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2025 Comox Valley Real Estate Projections…The Year Strategy Takes the Lead in Real Estate

The Comox Valley real estate market in 2025 is setting the stage for a year of calculated moves. With mortgage rates holding steady at 4.5% to 4.75%, housing prices forecasted to rise modestly by 3.3% (BCREA forecast) and new policies shaping the landscape, it’s time for buyers and sellers to bring their A-game.

Interest Rates: Stability, Finally? After a few years of fluctuating rates, stability is here—or so we think. While fixed rates hovering around 4.5% provide a sense of predictability, any surprises from an anticipated federal election could change the narrative. Policy tweaks or incentives aimed at affordability might spark new activity or add an extra layer of uncertainty.

BC Policy Changes: Airbnb and Tenancy Rules BC’s tougher Airbnb regulations mean short-term rental properties could lose some luster, pushing more investors toward long-term rentals?  Combine this with recent updates to the BC Tenancy Act, and we could see landlords rethink their approach—or even step back altogether. These shifts could open doors for owner-occupiers but tighten the rental market further.

Population Trends: The Elephant in the Room More people are leaving BC than moving in, which could temper demand in some areas. However, the Comox Valley’s appeal to retirees, remote workers, and lifestyle-driven buyers keeps it resilient. Local amenities, natural beauty, and community appeal continue to draw people in.

Remote Work and Lifestyle Preferences Remote work trends are boosting demand for homes with offices and outdoor spaces. The flexibility to live and work anywhere is encouraging buyers to prioritize lifestyle, making Comox Valley a top destination.

Climate Adaptation and Resiliency Flood zones, fire risks, and rising insurance premiums are shaping buyer preferences. Homes with eco-friendly upgrades, climate-resilient features, and safer locations are commanding attention. Sellers, addressing these concerns before listing could provide an edge.

Stock Market vs. Real Estate With the stock market facing volatility, many investors are turning to real estate as a more stable option. Tangible assets like homes and rentals offer security and long-term value, even amid economic uncertainty.

What It Means for Buyers and Sellers Buyers: With investors stepping back and competition easing, 2025 could be your year to secure a long-term home. But don’t wait too long—supply isn’t infinite, and lifestyle properties will still command attention.

Sellers: Today’s buyers are selective. A polished, realistically priced home will still attract strong offers, especially in sought-after segments like single-family homes and rural escapes.

2025 is shaping up to be a year of thoughtful decisions, where preparation and strategy will define success.

Happy to chat anytime! 

Philippa Berg

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Navigating BC's New Residential Tenancy Laws: The Fine Print You Can’t Ignore

The real estate landscape in British Columbia just got a shake-up. With new rules under Bill 14, buying, selling, or renting a property now comes with an updated rulebook. Let’s break it down so you’re ready to make your next move.

Key Changes You Should Know

1. Plan to Stick Around: 12 Months Required

Landlords evicting tenants to move in must now stay for at least 12 months. This change eliminates short-term evictions and ensures genuine intent. Buyers, if you’re eyeing a tenanted property, consider this in your timeline. What Happens If You Don’t Wait 12 Months? Failing to meet the 12-month occupancy requirement can have serious consequences. Tenants can report the violation, leading to penalties, including fines and compensation payments to the displaced tenant.

2. Growing Families Get a Break

Landlords can no longer raise rent just because your family grows. Adding a child to your household won’t lead to an unexpected rent hike.

3. No More Baseless Evictions

Frivolous eviction notices are out. Landlords must follow strict guidelines to ensure tenants aren’t being unfairly displaced.

4. Evictions Go Digital

All Notices to End Tenancy for personal use must now be issued through an online portal. This ensures compliance and standardizes the process. You can access the portal Here

5. Three-Month Notice for Buyers

Buying a tenanted property and planning to move in? You’ll need to provide tenants with three months’ notice—down from the previous four months. Yes, you read that right. The government initially extended the notice period to four months before walking it back to three. Why? Let’s just say it was a case of trying to fix one problem and creating another. The rollback helps buyers who need possession quickly align with mortgage and financing deadlines.

6. Faster Dispute Resolution

Tenants now have 21 days to dispute a Notice to End Tenancy for buyer occupancy, helping streamline the process for buyers needing possession.

What This Means for Buyers and Sellers

Buyers: Plan your move-in timeline carefully, factoring in the three-month notice period and possible tenant disputes. Work with an experienced agent who knows the rules.

Sellers: Be transparent about tenancies to avoid surprises during the sale. Clear communication can make all the difference.

For Landlords

Landlords, these rules are here to stay, so play by them. Use the online portal for all notices, and be prepared to commit to a full year if you’re planning a personal-use eviction. The penalties for non-compliance aren’t worth the risk.

Larger Rental Buildings: A Quick Note

For those managing larger buildings (five or more units), personal-use evictions are no longer allowed. While less relevant in the Comox Valley, it’s good to know for multi-unit investors.

Bottom Line

BC’s updated tenancy laws bring new challenges but also opportunities to level the playing field. Whether you’re buying, selling, or renting, staying informed and working with professionals can make all the difference. These rules seem to change frequently, so staying in the know is essential. To dive deeper into these regulations, visit the BC Tenancy Act.

Got questions? Let’s talk.

Philippa Berg 

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Open House. Open House on Saturday, January 25, 2025 10:00AM - 12:00PM

Please visit our Open House at 2055 Sussex Dr in Courtenay. See details here

Open House on Saturday, January 25, 2025 10:00AM - 12:00PM

Step into your family's dream home in the vibrant Crown Isle Resort & Golf Community where quality matches functionality & beckons w/ atmosphere. This designer-inspired home boasts a chef's dream kitchen, featuring ample cabinetry, sleek quartz counters, a gas range, & quality stainless-steel appliances. Natural light floods the main floor, dancing off the gleaming hardwood floors & accentuating the soaring ceilings of the grand entrance, great room, & dining areas. Upstairs, find 3 spacious bedrooms, including a luxurious primary suite complete wi/a 5-piece en-suite & walk-in closet that feels like your own personal sanctuary. Quality features include a concrete tile roof, hardie plank siding, dble garage, & electric heat pump for heating & cooling. Centrally located to schools, trails, shopping & 18 hole golf course this home promises a lifestyle of luxury & convenience. Enjoy endless family gatherings in the oversized patio/gazebo & fully fenced, low-maintenance backyard.

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I have sold a property at 5018 Headquarters Rd in Courtenay

I have sold a property at 5018 Headquarters Rd in Courtenay on Jan 14, 2025. See details here

Country living just minutes to town, surrounded by pastoral views w/ the illusion of acreage but convenience of .48 acre RU-ALR lot- zoned for 2ndary dwelling. This rare sized property in coveted area is home to a 2010 Lawmar Constructed main level living home w/3 bdrms up & a den (or 4th bdrm) on the main. Updated bright modern kitchen w/quartz counters, eating bar & stainless appliance pckg w/dining adjacent. Lots of room for your country sized table. Spacious living room w/ cathedral ceiling, elec fp & surrounding windows to take in the views. Bright upstairs bdrms, primary w/ walk-in closet & 3 piece bath. New jetted tub in 2016 in main & hot tub w/ automated lift cover for those rainy days. Added conveniences; drive through circular driveway, easy maintenance landscaping, dble garage, separate laundry room w/sink, heated kitchen & bathroom floors, new hot water tank, bdrm ceiling fans & walk to high school, Exhibition Grounds & Sports Complex. Septic 2010, Drilled well 2012.

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2025 Comox Valley Real Estate Projections

2025: A Year for Bold, Strategic Real Estate Moves

Forget what you thought you knew about real estate. The Comox Valley market in 2025 isn’t about waiting for the stars to align—it’s about making your own moves. With mortgage rates finally settling between 4.5% and 4.75%, housing prices “predicted”- (I use that term loosely)  to rise modestly by 3.3%, and policy changes reshaping priorities, this is the year to act decisively. But let’s be real—no one has a crystal ball. Strategic decisions, informed by trends and local dynamics, will separate the winners from the rest.

Mortgage Rates: Stability with a Side of Suspense

2025 brings a welcome sigh of relief as mortgage rates hold steady at 4.5% to 4.75%. For buyers, this stability means predictability, offering the confidence to plan and act without the shadow of fluctuating costs. Sellers also benefit as steady rates encourage more buyers to step off the sidelines. But here’s the twist—federal election drama might stir the pot, with affordability measures or tax incentives shaking up the market mid-year. Stay nimble.

Policy Shifts: Airbnb and the Investor Equation

The party’s over for speculative investors relying on short-term rental income. BC’s stricter Airbnb rules and updates to the Tenancy Act have reshuffled the deck. The focus is shifting to owner-occupiers and long-term rental investors. For sellers, this means one thing: properties that were once Airbnb cash cows may need a new story to attract lifestyle-focused buyers.

Comox Valley’s Draw: A Magnet for Lifestyle Seekers

Even as BC sees a slowdown in net migration, the Comox Valley continues to shine as a haven for retirees, remote workers, and families seeking a perfect balance of affordability, nature, and community. Buyers want flexibility—think home offices, multi-use spaces, and properties that cater to a work-life blend. Sellers, here’s your edge: market your home as a lifestyle, not just a structure.

Infrastructure: The Quiet Game-Changer

New schools, active transportation paths, and improved community hubs are quietly transforming the Comox Valley. Projects like the Cumberland-Courtenay Connector and enhancements to Royston Road are creating safer, more connected neighborhoods, while new schools and community centers cater to growing populations. For buyers, this means long-term value in areas benefiting from these developments. For sellers, proximity to these upgrades is more than a convenience—it’s a marketable feature that can elevate your property’s appeal. Infrastructure isn’t just a background factor; it’s a driving force behind rising property values and a crucial consideration for anyone navigating the 2025 market.

For Buyers:

  • Think Beyond Today: Look for properties with secondary suites or rental potential in areas set for growth.

  • Leverage Stability: Use steady rates to lock in favorable terms and focus on equity growth.

  • Follow the Demographics: Homes designed for retirees and remote workers are highly competitive—find those niches.

For Sellers:

  • Polish the Product: Buyers are selective in 2025. Presentation matters—invest in staging, curb appeal, and small upgrades.

  • Tell a Story: Highlight features that resonate with today’s buyers, like outdoor living spaces or proximity to local amenities.

  • Price with Precision: The days of testing the market with inflated pricing are over. Smart pricing gets results.

2025: Why This Year is Different

2025 isn’t a year of wild swings—it’s a year of quiet, meaningful shifts that will reward those paying attention. From Airbnb rule changes to infrastructure-led growth, the Comox Valley real estate market is ready for buyers and sellers who can see beyond the surface. Whether you’re a first-time buyer, a seasoned investor, or someone planning to sell, strategy and preparation will be the keys to success and of course working with an experienced Realtor® like yours truly. 

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The Real Estate Undercurrent: What’s Really Driving 2025’s Market


Forget the obvious—2025’s market is being steered by forces most people aren’t talking about. When it comes to the 2025 Comox Valley real estate market, the forces driving change aren’t always in plain sight. Sure, mortgage rates and modest price growth dominate headlines, but what about the undercurrents shaping buyer and seller decisions? Let’s dive into the real story.

Remote Work’s Long Shadow
Remote work has transformed housing demand, and the Comox Valley is a prime beneficiary. Lifestyle properties with home office potential and outdoor amenities are highly sought after. Buyers are seeking more than square footage—they’re looking for a new way of living.

Regional Upgrades: The Quiet Game-Changer
Community investments—whether it’s infrastructure projects or new amenities—quietly drive up property values. Areas benefiting from better connectivity or enhanced quality of life are on the rise.

Airbnb’s Ripple Effect
Stricter regulations have pushed investors to reconsider short-term rentals. The result? More properties entering the long-term rental or sales market. For buyers, this means opportunities to snag homes that were previously off-limits.

Election-Year Jitters
Every election brings potential policy shifts, and 2025 is no different. From housing affordability measures to tax incentives, buyers and sellers need to stay nimble and informed.

Generational Waves
From downsizing Boomers to ambitious Millennials, demographic shifts are creating unique opportunities—and challenges. Sellers who know their audience will have the upper hand.

Real Estate: A Lifestyle Decision
The Comox Valley’s appeal isn’t just about houses—it’s about the life you can build here. Ocean views, vibrant communities, and flexible spaces are top of mind for today’s buyers.

What This Means for You

  • Buyers: Get strategic. Focus on properties with long-term potential in areas poised for growth. Think secondary suites, emerging neighborhoods, and homes that align with your lifestyle goals.

  • Sellers: Presentation is everything. Highlight your home’s unique features and lifestyle appeal, from flexible spaces to proximity to new amenities.

In 2025, it’s the hidden forces that will define success. Whether you’re buying or selling, understanding the dynamics below the surface will help you navigate this complex market with confidence.   

With 20 years in Real estate under my belt this April 2025 I have the experience, confidence and insight to share with you. 

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Smart Moves: Uncovering Real Estate’s Hidden Gems in 2025

2025 demands more than just listing or browsing—it’s a year for bold decisions. Buyers can seize long-term value in up-and-coming areas, while sellers need to impress a sharper audience. With modest price growth, evolving policies, and a shifting rental landscape, the Comox Valley is ripe with opportunities for those who know how to navigate the market. 

Buyers, this is your chance to invest in properties with long-term value—think secondary suites, emerging neighborhoods, or homes needing a little TLC to unlock their full potential. Sellers, buyers today are astute and selective. To stand out, your property must be impeccably maintained, realistically priced, and marketed to its fullest potential.

From election-year uncertainty to lifestyle-driven migration trends, this year’s market is anything but ordinary. Explore what makes 2025 an opportune time for calculated decisions, and learn how to position yourself for success in this dynamic real estate landscape.

2025 is shaping up to be a year where opportunities abound for those prepared to act strategically. With policy changes, migration shifts, and regional dynamics influencing the market, both buyers and sellers can position themselves for success.

For Buyers: The Time for Long-Term Thinking Prices are forecasted to rise modestly, and the easing of speculative activity thanks to anti-flipping regulations means less competition for properties that hold long-term value. Buyers should consider:

  • Homes with secondary suites for rental income.

  • Properties in up-and-coming neighborhoods that offer growth potential.

  • Fixer-uppers that allow for equity building with renovations.

For Sellers: Quality Over Quantity This is not the market for a passive approach. Sellers must ensure their homes appeal to selective buyers who are willing to wait for the right property. Key tips include:

  • Highlighting outdoor spaces, home offices, or other high-demand features.

  • Ensuring properties are well-maintained and presented professionally.

  • Pricing homes realistically to reflect current market conditions.

Market X-Factors

  1. Election Year Uncertainty: The federal election could bring affordability measures or tax changes that may impact buyer activity mid-year.

  2. Airbnb and Rental Market: Stricter regulations may push investors toward long-term rentals, stabilizing some market segments but tightening rental supply.

  3. Lifestyle Trends: The Comox Valley continues to attract remote workers, retirees, and families seeking a balance of nature, amenities, and community.

2025 isn’t a year for the impulsive—it’s a year for informed, deliberate action. Whether buying or selling, understanding the nuances of the market will be key to making smart moves.

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