Find a home in Victoria: 3 expert tips for first-time buyers
Tom has worked with dozens of first-time buyers, and they appreciate his matter-of-fact humour, savvy strategies, and efficient approach. After taking Tom’s advice, first-time home buyers looking to find a home in Victoria can relax and enjoy more ease— and ultimately, a successful purchase. Here are three expert tips from Tom for new investors who want to avoid disappointment and maximize buying power.
Tip one: get pre-approved by a bank or mortgage broker
“You can go online and plug a few numbers into a website and think you’re pre-approved and know what you can afford,” Tom says. This, unfortunately, is a hazy mirage, and not reality. “What you have entered online is ‘fluffy data,’ but when you go into a bank and get a real approval, the bank pulls your credit bureau history.”
Even when we think we are being thoroughly transparent, It’s easy to forget all the ways we may be carrying debt and liability, Tom says. “But every nickel you owe is there on your credit bureau. If you had a poor rating in university, it shows up. Unless you’ve had your credit bureau pulled, you can’t really be pre-approved, or know what you can afford.”
Know your “real number” before you go shopping to find a home in Victoria
Tom often connects his first-time buyers to a trusted mortgage broker who can provide an accurate pre-approval number. Otherwise, many first-time buyers with a “fluffy” online pre-approval start looking at properties they think they can afford. Then, when they find something they love, they get excited. Sometimes, they may go all the way to an accepted offer before the bank tells them they don’t qualify for the financing. “This wastes everybody’s time, and is embarrassing and disappointing,” says Tom.
“You need to have the real number when you’re shopping, and the only way to get that number is with a mortgage broker or a bank. These professionals go all the way, they do the deep dive, then apply the mortgage ‘stress test.’ If you don’t do this first, you’ll constantly frustrate yourself, and fixate on the home you wanted but can’t afford. When you focus on what you can afford, then you’ll succeed.”
Adjust your expectations to find a home in Victoria
Any first-time buyer in Victoria is probably experiencing sticker shock. There may be a sobering realization that the Victoria home you’ve been saving for might not be possible as a first purchase. “You may have thought you were saving for a house,” Tom says, “but now it’ might have to be a condo or townhouse.”
Tom says savvy investors understand that buying well, at any level, is a wise move. “And that first home just has to be functional, and sellable. It doesn’t have to be your last place.” Then, when you go to sell and move up, “you’ll need the ‘wow’ factor,” Tom advises. “Whatever size first home you buy, make sure you are saying ‘wow’ more than ‘ew.’” And if you can’t find even a condo in Victoria you can afford? “You can get into a mobile home situation as a first purchase, spend $250,000, and at least you are in the market. You’ll always be able to sell a manufactured home.”
Tip two: aim high in buyer’s market; aim low in seller’s market
When it’s a buyer’s market, prices are falling, and properties are taking longer to sell. Tom advises his first-time buyers to shop within their pre-approved budget, but look for signs that a property is lingering on the market. “You can shop 10% above your ceiling,” he explains. In a seller’s market, however, “you need to be careful, and aim 10% below your absolute ceiling.” For the summer of 2022, Tom says indications are that Victoria is shifting to a buyer’s market.
One way to qualify for a larger home is to go a little bit farther “out” from the downtown core of Victoria. “Your money always goes farther in the western communities,” Tom advises. Heading out to look in Langford or Colwood can bring the purchase price down considerably. “Sooke is even less expensive— but it’s a more significant commute.” All these factors are important to consider, Tom says. Sometimes, accepting a longer commute could be the wisest choice. Other times, a smaller home right in Victoria is your best bet.
Tip three: don’t get emotionally attached
First-time home buyers are often stressed and emotional when they think they’ve found the “perfect place” — and then don’t get it. Tom helps everyone stay grounded, and keep looking ahead. “It’s very rare that a property for first-time buyers is truly ‘one of a kind,’” Tom counsels. “I tell buyers to just be patient, and know that if you miss something, something just like it or very similar is not far away.”
It sounds a little like dating advice, Tom laughs. But he warns his clients not to become too emotionally attached to any particular property. “Buying a house, especially for first-time buyers, is like getting into a relationship. You are sometimes blind to the obvious pitfalls because you’re so attached to the rosy outcome. My job is to take those rose-coloured glasses off, and keep you grounded.”
He offers the same advice about dips in property values, too. “Don’t get into a situation where you’re looking at your home as anything but a long-term investment,” he says. “You won’t lose money if you can ride it out over a couple of years.”
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2156 Champions Way in Langford: La Bear Mountain Single Family Residence for sale : MLS®# 995621
2156 Champions Way Langford V9B 0R9 
$2,395,000Residential- Status:
- Active
- MLS® Num:
- 995621
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 3,956 sq. ft.
Welcome to the coveted Champions Way, where this 5 bed, 4 bath West Coast inspired executive home overlooks the 9th hole of the prestigious Jack Niklaus designed Bear Mountain G&CC. Thoughtful design and detail is evident with wide plank wood floors throughout the open plan main level and the stone fireplace in the living room incorporating the natural elements of the surrounding landscape. The chef’s kitchen takes center stage featuring a gas range, stainless steel appliances and entertainer’s island, while the adjacent dining area opens onto an expansive balcony with golf course views. The primary suite upstairs is an oasis, with a private balcony, built-in coffee bar and spa-like ensuite including heated floors, freestanding soaker tub, walk-in shower and dual vanity. Enjoy movie nights in the lower-level theater with wet bar, 9’ ceilings and ready for surround sound and projector. The included golf membership is just one of many features of this home. Proudly offered at $2,395,000. More detailsListed by Sutton Group West Coast Realty- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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700 Brighton Pl in Qualicum Beach: PQ Qualicum Beach Single Family Residence for sale (Parksville/Qualicum) : MLS®# 995729
700 Brighton Pl Qualicum Beach V9K 1C2
$899,000Residential- Status:
- Active
- MLS® Num:
- 995729
- Bedrooms:
- 3
- Bathrooms:
- 2
- Floor Area:
- 1,549 sq. ft.
This beautifully renovated, move-in-ready home was updated with comfort and low-maintenance living in mind. Located on an elevated lot that’s fully irrigated with mature landscaping, it features redesigned front and back yards with interlocking patio stones—no grass, perfect for relaxing or entertaining. Inside boasts oak hardwood floors, heated bathroom tiles, updated cabinetry, and a repurposed garage with added storage. The chef’s kitchen includes a gas stove, granite counters, and coffee bar. The open living space has a cozy gas fireplace. The master includes a walk-in closet and ensuite. A dual-zone heat pump and HRV system provide efficient comfort. Extras include a 50-year metal roof, discreet holiday lighting, pergola with mature Clematis, calming water feature, raised garden beds, cedar fencing, sheds, and 3+ parking spaces including room for a trailer or boat. A perfect mix of modern living and serene outdoor space. More detailsListed by Royal LePage Parksville-Qualicum Beach Realty (QU)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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103 118 Rainbow Rd in Salt Spring: GI Salt Spring Condo for sale (Gulf Islands) : MLS®# 995675
103 118 Rainbow Rd Salt Spring V8K 2R7
$780,000Residential- Status:
- Active
- MLS® Num:
- 995675
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,037 sq. ft.
MARINERS LOFT LUXURY 2-Bedroom, 2-Bathroom Oceanview Condo in an Upscale Ganges Building is part of just 7 stratified units. This boutique property offers an exceptional living experience with a host of upscale amenities. Inside, you’ll find cozy gas fireplace and expansive floor-to-ceiling windows that frame breathtaking ocean views. A private deck provides an ideal setting for enjoying the tranquil beauty of Ganges Harbour, with spectacular vistas of the morning sunrise and the surrounding forested islands.Whether you’re relaxing inside or stepping out to your private outdoor space, the property offers views of the ocean, lush forests, and nearby islands. Conveniently located just steps away from the vibrant shops, restaurants, and popular attractions of Ganges Village, this home combines the charm of coastal living with easy access to everything you need. On-site parking adds extra convenience. A unique opportunity for your personal use and/or investment! Unique opportunity! More detailsListed by Pemberton Holmes – Salt Spring- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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202 118 Rainbow Rd in Salt Spring: GI Salt Spring Condo for sale (Gulf Islands) : MLS®# 995715
202 118 Rainbow Rd Salt Spring V8K 2R7
$850,000Residential- Status:
- Active
- MLS® Num:
- 995715
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,026 sq. ft.
MARINERS LOFT LUXURY 2-Bedroom, 2-Bathroom Oceanview Condo in an Upscale Ganges Building is part of just 7 stratified units. This boutique property offers an exceptional living experience with a host of upscale amenities. Inside, you’ll find cozy gas fireplace and expansive floor-to-ceiling windows that frame breathtaking ocean views. A private deck provides an ideal setting for enjoying the tranquil beauty of Ganges Harbour, with spectacular vistas of the morning sunrise and the surrounding forested islands.Whether you’re relaxing inside or stepping out to your private outdoor space, the property offers views of the ocean, lush forests, and nearby islands. Conveniently located just steps away from the vibrant shops, restaurants, and popular attractions of Ganges Village, this home combines the charm of coastal living with easy access to everything you need. On-site parking adds extra convenience. A unique opportunity for your personal use and/or investment! Unique opportunity! More detailsListed by Pemberton Holmes – Salt Spring- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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102 118 Rainbow Rd in Salt Spring: GI Salt Spring Condo for sale (Gulf Islands) : MLS®# 995241
102 118 Rainbow Rd Salt Spring V8K 2R7
$810,000Residential- Status:
- Active
- MLS® Num:
- 995241
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,023 sq. ft.
MARINERS LOFT LUXURY 2-Bedroom, 2-Bathroom Oceanview Condo in an Upscale Ganges Building is part of just 7 stratified units. This boutique property offers an exceptional living experience with a host of upscale amenities. Inside, you’ll find cozy gas fireplace and expansive floor-to-ceiling windows that frame breathtaking ocean views. A private deck provides an ideal setting for enjoying the tranquil beauty of Ganges Harbour, with spectacular vistas of the morning sunrise and the surrounding forested islands.Whether you’re relaxing inside or stepping out to your private outdoor space, the property offers views of the ocean, lush forests, and nearby islands. Conveniently located just steps away from the vibrant shops, restaurants, and popular attractions of Ganges Village, this home combines the charm of coastal living with easy access to everything you need. On-site parking adds extra convenience. A unique opportunity for your personal use and/or investment! Unique opportunity! More detailsListed by Pemberton Holmes – Salt Spring- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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203 118 Rainbow Rd in Salt Spring: GI Salt Spring Condo for sale (Gulf Islands) : MLS®# 995740
203 118 Rainbow Rd Salt Spring V8K 2R7
$835,000Residential- Status:
- Active
- MLS® Num:
- 995740
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,029 sq. ft.
MARINERS LOFT LUXURY 2-Bedroom, 2-Bathroom Oceanview Condo in an Upscale Ganges Building is part of just 7 stratified units. This boutique property offers an exceptional living experience with a host of upscale amenities. Inside, you’ll find cozy gas fireplace and expansive floor-to-ceiling windows that frame breathtaking ocean views. A private deck provides an ideal setting for enjoying the tranquil beauty of Ganges Harbour, with spectacular vistas of the morning sunrise and the surrounding forested islands.Whether you’re relaxing inside or stepping out to your private outdoor space, the property offers views of the ocean, lush forests, and nearby islands. Conveniently located just steps away from the vibrant shops, restaurants, and popular attractions of Ganges Village, this home combines the charm of coastal living with easy access to everything you need. On-site parking adds extra convenience. A unique opportunity for your personal use and/or investment! Unique opportunity! More detailsListed by Pemberton Holmes – Salt Spring- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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in Sooke: Sk John Muir Half Duplex for sale : MLS®# 995427
Sooke
$929,900Residential- Status:
- Active
- MLS® Num:
- 995427
- Bedrooms:
- 6
- Bathrooms:
- 4
- Floor Area:
- 2,469 sq. ft.
Now under construction! Welcome to your next chapter in the heart of a warm, family-oriented neighbourhood in Sooke, BC. This 6-bedroom, 4-bathroom half duplex offers plenty of room for a growing family, multigenerational living, or added rental income thanks to its two bedroom in-law suite. Situated on a spacious corner lot, this half-duplex features its own private entrance and separate street address, creating a sense of privacy that’s rare in this style of home. Inside, you’ll find generous living areas, bright natural light, and thoughtful finishes throughout. Whether you’re hosting family dinners, working from home, or creating a cozy movie night, there’s room for it all. Enjoy a peaceful lifestyle with views of the Olympic Mountains and the Salish Sea, all while being surrounded by friendly neighbours and a strong sense of community. This home checks all the boxes for comfort, space, and location so call your agent today! 2-5-10 Warranty! More detailsListed by Pemberton Holmes Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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3916 Landis Pl in Saanich: SE Swan Lake Single Family Residence for sale (Saanich East) : MLS®# 995700
3916 Landis Pl Saanich V8X 4C1
$1,335,000Residential- Status:
- Active
- MLS® Num:
- 995700
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 1,859 sq. ft.
OPEN HOUSE SAT APR 19, 2PM-4PM…Tucked at the end of a quiet cul-de-sac, near Swan Lake this welcoming 4-bedroom, 3-bath gem offers serene living with incredible outdoor space. The sunny 550+ sq ft deck with gazebo and hot tub is a private retreat, surrounded by a gardener’s paradise—greenhouse, fruit trees, berry patches, veggie plots, perennials, and full irrigation. Enjoy birdwatching (swallows nest yearly!), direct access to the Galloping Goose Trail and walking distance to a multitude of shops, buses and nature. Features include engineered Brazilian Cherry floors, a 200 Amp underground service, no easements on property, garage + workshop, built-in vac, two fireplaces, 3 solar tubes and a wine cellar. The in-law suite with private entrance offers flexible living or rental potential. Updates: new hot water tank (2024), fridge/stove (2024), water line (2021). A true urban oasis with character and comfort. Don’t miss your opportunity to own this special property! More detailsListed by The Agency- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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Lot 16 Ashling Rd in Qualicum Beach: PQ Qualicum North Land for sale (Parksville/Qualicum) : MLS®# 995688
Lot 16 Ashling Rd Qualicum Beach V9K 2V1
$549,900Residential- Status:
- Active
- MLS® Num:
- 995688
Build your dream home here! This stunning 2.496-acre estate offers a drilled well, new septic system, 400 amp electrical service, short driveway with culvert, and paved road access. Enjoy direct access to miles of scenic walking trails leading to the Little Qualicum Falls Provincial Park. Zoned R-3, the property allows one dwelling per hectare and up to two secondary suites (one detached), with suite size limited to 40% of the main home or 90 m²—whichever is less. Located near the future $2.2M Meadowood Community Centre. Custom building plans available. A rare opportunity in a beautiful setting! Price plus GST. Measurements are approximate. More detailsListed by RE/MAX of Nanaimo- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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282 E Burnside Rd in Victoria: Vi Burnside Single Family Residence for sale : MLS®# 994968
282 E Burnside Rd Victoria V9A 1A3
$1,049,000Residential- Status:
- Active
- MLS® Num:
- 994968
- Bedrooms:
- 2
- Bathrooms:
- 3
- Floor Area:
- 1,433 sq. ft.
Open House Saturday 19TH 2:00-4:00A Private Urban Oasis! Tucked away in the heart of the city, this hidden gem offers a rare sense of seclusion and serenity—without ever leaving town. Set back from the main road with driveway access off the quiet Eldon Place that leads to a separate carport and shop, making this property feel like a world of its own. While conveniently located on a major thoroughfare, you’d never know it once inside. The lush, mature front yard creates a natural sound barrier, and the solid, well-built home ensures peaceful, quiet living. It’s the perfect escape while being 10 minutes to downtown or Langford and minutes away from Uptown and Mayfair. The home features a fir wood staircase and exposed fir beams that bring a sense of modernism and serenity to the space. With a small front yard, a private back patio, an upper deck off the master bedroom, and the workshop/carport combo, you really feel like you have everything you need tucked onto this lot. More detailsListed by RE/MAX Camosun- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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2577 Selwyn Rd in Langford: La Mill Hill Single Family Residence for sale : MLS®# 995424
2577 Selwyn Rd Langford V9B 3L2
$1,048,000Residential- Status:
- Active
- MLS® Num:
- 995424
- Bedrooms:
- 5
- Bathrooms:
- 2
- Floor Area:
- 2,396 sq. ft.
Tucked away from the road and backing onto Cedar Vale Park and a peaceful creek, this bright and spacious property offers pure privacy on a beautifully landscaped lot with mature gardens. The main home features 3 bedrooms and an updated bathroom upstairs, plus a 2-bedroom suite below—ideal for extended family or income potential. Enjoy modern updates including new electrical, plumbing, and a heat pump. The fully fenced yard includes a separate garage/shop, covered BBQ area, dog run, storage, charming studio with power, and a playhouse for the kids. Direct access to park trails, close to all amenities, schools and the lake, completes this gem of a home More detailsListed by RE/MAX Camosun- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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33 4355 Viewmont Ave in Saanich: SW Royal Oak Townhouse for sale (Saanich West) : MLS®# 995463
33 4355 Viewmont Ave Saanich V8Z 5K8
$999,000Residential- Status:
- Active
- MLS® Num:
- 995463
- Bedrooms:
- 3
- Bathrooms:
- 3
- Floor Area:
- 1,449 sq. ft.
OH Sat 12-2pm. Modern Design, Comfort, & Community! This thoughtfully designed 3-bed, 3-bath end-unit townhouse blends style & convenience in a sought-after luxury strata community. The main level offers a thoughtfully designed open kitchen, dining, & living area. The showpiece kitchen boasts an oversized island, quartz countertops, & a sleek gas range—perfect for everyday cooking & elegant entertaining. Upstairs, the spacious primary bedroom leads to a spa-like ensuite bathroom. The 2nd bedroom is well-appointed, with a 4-piece bath just steps away & easy access to a separate laundry area. Downstairs, a 3rd bedroom with full bath adds privacy & versatility. Quality finishings, modern lighting, & efficient features like a heat pump, on-demand hot water, & an EV charger option offer low-impact living. The large 1-car garage provides great storage or workshop potential. Enjoy a fenced south-facing yard & balcony with views over the tennis courts. Close to parks, shops, dining, & transit. More detailsListed by Pemberton Holmes Ltd. and Pemberton Holmes Ltd. – Oak Bay- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
