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.

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A Comprehensive Look at British Columbia’s Fastest-Growing Oceanfront City

Just 10 kilometers from Victoria, the City of Colwood stands as one of British Columbia’s most dynamic growth stories. This affluent seaside community is transforming from a quiet residential enclave into a model sustainable city, balancing rapid development with environmental stewardship and exceptional quality of life.

Current Landscape: Colwood in 2025

Population and Demographics

Colwood’s growth trajectory is nothing short of remarkable. The city’s population reached 21,384 in 2024 and is projected to hit 21,919 by 2025, representing sustained growth from the 2021 census figure of 18,961 residents. This 12.5% increase from 2016 demonstrates the community’s strong appeal, with population projections showing a 13% increase by 2026 and an ambitious 30% growth by 2038.

The demographic profile reveals a prosperous and educated community. With an average age of 42.3 years and a balanced gender split (49.3% male, 50.7% female), Colwood attracts primarily working professionals and families. The largest age groups are adults over 65 (3,655 individuals) and children under 14 (3,150 people), indicating both a stable retiree population and strong family appeal.

Economic Prosperity

Colwood’s economic indicators consistently outperform regional and provincial averages. The median household income of $102,000 significantly exceeds both neighboring Langford ($93,000) and the broader Capital Regional District ($84,000). Even more impressive, the average household income reached $119,884 in 2020, with 40% of homes falling into the higher income bracket of $120,000+.

The community boasts exceptional employment statistics with a 5.1% unemployment rate—substantially lower than Langford (6.2%), the CRD (6.8%), and BC overall (8.4%). The workforce is highly educated, with 22% holding university degrees, while the top employment sectors include sales and service (2,515 workers), education/law/government services, and trades/transport (1,750 each).

Housing Market Strength

The housing market reflects the community’s desirability and economic strength. Home ownership rates reach 73.5%—higher than Langford (64.8%) and the CRD (62.9%)—with a median home value of $800,000. The housing stock is predominantly single-detached homes (49.3%), with apartments comprising just 2.5% of the market. Average household size sits at 2.5 people across 7,435 total households.

Business Environment

Colwood’s business community thrives with over 600 businesses, including many home-based operations, achieving a remarkable 92% business satisfaction rate. The city’s strategic location offers lower operating costs than Victoria, Vancouver, Seattle, and Silicon Valley, while providing easy access to Victoria International Airport (less than 40km) and BC Ferries terminals.

The Future: Sustainable Growth and Innovation

Projected Population Growth

By 2030, Colwood’s population will likely reach 25,000-26,000 residents—approximately a 32% increase from 2021 levels. This growth aligns with the city’s long-term projection trajectory while maintaining the community’s high quality of life and affluent demographic profile. Median household incomes are expected to exceed $120,000 (adjusted for inflation), preserving Colwood’s position as one of the region’s most prosperous communities.

Transformative Urban Development

Major Development Areas will reshape Colwood’s landscape:

The Beachlands represents the centerpiece of Colwood’s transformation—a $1.2 billion, 134-acre oceanfront development featuring approximately 2,800 homes along 1.4 kilometers of shoreline. Nearly 50 acres will be dedicated to parks and public spaces, including nature trails, an amphitheater, and a covered public square. This project alone is expected to create 10,500 jobs throughout its development and beyond.

Royal Bay, the city’s fastest-growing neighborhood, will be substantially completed by 2030. The Royal Bay Commons already features Quality Foods, Cascadia Liquor, and other commercial services, with additional phases including a new elementary school, the Royal BC Museum Collections and Research Building, and expanded recreational amenities.

Colwood Corners will emerge as a vibrant mixed-use center with approximately 125,000 square feet of commercial space, positioned as the gateway to Colwood with thoughtful urban design principles guiding development over the next 30-50 years.

Transportation Revolution

Colwood’s transportation infrastructure will undergo dramatic improvements by 2030:

• Transit priority lanes between Colwood Corners and downtown Victoria will provide faster, more reliable public transit connections
• A new grade-separated Galloping Goose Regional Trail crossing at Island Highway will enhance pedestrian and cycling safety (funded with $3.4M federal investment)
• New waterfront walkway connecting Colwood Corners to The Beachlands and Royal Bay will create seamless coastal access
• Feasibility studies for ferry service between Royal Bay and Victoria Harbour may introduce innovative water transit options

The city is updating its Transportation Master Plan to accommodate the nearly 20% population increase since 2011, emphasizing multi-modal transportation options and reduced automobile dependency.

Environmental Leadership and Climate Action

Colwood has positioned itself as a climate action leader, declaring a climate emergency and committing to carbon neutrality, energy positive operations, and smart water management as outlined in its Official Community Plan.

Building Standards Innovation: All new construction will meet Zero Carbon Step Code Emissions Level 4 (EL-4) requirements by 2030, mandating electric heating and hot water systems and essentially eliminating carbon emissions from new buildings.

Provincial Alignment: The city aligns with BC’s CleanBC Roadmap to 2030, targeting 40% reduction in greenhouse gas emissions below 2007 levels and ensuring all new buildings achieve zero-carbon status.

Economic Development and Employment

Employment opportunities are projected to increase by 83.7% by 2038, suggesting substantial job creation by 2030. The city anticipates adding up to 204,000 square feet of retail floor space by 2038, with significant progress expected in the next five years.

Colwood’s business costs remain lower than major urban centers while offering exceptional quality of life for employee retention. The community’s embrace of hybrid and remote work (52% of residents according to household prosperity surveys) positions it well for the evolving employment landscape.

Community Infrastructure Enhancement

Parks and Recreation improvements will include enhanced Ocean View Park facilities, expanded Latoria Creek Park, and new recreational amenities in Royal Bay. The city maintains 60+ parks totaling 89 hectares of parkland featuring diverse natural areas, trails, beaches, lakes, and streams.

Waterfront Stewardship will transform Colwood’s coastline into “a stewarded, world-class destination for residents and visitors alike,” with enhanced public access, environmental protection, and recreational opportunities.

Strategic Positioning for the Future

By 2030, Colwood will have successfully evolved from a suburban bedroom community into a complete, sustainable seaside city. The transformation encompasses:

• Robust employment opportunities reducing dependence on Victoria commuting
• Enhanced transit connectivity improving regional integration
• Climate leadership serving as a model for sustainable oceanfront development
• Maintained affluence and quality of life preserving the community’s appeal to families and professionals

Housing Targets and Infrastructure

The city is already “on track” to meet provincial housing targets, with 586 residential units currently under construction and major developments progressing. However, Mayor Doug Kobayashi emphasizes the importance of corresponding infrastructure improvements: “As cities like Colwood welcome new neighbours, there is a corresponding increase in demand for services and infrastructure such as roads, sewer service, parks, recreation, education and protective services.”

Infrastructure improvements are already underway, including intersection upgrades, transit improvements, new sidewalk projects, and the Galloping Goose pedestrian and cycling bridge.

Colwood’s trajectory from 2025 to 2030 represents more than just population and economic growth—it embodies a vision for sustainable community development that other cities can emulate. By balancing ambitious development goals with environmental stewardship, maintaining high quality of life standards while accommodating growth, and fostering economic opportunity alongside community values, Colwood is positioning itself as a premier destination for families, professionals, and businesses seeking the best of coastal British Columbia living.

The city’s success will ultimately be measured not just in population numbers or economic indicators, but in its ability to preserve the natural beauty and community character that make it special while adapting to the challenges and opportunities of the 21st century. As Colwood approaches 2030, it stands poised to achieve this delicate balance, setting a new standard for sustainable coastal communities across Canada.

Are you thinking about selling your Colwood home? Let Dale help.

Data sources include Statistics Canada 2021 Census, City of Colwood Official Community Plan, BC Stats population projections, and municipal planning documents. Population and income figures represent the most current available data as of 2024-2025.

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May  2024

Just like the flowers, the Victoria spring real estate market is in full bloom! Listing inventory has increased substantially from a year ago giving lots of choice for Buyers. Sales are up slightly from last month, but lower than previous years for this time of the year, which may put some downward pressure on prices in the coming months if interest rates do not start dropping soon. In the meantime, prices remained strong for April, increasing slightly from the previous month, so this market is a win/win for Buyers and Sellers.

Below are some of the statistics for April 2024

Listing Inventory:

There were 3,017 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of April 2024, an increase of 14 % compared to the previous month of March and a 47.7 % increase from the 2,043 active listings for sale at the end of April 2023. The listings keep coming in, and May has already started out with increased numbers. This bodes well for the market, but it will start shifting towards a Buyers market if this trend continues over the next few months.

Sales:

A total of 678 properties sold in the Victoria Real Estate Board region this April, 6.4 % more than the 637 properties sold in April 2023 and a 15.3 % increase from March 2024. Sales of condominiums were up 1.5 % from April 2023 with 208 units sold. Sales of single family homes increased 3.7 % from April 2023 with 337 sold. Overall, these numbers are under historic averages for the spring in Victoria. This is largely due to the high interest rates which has sidelined a significant portion of the Buyer pool.

Average Prices:

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in April 2023 was $1,295,800. The benchmark value for the same home in April 2024 decreased by 0.9 % to $1,284,600, up from March’s value of $1,279,300. The MLS® HPI benchmark value for a condominium in the Victoria Core area in April 2023 was $564,000 while the benchmark value for the same condominium in April 2024 increased by 0.7 % to $567,800, up from the March value of $567,300. While the market is showing great resilience with inventory increasing, prices cannot continue in an upward direction if inventory increases at a much more rapid pace compared to monthly sales, and the eventual outcome could be some price drops in the coming months. Especially if the Bank of Canada does not start dropping interest rates in June, which now appears to be a 50/50 chance based on the strong job numbers announce this past week.

If you or any of your family or friends require any real estate 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-May 2024 appeared first on Dale Sheppard.

Let Dale Guide You Through A Smooth Real Estate Transaction

Dale was born in Victoria and raised on the Saanich Peninsula. After graduating with a BA in Economics from the University of Victoria, Dale moved to the Lower Mainland and in 1991 he began his real estate career.  In 1997, after building and enjoying a very successful real estate career in the Fraser Valley, Dale made the decision to move closer to his roots and family back in Victoria, where he has continued to excel in the real estate industry.

Dale also obtained his Commercial Real Estate credentials in 2001 and is well-versed in all aspects of both residential and commercial property transactions.
Dale’s professional performance as a leader in the real estate industry has consistently earned Dale annual industry awards and recognition.

Dale’s Stellar market knowledge and negotiation skills have helped him earn the prestigious “Diamond”, “Chairman’s” and “Platinum” achievement awards, presented annually as a RE/MAX realtor.

Dale has also earned the award status of “Presidents Club” with the Victoria Real Estate Board and has been the constant recipient of the “Gold” MLS award presented to him annually for the past 25 + years.

Dale received the RE/MAX “Lifetime Achievement” award and became an official accredited Seniors agent (ASA) in 2010.

Dale is ranked in the top 10% of all realtors in the Greater Victoria area for sales volume.

You can always count on Dale for the ultimate care and attention on behalf of your real estate needs and desires. Helping clients successfully achieve their real estate goals is what has established Dale’s success and reputation as a leading realtor.

Dale’s trusted reputation for industry excellence, experience, knowledge and resolute customer service precedes him. To date, Dale has earned the trust and confidence of over 1600 families that he has successfully moved so far during his 32 years as a realtor. Dale welcomes you to contact him for any of your real estate inquiries no matter how big or how small.

Dale believes strongly in giving back to his community and is a devoted contributor to various charities, including the Children’s Miracle Network, the Heart and Stroke Foundation of Canada and the BC Cancer Foundation.

Dale resides centrally, in a neighbourhood of View Royal, which provides him easy access to all Greater Victoria communities. Dale balances his work life by spending quality time with his wife, Kim, their 3 grown children and their families and his special little Dachshund, Louis. In 2017, Dale proudly became a grandfather for the first time!

Dale is also a musician who enjoys honing his skills as a guitarist, songwriter and composer. When he is not selling houses, you will find Dale enjoying time with his family, playing hockey, golfing, Jamming with other musician friends, sorting through his growing vinyl record collection or out enjoying one of the many beautiful trails or beaches on South Vancouver Island with his wife and dog.

While some real estate teams focus on volume, I focus on YOU. Born and raised in Victoria, I’ve personally guided over 1,600 families through their real estate journey with the individual attention and local expertise that only comes from 32+ years of dedicated service.

Client Testimonials

I met with Dale about selling my condo just prior to the pandemic lockdown. He kept in touch with me and advised on the best timing to put it up for sale. He also gave great advice on prepping it to show. When the time came to go to market, he followed Covid restrictions to make the showings safe and was able to work with me remotely to mitigate the risk of face-to-face contact. With his experience and connections, the condo sold in less than a week at asking price. Dale is professional and competent, and I definitely recommend him as an estate agent.

Janet Shafer

Dale's local knowledge, vast experience and calm disposition helped guide us through what was, at times, a stressful situation. He answered all of our questions and responded immediately to our requests. He was patient, and kind and made us very comfortable with our decisions. In the end, we were able to sell our condo and purchase our dream home in a very short time frame and we couldn’t be happier.
We highly recommend him to anyone looking to buy and/or sell.

David N.

Dale exudes a calm and confident demeanour. He critically assessed the market conditions to price the house for sale. Dale and his team were constantly available and always ready to answer our questions and concerns. Most impressively, after one sale fell through he immediately re-engaged his contacts and found another interested buyer who put in their offer within 24 hours.

Dale’s aggressive and quick action secured the best outcome from a stressful situation.

Travis Chapman

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August 2023

The Victoria Real Estate market might not be as hot as the weather this summer, but the overall market is doing quite well, especially considering the interest rate increases that keep coming. Prices are stable and, in some areas, going up slightly. Overall, the July and August numbers have been decent all things considered. With inflation increasing again in July, it will be interesting to see what the Bank of Canada does in September… Until then, hope you enjoy the rest of the summer and this great weather!

Below are some of the statistics for July 2023

Listing Inventory:

There were 2,419 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of July 2023, an increase of 3.3 %compared to the previous month of June and a 11.9% increase from the 2,162 active listings for sale at the end of July 2022. The higher inventory levels are still considerable lower than the season long term average, so this is contributing to the stability in pricing..

Sales:

A total of 595 properties sold in the Victoria Real Estate Board region this July, 16.7 % more than the 510 properties sold in July 2022 and a 15.6 % decrease from June 2023. Sales of condominiums were up 16.3% from July 2022 with 200 units sold. Sales of single family homes increased 15.4 % from July 2022 with 293 sold. The sales numbers are higher than June of 2022 when the first effects of the higher interest rates started to take affect last year. This trend should continue in August.

Average Prices:

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in July 2022 was $1,366,100. The benchmark value for the same home in July 2023 decreased by 3.5 % to $1,318,800, which is up from June’s value of $1,310,100. The MLS® HPI benchmark value for a condominium in the Victoria Core area in July 2022 was $600,000, while the benchmark value for the same condominium in July 2023 decreased by 3.7 % to $578,000, which is up from the June value of $573,800. While overall sales are lower than this time in 2022, the July numbers increased slightly from June 2023’s numbers, showing the stability in the market. Some areas are experiencing multiple offers, and well priced homes are selling fast. Definitely not the results we expected after the last round if interest rate increase. There appears to be a strong demand for people moving to Victoria from across the country, which is keeping our market steady.

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If you or any of your family or friends require any real estate 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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HAPPY EASTER!

April 2023

The early spring market is showing signs of improvement due to a growing consumer confidence and increased demand for housing. The interest current rates are becoming the new norm and average prices, while still dropping slightly in some, are holding steady for the most part. Sale volume increased month over month, and some pockets of Greater Victoria are experiencing multiple offers for well priced properties. The next few months are traditionally the busiest in any given year, so the activity should continue to grow throughout the spring market.

Below are some of the statistics for March 2023

Listing Inventory:

There were 1,970 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of March 2023, an increase of 8.9 % compared to the previous month of February and an 85.3 % cent increase from the 1,063 active listings for sale at the end of March 2022. The overall listing inventory is still well below seasonal averages, but the springtime is when most Victoria sellers list their homes, so inventory should continue to increase over the next few months.

Sales:

A total of 590 properties sold in the Victoria Real Estate Board region this March, 29.2 % fewer than the 833 properties sold in March 2022 but a 28.3 % increase from February 2023. Sales of condominiums were down 29.4 % from March 2022 with 197 units sold. Sales of single family homes decreased 31.8 % from March 2022 with 281 sold. Sales volume did increase month over month, but the overall sales numbers remain lower than usual for this time of the year. This is mostly due to the high interest rates, keeping a lot of Buyers on the sidelines.

Average Prices:

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in March 2022 was $1,387,200. The benchmark value for the same home in March 2023 decreased by 10.9 % to $1,236,200, down from February’s value of $1,247,200. The MLS® HPI benchmark value for a condominium in the Victoria Core area in March 2022 was $616,400, while the benchmark value for the same condominium in March 2023 decreased by 9.1 % to $560,300, down from the February value of $568,200. The overall sale price averages have dropped again slightly in March, but the decreases are smaller than a few months ago. This could signal that the market is close to the bottom.

If you or any of your family or friends require any real estate 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- April 2023 appeared first on Dale Sheppard.