Staging...and how Kim & Vicky take it seriously...


Introducing...our weapon to obtain TOP DOLLAR for your Listing, starts with Cynthia Delve, of Upstage Design.


Kim and Vicky do Real Estate and Marketing your listing well. 


Are you thinking of putting your home on the market in the near future? What do you need to do before that happens and what is the value in doing so? When will you be prepared to do so? Where do you begin? Why is important to have your home prepped and ready for market?

These are all noteworthy questions and all necessary to bring value to your property, so you can get top dollar and shorten time on the market.

  1. Keeping in mind that you want the most money from your investment in the fastest time. It is so important to prepare your property, so it stands out and draws buyers. If you were selling your vehicle you would detail it, the same should be with your home.

  2. Working with your Realtor and a home staging professional they will make recommendations to bring your property up to move in ready condition.

  3. Addressing any issues with your property before it goes on the market gives you and your Realtor a strong negotiating position at the table, this way buyers can’t start lowering their offer. Statistics show that 63% of buyers will pay more for a property that is move in ready.

  4. Working with your Realtor, stager and a team to help you do any necessary preparations a timeline can be drawn up.

  5. Focus is really put on the living room, dining room, master bedroom and kitchen. Although having a stager showcase your entire home with your household items or a mixture of yours and theirs brings continuity and flow.

  6. The knowledge and experience you receive from preparing your property for market can be transferred into the purchase of your new home. You will be more organized, making for a smoother move.

  7. Your property will stand out from other listings in your area. Making Realtors happy to show your property.

  8. Most buyers, about 93% start their search for a new home on the internet. Having great pictures is important in marketing your home. In today’s market there are many off shore buyers this step helps show value to anyone searching.

  9. The goal is to prepare your property so that buyers can see themselves living there. If a space is too personal, too crowded and cluttered buyers have a hard time seeing themselves living in that space. Those first few seconds are so important, majority of buyers are forming their opinion of your house from that moment they walk in. Let’s work together to make it a positive and profitable one.




Thank You to one of our valued Team Member, Cynthia Delve, of Upstage Design for contributing this article!
Cynthia is a valued member of our Team and works with us to achieve superior staging that leads to quality photos and TOP DOLLAR for your Listing! 

Cynthia Delve

Upstage Design

250 208-2466

Get the whole package, when you work with Kim and Vicky! 

Sharp Staging

Professional Photos 

Custom Marketing

= TOP DOLLAR for you.

(250) 514-1663


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Kim and I are always impressed at the history and stories behind our great city, and close knit community.

Our careers in Real Estate provide us with a reason to dig for more information, and obtain the facts, and Esquimalt has a rich history that we couldn't help but research and share with you. 

We hope that you enjoy this walk through some of Esquimalt's history dating back to the early 1900's!

St. Peter and St. Paul's Church, Esquimalt Road



This photo from circa 1900 captures the view, including St. Paul's Church looking west on Esquimalt Road. 

A horse and buggy and six people can be seen in the Road (Courtesy Esquimalt Archives)

Today, St. Paul's (Now known as St. Peter and St. Paul's Anglican Church) 

St. Paul's Church, Esquimalt, had its original location at the foot of Signal Hill, and was built in 1866 but Anglican services were held before that in the little 1858 school building that once stood on the property. Even earlier Anglican services were conducted by Royal Navy chaplains aboard their ships for naval personnel and the growing population around Fort Victoria.

Known later as St. Paul's Naval and Garrison Church, the building was dismantled and moved up the hill to its present location, partly to escape from damaging reverberations of naval gunnery practice in the straits.


Fast forward to present day, St Peter & St Paul's Anglican Parish is an important part of the heritage of Victoria.

In 2006 the church was presented a plaque to note the heritage status of the incredible pipe organ that calls it home.


Click Here to view the stunning photography of this church, as it sits now. 


The (former) Tudor House Pub, Esquimalt Road



The Tudor House Pub in 1917, when it was known as the Sailors Club. The Prince of Wales dropped by two years later and commended matron Mary Ranns for the good work she had been doing with sailors.
The Tudor House building has anchored the corner of Esquimalt and Admirals roads since it was built in 1902.

In 1901, Wesleyan chaplain Rev. John Preston Hicks worked tirelessly to raise funds to build the Sailors’ and Soldiers’ Home, a home away from home for the military and merchant navy.

The Sailors’ and Soldiers’ Home had its grand opening on May 5, 1904. “It was an important enough building that Premier Sir Richard McBride was in attendance,” Robinson said.

continue this story...


Historic Aerial Photos of Esquimalt's Work Point Barrack's

May 13, 1961


Work Point was the location of the first Canadian Army base on the Pacific Coast. 

It was established in 1887 to house “C” Battery of the Royal Canadian Artillery who had arrived from Quebec by train to instruct local militia in gunnery. They had to clear the forest and build their own barracks.


The Work Point Barracks (designated 1004 in the Canadian Historical Places record) are a utilitarian British military structure consisting of a one-storey, rectangular wood frame building with a hipped roof, wood shiplap cladding on a rubble and concrete foundation. It was the first of first three structures built at Work Point. It is located opposite the guardhouse at the end of the main entrance, at Work Point Barracks, CFB Esquimalt.

continue this story...


I recently happened upon a real gem of a website, that contains vintage aerial photos of Victoria, Esquimalt, and areas. As a former resident, I focused my efforts and zoom on the Work Point Barrack's, where you can see the Canadian Forces Base along with Imperial Oil and Esquimalt Harbour way off in the distance.

Here's the direct link to the vintage aerial photos of the barrack's. But don't stop there! Scroll up to the "Images" option and get an aerial view of our fine city, way back when. 


We hope that you enjoyed this ancient walk around some of Esquimalt's finest buildings and landmarks! - Kim and Vicky


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Victoria Real Estate Market Strong to the End of 2017...

January 2, 2018  A total of 462 properties sold in the Victoria Real Estate Board region this December, 1.9 per cent fewer than the 471 properties sold in December last year.

A grand total of 8,944 properties sold over the course of 2017, 15.8 percent fewer than the record breaking 10,622 that sold in 2016. 2017 sales came in at 21.7 per cent over the ten year average of 7,349 properties sold.

"Early in 2017 we discussed how the Victoria area housing market would be different than the record breaking year we had in 2016 and that over the course of the year we'd probably see a gradual return to a more balanced market. We did see evidence of this change come early in the year, as multiple offers and rapid price increases leveled out," says Victoria Real Estate Board President Ara Balabanian. "However, the ongoing low inventory of properties for sale meant that buyers continued to experience competitive situations in high demand areas, and multiple offers were still a common occurrence as buyers negotiated in a tighter market. What we couldn't anticipate were outside factors such as changes to mortgage qualifying rules that may have pushed people into the market early. The pending mortgage stress test in particular is likely to have caused much of the increased activity we've seen in November and December."

There were 1,384 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of December 2017, a decrease of 21.5 per cent compared to the month of November and 7.3 per cent fewer than the 1,493 active listings for sale at the end of December 2016. This is the lowest level of inventory for the area in the month of December since the statistic was tracked in 1996.

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in December 2016 was $753,900. The benchmark value for the same home in December 2017 has increased by 9.3 per cent to $823,800, and is slightly lower than November's value of $824,600.

"Overall, the low inventory and the continued interest in Victoria real estate meant that well-priced homes were quick to sell in 2017. Moving forward, we expect to see more inventory come into the market, which will continue to move us toward a more balanced state," adds President Balabanian. "We also expect housing prices to remain stable, without the increases we tracked in 2016, and anticipate steady slow growth. In markets like these, it's important to enlist the services of a REALTOR® to help you navigate what may be your largest transaction ever."

About the Victoria Real Estate Board - Founded in 1921, the Victoria Real Estate Board is a key player in the development of standards and innovative programs to enhance the professionalism of Realtors. The Victoria Real Estate Board represents 1,374 local Realtors. If you are thinking about buying or selling a home, connect with your local Realtor for detailed information on the Victoria and area housing market.


Buying or Selling Property in 2018?

Call Kim and Vicky today to request a copy of our Sellers Package-

a complete guide to how we market and sell homes smoothly.

(250) 514-1663



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Home sales seem to fall more than 5% as new mortgage rules kick in...

Canadian Real Estate Association cuts forecast, saying tougher rules on qualifying for a mortgage will erode home affordability


The national home price is expected to slip by 1.4 per cent in 2018 to $503,100. National Post


TORONTO — The Canadian Real Estate Association has cut its home sales forecast for next year due to the impact of tighter mortgage regulations that come into effect New Year’s Day, which are expected to rein in spending for some buyers.

CREA said in an updated projection Thursday the banking regulator’s revised mortgage underwriting guidelines, which include a stress test for uninsured mortgages, will reduce sales activity across the country, particularly in and around Toronto and Vancouver.

The association now forecasts a 5.3 per cent drop in national sales to 486,600 units next year. That new estimate shaves about 8,500 sales from its previous 2018 forecast.

The national home price is expected to slip by 1.4 per cent in 2018 to $503,100.

“With some homebuyers likely advancing their purchase decision before the new rules come into effect next year, the ’pull-forward’ of these sales may come at the expense of sales in the first half of 2018,” CREA said in a statement.


“Meanwhile, other potential homebuyers are anticipated to stay on the sidelines as they save up a larger down payment before purchasing and contributing to a modest improvement in sales activity in the second half of 2018.”

In November, the number of homes sold through its Multiple Listing Service rose by 3.9 per cent compared with October, led by a 16 per cent sales spike in the Greater Toronto Area.

Sales were up 2.6 per cent from last November, marking the first year-over-year increase since March. That helped send the national home price up 2.9 per cent, year-over-year, to $504,000.

The number of newly listed homes rose 3.5 per cent in November, which reflected a large increase in new supply across the GTA.

In October, the Office of the Superintendent of Financial Institutions announced the final version of its revised guidelines, called B-20. The new rules, which come into effect on Jan. 1, require would-be homebuyers to prove they can still service their uninsured mortgage at a qualifying rate of the greater of the contractual mortgage rate plus two percentage points or the five-year benchmark rate published by the Bank of Canada.

CREA argues the new guidelines make it tougher for potential buyers with more than a 20 per cent down payment to qualify for a mortgage. These low-ratio mortgages comprise the vast majority of Canadian mortgage originations, it added.

The association also narrowed its forecast for national sales activity this year. It expects sales to decline four per cent to 513,900 units in 2017 due to weak activity in Ontario, after the province in April announced measures such as a foreign buyers tax to cool the market.

However, the association expects the national average price of a home to rise this year to $510,400, up 4.2 per cent compared to 2016.

While November sales activity in the Greater Toronto Area was down significantly compared to a year earlier, other large markets posted annual gains, including Greater Vancouver and the Fraser Valley, Calgary, Edmonton, Ottawa and Montreal.

BMO economist Robert Kavcic noted that the adjustment in the Toronto market is ongoing.
“But strong underlying supply-demand fundamentals should prove supportive next year once the remaining froth gets worked off,” he wrote in a note to clients.

“In all likelihood, Bank of Canada rate hikes and the coming rule changes from OSFI should keep the froth from returning. Elsewhere, look for continued strength in Ottawa and Montreal, stability in Alberta, and an ongoing supply-demand struggle in Vancouver.”




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Guest-ify Your Home for the Holidays!

It's 6 days until Christmas Day, and although you may not be prepared for handling your in laws, let's at least get you prepared for your guests! 



1. Clean Up Your Doorway
When getting ready to have guests stay in our homes, we tend to focus on what’s happening inside. This means we can often overlook the part of our house that visitors see first: the doorway.

Before friends and family arrive, be sure your doorstep is swept and that your entryway is organized.




2. Make Room in Your Coat Closet or On Your Coat Rack

Plan ahead! You know guests will be coming in from the cold and will need a place to hang their coats. Go through your closet or the hooks by your door, and store away any extra jackets you may have hanging there. You only need one coat rack on hand while your guests are staying with you.



3. Stock Up on Guest Supplies
Feel prepared by making sure you have multiple sets of all living essentials. Towels, sheets, blankets, pillows, shampoos, etc. Keep these on a shelf that is designated for guests. This way it’s easy to find just what you need when a visiting friend or family member needs it.


4. Think Storage
Take inventory of the storage you have in your home, and invest in more if necessary. You don’t want your guests to have to live out of their suitcases, so make sure you have enough dressers and cupboards in their designated area




5. Create a miniature necessities station.


This is a nice touch that will add that extra bit of comfort to your guest’s stay. Be inspired by hotels and set up a little station where visitors can find all of their basic necessities. This can consist of shampoo, conditioner, lotions, candles, a robe and slippers—even some coffee and a little coffee maker in their room. A bottle of water next to the bed is always a nice touch. 



6. Have that sofa bed or spare bed ready


If you’ve got small living quarters, then you might only have a pull-out sofa bed to offer guests. Don’t apologize for this — just make it work well. It will need to serve as both Command Central for your holiday season and as a bedroom for your out-of-towners. Keep a stack of blankets in the corner. Remember- the goal is to ensure that your guests don't have to ask you for anything!

7. Make towels and toilet paper super easy to find....and stock up!

Ever stayed in a place and you feel squeamish having to look through cabinets to find what you need? How awkward. Make it simple on your guests. Don't forget to leave out the hair dryer for the ladies!

Make toilet paper easy to find, too. That’s never fun to hunt for, especially in someone else’s house.



Happy Holidays from our families to yours!

-Kim and Vicky


Buying or Selling Real Estate in Victoria?

Contact us for a Free Home Evaluation and ask about our all inclusive

sellers packages designed to sell your home smoothly.

CALL: (250) 514-1663



Some content Credits to The Huffington Post 




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Christmas is approaching and we have gathered some of the finest events in and around Victoria for you to enjoy with friends and family. Enjoy!


Royal Theatre December 17th, 2017 7:30 PM to 9:00 PM Fans of Monty Python, Mr. Bean, and Dr. Seuss… Grab your teacups! “Complete and utter fun... for all ages.” ★★★★★ CBC Following the smashing success of their 2017 BC tour, James & Jamesy return with their outrageously funny and brilliantly inventive Christmas comedy. When catastrophe strikes at James and Jamesy’s Christmas tea party, the friends leap into action, finding innovative and hilarious solutions to keep them afloat. These masters of physical comedy—with over 20 comedy awards to their name—sweep the audience out to sea in a jolly aquatic escapade brimming with whimsy, action, and ingenuity in a celebration of friendship at Christmas. “Outrageously funny, magnificently written, beautifully choreographed. ★★★★★ London Free Press

When: Sunday, December 17, 2017

Where: Royal Theatre, 805 Broughton St, Victoria,  British Columbia, V8W 1E5

Event Info:




When: December 16 and 17, 2017 at 10:00am

Where: Oak Bay Beach Hotel (David Foster Theatre)

TIME: 10:00 AM - 1:00 PM


ADMISSION: Children: 3 to 12 years old @ $25.00 / Cdn Youth: 13+ @ $40.00 Cdn

Event Info:




Rock Island Entertainment presents Nearly Neil Diamond, featuring Bobby Bruce and the Solitary Band! Arriving in Sidney just in time for Christmas, it will be a magical evening of song and music that will move you to sing and clap along to all of his greatest hits!!


When: December 16, 2017

Where: Mary Winspear Centre

TIME: 7:30pm





Live, outdoor performances of the Christmas Nativity in Topaz Park on Dec 21, 22 and 23 every half hour at 6:30, 7:00, 7:30 and 8:00. This event is free and we encourage everyone in the community to attend. Come enjoy the spirit of Christmas with free parking, wheelchair accessible viewing, and public washrooms available. Presented by local members of the Church of Jesus-Christ of Latter-Day Saints and friends as our gift to the community. Learn more at

When: December 21, 2017 to December 23, 2017

Where: Topaz Park

 TIME: 6:30, 7:00, 7:30 and 8:00





Visit with Father Christmas in Old Town, have your photo taken and share your holiday wishes. Photos by donation.


When: December 1, 2017 to December 17, 2017

Where: Royal BC Museum

 TIME: 11:00 am - 2:00 pm


ADMISSION: Included with Admission or Membership



Happy Holidays one and all! From Kim and Vicky.


Fresh, Modern Real Estate that works.


Call us TODAY to discuss your Real Estate needs. 

(250) 514-1663 /  (250) 384-8124




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Have you visited the beautiful Japanese Gardens in the Gorge Area of Victoria? 

Did you know that it was the 1st Japanese Garden in North America?
Did you know that its designer was the same chap who designed Butchart Gardens?


“In 1907, Japanese garden designer Isaburo Kishida, then in his 60s, was asked by his son, Yoshitaro, to take the long and difficult sea journey to Victoria B.C. and join him in setting up a Japanese tea garden in Victoria's Esquimalt Gorge Park. It was the first Japanese gardens in British Columbia and it soon started a trend of them amongst Edwardian high society.

With the highly successful opening of the tea garden, which drew a record breaking attendance of 5000 people in three days, many people desired a private Japanese garden of their own, and it was soon after the opening that three very influential families of the time commissioned Kishida to design gardens on their estate grounds. Of the three, two remain intact today, one being the Butchant Garden, the other the Japanese garden at Hatley Park, which was commissioned by coal baron and politician James Dunsmuir and his wife Laura in approximately 1909 and believed to have been completed the following year.”
*Taken from:

In the 1920′s and 30′s, Victoria’s Gorge Waterway was the place to be in the summer. Along with swimming and boating, one of the most popular attractions was the Japanese Tea Gardens.


The Garden was operated until 1941, when the Takada family who ran it, were sent to a Japanese internment camp in the Kootenays – never to return.

The Gardens and Tea House were destroyed by vandals.

The Township of Esquimalt and Volunteers have done Yeoman’s work in restoring the site.…and Mr. Takada still gardens in Toronto!


When they were forced to leave Victoria, The Takata family gave many plants to their Gorge neighbours including 2 Japanese maple now over 100 years old that were transplanted here in 2008 as a gift from one of those neighbours on the Gorge.

This garden was designed to recreate the unique components of traditional Japanese “stroll gardens” with the focus on understatement and simplicity.

Design features include:

  • Moon viewing bridge made in a traditional, minimalist Japanese style is a popular spot for wedding photos due to the many weddings held on the property.
  • A Zigzag bridge known as a Yatsuhashi bridge. It is believed that if chased by evil spirits, anyone crossing the bridge will be protected as the spirits can only go in a straight line and cannot follow around the corners of the bridge.
  • An authentic Ceremonial Teahouse overlooks the lower pond.
  • Fences and gates made from bamboo-like grasses called Miscanthus gigantus harvested from an enormous planting that separates the Zen garden from the upper Takata.


Visit These beautiful Japanese Gardens via the Gorge Kinsmen Park off of Tillicum Road.  


          This educational blog piece is brought to you by your

Gorge Area Real Estate Team: 

 (250) 514-1663 or

"We sell "Gorge"ous homes in your area!




Credits to and

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We LOVE the Holidays. 


The beauty of having a Real Estate Team with a litter of children, is that we usually have the inside scoop on local events, hidden eateries, and where to go to surround yourself in Christmas cheer in beautiful Victoria. 


Here are some events happening in Victoria for the week of December 4th-10th. 




Join Santa for a breakfast buffet with individual family seating. Each table will enjoy cookie decorating and on-site photographer with photo printing!

December 2nd and 3rd, 2017 at 10:00am-1:00pm
December 9 and 10, 2017 at 10:00am-1:00pm

Where: Oak Bay Beach Hotel (David Foster Theatre)

ADMISSION: Children: 3 to 12 years old @ $25.00 / Cdn Youth: 13+ @ $40.00 Cdn




Feast your eyes on creative inspirations fashioned from gingerbread and other edible components. More than just houses, these are detailed sculptures and unique works of art crafted by professional and amateur chefs. This year’s theme is “Celebrating Canada”. Vote for your favorite with your donation to Habitat for Humanity Victoria. Displayed throughout The Parkside Hotel & Spa’s stunning atrium, this spirit-rousing experience is guaranteed to put you in the holiday spirit!


DATES: November 18, 2017 to January 2, 2018

VENUE: The Parkside Hotel & Spa

 TIME: 9am-9pm





This holiday season, join us on the Veranda overlooking the sparkling Inner Harbour at Fairmont Empress. Enjoy a selection of hot beverages in Christmas spirit and well known Christmas bites while delighting in s’mores around the fire.

DATES: November 25, 2017 to December 23, 2017

VENUE: The Veranda at Fairmont Empress

TIME: 4:00pm – Close


ADMISSION: à la carte



Tim Hortons is offering a FREE Public Everyone Welcome Skate this evening from


Come and enjoy public skating and rentals completely FREE for this fun skating event.

Where:Oak Bay Recreation Centre
Event Date: Saturday, December 9, 2017 - 7:30pm to 8:45pm 

HAPPY HOLIDAYS EVERYONE! Check back next week for a fresh list of joyous Chrtistmas events happening in our wonderful city. 


-Kim and Vicky
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Victoria Real Estate Market Experiences a Burst of Activity...



A total of 671 properties sold in the Victoria Real Estate Board region this November, 12 per cent more than the 599 properties sold in November last year. 
"We suggested last month that some buyers may accelerate their purchase timeline to buy a new home in anticipation of the mortgage stress test on uninsured buyers - those with a down payment of 20 per cent or more - that will come into effect on January 1," says Victoria Real Estate Board President Ara Balabanian. "Judging by the sales we saw in November and what I have heard from our REALTOR® members, some buyers have indeed accelerated their purchasing plans to avoid the stress test. This may change the numbers we see in the early months of 2018, as some buyers who had planned to buy next year have bought a bit earlier."
There were 1,764 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of November 2017, a decrease of 7.4 per cent compared to the month of October and 2.8 per cent fewer than the 1,815 active listings for sale at the end of November 2016. 
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in November 2016 was $748,500. The benchmark value for the same home in November 2017 has increased by 10.2 per cent to $824,600, which is slightly higher than October's value of $821,900. 

"So was this November a record breaker?" asks President Balabanian. "While not a record, it is the highest November sales count we've tracked since 1996. It is also rare that we see November numbers beat October numbers. The fact that we've had an unusual month does not necessarily mean that this is the start of a new trend, it is however, a good example of how outside forces can impact a housing market. It's likely there will be more government-led change in the new year and we'll report on the effects of those changes on the market. Our hope is that the different levels of government coordinate their efforts to avoid a negative compounding effect on the market."

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MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.