (if buying)

If you're buying your next home, BC's Property Transfer Tax applies: 1% on the first $200K, 2% on $200K-$2M, 3% above $2M. First-time buyers may be exempt.

MOVING & PREP COSTS

Cleaning, minor repairs, staging (if needed), and moving expenses vary widely. We'll discuss what makes sense for your situation. 

I'll provide a detailed net proceeds estimate before you list so there are no surprises.

Wondering what your next place will cost to carry? Use my Payments & Affordability Tools to see what different price points look like month-to-month.

Timeline

How long from listing to sold?

Every sale is different, but here's a rough framework:

PREP TIME: 1-4 weeks

Depending on how much work your home needs before photos.

DAYS ON MARKET: Varies

In a balanced market, well-priced homes typically sell within 30-60 days. Hot markets can be faster; slower markets take patience.

SUBJECT REMOVAL: 7-14 days

Most offers include subjects (financing, inspection) that buyers need time to satisfy.

COMPLETION: 30-90 days after acceptance

The time between accepting an offer and handing over keys. Most common is 30-60 days. 

TOTAL: 2-5 months from "let's do this" to sold. We'll build a realistic timeline based on your specific situation and goals.

Common Questions

Rarely. Most renovations don't return their cost at sale. We'll focus on cleaning, decluttering, and fixing obvious issues rather than major upgrades.

Sometimes. If your home is older or you're worried about surprises, a pre-listing inspection lets you address issues upfront. It's not required, but it can smooth out negotiations.

This is common. We can structure timing with subject-to-sale offers, bridge financing, or flexible completion dates. I'll walk you through the options.

It's better if you're not there. Buyers feel more comfortable exploring when the owner isn't present. I'll give you notice before each showing.

By analyzing recent sales of comparable homes, current competition, and market conditions. I'll show you the data and we'll decide together.

We reassess. Usually it's a pricing issue. We'll review feedback, look at new competition, and adjust strategy as needed.

Ready to Talk Numbers?

Request a no-obligation value range for your home. 

I'll pull recent sales, review current competition, and give you a realistic estimate; not an algorithm guess.

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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.