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In this month's market update, Adrian, Vince, and mortgage expert David Steinberg of Olympic Mortgage break down everything you need to know about Victoria real estate heading into spring 2026.

Victoria rents are falling, active listings hit 3,710, and the market is sitting right on the edge of buyer's territory — but the story looks very different depending on what you're buying and where. Single-family homes in the core are holding strong, while downtown condos are sitting longer and cutting prices. New missing middle supply is hitting the market daily with mixed results, and a rarely-seen stat just showed up: 92 single-family homes listed under $1 million in the Victoria Core — the most in five years.

We also dig into community sentiment, GST exemption effects on condo resale demand, BC property tax deferment changes, and what fall 2026 might look like for buyers and sellers.

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Produced by: The CityNest Real Estate Group
Citynest.ca

Adrian Maclaren
250-464-4122
adrian@citynest.ca
https://www.instagram.com/adrianrealestatevictoria/

Vincent Baart
https://www.linkedin.com/in/vincentbaart/

David Steinberg
david@olympicmortgages.ca
778.401.4712

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In this month's market update, Adrian Maclaren, Vincent Baart, and mortgage expert David Steinberg of Olympic Mortgage cut straight to what Victoria buyers and sellers need to know right now — no fluff, just honest insights.

Victoria's real estate market is shifting, and whether you're buying or selling in Greater Victoria, understanding where things stand could save you time, money, and stress. The team breaks down current market conditions, what's happening with mortgage rates, and the key economic factors shaping the Victoria housing market heading into spring.

Are Victoria home prices dropping? Is now a good time to buy in Victoria? Should sellers be adjusting their expectations? Adrian, Vince, and David tackle all of it — and share their predictions for where the market is heading next.

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Produced by: The CityNest Real Estate Group
Citynest.ca

Adrian Maclaren
250-464-4122
adrian@citynest.ca
https://www.instagram.com/adrianrealestatevictoria/

Vincent Baart
https://www.linkedin.com/in/vincentbaart/

David Steinberg
david@olympicmortgages.ca
778.401.4712

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In this episode of the Victoria Real Estate Podcast, hosts Adrian Maclaren and Vincent Baart sit down with Stephane Lecouteur, Chief Dream Officer at Mexico Land Ventures, for a candid and eye-opening conversation about what it actually takes for Canadians to buy property in Mexico — legally, safely, and confidently.

With over two decades in sales, media, radio, and digital marketing, Stephane brings a unique lens to the world of cross-border real estate. He's not an agent — he's an advocate, educator, and due diligence expert whose mission is to make sure Canadian buyers don't get burned by what they don't know.

In this episode, we cover:

• Why so many Canadians are exploring Mexico right now — retirees, investors, and remote workers alike
• The truth about safety in Mexico and how headlines distort reality
• How foreigners can legally own property in Mexico, including near coastlines and borders
• What "restricted zones" actually mean — and the fideicomiso trust structure that makes coastal ownership possible
• The most common mistakes buyers make when navigating Mexican real estate alone
• Why independent legal verification is non-negotiable — and what proper title verification actually looks like
• Red flags every buyer should watch for, and how to spot bad advice before it costs you
• Stephane's role as a buyer advocate versus a real estate agent — and why that distinction matters
• Property management, timeshare cancellations, and the legal pitfalls Canadians don't see coming
• The smartest first step for anyone who's "Mexico-curious" but hasn't pulled the trigger yet

Whether you're thinking about a retirement property, a vacation rental investment, or just exploring your options outside Canada, this episode gives you the framework to move forward with confidence — and avoid the mistakes others have already made.

https://mexicolandventures.com/

🎙️ The Victoria Real Estate Podcast is produced by the CityNest Team at RE/MAX Camosun Oak Bay in Victoria, BC.

📲 Follow us @victoriarealestatepodcast | Leave us a review on Spotify or Apple Podcasts — we read every one!

Adrian Maclaren
250-464-4122
adrian@citynest.ca
@adrianrealestatevictoria

Vincent Baart
vincent@citynest.ca

https://www.linkedin.com/in/vincentbaart/

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In this episode of the Victoria Real Estate Podcast, Adrian Maclaren and Vincent Baart sit down with Adam Gant, a real estate investor and entrepreneur focused on housing finance and affordability.

With over 20 years of experience across private real estate funds and public REITs, Adam brings a unique perspective to one of the biggest challenges facing Canadians today — the cost of housing.

The conversation explores why most discussions around housing miss a critical piece: the cost of financing. Adam breaks down how the “price of money” influences what gets built, who can afford to buy, and how wealth is created (or limited) through real estate. He also makes some BOLD predictions on the future of Real Estate in Victoria.

We also cover:

• How mortgage financing has changed since the 2008–2009 credit crisis
• The long-term impact of COVID-era monetary policy
• The relationship between housing, wealth concentration, and inequality
• Why supply alone may not solve affordability
• The role of population growth and money supply
• Shared equity housing and alternative ownership models
• A forward-looking outlook for BC real estate markets

This episode is ideal for anyone looking to better understand the deeper forces shaping housing in Canada — beyond the usual headlines.

Adam Gant

https://www.linkedin.com/in/adamgant/

Adrian Maclaren
250-464-4122
adrian@citynest.ca
@adrianrealestatevictoria

Vincent Baart
vincent@citynest.ca

https://www.linkedin.com/in/vincentbaart/

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In this episode of the Victoria Real Estate Podcast, Adrian Maclaren and Vincent Baart sit down with Robinson Smith, Founder & CEO of Smith Manoeuvre Services Corp. and steward of The Smith Manoeuvre™ — one of Canada’s most discussed yet widely misunderstood financial strategies.

Robinson explains how the strategy works, where it came from, and why many homeowners are revisiting it in today’s environment of higher debt levels, changing rates, and affordability pressure. The conversation unpacks common misconceptions, potential risks, who the strategy may (and may not) suit, and how Canadians are thinking differently about mortgages, investing, and long-term wealth creation.

Whether you’re a homeowner, aspiring buyer, or finance professional, this episode provides a clear, practical look at how mortgage structure, tax efficiency, and behavioural discipline intersect in real-world financial planning.

As always, this discussion is educational in nature and not personal financial advice — listeners should consult qualified professionals regarding their specific situation.

Produced by: The CityNest Real Estate Group
Citynest.ca

Robinson Smith

https://smithman.ca/

Adrian Maclaren
250-464-4122
adrian@citynest.ca
@adrianrealestatevictoria

Vincent Baart
vincent@citynest.ca

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In this month’s Victoria Real Estate Podcast market update, Adrian Maclaren and Vincent Baart of the CityNest Team are joined by mortgage broker David Steinberg from Olympic Mortgage to break down what’s really happening in the Greater Victoria housing market as we head into 2026.

This episode focuses on a key question many buyers are asking right now: who actually qualifies to buy in Victoria today? We walk through real income requirements for condos, townhomes, and detached homes, explain current mortgage rules, and discuss how debt, down payments, and interest rates impact buying power.

We also dig into January 2026 market data, including sales trends, inventory levels, pricing changes, and how Victoria continues to show resilience compared to other BC markets. On the mortgage side, David shares insights on the broader economy, interest rate expectations, employment uncertainty, and how lenders are viewing risk heading into the year.

If you’re a buyer, seller, investor, or just trying to understand where Victoria real estate is heading, this episode delivers a clear, data-driven snapshot of the market — without the hype.

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Produced by: The CityNest Real Estate Group
Citynest.ca

Adrian Maclaren
250-464-4122
adrian@citynest.ca
@adrianrealestatevictoria

Vincent Baart
vincent@citynest.ca

David Steinberg
david@olympicmortgages.ca
778.401.4712

Send us Fan Mail

In this special conference episode of the Victoria Real Estate Podcast, Adrian Maclaren records live from the BC 2030: The Future of BC Real Estate Conference in Vancouver, hosted by the Real Estate Institute of British Columbia.

Adrian is joined by Jada Basi, co-owner and Principal of CitySpaces Consulting, a community planning and infrastructure expert with two decades of experience working in rural, regional, and resource-based communities across Western Canada.

The conversation explores:

• What company towns were and how they shaped British Columbia
• The impact of the Instant Towns Act of 1965 on development
• Why many resource communities now face aging infrastructure and economic challenges
• Why these towns still matter to BC’s economy today
• How Indigenous-led utilities and regional partnerships are changing the future
• What governments, investors, and planners need to do to prepare for the next generation of major projects
• Why the future of BC’s economy may depend more on what we repair than what we build next

Jada also shares practical insights for younger planners and entrepreneurs, plus a few personal picks in a fun rapid-fire closing segment.

If you’re interested in real estate, infrastructure, housing policy, or where British Columbia’s economy is heading next, this episode offers a rare look beyond the major cities and into the communities that quietly support the province.

Produced by: The CityNest Real Estate Group
Citynest.ca

Adrian Maclaren
250-464-4122
adrian@citynest.ca
@adrianrealestatevictoria

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In this month’s Victoria Real Estate Market Update, Adrian and Vincent from the CityNest team at REMAX are joined once again by mortgage expert David Steinberg to break down everything shaping the local market as we head into the end of 2025.

We cover Victoria’s surprising progress on provincial housing targets, shifting rental prices across Canada, and what new mortgage rules mean for buyers, sellers, and investors in 2026. David gives us the latest on fixed vs. variable trends, rate movement, and renewal strategies as the lending landscape changes.

This episode’s Neighbourhood Highlight dives into the Hillside–Mayfair area — its history, lifestyle, housing options, and what buyers should know before making a move.

And of course, Vince brings the full market breakdown: detached homes heating up, condos staying cool, and the overall market swinging back toward the warm side of balanced.

If you’re thinking about buying, selling, investing, or you just want to understand what’s actually happening in Victoria real estate right now — this episode has everything you need.

🎧 Sponsored By: caninecarcare.com
Clean car = instant confidence. Mobile detailing with a satisfaction guarantee.

Produced by: The CityNest Real Estate Group
Citynest.ca

Adrian Maclaren
250-464-4122
adrian@citynest.ca
@adrianrealestatevictoria

Vincent Baart
vincent@citynest.ca

David Steinberg
david@olympicmortgages.ca
778.401.4712