Jeff Bishop Real Estate Victoria

06/08/2026

The Big Shift in Victoria Real Estate. 🏔️👀

Inventory just hit an 11-year high! 📈 The quick stats are in this clip 📽️, but the real story is why.

We haven't seen a market like this in over a decade, and I’m in the studio right now breaking down the strategy behind these unique dynamics. My full May Market Deep-Dive video analysis and comprehensive blog post will be arriving in just a few days! 🎥

Don't miss the upcoming "why" behind the "what." Stay tuned! ☕️🔑

05/28/2026

Finding the perfect home in Greater Victoria isn't just about matching a price point; it’s about aligning your current stage of life with the right geographic footprint. A growing family prioritizing premier school catchments needs an entirely different community layout than an urban professional craving downtown walkability, or a downsizer seeking quiet seaside paths.

Every neighborhood across the region commands its own distinct culture and structural budget reality. From the historic character and coastal luxury of South Oak Bay to the emerging waterfront value in Esquimalt and the artistic energy of Fernwood, finding your fit means looking past the surface.

Our comprehensive 2026 Neighbourhood Buying Guide breaks down local lifestyle profiles, architectural trends, and regional dynamics to help you pinpoint exactly where your lifestyle meets your investment goals. Take a look at how Victoria's distinct communities match up with your next chapter.

Navigate the 2026 Greater Victoria real estate market. This neighbourhood guide from a seasoned REALTOR® breaks down pricing, trends, and top areas.

05/20/2026

Multiple Offers are Back? A Real-Time Look at May in Victoria 🏠✨

I’m trying something different this month. Instead of looking at last month's stats, I’ve pulled the "real-time" data from the first two weeks of May 2026. While the market is still technically "balanced," the ground is shifting.

Here is what the last 14 days have looked like in Greater Victoria:
✅ Single Family Homes: 24% of sales were OVER the asking price.
✅ Condos: 17% sold over ask, with a very tight 1.4% average negotiation gap.
✅ Townhomes: A bit more room for buyers, with 78% of sales coming in below asking price.

What does this mean for you? We are in a "micro-market" environment. One out of every four houses is seeing competitive bids, but 70-80% of the market is still open for traditional negotiation.

If you are selling, pricing is everything. If you hit the mark, you ould be in that 24% group. If you miss it, you're likely looking at a sale 2.5% below your list price.

Get the full breakdown of these first two weeks of May and watch the video update here:
https://jeffreycbishop.com/victoria-real-estate-market-update-may-2026/

Victoria Real Estate Market Update May 2026: Real-time data shows 24% of homes selling over ask. Discover how multiple offers are returning to a balanced market.

05/04/2026

Victoria is in the "Goldilocks" Zone! 🌸

The April numbers are in, and the market is looking... just right. Not too hot, not too cold! We saw a solid 11.1% jump in sales over March, but the real story is the selection—inventory is up a massive 13.8%! 📈

What this means for you: ✅ Buyers: You have more choice and "breathing room" than we've seen in years. ✅ Sellers: Stability is fueling serious buyer confidence.

The quick stats are in this clip 📽️, but I’m currently in the studio breaking down the strategy behind these shifts. My full April Market Deep-Dive video and blog post will be arriving in just a few days!

Stay tuned for the "why" behind the "what." Thinking of a spring move? Let’s chat! ☕️🔑

04/08/2026

Is Victoria Shifting to a Buyer’s Market? The 6.5-Month Threshold 🏠📉

The April numbers are in, and they tell a story of significant choice for buyers. While we typically see a spring rush, the data shows that sales are actually down 5.5% compared to last year, while listings have surged by 12.3%.

What does this mean for you? We’ve officially hit 6.5 months of inventory. To put that in perspective, we haven't seen supply levels like this since the 2013-2014 cycle.

Key Takeaways for April:
✅ Inventory Surge: 12.3% more listings means buyers can finally breathe and take their time for due diligence.
✅ Pricing Strategy: In my current "real-time" listings, well-priced homes are getting offers, while properties priced even slightly above market absorption are being bypassed.
✅ Market Balance: We are in a balanced market that is leaning heavily toward buyers right now.

If you’re buying, you have the leverage of time and selection. If you’re selling, your pricing needs to be surgical to compete with the influx of new homes.

Get the full breakdown and see the inventory graphs in my latest update:

https://jeffreycbishop.com/victoria-real-estate-market-update-april-2026/

Market velocity in Greater Victoria is currently navigating a period of significant recalibration. While the spring season typically invites a surge in buyer activity, the data from March 2026 reveals…

04/07/2026

Spring is officially moving in Victoria! 🌸🚀

The March stats are in, and we’re seeing a classic seasonal surge—sales jumped 24.5% over last month! With inventory up 12.3%, we are in a beautifully balanced market that gives both buyers and sellers room to breathe. ⚖️

Quick March Snapshot: 🏠 Detached: Average price up 4.5% YoY to $1,341,863. 🏘️ Townhomes: Sales volume is climbing, up 11.4% YoY! 🏢 Condos: Plenty of selection for buyers.

This clip gives you the "what," but I’m working on the "why." 🎥 I’ll be releasing my full, in-depth analysis video and blog post in just a few days to help you navigate these numbers.

Stay tuned! In the meantime, what do you think of these trends? Let’s chat below! 👇

03/31/2026

⛳️ JUST LISTED: Modern Luxury Overlooking Cedar Hill Golf Course!
Ever dreamed of waking up to views of the Olympic Mountains and rolling greens? Welcome to 1298 Astoria St—a stunningly updated south-facing home perched on a sunny knoll in the heart of Saanich. ☀️

This isn’t just a house; it’s a lifestyle. Backing onto Cedar Hill Park, this property feels like a private half-acre retreat, yet you’re only minutes from downtown and top-rated schools.

💰 Offered at $1,589,000
👉 SEE ALL 20+ PHOTOS & FULL DETAILS HERE: https://jeffreycbishop.com/property/saanich-east/1298-astoria-st-1028308/

Why you’ll love it:
✨ Designer Kitchen: Custom cabinetry, high-end appliances, and a built-in workspace.
✨ Character Meets Modern: 2013 updates, gleaming fir floors, and a cozy propane fireplace.
✨ Bonus Studio: Detached, sound-insulated studio—perfect for your home office or creative sanctuary!
✨ Outdoor Living: Sun-drenched deck with a gazebo, slate patio, and a lush edible garden.

📍 1298 Astoria St, Saanich
🛏 4 Beds + Den | 🚿 2 Baths | 📐 2,347 Sqft

📅 OPEN HOUSE: Saturday, April 4th | 2:00 PM – 4:00 PM
Questions? Want a private tour before the weekend?
📞 Call/Text Jeff Bishop at 250-661-1200

03/24/2026

20 Years of Victoria Real Estate: What the Current "Balance" Means for You 🏠📈

I am officially entering my 20th year in the Victoria real estate industry! From the rapid climbs of 2016 to the volatility of the early 2020s, I’ve navigated many cycles. Today’s market is unique—it’s defined by high inventory and a very specific "price sensitivity."

The February data shows a significant shift. While overall sales contracted by 12%, townhomes are the outlier, with sales volume jumping 12% compared to last year. It’s clear that buyers are gravitating toward that "middle ground" where value and space intersect.

Key Market Insights:
✅ Inventory Growth: Listings are up 10% year-over-year, providing selection levels similar to early 2016.
✅ Price Recalibration: We are seeing a 1% softening across benchmark prices for all property types.
✅ Benchmarks: Single-family homes at $1,134,000 and condos at $537,000.

In a balanced market like this, having a robust mortgage strategy is just as important as finding the right house. Whether you’re curious about neighborhood-specific trends or the resilience of the townhome sector, you can find the full analysis and video update here:

Victoria Real Estate Market Update March 2026: Sales fell 12% while listings rose 10%. Benchmark prices softened 1% as townhome demand surged. Read more now.

02/26/2026

Finding the right home is only half the battle. Finding the right lender is what actually gets you the keys. 🏠

In the Victoria market, your choice of lender can be the difference between a smooth closing and a failed contract. It’s not just about searching for the lowest interest rate you see on a billboard. You need to look at prepayment options, discharge fees, and how they handle local appraisals.

Having worked as a mortgage broker for two years before becoming a REALTOR®, I’ve seen the "fine print" from both sides of the transaction. I've broken down the essential steps to vetting your lender and ensuring your finances are ready for the Vancouver Island market.

Read the full guide on the blog:

Looking for a mortgage in Victoria? Learn how to find the right mortgage lender, compare rates, and secure the best terms for your Vancouver Island home.

02/07/2026

January kicked off with a familiar seasonal rhythm, but with a twist! We saw 339 sales, but the headline is the inventory growth. With 2,624 active listings (up nearly 10% from last year), we’re officially hovering on the threshold of a Buyer’s Market. 🏠✨

What this means for you:

Buyers: You finally have the selection and "breathing room" to make a move without the frantic pressure. 🧐

Sellers: Prices are holding relatively steady—SFH benchmark at $1,265,500—but presentation is now your best friend in a competitive market.

Every neighborhood is a "micro-market" with its own rules. Want to know how your specific area is faring? Let’s chat and find your advantage for 2026! ☕️🔑