James Bay real estate market — prices, sold data & trends
trend explorer
How the market moved
interactive 24-mo series
market state
The current James Bay snapshot
all residential
- Active listings · now
- 56−6.7% 1YAug '25–Jul '26
- Sales · period
- 151−17.5% 1YAug '25–Jul '26
- New listings
- 264−18.8% 1YAug '25–Jul '26
- Median days on market
- 26days−1.7% 1Yn = 151 sales · Aug '25–Jul '26
- Sale-to-list ratio
- 97.9%−0.1 pts 1Yn = 151 sales · Aug '25–Jul '26
- Over-asking rate
- 11.3%−1.1 pts 1Yn = 151 sales · Aug '25–Jul '2617 of 151 salesmedian +$30.1k over asking
- Sale-to-assessed
- 100.4%−0.3 pts 1Yn = 146 sales · Aug '25–Jul '26
- Months of inventory
- 3.5mo+0.2% 1Yn = 48 sales · Aug '25–Jul '26
- Median price
- $825K+2.3% 1Yn = 151 sales · Aug '25–Jul '26
- Average price
- $978K+4.2% 1Yn = 151 sales · Aug '25–Jul '26
- Price per sq ft
- $689/sqft−1.5% 1Yn = 151 sales · Aug '25–Jul '26
- Price reductions
- 19.0%+2.2 pts 1YAug '25–Jul '26
Repliers MLS · BC Assessment · 8X derived · pooled over · figures below 10 sales carry no percentage change
by municipality
Across the region
13 municipalities median all residential
median all residential · pooled 3 months · May 2026 – Jul 2026 · change vs prior 3 months · 1 area below 10 sales shown without a trend
macro context
The backdrop
always at native resolution
- 5-yr posted mortgageCanada
- 6.09%unch WoWBoC Valet ·
- 5-yr GoC bond yieldCanada
- 3.23%+1 bp WoWBoC Valet ·
- BC CPI · YoYBritish Columbia
- 2.8%YoY · 2026-06StatCan 18-10-0004 ·
- Victoria unemploymentVictoria CMA
- 5.0%+0.6 pts MoMStatCan LFS 14-10-0459 ·
- Net non-perm. residentsVictoria CMA
- −1,2222024StatCan 17-10-0014 ·
- Victoria CMA populationVictoria CMA
- 445.1K+0.7% YoYStatCan 17-10-0148 ·
The posted rate is an administered benchmark — it prices penalties and stress tests, not mortgages. Real 5-yr fixed money is ~2.0 points cheaper.
victoria lens · The typical detached purchase here — $1M+ with 20% down — prices in the 20% or more down(uninsured) column, and $1M+ files can’t be bulk-insured, so a real quote can land a touch above it. A sub-$1M condo with 20% down can price a touch below it.
| 5-yr fixed | 5-yr variable | |||
|---|---|---|---|---|
| lender | under 20% | 20%+ | under 20% | 20%+ |
| Coast Capital | 4.04 (lowest) | 4.44 (lowest) | 3.79 | 3.94 (lowest) |
| First National | 4.49 | 4.54 | 3.70 (lowest) | 3.95 |
| CIBC | 4.59 | 4.94 | 3.95 | 4.10 |
| Vancity | 4.59 | 4.69 | 3.95 | 3.95 |
| BMO | 4.74 | 4.84 | 4.10 | 4.10 |
| TD | 4.84 | 4.84 | 4.24 | 4.24 |
| RBC | 4.89 | 4.89 | 3.95 | 3.95 |
5-yr fixed with under 20% down runs 4.04 (Coast Capital) to 4.89 (RBC) — 85 bp between banks on the same borrower.
Green = lowest in column. Tracked lenders without a published BC quote today are not shown.
Rates via WOWA.ca · advertised rates from lenders 8X clients can be placed with · captured
From registration to completion
sequential stages · Greater VictoriaStage vintages differ from the MLS figures above and from each other — each stage carries its own as-of date. Source bundle refreshed 12 Aug 2026.
rental market
What it rents for
Victoria CMA asking rents
Asking rents & vacancy (Victoria CMA) · coming soon
Methodology — sources and resolution contract
Full methodology & metric definitionsWhat buyers & sellers ask about the James Bay market
Answers update with the market · data as of
Is James Bay a buyer's or seller's market?
How much does a home cost in James Bay?
Are homes in James Bay selling over asking?
How long do homes take to sell in James Bay?
Are home prices going up or down in James Bay?
Is now a good time to buy or sell in James Bay?
What is the best time of year to sell a home in James Bay?
How many homes are for sale in James Bay?
Do homes in James Bay sell for more than their assessed value?
Directional market benchmarks from Repliers MLS, BC Assessment & VREB — not an appraisal or personalized advice.