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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9048 Driftwood Dr in Chemainus: Du Chemainus Single Family Residence for sale (Duncan) : MLS®# 1021681
9048 Driftwood Dr Chemainus V0R 1K2 
$1,093,333Residential- Status:
- Active
- MLS® Num:
- 1021681
- Bedrooms:
- 3
- Bathrooms:
- 3
- Floor Area:
- 2,333 sq. ft.
Wake up every day to ocean, Gulf Island & Coastal Mountain views from this refined 2019 custom built 3 bed, 3 bath residence. Offering approx. 2,333 sqft of thoughtfully curated living space, it showcases 9’ ceilings, hand-scraped hickory floors & designer lighting, with quartz surfaces carried through the chef’s kitchen, spa-inspired baths & laundry. The gourmet kitchen features quality cabinetry & a large island, flowing into a light-filled great room anchored by a statement gas fireplace. Upstairs, a media/lounge retreat opens to an oceanview balcony – an exquisite spot for sunrise coffee or sunset wine. Outside, enjoy a fully fenced yard, elegant partially covered patio for year-round entertaining & RV parking. Set on a quiet street just steps to the beach, walkable to schools & parks, and minutes to charming downtown Chemainus, this home offers a rare opportunity to elevate your Vancouver Island lifestyle. More detailsListed by RE/MAX Anchor Realty (QU)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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1986 Estevan Rd in Nanaimo: Na Brechin Hill Single Family Residence for sale : MLS®# 1021694
1986 Estevan Rd Nanaimo V9S 3Z2
$589,000Residential- Status:
- Active
- MLS® Num:
- 1021694
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,127 sq. ft.
Discover the potential at 1986 Estevan Road, a bright and welcoming 2 bedroom, 2 bath residence set on a beautifully oversized lot just moments from the shoreline of Departure Bay. The home offers an airy open living and dining area, a sun-filled solarium, and a spacious yard with endless possibilities. The lower level is a blank canvas, ready for your custom finishing ideas. The detached 100 amp powered workshop is perfect for builders, artists and hobbyists. Major upgrades completed between 2012–2015 include plumbing and electrical upgrades (200 amp main service), fresh insulation, new basement windows, roof, and updated drywall. With its ideal location just steps away from beaches, BC Ferries, Harbour Air, schools, recreation, and everyday amenities, this home is a wonderful opportunity for buyers seeking character, convenience and room to grow. More detailsListed by Royal LePage Nanaimo Realty (NanIsHwyN)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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5027 Tiffany Pl in Nanaimo: Na Uplands Single Family Residence for sale : MLS®# 1021687
5027 Tiffany Pl Nanaimo V9T 6N6
$786,900Residential- Status:
- Active
- MLS® Num:
- 1021687
- Bedrooms:
- 3
- Bathrooms:
- 2
- Floor Area:
- 1,401 sq. ft.
Discover the ideal blend of nature, comfort, and convenience in this beautifully maintained 3-bed, 2-bath rancher in sought-after Ridgeview Park. Set on a private 12,379-sqft lot framed by mature trees and dramatic rock bluffs, this 1,400-sqft home offers a peaceful, park-like setting only minutes from shopping, transit, and recreation. The bright, open layout features quality maple cabinetry, generous windows, and a spacious primary suite with a walk-in shower and excellent storage. A 4-year-old roof, built-in vacuum, efficient irrigation system, and double-car garage add practicality and ease. Outside, enjoy established, low-maintenance landscaping and the tranquility of a quiet no-through road. Perfectly located within walking distance of Linley Valley’s expansive 145-acre trail network and just five minutes from Nanaimo North Town Centre and Oliver Woods Community Centre, this home offers the best of natural beauty and everyday convenience. Call Today to arrange a showing! More detailsListed by REMAX Professionals (NA)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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6 2100 Errington Rd in Errington: PQ Errington/Coombs/Hilliers Manufactured Home for sale (Parksville/Qualicum) : MLS®# 1021592
6 2100 Errington Rd Errington V0R 1V0
$532,000Residential- Status:
- Active
- MLS® Num:
- 1021592
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 2,282 sq. ft.
AFFORDABLE LIVING with EXTRA ROOM. This refreshed 4 bedroom, 3 bathroom home offers exceptional value on a bare land strata with a low $120 monthly fee. Set on its own 0.14 acre lot, the home has been updated with new hot water tanks, new deck, newer fencing, fresh landscaping, and interior upgrades. The upper level features an open main living space, bright kitchen, large second bedroom, full bath, and a spacious primary suite with walk-in closet and 4 piece ensuite. The walkout lower level adds two more bedrooms, another full bath, a large family or rec room with new wood stove, laundry, and direct access to the yard. Pets are welcome, there are no age restrictions, and the layout offers flexibility for families needing extra space. A covered front deck, parking for two vehicles, and proximity to Englishman River Falls Provincial Park add to the appeal. Priced below assessment and packed with value. More detailsListed by Royal LePage Parksville-Qualicum Beach Realty (PK)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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901 Dogwood St in Campbell River: CR Campbell River Central Land for sale : MLS®# 1021703
901 Dogwood St Campbell River V9W 2X6
$395,000Residential- Status:
- Active
- MLS® Num:
- 1021703
Ocean View Lot. RM3 Zoning allows for development of multi family 3+ unit residential. Mortgage helper potential for a savvy investor or an entry level development project for an up-and-comer. Don’t let this one get away! More detailsListed by Royal LePage-Comox Valley (CV)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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4305 Sunrise Rd in Duncan: Du West Duncan Single Family Residence for sale : MLS®# 1021482
4305 Sunrise Rd Duncan V9L 6G6
$899,000Residential- Status:
- Active
- MLS® Num:
- 1021482
- Bedrooms:
- 5
- Bathrooms:
- 2
- Floor Area:
- 1,758 sq. ft.
Discover exceptional value and versatility on this peaceful 2 acre property just minutes from Duncan. The main residence is a spacious 4-bedroom, 1-bath double-wide home featuring generous deck space—including partially covered areas—perfect for year-round outdoor living. Inside, cozy wood stoves warm the family room and kitchen, and a durable metal roof offers long-lasting peace of mind. A detached 2-car garage/workshop provides ample room for vehicles, hobbies, and storage. A second dwelling offers rental income or multigenerational living potential. This 1-bedroom, 1-bath unit includes a large deck, a wood stove, a bright studio space on the lower level, plus its own workshop and carport. The property itself is mostly treed, offering excellent privacy, separation between the two homes, and a serene rural atmosphere. Enjoy the firepit, gardens, and tranquil pond—an ideal setting for those seeking space, nature, and quiet living while staying close to town amenities. More detailsListed by Pemberton Holmes Ltd. (Dun) and Pemberton Holmes Ltd. (Lk Cow)- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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2641 Forest Edge Rd in Sooke: Sk Broomhill Single Family Residence for sale : MLS®# 1021702
2641 Forest Edge Rd Sooke V9Z 1P9
$959,900Residential- Status:
- Active
- MLS® Num:
- 1021702
- Bedrooms:
- 3
- Bathrooms:
- 2
- Floor Area:
- 1,827 sq. ft.
Complete and Ready for Immediate Occupancy! Brand new semi-custom rancher awaits ownership! Meticulously crafted 3 bed, 2 bath, 1,827sq.ft one-level home built by quality local builder! Sprawling livingspace features 9′ ceilings & wide plank laminate floors. Designer kitchen w/quartz counters, huge island, tile splash & gas range. Frigidaire gallery stainless appliance pkg included. Large formal dining area connects to bright living room w/nat.gas fireplace & access to covered back patio roughed-in for hottub. Irrigated yard still to be landscaped & fenced. Laundry/mud room w/crawl space access providing great storage. Sizable primary features 5-piece spa-like ensuite w/in-floor heat, walk-in shower & soaker tub. Dual walk-in closets w/built-in organizers. 2 addtl bedrooms of good size! 4-pce main bath also w/in-floor heat. HW-on-demand, double garage, 2 zone ductless heat pump + more! All situated on a flat 694sq.m lot in the all new, West Ridge Trails! Price+GST. Your new home awaits More detailsListed by Royal LePage Coast Capital – Sooke- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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A 6521 Noblewood Pl in Sooke: Sk Broomhill Half Duplex for sale : MLS®# 1020302
A 6521 Noblewood Pl Sooke V9Z 0W3
$689,900Residential- Status:
- Active
- MLS® Num:
- 1020302
- Bedrooms:
- 3
- Bathrooms:
- 3
- Floor Area:
- 1,514 sq. ft.
This beautifully designed 3-bedroom, 3-bathroom half duplex offers contemporary living in the heart of Sooke’s sought-after Woodland Creek neighbourhood. Perfectly positioned on a quiet, family-friendly cul-de-sac & steps from parks, trails, & schools, this home blends modern style with functionality. The bright, open-concept main level features a stunning kitchen with quartz countertops that carry through to the herringbone tile backsplash, complemented by under-cabinet lighting & high-end appliance package. The inviting living room showcases a feature fireplace with custom millwork & tile surround. Upstairs, the light-filled second level offers 3 well-appointed bedrooms, including a beautiful Primary with a spa-inspired ensuite featuring heated tile floors, a walk-in shower with floor-to-ceiling tile, & quartz countertops. Stylish, comfortable, & ideally located—The Sitka is a standout & affordable opportunity to reside in one of Sooke’s most popular communities. OPEN HOUSE Sun 1-3pm More detailsListed by RE/MAX Camosun- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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2694 Mathew Pl in Malahat: ML Mill Bay Manufactured Home for sale (Malahat & Area) : MLS®# 1021696
2694 Mathew Pl Malahat V0R 2P2
$448,000Residential- Status:
- Active
- MLS® Num:
- 1021696
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,314 sq. ft.
Welcome to Kerry Village, a unique 55+ community bordering Crown Land where you OWN YOUR LAND and simply pay a low $60.00 p/mt strata fee to maintain common property. This welcoming neighbourhood consists of 64 homes in a lovely quiet rural setting that is close to shopping, recreation, Marina with Boat Launch and a short drive to Victoria. This 1993 Home rests on a LEVEL 5,000 SQ FT LOT in a cul-de-sac, Sunny West Facing / Private Backyard, Heat Pump / Air-Conditioning, Single Car Carport, BOAT / RV PARKING, detached / Wired Workshop, Sunroom, Big Kitchen, Vaulted Ceiling in Great Room, Lots of Windows and Natural Light, Patio for outdoor living and nice front yard / curb appeal. Mill Bay Shopping Centre is within walking distance and there are hiking trails outside your door. This property offers tremendous value in an excellent – central area. More detailsListed by RE/MAX Generation- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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501 511 Rithet St in Victoria: Vi James Bay Condo for sale : MLS®# 1021698
501 511 Rithet St Victoria V8V 1E4
$2,600,000Residential- Status:
- Active
- MLS® Num:
- 1021698
- Bedrooms:
- 3
- Bathrooms:
- 3
- Floor Area:
- 1,873 sq. ft.
Welcome to JayBay, an exclusive collection of 16 luxury residences by Casman Properties, renowned for crafting homes that reflect the character of each neighbourhood. Following their celebrated Cameo in Sidney, home to the reimagined Star Cinema, Casman now brings their thoughtful design to Victoria’s coveted James Bay community. JayBay blends refined West Coast architecture with modern livability: open layouts, Canadian-made quartz countertops, two-tone cabinetry, and stainless steel appliances. Spa-inspired ensuite featuring Moen fixtures and in-floor heating. The Penthouse offers 1873 sqft, 2 balconies with city and ocean views, an electric fireplace, engineered hardwood floors, air conditioning, parking, a Modo car share membership, and Bike Storage. Pet-friendly with no size restrictions. Steps to Dallas Road, Beacon Hill Park, and the Inner Harbour. Completion expected Spring 2027. Price + GST. More detailsListed by Rennie & Associates Realty Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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22 901 Kentwood Lane in Saanich: SE Broadmead Townhouse for sale (Saanich East) : MLS®# 1021439
22 901 Kentwood Lane Saanich V8Y 2Y6
$949,000Residential- Status:
- Active
- MLS® Num:
- 1021439
- Bedrooms:
- 2
- Bathrooms:
- 2
- Floor Area:
- 1,222 sq. ft.
Welcome to easy one level living in this wonderful 55+ townhome community,where comfort & convenience come together in a beautifully maintained setting.This charming home offers an inviting open floor plan with abundant natural light, spacious living & dining areas plus an updated kitchen designed for daily living. The primary suite features closet space & an ensuite plus there is a good size 2nd bedroom. Additional features include main-level laundry, a South facing deck, private courtyard patio & an attached garage.Outside enjoy a tranquil neighborhood with professionally cared-for grounds & a low maintenance lifestyle.The complex also has fantastic amenities including an indoor pool,hot tub,sauna, clubhouse, library,billiards & parking for RV’s.Some small pets welcome! This is the perfect place to settle into simplicity without sacrificing style or comfort.Close to transit,recreation, close to walking/biking trails,a short walk to Broadmead Village or Royal Oak Shopping Center. More detailsListed by Engel & Volkers Vancouver Island- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
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1 2573 Kilgary Pl in Saanich: SE Cadboro Bay Townhouse for sale (Saanich East) : MLS®# 1021711
1 2573 Kilgary Pl Saanich V8N 1J7
$1,079,000Residential- Status:
- Active
- MLS® Num:
- 1021711
- Bedrooms:
- 2
- Bathrooms:
- 3
- Floor Area:
- 1,900 sq. ft.
Welcome to The Croft, an exclusive enclave of seven townhomes ideally situated in desirable Cadboro Bay, steps from the beach, village, parks, shopping, and transit. Tucked quietly at the end of the complex, this 2BR/3BA residence offers 1,900 SF over two levels, with large principal rooms, a bright kitchen, dining room, a sunken living room, gas FP, powder room and French doors off the family room leading to a sunny patio and private yard. This well-designed floor plan also includes two generous bedrooms, each with its own ensuite, ensuring comfort and privacy. Skylights and large windows flood the interior with natural light, while a welcoming patio extends the living space outdoors. A detached garage provides added convenience and private access off a quiet lane enhances both privacy and charm. Blending casual elegance with everyday practicality, this seldom-offered home presents a rare opportunity to enjoy the best of seaside living in one of Victoria’s most coveted neighbourhoods. More detailsListed by Newport Realty Ltd.- TOM HOPPER
- RE/MAX Generation – Neal Estate Group
- 1 (250) 8939799
- Contact by Email
