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Every October I hear the same thing:“We’ll wait until spring.“And every spring those same sellers are competing with 30 ...
10/14/2026

Every October I hear the same thing:

“We’ll wait until spring.“

And every spring those same sellers are competing with 30 other listings, dropping their price to stand out, and wondering why it felt easier for their neighbour who sold in the fall.

Here’s what the spring market actually looks like from the inside:

More listings. More competition. More price-conscious buyers who have options.

Here’s what October looks like:

- Most buyers in the market right now are not casually browsing. They want to be in before the holidays or before year-end. That motivation is real and it moves deals.
- Your home has fewer listings to compete. Serious buyers see it. They actually show up.
- Negotiating leverage shifts when inventory is lower. Sellers feel that difference.

Spring isn’t a bad time to sell. It’s just not automatically the best time.

Well-priced homes sell in every season. What changes is how many other sellers you’re sharing the spotlight with, and right now that number is lower than it typically is come April.

The window that feels quiet? It’s actually the one worth using.

DM me OCTOBER if you’ve been thinking about selling, even just thinking. This is worth a conversation.

09/13/2026

Quick glimpse of Sunday’s open house in James Bay



Pinnacle Homes Group | exp Realty

09/05/2026

Missed the open house at Twelve Cedars today? Here’s the 15-second open house tour.

Know someone looking in this area? Tag em!



eXp Realty | Pinnacle Homes Group

09/02/2026

Victoria's August numbers are in, and there's more nuance here than "sales are up."

591 homes sold last month, a 12.6% jump from August of last year, according to VREB. That's real momentum. But it came alongside healthy inventory, not a shrinking one, so this isn't a return to bidding-war conditions. It's more that sellers are finally getting some traction back after a slower stretch.

Here's where it gets interesting: prices didn't move the same direction sales did, and the split by property type is worth knowing. Single-family benchmark sits at $1,301,800, actually down about 1% from a year ago. Condos landed at $553,600, up less than 1%. So if you're a seller assuming rising sales means rising value, that assumption doesn't hold right now. More activity isn't the same thing as more equity.

Inventory tells a similar story. Active listings sit at 3,662, down 4.8% from July but still up 1.7% from last August. Buyers still have real options, that room just isn't as wide as it was earlier in the year.

The pattern that's held all year: homes priced accurately and presented well are selling quickly. Everything else sits. With sales climbing, sellers may feel tempted to push their list price higher. That's precisely the moment not to.

For buyers, the easy leverage from spring is starting to tighten. It hasn't disappeared, but browsing with all the time in the world is becoming less realistic than it was a few months ago.

Whether you're buying or selling this fall, happy to walk through what these numbers actually mean for your situation. Send me a message.



eXp Realty | Pinnacle Homes Group

A mortgage renewal usually means one conversation: rates, terms, whether to lock in or go variable. That’s a conversatio...
08/27/2026

A mortgage renewal usually means one conversation: rates, terms, whether to lock in or go variable.

That’s a conversation for your mortgage broker, not me.

But renewal time is also a good moment to check something else: what your home is actually worth right now.

A lot can shift in a few years, and knowing your current equity position gives you a clearer picture before you make any decision on the mortgage side.

I’m not weighing in on your rate. I just think you should walk into that renewal conversation with the full picture, not just the mortgage half of it.

Curious about the current value of your home? DM me VALUE for a complimentary home value review before your renewal date.



eXp Realty | Pinnacle Homes Group

08/26/2026

Most buyers walk in obsessing over square footage and bedroom count.

Fewer stop to think about what their actual daily life looks like once they’re living there.

That extra bedroom might sit empty most of the year.

The walk to your favourite coffee shop, the neighbours you actually know, the extra ten minutes it takes to get anywhere, those are the things you feel every single day.

It’s not that space doesn’t matter. It’s that people weigh it more heavily than the thing that actually shapes their day-to-day.

Agree or disagree? Tell me in the comments.



eXp Realty | Pinnacle Homes Group

08/26/2026

Thinking about listing this fall, but leaning toward waiting until spring instead? Here's the conversation worth having before you decide.

Greater Victoria's inventory is sitting at levels we haven't seen in over a decade. On the surface, that sounds like a reason to hold off. But waiting doesn't make that inventory disappear. It just delays the decision, and a lot of other sellers are making the same call to wait, which means spring often turns into a crowded market where everyone's listing at once.

Right now, some of that competition is still on the sidelines. That's an advantage, not a drawback, if your home is priced and presented well from day one.

This isn't a push to sell before you're ready. It's about making sure you're choosing the timing on purpose, with the full picture, instead of defaulting to spring because that's just what people assume.

If you're weighing this decision for your own home, DM me VALUE and let's look at what actually makes sense for your situation and your timeline.



eXp Realty | Pinnacle Homes Group

08/19/2026

This is what a condo lock-and-leave morning can look like.

Coffee on your own patio, no lawn to think about, no lock-and-leave anxiety when you travel.

It’s not for everyone, but if it’s the life you’ve been picturing, it’s worth a real look at what’s on the market right now.

DM me CONDO for what’s available.



eXp Realty | Pinnacle Homes Group

08/15/2026

Some of what I believe about buying and selling in Victoria, said plainly.

None of it is groundbreaking. Most of it just gets skipped.

Which one hits home for you? Drop the number in the comments.



Pinnacle Homes Group | eXp Realty

08/13/2026

Your realtor should be more than a lockbox opener.

Here are two things that catch almost every buyer off guard: closing costs and inspections.

Budget an extra 2–3% beyond your down payment for legal fees, adjustments, and PTT (unless you qualify for an exemption). And don’t skip the inspection to save a few hundred bucks. It’s often the thing that saves you thousands down the road, or gives you the leverage to negotiate repairs before you commit.

I walk every buyer through both of these before we even start touring homes, no surprises at the finish line.

Thinking about buying in Victoria? Drop a comment and I’ll send you a full closing cost breakdown.



eXp Realty | Pinnacle Homes Grouo

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Victoria, BC

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