Like how the “dream home” isn’t always move-in ready, but the right one always feels right. How the market isn’t just about what’s for sale—it’s about timing, positioning, and seeing what others miss. And how buyers and sellers don’t just want an agent—they want a strategist, a skilled negotiator, and someone who can cut through the noise.

Since April 2005, I’ve helped people in the Comox Valley buy and sell homes without second-guessing their decisions. Because when you have the right information—and someone who knows how to read between the lines—you don’t need to rely on luck.

The market? Always shifting.
The headlines? Only half the story.
The best move? The one backed by experience, strategy, and instinct.

That’s where I come in.

Two Decades in Real Estate: What I Know for Sure

• Referrals don’t come from just doing the job. They come from doing it exceptionally well. The majority of my business is repeat clients and word-of-mouth—because people don’t send their friends to just anyone.

• Numbers don’t lie, but they don’t tell the full story. Market trends, pricing shifts, hidden opportunities—I interpret the data so you can act with confidence.

• Some homes are worth the extra work, some aren’t. I’ve seen enough money pits to know when “good bones” means “bring a crowbar.”

• Negotiation is everything. Buying or selling, you need someone who can read the room, anticipate the next move, and ensure you come out ahead.

• Marketing matters. The right buyer doesn’t just find a home—they connect with it. With a background in marketing and business development, I know how to position a home to attract the right buyers. That’s why I work with top-tier photographers, videographers, and my sparkle cleaner extraordinaire to make every listing stand out.

More Than a Realtor—A Local With Real Experience

I live on the waterfront in Comox, so I understand firsthand what makes oceanfront properties unique—not just in price, but in lifestyle, maintenance, and long-term value.

I also know rural properties inside and out—because I lived that life long before I was in real estate. I’ve experienced firsthand what it means to rely on well water, maintain a septic system, and manage acres of land. These are lessons I learned through experience—so my clients don’t have to.

Beyond that, I’ve renovated homes, uncovered hidden gems, and helped first-time buyers avoid costly mistakes. I work with military relocations, growing families, first-time buyers, and sellers who need a strategic plan.

And after 20 years? I can walk into a home and give you feedback as to what’s working, what’s not, and whether you should run toward it—or away from it.

What I Bring to the Table

• A strategy-first approach. I don’t just track listings—I anticipate patterns, evaluate timing, and position my clients ahead of the curve.

• An eye for what’s real (and what’s just good staging). Some homes look flawless but won’t hold value. Others are hidden gems if you know where to look.

• Negotiation skills that actually matter. Buying? I’ll make sure you get the best value. Selling? We’re not leaving money on the table.

• A team of professionals to get it right. My personal touch staging, photography, marketing, cleaners, trades—your home’s first impression is everything, and I make sure it’s a great one.

• Clear, honest guidance. I don’t just hand you numbers—I interpret the information so you can make an informed decision with confidence.

• Straight talk. Every client gets the same level of service—whether it’s a first-time buyer, a military relocation, or a multimillion-dollar waterfront estate. If it’s not the right time to buy or sell, I’ll tell you. (And then you’ll probably send me a friend who is.)

Some Homes Speak to You Instantly. Others Take a Moment.

You walk in, and something just clicks—the light, the space, the way it fits. Other homes take a moment to reveal themselves—the morning sun in the kitchen, the way a view unfolds from a certain angle, the potential that wasn’t obvious at first.

The best real estate decisions feel the same way.

If you’re considering your next move—whether you’re just beginning to explore or ready to take the next step—I’m here to offer clarity, insight, and a process designed around you.

What’s the Deal?

As of January 1, 2025, if you sell a residential property in BC within two years of buying it, you could owe the government up to 20% of your profit. This tax is meant to curb speculative flipping and keep the market stable, but for sellers, it means one thing: timing is everything.

How It Works

• Sell within 1 year? Boom—20% tax on your net profit.

• Sell between 1-2 years? The tax gradually decreases the closer you get to the two-year mark.

• Sell after 2 years? No extra tax. You’re in the clear.

Who’s Affected?

• Homeowners who want to sell quickly. Whether you bought a condo, house, or even a pre-sale assignment, this tax applies.

• Investors looking for a fast turnaround. The old buy-fix-flip routine just got pricier.

• Accidental flippers. Thought you’d stay, but life had other plans? You might still owe unless you qualify for an exemption.

Exemptions Exist, But They’re Tight

Not every short-term sale gets hit with the tax. Life happens, and BC knows it. You may be off the hook if you’re selling due to:
✅ Divorce or separation
✅ Job relocation (100+ km away)
✅ A major illness or disability
✅ Personal bankruptcy
✅ Death of the owner (yes, really—it’s an exemption)

No, “I just want something new” doesn’t count.

What This Means for Sellers

If you’re thinking of selling in 2025, check your timeline. If you’re under the two-year mark, do the math: is the profit still worth it after taxes? If not, you might want to hold tight, rent it out, or explore creative options.

And if you’re buying now, consider whether your plans might change. Selling quickly could cost you more than you expect.

The Big Picture

BC’s Anti-Flipping Tax is another layer in the ever-evolving real estate landscape, and like all new rules, it comes with winners and losers. The goal? Tame speculation, stabilize prices, and keep housing accessible. The reality? It’s one more thing to consider before making a move.

If you’re unsure how this affects your home or investment, let’s talk. There’s always a strategy—let’s find yours.

📩 Contact me at PhilippaBerg.ca for a no-BS breakdown of your best options.

The Comox Valley real estate market is moving—but not as fast as last year. Here’s what you need to know whether you're buying or selling.

For Sellers: Pricing Power, But Patience Required

The good news? Prices are holding steady. Over the past 12 months, the average sale price for single-family homes rose 3.98% to $888,671. Buyers are paying close to asking price, with homes selling at 98.2% of list price.

The challenge? It’s taking longer to sell. The average days on market for detached homes is now 49 days, though in January, it stretched to 90 days—a reminder that winter tends to slow the market down. If you're selling, price smart and expect a longer timeline.

Townhouses continue to be the star of the market—prices have jumped 21.5% over the past year, and demand remains strong. Condos, on the other hand, saw a 7.33% price drop in January and are taking longer to sell, suggesting buyers are holding out for deals.

For Buyers: More Choices, But No Fire Sale

If you’ve been waiting for prices to drop, that’s not happening. Inventory has increased slightly, but prices remain stable. The recent Bank of Canada rate cut could lower borrowing costs in the months ahead, which may bring more buyers into the market this spring.

What to Watch For in February & Beyond

• Interest Rates: If mortgage rates drop further, expect more buyers to jump in.

• U.S. Tariffs: A potential 25% U.S. tariff on Canadian steel and aluminum could increase construction costs.

• Spring Inventory Surge: More listings typically hit the market in February and March—if you’re buying, this could be your window for more choices.

Bottom Line?
Sellers, be realistic with pricing and patient with timelines. Buyers, there’s more to choose from, but don’t expect bargains. The market is stable, just moving at a slower pace.

Thinking about buying or selling? Let’s chat.

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

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 

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.