OPEN HOUSE Sunday October 18th 2pm-3pm. Located beside Langford Lake on a private road at the end of a quiet cul-de-sac, this exceptional property features a 3,235 sq. ft. home and a custom-built 560 sqft. carriage house (2023) on a level 0.17-acre lot. With approximately $9,000 in potential monthly rental income, it offers a rare opportunity for investors or buyers seeking substantial mortgage-supporting revenue. The main home features 2 kitchens and can be configured as a 5-bedroom, 2-bathroom residence plus a 2-bedroom, 1-bathroom suite. The fully self-contained carriage house has its own private driveway and separate utilities, providing exceptional privacy and flexibility. Additional highlights include parking for up to six vehicles, an EV charging plug, gas hydronic heating, a heat pump with air conditioning, and Langford Lake views with park and lake access just 100 metres away. Ideal for investors, multigenerational families, or buyers looking to maximize rental income. Asking price is $1,499,999 ....see MLS and floor plans below. Let me know if you want me to price the suites and main home.

Here's a link to the Greater Victoria area "Shareable Open Houses" for the weekends. This link is "live" so that means it will be up to date anytime you click on it. Shareable Open Houses in the Greater Victoria Area The idea is to start scheduling yourself to take a look at a few Open Houses on the weekends. This will give you an idea of what neighbourhoods you would like to live in, what bus routes or bike lanes are close by, what recreation facilities, parks and stores are available to you etc. It will also give you an idea of what can you afford. I usually start the pricing formula by using square footage as an example. For instance if we had a 2000 sq ft home priced at $1,000,000 and the suite was 25% of the home, then that would mean the suite would be worth $250,000 and the rest of the home would be worth $750,000. This is always negotiable between the two buyers because perhaps one person has a Motorhome they want to park in the driveway and have relatives use periodically, or maybe the person with the suite will do all the yard and maintenance work. I always say "flippantly" "We make this stuff up". What I mean is that we use a comprehensive Joint Venture Agreement to document the arrangement and clearly set out how its terms should be interpreted and applied, so each party understands their rights and responsibilities. Feel free to copy and paste that link on your desktop and remember that you can go to "Classroom" the "Buyers Tab", and you will see "live links" to Shareable Open Houses in the Western Communities, Greater Victoria area, and the Peninsula area.

If you’ve been waiting to buy, this fall may be worth another look 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.

If you want to see inside some of the homes that are shareable, or have a suite where two parties could share a home, here's the Open House list for this weekend. Westshore-Sharable Suites Open 🏠 Greater Victoria Shareable Open🏠 You are welcome to copy and paste these URL's onto your desktop, or just remember that they are inside the "Buyers Classroom". Also if you want to see the floor plan of any of these, just message me. David Hale 250-812-7277

Live the Fernwood lifestyle in this beautifully updated character home offering 4BR's upstairs & a bright 1BR+Den suite below. Sunlight fills the renovated kitchen w/butcher-block island, cozy gas-fireplace living room, & spacious dining room w/French doors & hardwood floors. A full bath on the main adds everyday convenience, while the upper level features 4 charming BR's & a renovated bathroom w/double sinks & an oversized clawfoot tub. New 2026 roof, attic reinsulation & updated wiring. Further upgrades include newer windows, draft-sealing, Rockwool soundproofing, updated paint, 2023 hot water tank, 200-amp panel & EV-ready wiring. The long gated driveway offers abundant parking & future garage potential & the west-facing yard is perfect for relaxed evenings. A quiet, yet convenient location w/fabulous neighbours, steps to schools, Victoria High’s field & track, Fernwood Village, North Park Village Centre, Central Park, Crystal Pool, & an easy stroll to Downtown. Act quick! https://portal.onehome.com/en-CA/share/1197438y95101