Helping buyers and sellers across Greater Victoria since 2006.
Have a question about the Victoria market? Ask Bil.
Downsizing and Rightsizing in Greater Victoria
Leaving a long-time home is one of the bigger decisions you'll make. I'll help you do it on your terms, at your pace, with no pressure and no surprises.
Call me directly: 778-817-0110
Why this is different from a regular move
I'm Bil Greene. I've been helping people buy and sell across Greater Victoria since 2006, and a good share of that work is downsizing. Here's what I've learned: this is rarely just a real estate transaction. It's a life transition, and it deserves to be treated like one.
I won't rush you and I won't pressure you. I'll tell you the truth even when it means waiting is the smarter move. And when you're ready to talk, you talk to me directly, not an assistant or a call centre.
Let me say the part most pages skip. Leaving a home you've lived in for decades is hard, even when you know it's the right move. Mixed feelings are normal. So is taking your time. None of that means you're not ready. It means this matters. My job is to make the practical side simple, so you can focus on the part that isn't.
What rightsizing actually means
Downsizers rarely want "a condo" or "a townhome." They want fewer stairs, less upkeep, and the freedom to lock the door and travel. Start with what you want out of daily life, and the right kind of home follows from there.
Life on one level
No stairs to climb every day, and a layout that works as you age. This is the most common priority, and the hardest to find, so it pays to know where to look.
Homes that deliver it: ranchers, ground-level or single-level apartment condos, and rancher-style or primary-on-main townhomes.
Less to maintain
Lock the door and go. No lawn, no gutters, no worrying about the roof or what's happening while you travel. The strata handles the outside so you don't have to.
Homes that deliver it: apartment condos, and townhomes where the strata covers exterior upkeep. Trade-off is strata fees and shared decisions.
Right place, right people
Walkable streets, closer to family or amenities, and a size that fits how you actually live now. For some, that includes a community built around this stage of life.
Worth a look: purpose-built communities designed for this chapter, with amenities and neighbours in the same season. Check guest, family, and pet rules before you commit.
Where downsizers land in Greater Victoria
A smaller home in the wrong location is still the wrong home. These are the areas I most often point downsizers toward, depending on what matters most to you. We'll narrow it to the ones that fit your life.
Sidney
Flat, walkable seaside town with a lot of newer condo inventory. A favourite for people who want to leave the car in the garage and walk to coffee, the water, and the shops.
Oak Bay and Fairfield
Established, character neighbourhoods with walkable village cores, Cook Street Village among them. Central, close to the water, and easy to get around on foot.
James Bay
Flat and walkable, steps from downtown and the Inner Harbour. Strong condo selection and an easy lifestyle without a car.
Cordova Bay and Broadmead
Quieter Saanich pockets with more single-level homes and newer developments. A good fit if you want calm and space without leaving the core behind.
The Westshore
Langford and Colwood carry the most newer condo and townhome inventory, often at better value, with more single-level new builds than the older core.
Not sure yet?
Most people start with a feeling, not a postal code. Tell me how you want your days to look and I'll tell you where to look.
Not sure which direction fits? That's exactly what a first call is for. We'll talk through what matters most to you, and what you're not willing to give up, before you look at a single listing.
The money side, in plain terms
Downsizing often frees up equity and lowers your monthly costs. It also comes with one-time costs worth knowing before you decide. Here's the shape of it, not the fine print.
What you'll net from the sale
Your sale price, minus your remaining mortgage and any early-exit penalty, commission, legal fees, and whatever prep your home needs.
The prep number is the wild card. Some homes need almost nothing. We'll figure out what's actually worth doing and what isn't.
What the move costs
On the purchase: Property Transfer Tax, buyer legal fees, and a strata document review if you're buying into a condo or townhome. Plus the move itself.
PTT is the big one. See the note below, including one exemption that can apply to you.
What changes monthly
Often a smaller mortgage payment, or none at all, and usually lower property taxes. Strata fees enter the picture and cover maintenance, insurance, and amenities.
For a lot of downsizers the monthly cost drops meaningfully. We'll compare your before and after.
One PTT exemption that can apply to you
British Columbia has no age-based or "downsizer" exemption from Property Transfer Tax, and as a previous owner you don't qualify for the first-time buyer exemption either. So on most resale purchases, you'll pay PTT in full: 1% on the first $200,000, 2% on the portion up to $2,000,000, and 3% above that.
There's one route worth knowing. If you buy a newly built home, including a brand-new condo, and use it as your principal residence, the tax is fully exempt up to a purchase price of $1,100,000, with a partial exemption up to $1,150,000. A lot of downsizers move into new developments, so this is worth checking before you write an offer.
Tax rules change and eligibility depends on your situation. I'll flag where it might apply, and your lawyer or notary confirms the final number at closing. This isn't tax advice.
Your actual numbers depend on your home, your mortgage, and what you buy next. That's a 20-minute conversation, and it's worth having before you do anything else. If you'd rather test scenarios on your own first, my payments tools are a good place to start.
Sell first, or buy first?
This is the single hardest call in a downsizing move, and the right answer depends entirely on your home, your finances, and what the market is doing right now where you want to buy. It's not a question to answer from a website. It's the exact conversation to have with me.
How we'll work through this together
Every downsizing decision has moving parts: lifestyle, timing, money, and what happens with your current home. Here's the framework we'll adapt to your situation.
1
Get clear on what you want
We start with why you're thinking about this, and just as importantly, what you're not willing to give up. That's the filter for everything that follows.
2
Look at your home and the market together
What your home is likely to sell for, how strong demand is, what your options cost, and whether it makes sense to sell first or buy first. No pressure, just a clear picture.
3
Coordinate the move when you're ready
When the timing feels right, we line up the sale and purchase, negotiate the dates, and manage the details so you're never worrying about where you'll sleep between homes.
What people worry about, and how I handle it
Leaving a home full of memories
After 20 or 30 years, a house isn't just a building. We move at your pace, and I won't pretend that part is simple. What I can do is help make sure the place you're going to feels like home too.
Worrying you'll regret it
What if you move and wish you hadn't? We think through what regret would actually look like and what you'd miss most, so you're not making a leap. You're making a choice you can live with.
The physical work of sorting through everything
Decades of belongings is overwhelming. Start early, even a year out. I can point you to local estate organizers and donation coordinators so you're not doing it alone.
Family opinions on what you should do
Adult children often have strong views on whether, and where, you should move. That's your call, not theirs. I'll give you the information to decide with confidence.
Where are you in this?
A quick gut-check, just for you. Tick what's true. There are no wrong answers, and nobody sees this but you.
Questions downsizers ask me
Earlier than most people think. Many downsizers start the conversation 6 to 24 months before they move. That gives you time to declutter at a reasonable pace, watch the market, and get comfortable with the idea without pressure. There's no penalty for starting early, and a lot of upside. The earlier we talk, the more options and control you keep.
They can work in some situations, but sellers often prefer clean offers. I'll give you a straight answer on how competitive that kind of offer is in the areas you're looking, and whether there's a smarter way to structure your timing.
Usually far less than people assume. Some updates pay for themselves and some are money you'll never see again. I'll walk your home with you and tell you honestly what's worth doing and what to leave alone. I don't prescribe work that doesn't move the needle.
"Bil was a fantastic guide for our downsizing move. Clear advice, great communication, and a calm presence from start to finish. Highly recommend."
- Richard and Eva H., downsizers, Saanich (2022)
Let's talk about your move
No pressure, no script, no obligation. Just a straight conversation about where you are and what makes sense next. Call me directly and we'll take it from there.
778-817-0110Prefer to explore the numbers first? Use my payments and affordability tools
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Contact Bil
Call / Text: 778-817-0110
Office: 250-744-3301
info@isellvictoria.ca
ReMax Camosun
4440 Chatterton Way
Victoria, BC, V8X 5J2