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

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. 

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. 

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.

Hey there, savvy real estate enthusiasts!  The British Columbia budget announcement is here, and it's stirring up some buzz in the property realm. Here's a quick rundown of how the recent budget changes might affect you in the world of real estate:

1. Flipping Tax Takes Center Stage:

   • Premier David Eby has been clear that speculators are in his crosshairs, and with the 2024 budget, his government has announced details of a new "BC Home Flipping Tax."

   • Starting January 1, any profits made from the sale of a residential home within two years of buying it will be subject to the tax – with exceptions.

   • The tax will see a sliding scale: 20 percent on profits made on a home sold within the first year, gradually declining to zero after two years of ownership.

   • Divorce, death, illness, and relocation for work, “among others” would be grounds to avoid paying the tax.

   • The tax revenues are earmarked toward the construction of new affordable housing in the province.

2. Speculation and Vacancy Tax Amendments:

   • Effective January 1, 2024, leaseholders registered with the Land Title and Survey Authority will bear the responsibility of the speculation and vacancy tax. Say goodbye to fee simple owners carrying the load!

3. Property Transfer Tax Gets a Facelift:

   • Calling all first-time homebuyers! As of April 1, 2024, the threshold for property transfer tax exemption skyrockets to a fair market value of $835,000.

   • Newly built homes also get a boost, with the exemption threshold jumping to $1,100,000.

   • Looking ahead to 2025, transactions involving new purpose-built rental buildings receive a golden ticket. Qualifying purchases can kiss the general property transfer tax goodbye.

The BC budget is shaking things up in the real estate realm, aiming to strike a balance between affordability and investment. Whether you're flipping, buying your first home, or eyeing the rental market, these changes could shape your next move. Stay informed, stay savvy, and let's navigate these waves of change together!

Please reach out with any questions you may have. 

2024 Get Ready... Get Set... Go

As we step into the dawn of 2024, optimism fills the air. The rumblings of lower interest rates and other positive signs are setting the stage for an exciting year ahead.

Buyers who've been waiting in the wings are about to spring into action. With more choices and lower monthly payments on the horizon, the market is buzzing with anticipation. We're expecting prices to rise in many segments later this year, prompting savvy buyers to make plans for refinancing in the near future.

For sellers, it's time to embrace proactive strategies. Confidence is returning with stabilized interest rates, and there don't forget more policy changes, including rules for short-term rentals and speculation tax expansion. The British Columbia Real Estate Association forecasts a rebound, adding to the optimistic outlook.

Despite a slight decline in average house prices over recent months, the overall trend has been upward. Multiple offers are still happening in certain segments, and January, though traditionally slower, showed positive indicators for pending sales and price stability.

Buyers are advised to keep an eye on rate decreases and housing prices as we anticipate a busier market ahead. Meanwhile, sellers may benefit from increased activity but are urged to price strategically.

Favorable conditions await buyers, especially with anticipated adjustments later in the year. Fixed-rate mortgages offer stability amidst potential rate changes, and sellers can strategically price listings, particularly single-family detached homes.

The rebound in housing prices is expected to benefit sellers, with a gradual price increase anticipated in the third or fourth quarter, bolstering buyer confidence. However, recent government measures impacting the short-term rental market call for adaptability among investors, who are exploring mid-term rentals as a viable option.

For buyers, timing is key. It's essential to weigh the potential decrease in interest rates against the potential increase in average housing prices.

Finally, for listings lingering on the market for 90+ days, it's time to make a move. Fresh inventory is hitting the market, so instead of chasing it downwards with incremental price reductions, consider a proactive adjustment to stay competitive.

In essence, 2024 is shaping up to be an exciting year in real estate. With optimism, proactive strategies, and a keen eye on market trends, we're ready to embrace the opportunities that lie ahead. Let's make this year a success together!

THANK YOU KEVIN NIEMI AT MACKENZIE GARTSIDE & ASSOCIATES FOR THIS INFORMATIVE BLOG POST... JUNE 7, 2023. * Reposted by Philippa Berg 

After announcing a “pause” back in January and 2 consecutive meetings where rates held steady, the Bank of Canada (BoC) today announced it is increasing it’s Policy Interest rate by 0.25% (up to 4.75%). This means that most banks will immediately increase their consumer Prime Rate from 6.7% to 6.95%.

In its announcement, the BoC indicated that “excess demand in the economy looks more persistent than anticipated,” referring to last week’s report from Statistics Canada that the 1st quarter GDP few at an annual pace of 3.1% (which is much stronger growth than the BoC was expecting). Combined with the news 2 weeks ago that Canada’s inflation rate for April came in at 4.4% (an increase from March’s 4.3%), it seems to show that Canadian consumers are still spending at a fast pace despite the warnings that a slowdown is coming.

The BoC’s overriding mandate is to bring inflation down to 2%. From the highs of over 8% last summer to the 4.3% rate in March, it was a pretty smooth path. Inflation fell but employment remained strong, and economists started to believe the BoC might actually be able to engineer the mythical ‘soft landing’ where inflation is brought back down without a recession.

April’s inflation reversal (a modest uptick, but still a reversal in the trend), seems to indicate that the last 2% is going to be much more difficult to achieve. Businesses have already reduced their spending, purchasing less inventory for the last few quarters and trying to align staffing to a projected recession next year, but consumers seem determined to continue spending even as prices increase and even as their pandemic savings trickle away and credit card debt accrues to new record levels.

While the rate hike today by the BoC won’t impact the wider business economy for 6-12 months in a measurable way, it will have a big and immediate psychological impact on consumers. Mortgage rates are going to go up, line of credit debt costs are going to go up, and hopefully it will be enough to convince people to hold off for a year on some discretionary splurges. If we don’t slow down soon, odds are likely that we’ll see the BoC increase by another 0.25% in July.

How will this impact me?

When the Bank of Canada increases Prime by 0.25%, it means that the interest rate on variable rate loans will go up. This means that if you have a variable or adjustable rate mortgage or line of credit, your interest costs will increase making your debt more expensive. For mortgages that are adjustable rate (meaning the payments change whenever Prime does), your payments would increase by about $15 per $100,000 of mortgage balance (assuming a 25 year amortization).

It’s always a good idea to stay informed about any changes to the Prime Rate to understand how it may affect your payments. If you aren’t already subscribed, you can sign up to our newsletter for updates directly to your inbox.

Have questions?

We are always happy to discuss your financing needs!

Please book an appointment today with one of our broker team to discuss your plans and we’ll make sure you have all the information you need to make the best financial decision and get the best mortgage to reach your goals.

You can find our best mortgage rates here.

'Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full, and managed with reasonable care, it is about the safest investment in the world.”

-Franklin D. Roosevelt

On that note... let's talk Real- estate in the Comox Valley and how I can serve you. My goal for 2023 is to Redefine Real estate- for my clients and for myself. 

A new website designed to provide regular insights into the Comox Valley real estae market, resources for Buyers and Sellers and of course a few words and photos to "Look at Me" (tongue in cheek humour). Humour aside... I am excited to put on my real estate hat after a long quiet winter, reach out to past clients and meet new ones this year.  I look forward to reconnecting and connecting soon!