Jean Medland

Phone: 250-858 7716 |

I have listed a new property at 401E 1115 Craigflower Rd.
Golf Course Living at Gorge Vale! Come see this centrally located, top floor, 2bd/2bth condo over top of the 2nd hole! Just over 1000sqft, this spacious home has loads of natural light with vaulted 9 ft ceilings. The strata is family& pet-friendly,& allows unrestricted rentals! Perfect for investors. Located on the top floor for quiet living, the prime location lends itself to easy commutes to all districts in minutes & on a main bus route. Surrounded by trails & parks with groceries nearby and the splendor of Gorge Park and swimming nearby. Attentive & well-run strata keep the property in top shape with consistent, professional maintenance. The condo has all wood floors, high-end cherry wood kitchen cabinets with stainless steel appliances, and in-suite laundry. You’ll enjoy the large, well-ventilated master bedroom with a walk-thru closet and ensuite. Secure underground parking & kayak storage. Come see this Gorge Vale Golf course condo today and enjoy the endless benefits!
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I have sold a property at 69 4061 Larchwood Dr.
Three bedroom plus den, three bathroom townhouse at Cedar Lane. Walking distance to UVic and NO Rental Restrictions, making it a great investment property or student accomodation. No age restriction makes it great for families and dogs and cats allowed as well! Three bedroom two bathroom upper level with a shower in the ensuite. Renovated kitchen with quality stainless steel appliances and newer cabinets, two piece bath and a large living room that leads out to the 500sqft patio with west exposure. Lower level is partially finished with drywall and carpet with a rec room, insuite laundry, tons of storage space and a 4th bedroom/den/office for lots of living options and flexibility. Lower level is an additional 624sqft, not included in the finished square footage but fully useable space. Energy efficient gas furnace and gas hot water tank. Great complex within walking distance to all levels of amenities including shopping, transit, schools, parks and more. Proudly offered at $599,900.
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I have sold a property at 7059 Briarwood Pl.
Spectacular Whiffin Spit Beauty situated on almost 1/2 acre lot on cul de sac & any easy 5-minute walk to Whiffin Spit Park. Large custom built 1981 bungalow on unfinished basement has been lovingly & meticulously cared for over the years. Expansive front yard w/ beautiful gardens - house sits high w/ views of Sooke Hills. Designed for living large- generous room sizes incl. living room, inline dining room & kitchen offering wall oven, built in microwave, pantry & peninsula opening on to eating area. Main level is over 2400 sq ft & offers sunroom w/ French doors & 29x19 family room w/ an abundant use of windows- endless possibilities. 3 beds 2 baths – incl. master w/walk in closet & 3 piece ensuite. The almost 8ft high -1800sq ft unfinished basement has fireplace, wood stove & windows- just waiting to be finished for your needs. South facing backyard has deck, large level lawn w/ mature trees, vegetable garden area & greenhouse. This is a superior property in a superior neighbourhood!
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I have sold a property at 1320 Queensbury Ave.
This large family home is in the sought-after, exclusive Maplewood area and has lots of room! Built in 1969, over 3000 sqft, 5 bds(6 if you add a closet), with 2 kitchens, so perfect for inlaws or guests. Lower level has a wood fireplace & extra storage. Two car garage leaves plenty of room for a shop. Up the spiral staircase to the 2nd level, offers a large living room, separate formal dining area, and an updated kitchen with a breakfast nook. Oversized master bedroom has a 2-piece bathroom, with deck and stairs to the terraced back yard. The second floor has 2 more generous bedrooms along with a 4-piece bathroom. You will love gorgeous Cedar Hill Golf Course views from the massive, wrap-around deck. Bring your updating ideas to this stunning location. Start your day walking the trails, feeding the ducks, playing golf, or simply enjoying the warm deck with a terrific book. Lots of parking & easy to view. Won't last long!!
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I have sold a property at 2854 Knotty Pine Rd.
Perfect starter home or forever home on a large private lot. Spacious rancher with breezeway and cozy family room with woodstove (has private entrance). This 3 bedroom home offers charm with crown molding and a gas fireplace in the living room. Attic for extra storage space. Large yard with plenty of room for gardening, entertaining & relaxing. Tons of separate storage room in the shed and attached workshop/hobby room. Bonus: Newer updates include exterior and roof & windows all done recently. In the heart of Langford, shopping, entertainment, dining and Langford Lake is all just a couple of minutes away! Side yard has access to rear of property. Underground sprinklers, newer cedar deck and plenty of room to roam in this well cared for home!
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I have sold a property at 1017 Isabell Ave.
Charming and functional! This 5 bedroom, 2473 sqft house WITH SUITE is located on a culdesac in the popular Happy Valley community. You'll love the sprawling 8700 sqft lot that is fully fenced and divided into two areas - giving the suite it's own enclosed yard space! Enjoy direct access to the Galloping Goose trail and parking for up to 7 cars - all in close proximity to schools, lakes, playgrounds and amenities! Inside you will appreciate the character with inlaid oak flooring, lathe and plaster walls, and crystal door knobs on the french doors - all rarities in this neighborhood! The upper level offers 3 beds, large bright living areas/kitchen, and a newer sundeck overlooking a big back yard. The lower level boasts a full height 2 bed suite ideal for supplemental income or future family expansion. The home is well cared for with many valuable updates done over the years (see list in docs) including a newer septic system and updated roof/windows! Don't miss this one!
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I have listed a new property at B 904 Old Esquimalt Rd.
Delightful 3 bd/2bth rear duplex centrally located near Victor Brodeur School. Warm wood floors on the main level with large bedrooms upstairs. Tall ceilings and light throughout this quiet, open plan-designed home. Homes are separated by the single car garage so you have benefits of strata but you feel you're in a detached home. Over 1600 sqft of living space with a gourmet roomy kitchen. Relax by the living room fireplace or enjoy summer garden parties in the large, level garden oasis in the backyard. Room for your bikes, kayaks, and camping supplies in the shed. Fully fenced yard with custom gorgeous wood gates for easy access to the shed. Close to shopping, downtown, rec centre, schools, West Bay marina and transit. Walk Score of 72! Won't last long so book your viewing today! MORE PHOTOS COMING!
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Shopping for a Mortgage?
A Stricter Stress Test is Likely on the Way

 

If you’re in the market for a mortgage over the next several months, you’ll want to read on.

Several new mortgage changes are coming down the pipeline that could affect your ability to qualify for a loan. Below we cover these changes and how they may impact you. 

A Stricter Stress Test (Potential impact: medium for uninsured mortgage borrowers)

Last month, Canada’s banking regulator proposed changes that will tighten the stress test for uninsured mortgages (those with a down payment of 20% or more). 

The Office of the Superintendent of Financial Institutions unveiled its proposal that would see the current qualifying rate rise from 4.79% today to 5.25% starting June 1. OSFI said it would also “revisit the calibration of the qualifying rate at least once a year to ensure it remains appropriate for the risks in the environment.”

Experts calculate that the tightening will result in a reduction in purchasing power of about 4%. In other words, if you can qualify for a $500,000 mortgage today, after June 1 that will be reduced to $479,000. 

Most uninsured borrowers who are well-qualified shouldn’t have a problem meeting the new qualification criteria, but if you’re currently near the limit of your borrowing capacity, you’ll want to run the numbers with me to ensure you can still qualify. 

Vacancy Tax for Foreign Buyers (Potential impact: none for Canadian residents)

Despite calls for the federal government to rein in house price growth, Finance Minister Chrystia Freeland’s first budget was absent of any significant measures aimed at cooling the housing market. 

More Rule Changes to Come?

It’s widely expected that the Department of Finance will eventually announce a tightening of the insured stress test to bring it more in line with the proposed changed for the uninsured test. This would apply to those obtaining a mortgage with a down payment of less than 20%. 

There’s been no confirmation as of yet, however when OSFI released its revised stress test proposal the Minister of Finance said this: “We will continue to monitor housing market conditions across the country. To inform potential steps the government may take, we will closely examine the results of the consultation announced by the Superintendent of Financial Institutions.”

Do you have a renewal coming up or are you considering a refinance? Are you concerned about the potential impacts of the stress test changes? The key is having all of this new information in hand before embarking on the process, and I’d be happy to review the changes with you.  


Call me today!

Michelle Earl
(778) 678-9796
michelle.earl@mortgagegroup.com

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I have listed a new property at 1320 Queensbury Ave.
This large family home is in the sought-after, exclusive Maplewood area and has lots of room! Built in 1969, over 3000 sqft, 5 bds(6 if you add a closet), with 2 kitchens, so perfect for inlaws or guests. Lower level has a wood fireplace & extra storage. Two car garage leaves plenty of room for a shop. Up the spiral staircase to the 2nd level, offers a large living room, separate formal dining area, and an updated kitchen with a breakfast nook. Oversized master bedroom has a 2-piece bathroom, with deck and stairs to the terraced back yard. The second floor has 2 more generous bedrooms along with a 4-piece bathroom. You will love gorgeous Cedar Hill Golf Course views from the massive, wrap-around deck. Bring your updating ideas to this stunning location. Start your day walking the trails, feeding the ducks, playing golf, or simply enjoying the warm deck with a terrific book. Lots of parking & easy to view. Won't last long!!
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I have sold a property at 52 14 Erskine Lane.
An ideal location! Walking distance to Eagle Ridge Center, Schools, Hospital, Galloping Goose Trail & Thetis Lk Park! Enjoy Southerly exposure with sun streaming through the many over-sized windows. The Chefs in the family will enjoy the bright, updated kitchen with tile floor & lots of cupboards/ counter space. The spacious, bright dining area has patio doors to the private patio & a breakfast counter open to the living room. Relax on the quiet patio, backing on to a green belt for added privacy & a peaceful view. The top floor has 3 bedrooms, incl the large master with ensuite, & main bath. The fully finished ground level features a 4th bedroom, den, full bath plus separate entry. Situated in a quiet area with plenty of wonderful neighbors, this well managed complex offers a wonderful club house with a full kitchen, large event room, patio, BBQ, exercise equipment and a pool table. Pet friendly for 2 dogs or 2 cats (subj to Strata approval)
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Welcome to January!

In this newsletter, I will bring in my network specialist, Jack Groucott, and have him share his insights into how to manage cashing-out when downsizing. If you are thinking of downsizing now or in the spring, reach out so I can get your plan for maximum gain, in the shortest time frame and the least amount of hassle.
 
Jack tells me these are the top 5 tips he helps clients manage their nest egg: (Check out my video interview below!)
 

  • Build a plan! Sit down and determine what is important to you and what you want to achieve.
  • Work with a professional to determine: goals, time frame, tolerance for risk.
  • Follow a 'dollar cost average' strategy. Slow and steady wins the race! Transition capital from Bonds to Stocks over time, not in one shot.
  • Build a diversified portfolio of quality investments, backed by research.
  • Follow a process! Meet regularly to make sure you are on track to achieve your goals.

 
It is crucial to 'keep your emotions in check'  and this fundamentally comes from having a plan and a strategy.
 
For a free, no-obligation consultation with Jack, you can reach him at the contact info below.
 
Jack Groucott
Financial Advisor
Edward Jones
4085 Shelbourne St.
Victoria, BC V8N5Y1
(778) 700-3338
www.edwardjones.ca



The 2020 Victoria real estate market year in review...
On Vancouver Island the Sales-to-Active-Listings ratio was 47.48 percent and the Months of Inventory ratio 2.11 which resulted in a Seller's Market. 
In Victoria : the Sales-to-Active-Listings ratio was 63.86 percent and the Months of Inventory ratio 1.57 which resulted in a Seller's Market. 
A total of 631 properties sold in the Victoria Real Estate Board region this December, 57 per cent more than the 402 properties sold in December 2019 and a 20.6 per cent decrease from November 2020. Sales of condominiums were up 61.2 per cent from December 2019 with 195 units sold. Sales of single family homes increased 58.6 per cent from December 2019 with 314 sold.

A grand total of 8,497 properties sold over the course of 2020, 17.1 percent more than the 7,255 that sold in 2019. 2020 sales came in close to one thousand sales over the ten-year average of 7,329 properties.
Read the full report here



Average House Prices by City

Nov 2020

Nov 2019

Nov 2018

Yellowknife

$447,966

$425,482

$334,556

Vancouver

$1,044,000

$993,700

$1,042,100

Victoria

$730,200

$693,700

$686,400

Edmonton

$322,700

$316,100

$321,800

Calgary

$418,700

$413,900

$418,300

Saskatoon

$303,600

$287,500

$293,500

Regina

$278,800

$259,600

$272,100

Toronto

$902,500

$815,800

$763,600

Hamilton-Burlington

$735,300

$626,000

$581,900

Ottawa-Carleton

$540,500

$441,800

$393,600

Quebec City

$267,900

$274,600

$280,072

Montreal

$423,400

$379,000

$348,200

Fredericton

$195,022

$184,665

$164,692

Saint John

$209,702

$191,896

$197,463

Halifax-Dartmouth

$393,461

$343,252

$296,419

Winnipeg

$286,500

$305,744

$289,876


 


Source: CREA - Most Recent Month Reported

 


Average House Prices by Province

Nov 2020

Nov 2019

Nov 2018

National

$603,344

$528,728

$488,080

Yukon

$424,353

$395,741

$394,406

Northwest Territories

$447,966

$425,482

$334,556

British Columbia

$814,049

$746,481

$708,739

Alberta

$405,662

$370,440

$374,915

Saskatchewan

$283,371

$280,757

$283,849

Manitoba

$314,418

$291,279

$280,683

Ontario

$744,036

$629,648

$574,993

Quebec

$413,144

$335,097

$314,893

New Brunswick

$203,907

$182,304

$175,976

Prince Edward Island

$309,031

$247,035

$226,155

Nova Scotia

$306,314

$277,104

$233,679

Newfoundland

$281,900

$240,149

$225,655


 

Source: CREA - Most Recent Month Reported


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I have sold a property at 207 3915 Carey Rd.
Centrally located 2 bdrm, 2bth condo at sought after Carey Hill Walk. Located on the quiet side of the building on 2nd floor, so no elevator required! Impressive entry and lobby are stroller & mobility friendly. This large suite is drenched with morning sunshine with cool evenings. Enjoy the tall ceilings throughout with a grand-master bedroom with ensuite with separate soaker tub and shower. This condo comes with in-suite laundry! You will love the modern open layout with spacious kitchen & loads of counter space. Easy access to shopping at Uptown Mall, Tillicum Mall, Saanich Plaza. Walk to many parks & trails within minutes! Bus stop at the front door to travel quickly to UVic or Downtown! Rentals, pets, & kids allowed(see bylaws). Newer Hot water tank too! Condo comes with 1 parking in the secure underground parking with camera surveillance, 2 bike storage areas & spacious storage lockers. Solid investment at a great price - book your tour today!
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I have listed a new property at 207 3915 Carey Rd.
Centrally located 2 bdrm, 2bth condo at sought after Carey Hill Walk. Located on the quiet side of the building on 2nd floor, so no elevator required! Impressive entry and lobby are stroller & mobility friendly. This large suite is drenched with morning sunshine with cool evenings. Enjoy the tall ceilings throughout with a grand-master bedroom with ensuite with separate soaker tub and shower. This condo comes with in-suite laundry! You will love the modern open layout with spacious kitchen & loads of counter space. Easy access to shopping at Uptown Mall, Tillicum Mall, Saanich Plaza. Walk to many parks & trails within minutes! Bus stop at the front door to travel quickly to UVic or Downtown! Rentals, pets, & kids allowed(see bylaws). Newer Hot water tank too! Condo comes with 1 parking in the secure underground parking with camera surveillance, 2 bike storage areas & spacious storage lockers. Solid investment at a great price - book your tour today!
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Because your investment properties may well be part of your extended overall investment portfolio, selling them is probably one of the most important decisions you will make in your life. And once you have made that decision, you'll want to sell your investment properties for the highest price in the shortest time possible without compromising your sanity. Before you place your investment property on the market, here are ways to help you to be as prepared as possible.


To assist those investment owners affected by the new taxes in British Columbia, a new industry report has just been released called "What we know about the Speculation and Property Tax Transfer taxes and what to do first to get the information you need” It tackles the important issues you need to know to make your investment property competitive in today's tough, aggressive marketplace.


Through these 3 tips, you will discover how to protect and capitalize on your most important investment, reduce stress, be in control of your situation, and make the most profit possible.


In this report, you'll discover how to avoid financial disappointment or worse, a financial disaster when selling your investment property in British Columbia. Using a common-sense approach, you get the straight facts about what can make or break the sale of your investment property. Bottom line is these new taxes are complex, require a review of your entire portfolio and tax position as well as understanding how these changes (combine with other municipal Airbnb and Residential Tenancy changes) will potentially affect the entire Victoria Real Estate market.

ORDER YOUR FREE REPORT NOW, YOU OWE IT TO YOURSELF TO LEARN HOW THESE BRITISH COLUMBIA PROPERTY AND SPECULATION TAX CHANGES WILL AFFECT RESALE MARKET CONDITIONS NOW AND MOVING FORWARD.

Knowing this will give you the competitive edge to get your investment property sold fast and for the most amount of money. We are currently working with clients caught up in this situation so we are eager to help you navigate your best path.

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I have sold a property at 6916 Blanchard Rd in Sooke.
Welcome to 6916 Blanchard Rd. This brand new 2 story home is situated on a large lot among other new homes. Prominently positioned this 4 bedroom 3 bathroom +den home offers an open layout with valley views and a 1 bedroom suite. Just off the large kitchen with island you have a large deck great for a BBQ or lounging. In the master you will find a 4 piece bathroom and large walk-in closet. In addition the home will also come with hot water on demand, dual zone heat pump for heating & cooling, gas fireplace, pot lights throughout, quartz countertops, easy maintainable outdoor space with Harti plank fibre cement siding. Enjoy Sooke's laid back lifestyle with parks, restaurants & the waterfront just a short drive away. Price plus GST
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I have sold a property at 900 Walking Stick Lane in Saanich.
Experience luxurious living in this immaculate one level custom home. Located in a peaceful setting among Sequoia trees, and with sweeping views of natural gardens and Cordova Bay Golf Course, this is a quiet and welcoming place to come home to. At 2000+ square feet with two full bedrooms & den (with murphy bed to act as 3rd bedroom) plus full sized garage, there is no compromise in size. Location is second to none for those who want privacy and a feel of country living with shops and restaurants just a few minute’s walk away. Mattick’s Farm boasts a Red Barn Market and several boutique shops as well, so groceries, wine, gardening items and good coffee couldn’t be more convenient. This is a walkers', golfers' and cyclists' paradise! Boasting features like custom closets, quartz counters, rosewood flooring, SS appliances, heat pump and more, this rare home is sure to please the discerning buyer. Virtual tour and floor plans available.
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I have listed a new property at 207 3915 Carey Rd.
AWESOME Must Sell Now 2 bdrm, 2bth condo at sought after Carey Hill Walk. Located on the quiet side of the building on 2nd floor, so no elevator required! Impressive entry and lobby are stroller & mobility friendly. This large suite is drenched with morning sunshine with cool evenings. Enjoy the tall ceilings throughout with a grand-master bedroom with ensuite with separate soaker tub and shower. This condo comes with in-suite laundry! You will love the modern open layout with spacious kitchen & loads of counter space. Easy access to shopping at Uptown Mall, Tillicum Mall, Saanich Plaza. Walk to many parks & trails within minutes! Bus stop at the front door to travel quickly to UVic or Downtown! Rentals, pets, & kids allowed(see bylaws). Newer Hot water tank too! Condo comes with 1 parking in the secure underground parking with camera surveillance, 2 bike storage areas & spacious storage lockers. Solid investment at a great price - book your tour today!
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Victoria real estate market continues to adapt in the changing times

August 4, 2020  A total of 979 properties sold in the Victoria Real Estate Board region this July, 38.7 per cent more than the 706 properties sold in July 2019 and 21.2 per cent more than the previous month of June 2020. Sales of condominiums were up 11.2 per cent from July 2019 with 239 units sold. Sales of single family homes were up 61.1 per cent from July 2019 with 559 sold.

"If we look at the numbers alone, June and July were unseasonably busy months and the number of sales this month are on the higher end of our market for a typical July," says Victoria Real Estate Board President Sandi-Jo Ayers. "But we are not in a typical season. We cannot derive an ongoing trend nor forecast by looking at activity because we know the market is subjected to unusual factors amidst a health crisis. Our spring market was delayed because of the pandemic. It is likely that our spring demand moved into summer now that folks are moving around our community more freely. Time will tell if these factors are resulting in a very compressed cycle of activity or if this trend will persist in the fall."

There were 2,653 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of July 2020, 10 percent fewer properties than the total available at the end of July 2019 and a 1.7 per cent decrease from the 2,698 active listings for sale at the end of June 2020.

"A big factor in our market right now is that we continue to see this very long term, very low supply of inventory which puts pressure on our market and prices," adds Ayers. "Though we had a good number of new listings come to market this month, many of those listings were snapped up by buyers. Our average active listings for July over the past ten years is 3,767 but our current local inventory is more than a thousand properties less than that. Right now we have a lot of demand for single family homes – without the numbers to meet demand - prospective buyers are often entering into multiple offer, competitive situations or are unable to find appropriate properties. It's a challenging market to navigate, but your REALTOR® is standing by to help should you wish to discuss a strategy to buy or sell a home in our current market."

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in July 2019 was $861,100. The benchmark value for the same home in July 2020 increased by 5.7 per cent to $910,400, 1.6 per cent more than June's value of $896,200. The MLS® HPI benchmark value for a condominium in the Victoria Core area in July 2019 was $520,900, while the benchmark value for the same condominium in July 2020 increased by 1.7 per cent to $529,900, 0.8 per cent more than the June value of $525,600.

About the Victoria Real Estate Board – Founded in 1921, the Victoria Real Estate Board is a key player in the development of standards and innovative programs to enhance the professionalism of Realtors. The Victoria Real Estate Board represents 1,374 local Realtors. If you are thinking about buying or selling a home, connect with your local Realtor for detailed information on the Victoria and area housing market.

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I have sold a property at 3144 Munn Rd in Highlands.
A magical 5 acre setting in the heart of nature on the East side of the Highlands. The home & property have been transformed over the years. A real treat to view. Just over 3200 Sq.Ft. offering 4 beds/4 baths + home office & stunning family room! Attention to detail everywhere you turn; hardwood, tile & cork floors throughout, quartz countertops, heat pump heating and cooling, solid fir doors & so much more. Gorgeous brand new kitchen with S/S appliances, ample counter space & storage. Wood burning fireplace helps to set the mood for those family meals. Huge master suite on upper floor with a spa like ensuite, large walk in closet and views to the Olympic Mtns. If you like to entertain - you'll be impressed with the 3 sets of french doors that lead to amazing outdoor spaces; beit the viewing decks by the koi pond or the massive deck above the garage. Ample parking, stunning landscaping, an outbuilding, automated chicken coop & so much more! Preview online, then book your showing.
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I have sold a property at 3 395 Tyee Rd in Victoria.
Spectacular 2 bd/3bth Townhouse at Dockside Green now available. These rare garden suites with a stunning, private rooftop deck rarely come to market. Open floorplan with bamboo floors on the 1st level provides a spacious kitchen, dining & living room area which opens to the garden patio. Sleek, urban kitchen has quartz countertops & stainless steel appliances. Huge crawl space for ample storage under this level! Upstairs, master bedroom, with its own full bath, has garden and harbour views. Laundry and 2nd bedroom on this level and then onward to the 3rd level with private rooftop deck! Platinum LEED-certified building with a district energy facility, an on-site wastewater treatment plant & greywater recycling system. Tranquil greenway & waterway link the common spaces. A high walk score & cycle score of 95, this home is central to downtown, shopping, Foi Epi bakery & Browns Crafthouse! Underground secure, parking, with rentals & pets allowed(see bylaws). This won't last long!!
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MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.