| | REAL ESTATE MARKET SNAPSHOT |
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| Here in the Cowichan Valley we saw some relatively minor changes in our Market thru July 2025. Our Average Sale Price was up 7.52%, the Number of Sales remained the same and Number of New Listings dropped 19.85% compared to numbers reported in July 2024. The Vancouver Island Real Estate Board continues to report our market here remains resilient and attractive to buyers. |
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| The Benchmark price for a Single Family Home in the Cowichan Valley thru July 2025 was $800,900, up three per cent over July 2024, keeping on par with the Vancouver Island Real Estate Board's board-wide benchmark of $800,000. For a closer look at our stats for all types of real estate here in the Cowichan Valley, over the last 12 months to date:
SINGLE FAMILY Sales +19.90%, Average Sale Price +0.63% & New Listings +0.33%
CONDOS Sales -26.50%, Average Sale Price +1.21% & New Listings +1.10%
TOWNHOMES Sales +11.28%, Average Sale Price -1.31% & New Listings -2.42%
LAND Sales -17.28%, Average Sale Price +6.95% & New Listings -6.92%
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BUYING A HOME WITH A SUITE?HERE'S WHAT LENDERS WANT TO SEE | With more homes featuring basement suites, laneway homes, or garden suites, many buyers are planning to use rental income to help offset their mortgage. But not all lenders treat rental income the same way, and that can have a big impact on your approval. | Here are a few things to know:
- Not all rental income is fully counted – Some lenders use only 50% of the rental income, while others may allow up to 100%, depending on whether the suite is legal, self-contained, or part of a multi-unit property.
- The suite must meet certain criteria – To be considered by lenders, the unit usually needs to have a separate entrance, full kitchen, and bathroom. Unauthorized suites might limit your financing options.
- There are programs designed for this – Some lenders and mortgage insurers have specific programs that work well for properties with income suites, even for first-time buyers. This can also be used when adding a suite with the Purchase Plus Improvement program too!
Why speak with a mortgage broker?
As independent mortgage brokers, Janette Roch and her "Roch Star" Team, have access to a wide range of options through major banks, credit unions, and mortgage finance companies. This allows us to match you with lenders that are more flexible when it comes to using rental income, which is especially important when dealing with suites. We also work with lenders who offer financing programs if you're looking to add a suite to your existing home, either through renovations or legalizing a current setup. This can be a smart way to boost your home's value and generate additional income.
| If you're considering buying a home with a suite, or adding one, feel free to reach out. The extra income can be great to help qualify and help add some extra funds to cover your monthly expenses. We are happy to review your options and help you structure the mortgage to make it all work smoothly. |
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| Next Bank of Canada Decision: September 17, 2025 | Rates & Info Courtesy of Janette Roch at Dominion Lending Get in touch with her today to explore your mortgage options! |  |
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UPCOMING EVENTSMark your calendars!
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|  | Sat, Aug 16th 12:00-6:00 | Get tickets and more info on-line craftbeerandfoodfest.com |
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 | Sat, Aug 16th 10am-3pm | 21st Annual Ladysmith Show & Shine Come check out gorgeous Cars and Motorcycles, grab a cold one and some ribs at the Kinsmen Beer Gardens and BBQ. Or register to enter your ride!
1st Avenue Downtown Ladysmith |
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 | Sun, Aug 17th | Free Event! A very special music festival that bridges all Vancouver Island communities with peace, love and music every year on the 3rd Sunday of August. Bring your friends, your lawn chair and your smiles. Donations appreciated. Providence Farm 1843 Tzouhalem Rd Duncan |
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Highlights from July 2025 |
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| More Units Available at Stanley Creek! | Construction continues and more new homes are now available at Lake Cowichan's newest affordable development. Something for every budget, GST rebates and Property Transfer Tax exemptions available for qualifying buyers. |
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|  | 3350 Redden Road Nanoose Charming 3+bed, 3 bath home just steps to Schooner Cove Marina in beautiful Nanoose Bay! | | 1007131 |
| |  | 35-300 Grosskleg Way Lake Cowichan Retiring or downsizing? This bright and airy 2 bedroom & 2 bath patio home could be for you! | | 1002842 |
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 | 634 Dobson Road Duncan Affordable 3 bedroom, 2 bathroom 1/2 duplex in a great location, walking distance to everything! | | 1006545 |
|  | 1091 Prevost Road Duncan Totally updated 3 bedroom, 2 bathroom rancher on a fenced corner lot! | | 1002665 |
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 | 7420 Nantree Road Lake Cowichan Picturesque 4 bdrm, 3 bath open concept family home on a park-like 2.5 level acres. | | 995173 |  | 130 Arbutus Cres Ladysmith Breathtaking sunrises from this spacious 5 bdrm, 2 bath home in a family friendly neighbourhood | | 1004954 |
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THINKING OF MAKING A MOVE? LET'S CHAT! |
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|  | ALLY EARLE * PREC Team Leader, Associate Broker & Real Estate Professional *denotes Personal Real Estate Corporation |
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 | JEN ALEXANDER Team Member Real Estate Professional
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 | JENNEY MASSEY Team Member Real Estate Professional
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| Reach out Today! Let us help make your Real Estate Goals a reality! |
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Pemberton Holmes Real Estate
