Essentially there are three types of suites you’ll find in most municipalities in greater Victoria; legal conforming suites (the best scenario); legal non-conforming (zoning for the lot allows for a secondary suite but there are no permits in place for the suite); and final non-legal (the zoning does not allow for a secondary suite which also makes it impossible to be conforming). When purchasing a property with a suite one should familiarize themselves with municipal bylaws and especially the risks that come with having a legal non-conforming or non-legal suite.
Buying a rental or investment property….to buy fixer upper or turn key rental?
A big component of deciding whether to buy a fixer upper or turnkey rental property depends on your personal circumstances and lifestyle. A larger fixer upper may not be an ideal investment property for someone living out of town or with a busy work schedule; however, it may work well for a trades person or semi-retired individual.
Building a new home – budgeting!
Where is the value in real estate commissions? Do you see the value?
Does it make sense that it costs the same amount to sell a home as it costs to frame the home? As a REALTOR® it doesn’t really make sense to me, does it make sense to you?
10309 Pollard, Sidney, SOLD
Located on a quaint Sidney cul-de-sac this well maintained home features many upgrades. Some of the updates include new Birch hardwood floors on main level, tiled floors in kitchen & bathroom, crown mouldings, new baseboards & blinds. Also new sink, toilet & fixtures in main bathroom. Spacious living room with wood burning fireplace, bright & sunny kitchen. Large master bdrm with sitting area.
Buyer represented by Marko Juras
2032 Melville Dr, Sidney, SOLD
Enjoy the practicality of this four bedroom, two bathroom duplex perfect for a growing family or retires looking for one level living. Quiet, spacious home offers main floor living including master on main with walk-thru closet and cheater ensuite. Three additional bedrooms and bathroom upstairs.
Listed by Marko Juras and SOLD!
Thousands SAVED
The buyers look for the most motivated seller and best possible value!
Buyers buy from the most motivated sellers and those transactions set market price.
1535 Jasper Pl, Saanich, SOLD
Charming and updated five bedroom, three bathroom homes, offering three bedrooms upstairs and a flexible bright walk-out basement perfect for a variety of uses including in-law or teenager accommodation, home office, art studio, and much more. Upstairs you will find a bright and well-kept home.
Listed by Marko Juras and SOLD!
Thousands SAVED
Single Family Home versus Townhome? Pros and Cons!
In general, with a townhome you get more quality interior living space; however, there are trade-offs such as less yard space, strata fees, and bylaw restrictions.
69 San Jose, James Bay, SOLD
Located in the heart of James Bay steps to Dallas Road this delightful 4 bdrm, 3 bath character home offers a combination of old world charm and craftsmanship. Upstairs you’ll find a bright home with a large kitchen that opens onto a fabulous south east facing deck, spacious living room with dining area, two generous bedrooms, and south facing bathroom.
Listed by Marko Juras and SOLD!
Thousands SAVED
1831 El Sereno, Gordon Head, SOLD
Professionally updated spacious Gordon Head executive home on quiet cul de sac. Flexible layout perfect for entertaining or family life. Large south facing patio. Mirage hardwood floors. Spa like bathrooms with heated floor in ensuite bathroom. Close to all levels of schools.
Buyer represented by Marko Juras
What to look for in a Mere Posting, aka Flat Fee MLS®, listing package?
Three key things too look for in my opinion.
1/ Cost and structure of cost
2/ What’s included?
3/ Performance/success rate of the company offering the mere posting package.
4643 West Saanich, Saanich, SOLD
Charming and updated three bedroom, two bathroom home, offering two bedrooms upstairs and a spacious one bedroom suite downstairs perfect as a mortgage helper. Lots of upgrades including newer windows, heat pump, varnished floors, newer bathrooms and more. The bright living room features lots of windows.
Listed by Marko Juras and SOLD!
Thousands SAVED
2520 Cadboro Bay, Oak Bay, SOLD
Located in Oak Bay, this elegant 1950’s home offers character with the modern conveniences of a tastefully restored home. Upgrades include newer kitchen, two baths, roof, windows, deck, hot water tank, and more. Separate living and dining rooms feature large windows and wonderful character and craftsmanship.
Listed by Marko Juras and SOLD!
Thousands SAVED
602-100 Saghalie, Victoria, SOLD
Ocean views and sunsets from balcony and living room of this spacious barely lived in one bedroom suite at the Bayview in Songhees. At the doorstep of this dynamic neighborhood are waterfront walkways, parks and just a short stroll to downtown. Pristine condition with desirable floor plan & upscale contemporary finishing.
Listed by Marko Juras and SOLD!
Thousands SAVED
Mere Postings, aka Flat Fee MLS®, market share growing slowly in Victoria, B.C?
In 2013 there were approximately 80 mere postings listed in with the Victoria Real Estate Board, for 2014 that number will be approximately 90 mere postings. Personally, I’ve doubled my mere posting sales year over year and hope to continue the trend in 2015.
What cooperating commission (buyers’ REALTOR® commission) is being offered in Victoria, B.C?
96% plus more of the time the cooperating commission offered is 3.0%100k+1.5%balance, or more!
2 – 775 Central Spur, Vic West, SOLD
New phase of Harbour Homes Townhouses! This is the LAST UNIT under $500K left! Come home to Victoria’s Waterfront Community: The Railyards. Two level living with 2 bed upstairs (each with their own bath & balcony) & an extra study area. Main living area features open layout with stainless steel appls, FPs, tile backsplash, maple flooring & more. Each home has a carport with extra storage & bike storage outside.
Buyer represented by Marko Juras
1331 Topaz Ave, Victoria – Ocean Glimpses!
Updated turn-key 6 bdrms, 3 bath home, offering 3 bdrms upstairs and a bright garden walk-out 3 bdrm in-law downstairs with private entrance, perfect as mortgage-helper, for in-laws or teenagers! Upstairs features a large entry/foyer area, spacious living room featuring a fireplace with a dining area that opens onto a large south facing deck with ocean glimpses. Master bedroom features new en-suite and walk in closet. Full height lower level has bright open concept living space with separate laundry area. Outside you will find a private setting with a double car garage and maturely landscaping. Great location on a quiet cul-de-sac. Recent upgrades include newer roof, new kitchens and bathrooms, new carpeting, painting and more.
Mere Posting: To arrange showings call or text seller, Joe, at 250-220-0820.
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Why are brand new home so expensive? More and more regulation ever year!
Engineering, Home Protection Office, municipal requirements, and more have made new home construction a lot more expensive than in the past.
206-510 Marsett, Saanich, SOLD
Brand new hardwood floors! Townhouse adjacent to Elk/Beaver Lake Park. Spacious, bright end unit in popular ‘Amble Green’ complex. Over 1900 sq ft of comfortable living space. Open concept kitchen with dining room and/or adjoining family room. Gas fireplace. Large master and second bedrooms on upper level. Lower level has spacious study/bedroom and storage room.
Listed by Marko Juras and SOLD!
Thousands SAVED
2343 Hamiota, Oak Bay, SOLD
Completely updated 4 Bed 2 Bath 1911 Arts and Crafts character home in fantastic neighborhood. Period finishing includes leaded glass, plate rail, paneled walls, window seats, original HWD floors, skylight, period natural gas FP and custom kitchen.
Listed by Marko Juras and SOLD!
Thousands SAVED
2015 Cook, Victoria, SOLD
Located at an easy walking distance to downtown, this elegant character home offers traditional styling with the modern conveniences of a tastefully restored home. Unique and practical layout with two spacious and bright one bedroom suites (upper rented for $1,000/month). The home features high ceilings, wood floors and built-ins.
Listed by Marko Juras and SOLD!
Thousands SAVED!
The listing REALTOR®/Agent doesn’t actually sell the property the majority of the time!
Raw numbers indicate that more than 90% of the time a buyer’s REALTOR® represents the buyer on a purchase; therefore, why are many sellers paying the listing REALTOR® half of the commission if numbers show the REALTORS® listing very rarely actually sell the property themselves? Food for thought.
Victoria, B.C. Real Estate – The flattest real estate market in the country!
If you bought a home in Victoria seven years ago it’s probably worth a similar amount plus or minus a few percent. If you bought a home in Toronto seven years ago you are up approximately 45% and Vancouver up 25%. However, if you are buying now into the Victoria market the flatness and underperformance of our market is not necessarily a bad thing in my opinion.
213 Michigan Street, James Bay, SOLD
Designer style radiates throughout this beautiful award winning property. A west coast urban home with 3 bds, 3.5 bths, lower level with walk-out office and a fabulous roof top terrace. Features over-height ceilings, beautiful handscraped hrdwd flrs, liv rm with built-ins + fireplace. Gourmet kitchen with island, quartz counters & SS appliances.
Listed by Marko Juras and SOLD!
Thousands SAVED!
Want to truly go green? Buy a condo!
Successful Flat Fee MLS® (Mere Posting) Testimonial in Central Park!
Ben sold his Central Park town home in a very difficult market. When compared to a commission of 6%100k + 3.0%balance he saved over $5,000 of his hard earned equity! Below is what Ben had say about his experience selling with a Flat Fee MLS® (Mere Posting) package.
162 Lagoon, Colwood, SOLD
Custom Executive Home with beautiful backyard living space and ocean views from all upper level rooms! This 2004 built custom home has over 3,400 sq/ft of well-designed living space. Offering a bright open layout on the main level with an amazing kitchen, large living room, formal dining area, den/office, and a double garage. Upstairs you have a huge master bedroom with ensuite and a walk-in closet plus two additional bedrooms.
Buyer represented by Marko Juras
3961 Sherwood, Queenswood – Large Private Lot!
Charming four bedroom character home situated on a very private and prestigious Queenswood area in a secluded 0.45 acre treed lot. Some kitchen upgrades including new stainless steel appliances and granite countertops. New thermal windows with Ruffell & Brown blinds. New paint inside and outside. Hardwood floors throughout.
Listed by Marko Juras and SOLD!
Thousands SAVED
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