FAQ

In Canada, the minimum down payment is 5% on the first $500,000 of the purchase price and 10% on any amount above that, up to $1.5 million. Homes above $1.5 million require at least 20% down. If your down payment is less than 20%, you're required to carry mortgage default insurance through CMHC or a private insurer. I work with trusted local mortgage advisors who can map out exactly what you'll need for your target price range.

If you're a first-time buyer purchasing in BC, you may qualify for a full or partial exemption from the Property Transfer Tax. Homes priced at $500,000 or less are fully exempt. Between $500,000 and $835,000, you can receive up to $8,000 off your PTT bill, with the benefit phasing out gradually between $835,000 and $860,000 (and gone entirely above that). There are also residency and property-use requirements. I'll help you check your eligibility early so it factors into your budget from day one.

The biggest cost is commission, which in the Victoria area typically totals around 6% on the first $100,000 of the sale price and 3% on the remainder, split between the listing brokerage and the buyer's brokerage — rates can vary by agent, and there's no set or standard commission. On top of that, sellers typically budget for legal fees, any agreed-upon repairs, and mortgage discharge costs if paying out a mortgage early. I provide a full cost breakdown specific to your property before we list.

It depends on the market and the property, but as a general guide: once you're pre-approved and actively searching, buyers in Greater Victoria often find and secure a home within one to three months, though competitive listings can move faster. On the selling side, a well-priced home in a sought-after neighbourhood can go from listing to accepted offer in days to a few weeks, with closing typically 30–60 days after that. I'll give you a realistic, current timeline based on today's market when we talk.

Greater Victoria is made up of distinct communities, each with its own character: Oak Bay offers established, tree-lined streets and heritage homes near the water; James Bay is walkable and close to the Inner Harbour, with a mix of condos and character homes; Fairfield blends family-friendly streets with easy access to the ocean and downtown; Fernwood is artsy and up-and-coming; Saanich East and West offer more space and newer construction across a range of price points; and Esquimalt provides relative affordability with strong water access. I help clients match neighbourhood lifestyle and long-term value to what actually matters to them, not just listing price.

For any resale property, I strongly recommend a professional home inspection to catch structural, electrical, plumbing, or moisture issues before you're committed. If you're buying a condo or townhome, we'll also do a strata document review — meeting minutes, financials, depreciation report, and bylaws — to check for special assessments, reserve fund health, and rental or pet restrictions. I coordinate both and help you interpret the findings so you know exactly what you're taking on.

Yes — in British Columbia, real estate transactions must be completed by a lawyer or notary public, who handles the legal transfer of title, mortgage registration, and closing funds. I work with a network of trusted local lawyers and notaries and can connect you with one as part of your transaction team.

I've built my business on referrals and repeat clients — most of my work comes from people I've helped before, or who've been sent my way by someone I have. I hold the Accredited Real Estate Negotiator (AREN) designation, was selected as one of Victoria's Best Top Real Estate Professionals for 2025, and have ranked in the top 20–30% of agents at the Victoria Real Estate Board across multiple recent years. Whatever your price point or experience level, I focus on clear communication, honest guidance, and making sure you feel confident at every step.

In BC, an offer can be made "subject to" conditions — like financing approval, a satisfactory home inspection, or review of strata documents — giving you time to confirm everything before the deal becomes firm. A subject-free (unconditional) offer waives those conditions, which can make an offer more competitive in a multiple-offer situation but carries more risk if something is discovered later. I'll walk you through which conditions make sense to keep and which are safe to waive based on the property and current market conditions.

Yes, with the right planning. Options include a subject-to-sale offer (conditional on selling your current home), bridge financing to cover the gap between closing dates, or timing your sale and purchase to close together. I'll help you map out the right approach based on your equity, timeline, and comfort with risk.