Tammy's Blog



Here you will find the latest news on the Victoria Real Estate Market and Trends



Highlighted properties for sale.



What buyers need to know before putting an offer in. How to navigate through the buying process.



Tips to Maximize the return on your investment. Getting your home ready to market for top dollar.



Covering community events and news, Open Houses and Real Estate Seminars.



Listings sold by the Victoria Home Sale Team

Jan. 5, 2019

BC Assessment & Your Property's Value


How is my property value assessed?

At the beginning of every year, BC Assessment sends each homeowner their property assessment in the mail. You may be wondering how BC Assessment comes up with the property value for your home and how this value will affect your property taxes and real estate market value of your home should you want to sell your home.

BC Assessment will take in consideration the location, market condition from July 1st of the previous year, age of home, condition of home, improvements or lack of, neighbourhood influences, layout of the home, and the size of home. Once this data is collected then your property is compared to similar homes that have recently sold. It's important to note, that in most cases BC Assessment (unlike a property appraiser that your financial institution hires when a mortgage is required or a real estate professional when listing your home for sale) has not physically walked through your home. There are times when BC Assessment will have an appraiser enter your home to conduct an inspection of the property ensuring that the condition and description of the home are accurate.

BC Assessment does rely upon municipal records for when a permit has been pulled to conduct work on a home. This is how they will know you have added an improvement to your home, thus giving your home more value. If a permit was not pulled then the information BC Assessment has on a home will not necessarily reflect a home's full value.

My assessed value is much different than what I know I can sell my home for, why?

The real estate market is ever changing and is by far the biggest influence on the value of your home. BC Assessment's value is based on what the value of your home would have been if it sold on July 1 of the year previous. Has the market increased or cooled since then? What is the demand for housing? Is the market over saturated with homes for sale? All of these factors will quickly change the value of a home.

You can always check the BC Assessment value of other similar homes in your neighbourhood by typing in the address in the search box. Keep in mind that a home of similar style, age and size could have a different value based on what improvements have been done to the home or lack of and whether BC Assessment is aware of any improvements or not.

My assessment went up in value, will I pay more taxes?

Property taxes are set by your municipality. The municipality sets a roll rate which is adjusted each year and is used as a multiplier against your assessed value when calculating the property taxes. Improvements to your home will affect the amount of taxes you will pay. If the municipality needs to increase their revenue to meet their budget needs, then you will also see an increase to your property taxes. If there has been no improvements to your home and the municipality sees no change in their budget needs, then you won't necessarily pay more taxes just because the assessed value went up.

How does my assessed value affect the sale price of my home if I want to sell?

Since your assessed value is based on what similar homes would have sold from the previous year it is not an accurate reflection on today's real estate market. Your real estate professional will do a thorough walkthrough of your home and take note of your home's unique features and compare your home to other homes that have recently sold to get an accurate current market value of your home. If BC Assessment isn't aware of major home improvements that you have done, then it is possible that your home will sell over the assessed value. The same goes for homes where there has been deferred maintenance or located in a neighbourhood where many homes have added improvements to their home and your home is in it's original state, then your home could sell well below the assessed value.

I am thinking of selling. How can I find out how much my home is worth?

You can request a FREE home valuation of your home. Tammy Marcoux, a Real Estate Professional is constantly watching the market and up-to-date with trends and conditions that affect the value of homes in the southern Vancouver Island area. Fill out the contact form here.



Aug. 28, 2018

Open House Etiquette Do's & Dont's


Open House Etiquette 

The time has finally come, you've visited your bank and you have your coveted Pre-Approval in hand. You've made a list of all your Wants and Needs and the homes you want to see, and now it's time to start looking for your Dream Home.

"So what now...what exactly is "Open House Etiquette" when shopping for a home"?

I have compiled a quick and easy "go to" list for you to follow to ensure your Dream Home Shopping is a raving success and a positive experience for everyone.

First, it's good to keep in mind and always remember that you are in someone's home, and although the purpose of an Open House is to allow strangers to wander and oooh and ahhhh through your home, it can still be very stressful opening your home to complete strangers when you are not there. 


Leave Your Shoes At The Door

When approaching an Open House there is no need to knock or ring the doorbell, but do be prepared to remove your shoes at the door if you are asked. Usually there will be a sign, but in the event there is not, always be prepared to remove them. You don't want to be tracking the outdoors inside especially with our inclement weather here in Victoria.  Some Open Houses, particularly brand new homes the Realtor will even provide little booties to go over your shoes. For the Fashion Savvy, this is definitely a statement!


Signing In

You may be asked to sign in, be sure to leave your name to give the Agent an idea of how many people viewed the home. This is also done to let the owners also know who has been in their home. If you don't wish to be contacted, simply omit your phone number.


Always Be Respectful

Do not open doors that are closed, always ask the Agent first for permission, as there may be an important reason why that door is be closed. Let's say for example if the owner has pets, well you don't want to be the one that let the prized parrot fly out the open patio door.

And while it should go without saying, keep in mind that it is never appropriate to go through drawers or personal belongings while at an Open House. Resist the urge to touch. Remember the saying your mom taught you? Look with your eyes and not your hands.


Say Hello to the Agent

Introduce yourself and don't be shy, say hello and let them know if you are currently working with an Agent. They are there to answer questions and provide information so feel free to ask questions, but keep the questions on the home and property in question. They likely will not know if the homeowner is the second cousin twice removed from the Duchess of York. 


Be Tactful in your Questions and Comments

You will not like everything about every property, but be sure to keep any negative remarks quietly to yourself. Keep a list of any Pros or Cons and ask the Agent privately. You never know who else may be present in the home and you don't want to offend a potential new neighbour, or the homeowner himself.


Always ask before taking Photos or Video

In the age of the Smartphone, as an extension of our arms sometimes, we can often do this without even thinking. Remember, this is someones home, most times there is not an issue with taking photos, just be sure to ask permission first.


Ask permission before using the Facilities

Now, I'm not talking about doing a load of laundry while you wait, just be courteous and always be sure to ask if it is ok to use the washroom, and keep in mind that in new builds often the plumbing is not yet hooked up, so beware!


Keep the Kids Close

Let's face it, finding the Family Home is a decision for the whole family, there's not one of us that hasn't run through an Open House screaming "this is my room"...  (I know I sure have...) If you do bring the kids be sure not to let them roam around the home unattended, and keep them close. The last thing you want is a priceless family heirloom being knocked over during an innocent game of tag. 


Finally, give yourself permission to have fun, dream and fall in love. Let's face it when you know it's the right home...you just know!


If you are interested in viewing beautiful homes for sale in Victoria, call experienced Real Estate Agent Tammy Marcoux today!


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Posted in Home Buying
July 27, 2018

2643 Courtney Way, Shawnigan Lake

Welcome to the Warmlands subdivision located in Shawnigan Lake! Click HERE for more Property Photos.

A spacious home of over 3500 sq ft sits on a large corner lot of .44 acres with lots of parking. Filled with natural light this 4 bed + den, 3 bathroom home has plenty of room for the growing family. Upper floor is a wheelchair friendly rancher main living area with functional layout, kitchen with island and separate eating area and a dining room. Open concept living room with gas fireplace, large master with 4 piece ensuite, laundry and 2nd bedroom plus large den and a great deck for entertaining as you enjoy the views of the large treed yard with mature fruit trees. Lower area offers a huge family/rec room, fourth bedroom and large storage room and a one bedroom fully self contain suite with it's own laundry, perfect for extended family! Lots of parking available including an oversized double garage and sani-dump for RV. Custom built home has oak hardwood flooring, central vac, alarm system, and forced air gas furnace.

For more information  Contact Tammy

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July 20, 2018

#46 - 2780 Spencer Road


Gorgeous Langford Manufactured Home  

PRICE:  $195,000

Beautifully maintained inside and out, this 2014 home is move-in condition and has the nicest landscaped yard in the park, perfect to enjoy year round. Your new home awaits you and features a 2 bedroom, 2 bathroom well laid out home with newer appliances, laundry, laminate flooring and the large windows let in lots of light. This well maintained 55+ senior park is located close to all amenities and offers a great alternative to condo living where you have your own outdoor space. Monthly fees incl water, septic, garbage and common area landscape. Situated on an easy care level lot that features a quality cedar picket fence, arbor, decks, storage shed, wheelchair friendly and pets are welcome. Picture yourself under the mature oak tree swinging in the double swing while you sip a cool drink on a hot summer's day.

For more information  Contact Tammy

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June 26, 2018



ahhhh it's summer! which brings us to the Annual Celebration of our Amazing Country and to stand tall and proud as Canadians! 

So, what to do in Victoria on July1st you ask?.....

All over the City you will find exciting line ups of live music and fun activities, with the most popular being right smack dab in the middle of the Legislature Lawn, where thousands of Victorians and tourists alike will congregate to wish CANADA it's 151st Birthday!

More Canada Day Celebrations Information Here

And for the kids, you will find the ever popular Kids Zone on Belleville Street, with face-painting, balloon twisters, a bouncy castle and so much more to keep the youngsters entertained....just don't forget the sunscreen, and your WATER BOTTLE! 

MAINSTAGE PERFORMERS this year is impressive, and will include...

Carmanah, Olivier Couture, Band of Rascals, Batuque Axe, Paint the Town Red, YelowWolf and Barndawg, Addie Elliott, DJ Goadman.

Also, the Lekwungen Dancers, Wong Sheung Kung-Fu Clubs Traditional Lion Dance, Uminari Taiko and the high energy Japanes Taiko Drumming Ensemble, Victoriias Youth get Laureate Agartu Ali, and the Smoke Community Choir...

...and so much more!


So what about the FIREWORKS! Well folks, here's where you will find them in and around Victoria this July 1st.

FIREWORKS over Victoria's Inner Harbour  Sunday, July 1  10:20 PM

Ganges Villages Harbour  July 1  DUSK

Butchart Gardens June 30  10:15PM

Summer Evenings at Butchart Gardens 

Gorge Canada Day Picnic.

July 1 8:30AM to 4:00PM

Family Parade Starts at 9:00 AM

Pancake Breakfast  8:30 AM to 11:00 AM  -  enjoy a FREE Canada Day Pancake Breakfast to celebrate our beloved Nation

As always, this is sure to be fun for the entire family, including a CANADA DAY FAMILY PARADE, Pancake Breakfast, Canada Day Show and Shine Car Show, For on Art, Multicultural Food, and Canoe Rides on the GORGE. 

There will also be a Canada Day Artisan Market, Community Engagement Displays, Craigflower SchoolHouse Open House, A Strawberry Tea, Kids inflatables and Activities.

....and of course, would it even be Canada Day without a good ole game of Street Hockey eh?


July 1  8:00 AM to 11:00 AM

309 Bellevile Street


(Donations are accepted with proceeds going to th eVictoria Womens Transition House)


In Celebration of Canada, join us for 3 days of FREE outdoor events, and learn about the diverse communities that surround us, and make up this great Nation we call home.

Be sure to visit the Penny Carnival on Canada Day and try your luck at some games, will be fun and frolics for the whole Family!

Click the link above for the line up of entertainment!

June 29 to July 1 FREE

Location: Royal BC Museum


Have a Wonderful Canada Day Celebration from Tammy Marcoux, and all of us here at Victoria Home Sale!



June 23, 2018

Home Inspection Checklist

Home Inspection Checklist

Whether you are buying a home or preparing to sell a home, an inspection of the property is very a valuable step in the buying and selling process. Most homeowners or homeowners-to-be are not trained professionals, but there are some things that you can check out when doing a walk through inside and outside of the home to determine if there are any red flags that need to be dealt with. It is good to know what to look for prior to a professional inspection being done.

If you are a buyer, this checklist will give you a better idea of what the inspector is looking for and to see if anything gets missed. This quick walk through checklist could help you determine wether or not you want to proceed in making an offer on the property. If you do decided to proceed in making an offer on the property, then it is always recommended to hire a professional to do a thorough inspection.

As a seller, this checklist will help guide you on what repairs you may need to make prior to listing your property for sale. Most buyers will be hiring their own professional inspector. Going through these step ahead of time will eliminate any surprises that could possible collapse an offer if there are large deferred maintenance items that you should have dealt with ahead of time.

To ensure that the inspector you have hired is qualified, they should be licensed through the Home Inspectors Association of BC This helpful search tool can help you find someone for a home inspection, commercial inspection or who is WETT certified.


Contact Tammy for more information

Please visit my website and create a search that will keep you up to date on all the listings meeting your specific search criteria the moment they hit the market!

VISIT:  VictoriaHomeSale.ca

Click Below for a FREE Home Evaluation! "My House is Worth WHAT?"



June 20, 2018

BC Housing Market Being Taxed to Death

Here is a look at two taxes that are a hot topic right now in BC. The Speculation Tax and Foreign Buyers Tax.

Speculation Tax

The Speculation Tax was brought in to free up homes that were not being occupied as a full residences in the hope that this will help with the housing crisis to alleviate the housing shortage for working families, renters, seniors, and students. The areas in BC that are currently affected are the Capital Regional District (excluding Juan De Fuca and Gulf Islands), Metro Vancouver, Kelowna and West Kelowna, Abbotsford, Mission and Nanaimo-Lantzville areas.

Will the tax affect you? Here's a chart that helps explain who will be affected by this tax. Read the full story here.

Foreign Buyers Tax

Foreign Nationals, Foreign Corporations and Taxable Trustees will need to pay an additional tax on top of the property transfer tax when buying property in British Columbia if the land is located within certain specified areas. The areas in the province that are affected are the Fraser Valley, Greater Vancouver Regional District, Central Okanagan, Nanaimo or within the Capital Regional District.

After Feb 21, 2018 the tax rate will be 20% of the fair market value of your proportionate share. Need to know more? Read the full story here.


Please visit my website and create a search that will keep you up to date on all the listings meeting your specific search criteria the moment they hit the market!

VISIT:  VictoriaHomeSale.ca

Click Below for a FREE Home Evaluation! "My House is Worth WHAT?"



June 1, 2018

Your Guide to Making An Offer as A First Time Buyer in Victoria!

As Canadians we are constantly moving and resettling with our final goal being able to find a home we can call our own. On the outside looking in it would appear we are obsessed with the idea of owning homes. When you are a first time home buyer you should always be on the lookout for "breaks" that will help you get into your first home with ease.

Surfing the internet, talking to friends and family may not be enough as the fear is always there that you may make the wrong move and dash your chances, that are already slim with all the recent Mortgage Industry Changes.

Have Confidence When Negotiating or Making an Offer

It's normal to feel anxious and nervous when getting ready to make an offer, especially if the home you found is "the one". (But if you found that one, you will find others should this offer not pan out). There are no right or wrong prices, there is only knowledge, logic and understanding. So chose your Real Estate Professional carefully, to help you make solid offers with little reluctance.

Look At Price Comparisons Before You Pull the Trigger on the Deal

Your Real Estate Agent, at this point is going to be worth their weight in gold to you. Agents will have a lot of data that you can draw upon to help you make a good solid offer. What to keep in mind - pay special attention to pending sales, recent sales in the area, and ask for more information regarding the seller. Arm yourself with as much information as possible.

Keep Digging for Information.

Understanding where the seller is coming from in their pricing is important. How long has the house been on the market? Why are they selling? Are there other Buyers? and in the current Victoria Market, there will likely be several vying for a good deal. Be prepared for competing offers, and what is your comfort level in a competing offer situation. The information your agent will provide during this process will play a huge role in the offer you bring forward. 

Keep Your Lender in the Loop

Keep your lender apprised every step of the way, and ensure your Lender will provide you with a pre-approval letter, and ensure your lender is ready to move when that offer is made, all the pieces are in place for a smooth process. Ensure you know any room you may have to move should a competition arise, or are you prepared to simply walk away, as it is easy to get caught up in the emotion of a "bidding war". Know your top end ceiling and don't go past that.

Remember to Discuss the Terms of Sale

Price is the most important factor, but there are others as well. For example, what is the timeline for Inspections? Snags can prevent an early close to the sale. Some may want a quick close, others may need more time due to complications related to financing and approvals. 

Remember, to make it as quick and seamless as you can, as you may likely be competing with other buyers, and they will take advantage of any hesitation. So, if you are in a position to close fast, then why not do it? 

Stay Positive

Remember there will be other houses, the first one you fall in love with, will not be the only one you find. There are people daily wanting to sell their houses, the key is to be as ready as possible to make yourself the most desirable buyer. Buying a house can be an incredibly hectic, and stressful process, with the right information and the assistance of Tammy Marcoux at Victoria Home Sale, we will make the process as seamless as possible.

Please visit my website and create a search that will keep you up to date on all the listings meeting your specific search criteria the moment they hit the market!

VISIT:  VictoriaHomeSale.ca

Click Below for a FREE Home Evaluation! "My House is Worth WHAT?"



Posted in Home Buying
May 14, 2018

34-2500 Florence Lake Road, Victoria, BC

Click HERE to View Video Walkthrough of This Property

MLS 384707 Ask Price $139,000 Sold Price $137,000  Date Sold May 1, 2018

Renovated 2 bedroom, one bathroom home has many tasteful updates including Kentucky Bourbon hand-scraped engineered oak floors, designer paint colours through-out, custom built kitchen in 2010 with unique metallic tiled backsplash, pot lighting & crown moulding, bathroom with soaker tub & custom tile work and a new laundry/mud room. A great lake side community to live in, feels country yet really close to shopping and public transportation. One owner must be 55+, pets allowed! Pad fee includes rent of land, waste removal, water, garbage, recycling, green waste and use of club house. Nothing to do here but move in and enjoy! 

For more information  Contact Tammy

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Posted in Sold Listings
May 3, 2018

Langford 2 Bedroom Beauty! #213-655 Goldstream Avenue

13 Days of Market

MLS 383607  Asking Price $339,900   Sold Price $ 345,100  Date sold May 16, 2018 

Sun-filled large corner suite will not disappoint! Centrally located in the heart of Langford and walking distance to Goldstream Plaza, Westshore Mall, Shopping and Restaurants. This well cared for 2 Bedrooms, 2 Bathrooms condo has so much to offer. In suite laundry, laminate flooring, stainless steel appliances, electric fireplace. Master bedroom has a full-size ensuite and a walk-in closet. Located on the quiet side of the building the south facing deck is the perfect placed to enjoy those summertime BBQ's with friends and family. Building offers secure underground parking, fitness room, roof-top patio and Japanese Garden. This well run strata is a rare find with unlimited rentals, pets allowed and no age restriction in this building. This one won't last!

For more information contact Tammy Marcoux at Remax Camosun!





Posted in Sold Listings