When divorcing in BC, couples typically sell their home and split the profits after paying off the mortgage. The process involves setting a fair price, listing the property, and agreeing on the best offer. Legal guidance helps ensure fair division and a smooth sale.

When homeowners divorce, they must decide what to do with their home. Asset division is almost always a given of a divorce. For homeowners, that involves dealing with the house. A divorcing couple has three clear options.

Option One: Sell the Home

The most simple approach: is to sell the home and split the profit. This is the most common choice for most couples when they split up.  Both partners sign a listing agreement. Both pay the single realtor fee. The realtor works on behalf of both partners to satisfy their collective desire to liquidate the home.

It’s common for both partners to move out and obtain housing otherwise. Often, if the couple have kids, the primary caregiver will retain the house until the sale, while the other partner lives on their own. When the home clears, the profits are split between both partners after the balance of the mortgage is settled up.

A realtor helps to set a fair price. He handles showings and manages offers as they come in. When the offers come in, the couple will need to work together to agree to the best offer in terms of closing date, sale price and the other aspects of a given offer. A realtor will work with the couple to set the price of the home compared to other properties of a similar house age, size, rooms, lot size, etc.. There are no apple-to-apples comparisons in house sales. Likewise, the market is perpetually moving. What a comparable property sold for three months ago may not fetch the same price possible today. Again: an experienced realtor will set a realistic and attainable price target.

Steps to Sell Your Home During Divorce

• Agree to sell and sign listing agreement
• Set market price with realtor
• Prepare the home for showings
• Review and agree on offers
• Split profits after closing

A quick close can allow the couple to untie the knot quickly, but if one of the partners and the extended family are still in the home, it could make the exit hectic. A longer close could both be a hard won concession and it will draw out the conclusion of the sale. It’s important to weigh out the pros and cons.  Dale Sheppard has been a part of over 1600 home sales. If a couple wants to talk about selling their home, contact Dale.

Option Two: One partner Keeps the Home

Simply put: one partner keeps the home. The other partner moves out. In most cases, there is still a mortgage. The partner who remains must show their bank that they can carry the mortgage alone. That can be a big hurdle to clear. Lenders in British Columbia will check income, credit, debts, and current mortgage rules. If the lender agrees, the partner who stays must refinance the mortgage in their own name.

A buyout requires a fair value for the property. Most couples hire a certified appraiser to set this value. The appraisal helps both people see the worth of the home and the size of the buyout.

A buyout usually works like this:

• The home is appraised.
• The remaining equity is calculated.
• Each spouse’s share is confirmed.
• The partner keeping the home refinances the mortgage and pays the other spouse their share.

Legal advice is important in British Columbia because property division rules can affect the share each partner receives. A lawyer can confirm rights under the Family Law Act, explain how exemptions work, and prepare the required separation agreement. This agreement often must be completed before lenders approve the refinance.

The partner who takes the home gains stability and keeps a familiar place. They also take on full responsibility for all costs. This includes mortgage payments, taxes, insurance, repairs, and any future market changes. They also lose the benefit of the other spouse’s income.

A buyout works best when:

• One spouse can qualify for the mortgage.
• Both people agree on the value.
• The buyout amount is clear.
• The refinancing process moves smoothly.

If the partner staying cannot qualify for a new mortgage, the buyout may not be possible, and the couple may need to sell the home. Couples often compare both options before making a final choice.

For many people in British Columbia, this option offers a clear path forward after a separation. It allows one spouse to keep the home while giving the other spouse a fair share of its value.

Option Three: Rent the Home  

Both people stay on title. You keep ownership and turn the home into a rental.
You lease the home to tenants and collect rent. You share the income based on your agreement.
You also share the costs. This includes mortgage payments, taxes, insurance, repairs, and property management fees.

Many couples choose this option when they want to delay a sale. Some wait for a stronger market. Others want to reduce disruption for children. The decision must be mutual. If one person disagrees, this option will not work.

Shared ownership after separation adds pressure. You must agree on money, repairs, access, and timing. You must respond to tenant issues. You must share decisions that affect the value of the home. This option requires steady communication. It also delays a full financial break, which some people find difficult.

Your Responsibilities in British Columbia

If you keep a home together after separation in British Columbia, you follow clear steps:

• The estranged couple will need to tell your lender about the separation. Lenders require updated information about who is responsible for payments.
• Update the land title through the Land Title and Survey Authority of BC if legal changes are needed. For example, post divorce, some people go back to their pre-married names and the title would need to reflect that.
• The partners set clear rules for how to split mortgage payments, taxes, insurance, utilities, repairs, and rental income.
• Both partners need to keep the home in good condition. This protects equity and prevents disputes about maintenance.
• The terms need to be spelled out in a separation agreement. This agreement should guide all decisions, including how you choose tenants, how to handle vacancies, save for repairs, and decide when to sell– what circumstances would trigger a sale; and how to arrive at the decision to sell their home.

This option can protect long-term value, but it extends your financial link with your former partner. It works best for people who communicate clearly, keep records, and follow a written plan.

Which is the best approach?

It depends on your goals and what’s possible. Here’s a summary of the pros and cons:

The Financial, Lifestyle, Property and Housing Opportunities That Come With A Divorce

• A divorce can lead to one or both spouses getting a smaller and easier to manage home; or a condo.
• The proceeds of a house sale could eliminate personal debt.
• The sale of a home could allow a person to move to a more affordable community. Victoria has a bad reputation for being some of the most expensive communities in Canada. Up-island, there may be more affordable housing waiting for a newly divorced person looking for a fresh start.

The post Divorce: When The Marriage Ends And The Home Needs To Be Dealt With appeared first on Dale Sheppard.

November 2025

The Victoria Real Estate market continues to remain in a balanced state with great options for Buyers in most sectors of the market. The small interest rate drop by the Bank of Canada was welcomed by the industry and should allow a few more first time Buyers to enter the market.

Below are some statistics for October 2025 throughout the Greater Victoria region

Listing Inventory:

There were 3,423 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of October 2025, a decrease of 7.3 % compared to the previous month of September and an 8.3 % increase from the 3,161 active listings for sale at the end of October 2024. Inventory usually starts to drop as we near the end of the year, but there is still a healthy supply of homes and condos on the market

Sales:

A total of 617 properties sold in the Victoria Real Estate Board region this October, 5.7 % fewer than the 654 properties sold in October 2024 and 11.4 % more than in September 2025. Sales of condominiums decreased by 15 % from October 2024 with 159 units sold. Sales of single family homes increased by 2.9% from October 2024 with 350 sold. The October sales numbers were down from 2024, but up from last month, which shows there is still strength in the market.

Average Victoria Real Estate Prices:

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in October 2024 was $1,300,200. The benchmark value for the same home in October 2025 decreased by 1.8 % to $1,276,500, down from September’s value of $1,294,800. The MLS® HPI benchmark value for a condominium in the Victoria Core area in October 2024 was $547,800, while the benchmark value for the same condominium in October 2025 increased by 0.6 % to $551,000, up from the September value of $547,500. Prices in all sectors of the market in Victoria have remained stable over the last few months, with small fluctuations up and down, leaving a strong balanced market for the coming months.

For the full Victoria Real Estate Boards Statistical Package for 2025 click on the following link below

https://www.vreb.org/current-statistics#gsc.tab=0

The BC Tax Assessment Values are now out for 2025.
You can click on the link below to confirm your current assessed value. If you have any questions about these values, please reach out to me and I can do some research to verify if they are inline with the neighborhoods values.

https://www.bcassessment.ca/

Featured Listing:

627 Rason Rd  $1,149,800

Great Thetis Heights family area in Langford. Spacious 5 Bedroom, 4 Bathroom family home with 2 bedroom legal suite. Featuring hardwood floors, stainless steel appliances, and a stunning double-sided fireplace, this home blends comfort and style. Both living areas are bright and welcoming, with plenty of room for family gatherings. Upstairs offers generous bedrooms, walk in closet and ensuite with jetted tub, Ample cabinet space and lots of natural light, while the lower-level suite—with its own private entrance—provides excellent flexibility for extended family or rental income. Enjoy outdoor living with a sunny deck, shaded sitting areas, and a fully fenced yard. Heat pumps for air conditioning in the summer. The crawl space is full height with room for more development and great storage, an office area is set up in this space. A double garage plus ample parking make this property ideal for families on the go. Conveniently located near schools, parks, and amenities.

View Listing here: https://dalesheppard.com/search-listings/featured-listings/#!listing.1014390-627-rason-rd-langford-v9b-6c3.106983061

113 1201 Nova Crt $784,800

 Step into contemporary elegance with this beautifully appointed 3-bedroom, 2-bath modern townhome — a perfect blend of design, comfort, and functionality. The open-concept layout is filled with natural light, featuring a sleek fireplace as the centerpiece of the living area. 14′ vaulted ceilings, quartz counters in kitchen, wide plank ,aminate flooring, natural gas stove and tankless hot water heater. Primary bedroom has ensuite and large walk-in closet. Enjoy seamless indoor-outdoor living with a private balcony and a spacious 267 sq/ft roof top deck with electrical, water and gas hookup, perfect for morning coffee or evening entertaining with sweeping forest and mountain views. The large carport offers convenient covered parking for 2 vehicles, and additional storage. Bonus 4’10” full crawlspace for storage. Thoughtfully designed with quality finishes throughout, this home delivers effortless modern living in a desirable location close to shopping, parks, and vibrant local amenities.

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1018597-113-1201-nova-crt-langford-v9b-0t7.107266465

3638 Ridge View Terr  $1,399,800

Elevation Pointe is a quality luxurious subdivision in Colwood with nice Mountain & Ocean views, located close to Royal Bay, Olympic View Golf & Colwood Lagoon. This modern contemporary open-concept executive home features expansive floor-to-ceiling windows, white oak engineered wood floors, chef’s kitchen, granite surfaces, Bespoke cabinetry, large island, premium appliances, dual ovens, a warming drawer & gas cooktop. Open dining and living areas anchored by a striking stone-clad gas fireplace, automated blinds, large office with built-ins. Upstairs has 3 bdrms, main bath & laundry, primary bedroom has it’s own terrace, a spa-inspired ensuite & large walk-in closet. The lower level hosts a legal self-contained one-bedroom suite with own hydro meter, laundry & private patio, great rental income or extended family. Constructed with silent floors & rebar-reinforced. Double garage, heat pump, backs onto a private green space. Well Priced for this Market!

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1015709-3638-ridge-view-terr-colwood-v9c-0m3.107125141

1124 Colville Rd  $849,800

 Great Esquimalt location, backing onto the Gorge Vale Golf Course. Zoning is RS-6, but Esquimalt indicated Small Scale Multi Family (RSM-2) Medium Density is permitted in this area. Charming 3 Bedroom rancher with loads of potential! This cozy home offers comfortable one-level living with a bright, functional layout. The inviting living room features a woodstove for warmth and character, while the kitchen with pantry provides plenty of space for your ideas. 3 bedrooms plus a potential 4th bedroom make this a great fit for families, downsizers, or investors. Step outside to enjoy the private, part fenced yard – perfect for kids, pets, or gardening with a huge entertaining deck with hot tub. Single garage plus parking in driveway for 2 cars. Conveniently located close to schools, parks, shopping, and transit. Only 10 minutes to downtown Victoria.

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1014997-1124-colville-rd-esquimalt-v9a-4p7.106959610

 Lot A 265 Trans Canada Hwy  $3,999,800

Moon Water Lodge is a beautiful west coast designed boutique Hotel situated on a special 9.58acre parcel with spectacular panoramic ocean and mountain views of Finlayson Arm and Mt. Finlayson. The business is running very well and is quite self sufficient. 8400 sq/ft on 4 levels with 14 rooms with potential to expand as lowest level is unfinished. Sale includes the business, building and land. The large acreage has great potential as well. Hotel was built in 2002. The rooms are all positioned to take advantage of the views, with kitchenettes, propane fireplaces, soaker tubs. Real Estate and Business are included in sale. All Business equipment, supplies and web site are included. Serviced by septic treatment plant and drilled well. Located next door to the Malahat Chalet restaurant. Call for appointment.

View Listing here  https://dalesheppard.com/search-listings/featured-listings/#!listing.1015717-lot-a-265-trans-canada-hwy-malahat-v0r-2l0.107100197

We closely monitor the Victoria BC real estate market. If you or any of your family or friends require related information, feel free to contact Dale at 250-744-0844, or email him through his website: www.dalesheppard.com

The information contained in this blog is for general information purposes only. The information is provided by Dale Sheppard and while we endeavor to keep the information up to date and correct, we make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, suitability or availability with respect to the blog or the information, products, services, or related graphics contained in the blog for any purpose. Any reliance you place on such information is therefore strictly at your own risk. In no event will we be liable for any loss or damage including without limitation, indirect or consequential loss or damage, or any loss or damage whatsoever arising from loss of data or profits arising out of, or in connection with, the use of this blog.

The post Victoria Real Estate Market Update-November 2025 appeared first on Dale Sheppard.

September 2025

As we enter the fall season, the Victoria real estate market continues to remain in balance. September’s numbers reveal a steady flow of activity, with both sales and inventory adjusting to seasonal and economic trends. Prices must be sharp to attract Buyers, as there are more homes currently for sale than in previous fall markets.

Below are some of the statistics for September 2025

Listing Inventory:

There were 3,694 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of September 2025, an increase of 2.6 % compared to the previous month of August and a 9% increase from the 3,361 active listings for sale at the end of September 2024. The increase in listings is making it harder to sell homes, so Sellers must price their homes well to attract Buyers.

Sales:

A total of 554 properties sold in the Victoria Real Estate Board region this September, 3 % fewer than the 571 properties sold in September 2024 and 5.5 % more than in August 2025. Sales of condominiums decreased by 18.5 % from September 2024 with 154 units sold. Sales of single family homes increased by 6.3 % from September 2024 with 289 sold. Condo sales numbers continue to trail single family sales.

Average Victoria Real Estate Prices:

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in September 2024 was $1,279,700. The benchmark value for the same home in September 2025 increased by 1.2 % to $1,294,800, down from August’s value of $1,308,100. The MLS® HPI benchmark value for a condominium in the Victoria Core area in September 2024 was $553,400, while the benchmark value for the same condominium in September 2025 decreased by 1.1 % to $547,500, down from the August value of $551,300. Prices softened slightly in September, and mostly as a result of the increased listing inventory at this time.

For the full Victoria Real Estate Boards Statistical Package for 2025 click on the following link below

https://www.vreb.org/current-statistics#gsc.tab=0

The BC Tax Assessment Values are now out for 2025.
You can click on the link below to confirm your current assessed value. If you have any questions about these values, please reach out to me and I can do some research to verify if they are inline with the neighbourhood values.

https://www.bcassessment.ca/

Featured Listing:

1375 Neild Rd  $499,800

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1011124-1375-neild-rd-metchosin-v9c-4h4.106643248

627 Rason Rd  $1,229,800

View Listing here: https://dalesheppard.com/search-listings/featured-listings/#!listing.1014390-627-rason-rd-langford-v9b-6c3.106983061

106 2049 Country Club Way $624,800

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1003729-106-2049-country-club-way-langford-v9b-0h8.106165778

 6885 Laura’s Lane  $749,800

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1011348-6885-laura-s-lane-sooke-v9z-0p8.106706462

1124 Colville Rd  $899,800

 Great Esquimalt location, backing onto the Gorge Vale Golf Course. Zoning is RS-6, but Esquimalt indicated Small Scale Multi Family (RSM-2) Medium Density is permitted in this area. Charming 3 Bedroom rancher with loads of potential! This cozy home offers comfortable one-level living with a bright, functional layout. The inviting living room features a woodstove for warmth and character, while the kitchen with pantry provides plenty of space for your ideas. 3 bedrooms plus a potential 4th bedroom make this a great fit for families, downsizers, or investors. Step outside to enjoy the private, part fenced yard – perfect for kids, pets, or gardening with a huge entertaining deck with hot tub. Single garage plus parking in driveway for 2 cars. Conveniently located close to schools, parks, shopping, and transit. Only 10 minutes to downtown Victoria.

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1014997-1124-colville-rd-esquimalt-v9a-4p7.106959610

2744 Forbes Rd $949,800

View Listing here https://dalesheppard.com/search-listings/featured-listings/#!listing.1015742-2744-forbes-st-victoria-v8r-4c3.107100194

 Lot A 265 Trans Canada Hwy  $3,999,800

View Listing here  https://dalesheppard.com/search-listings/featured-listings/#!listing.1015717-lot-a-265-trans-canada-hwy-malahat-v0r-2l0.107100197

We closely monitor the Victoria BC real estate market. If you or any of your family or friends require related information, feel free to contact Dale at 250-744-0844, or email him through his website: www.dalesheppard.com

The information contained in this blog is for general information purposes only. The information is provided by Dale Sheppard and while we endeavor to keep the information up to date and correct, we make no representations or warranties of any kind, express or implied, about the completeness, accuracy, reliability, suitability or availability with respect to the blog or the information, products, services, or related graphics contained in the blog for any purpose. Any reliance you place on such information is therefore strictly at your own risk. In no event will we be liable for any loss or damage including without limitation, indirect or consequential loss or damage, or any loss or damage whatsoever arising from loss of data or profits arising out of, or in connection with, the use of this blog.

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