Tag Archives: salt spring market analysis

October 2025, Market Update

October Market Update: Harvest Season & Real Estate Insights

Gulf Islands autumn landscape

October welcomes the fulfillment of the Harvest Season. Mid-month is the Canadian Thanksgiving Weekend celebration. The countdown to the shortest day of the year is underway. Star-watching opportunities inspire.

The elements that allure one to Salt Spring and the Gulf Islands are clearly understood: forest, sea, mountains, the play of light, the preservation of the environmental beauties of this narrow ribbon of the Pacific Northwest Coast…an invitation to enjoy calm and beauty.

September & Early October: The Dynamic Harvest Season

September and early October are mirrors of this dynamic Harvest Season…they melt together. September saw the Labour Day holiday weekend, the continuing Saturday Market and Tuesday Farmers Market, the wine and cider tastings, the olive grove, the farmgate stands displaying their largesse, the Fall Fair.

Salt Spring Island harvest activities

“Hands Across the Water” connected Orcas Island with Salt Spring Island…a flotilla of boats reminded the two countries of similarities in island lives. The SSNAP (Salt Spring National Art Prize) event opened September 27 and runs to October 19. The annual beloved Apple Fest was celebrated on the 28th. September ended with the Truth and Reconciliation commemoration (an annual statutory holiday on September 30).

October continues the emphasis on artistic presentations, and on Harvest enjoyment. The poet John Keats called October the “season of mists and mellow fruitfulness”.

Real Estate Market Update

Market Activity

Random sales with lengthy pause periods since 2021

Inventory

Low throughout 2022 to now, slight increase for buyers

Pricing

Relatively stable despite pause periods

Since the outburst of sales action in 2021 (post-covid closures), there have been random sales and many lengthy pause periods. Inventory remained low throughout 2022 to now. At the moment, it looks somewhat promising for buyers…a few more listings to consider. Scarcity of product still remains an issue…those very few additional listings will sell and there are no other options like them to fill in. This points to sellers being favoured again. There is no definitive trend to point to.

The Buyer’s Journey

There are no local buyers on the Gulf Islands. The process unfolds in four deliberate steps:

  1. 1.
    Hear about the area and available listings
  2. 2.
    Visit the chosen island and assess fit
  3. 3.
    Revisit and explore properties in preferred range
  4. 4.
    Make an offer
Gulf Islands property viewing

Patience is always a part of every real estate transaction in a recreational/secondary home region. Some reasons for a buyer to choose a Gulf Island might be about seeking safe haven lifestyles. This might also be about currency concerns…wanting a real estate investment to preserve capital.

Important to remember that a primary residence/city marketplace is different from a secondary home/recreational option. Although slower in achieving a sale, Salt Spring and the Gulf Islands remain important investment opportunities. Along with continuing low inventory, prices have remained relatively stable, in spite of long pause periods between action.

Salt Spring Island lifestyle

Why Gulf Islands?


  • Ability to be self-sufficient

  • Privacy without isolation

  • Islands Trust preservation governance model

Looking Ahead: Change & Opportunity

Change has been a serious description of 2025. In spite of these very significant shifts that have played out to date, and more yet to come, the desire to own real estate remains a goal for many.

About that change: looking into winter’s slower pace, it’s time to take the time to understand what AI really means. Ready, set, go!

This might be a change that is like the impact of the printing press in the 14th Century. Your thoughts? Always welcome!

Gulf Islands seasonal transition

More info? Contact me.

Salt Spring Island, December 2023, Market Analysis

December, 2023.

December. It brings celebrations and also a recap of an entire year’s outcomes.
It also introduces the calendar shift from Fall into Winter on December 20/21… (although meteorological Winter is December 1st).

Short days, mix of rain and sunbursts, occasional snow, and a turn towards the cosy appeal of “home”. December also offers cultural traditions and celebratory holiday events…whether with family or friends or on one’s own, it’s important to pay attention to and to enjoy these annual celebrations.

Real Estate Salt Spring – December 2023

Looking at real estate outcomes, the entire Fall has been a continuation of low inventory, with steady buyer inquiries, but slower sales decisions. Buyers have continued to be interested, but also remain in a “pause mode” about action. December begins with the same trend.

Part of the “pause” is about worry: interest rate uncertainty, impacts of inflation, currency worries, lack of choice for buyers (low inventory does not encourage action), wars and rumours of wars, geopolitical fears. At the same time, a desire to escape urban for rural continues as a strong motivator for action. It’s true that sales are down, but that is partly because there are fewer listings to sell.

What is the Best Time to List

There is no specific “good” time when one might decide to list…there are always buyers around. Sellers and realtors do not create market trends…buyers do that. They act and so create a pattern. The federal government push for strong immigration continues, and the lack of housing also remains as a cross-Canada factor. Lack of supply keeps prices stable and promises escalation.

Salt Spring Island – Recreational Area

In B.C., the provincial government continues to add regions to the speculation/vacancy tax. This is in an effort to add to the rental housing stock. If the government added back in the “fixed tenancy” option on a lease, one might find a lot more owners willing to be landlords. The current provincial government cancelled this option. The Gulf Islands (under the Islands Trust form of governance) are considered recreational areas (along with Whistler) and so are not part of the speculation/vacancy tax regions.

Currently, a year lease in a rental goes automatically to a month to month when the lease expires, and an owner can only evict a tenant if they plan to move back into the home or if they sell it and the new owner is moving in. A fixed tenancy means a tenant leaves on that date…or a new fixed tenancy lease can be structured. On the Gulf Islands, this is the only latitude for an owner to remain in control of a tenancy. When the government cancelled this option, rentals became scarce.

Recent Sales Data – Salt Spring Island

At this very beginning of December, there are approximately 88 residential listings available on Salt Spring…not separating out single family, townhomes, waterfront, view, farms. There are approximately 34 land listings for sale…not separating out lots, acreages, waterfront, view, farms. There have been approximately 173 sales to date, ranging from $55,000 for a single-wide trailer in a mobile home park to $4.288 for a 5 acre waterfront home. That may sound like a lot of listing options (122+/- in total, residential and land), but a more balanced market would be in the neighbourhood of 250+ total listings. Lack of supply is the key to price stability and possible price escalation. The market trend effects of this continuing high immigration and low housing inventory may be clearer by late February/early March.

Will AI Change Real Estate?

The impact of AI on real estate is in its infancy…it will be interesting to see outcomes as we go into the new year. New ways to deal with commission structures will also be discussed. December is a month that straddles the past year and looks forward to the “almost here” new year. Change remains the surround sound of our times.

Meantime, this time of year inspires and offers the allure of lights and decorations and special events…of sounds and songs of traditions…of family and friends gathering…of the beauty of a quieter and softer season. It’s a time to enjoy this season of gratitude and joy.
December smiles hello…..

Salt Spring Island, September 2023, Market Analysis

Earlier Sunsets on Salt Spring

A lovely month in the Gulf Islands and on Salt Spring Island…September retains Summer moments and slowly segues into true Fall. Shorter days, earlier sunsets, star-watching pleasures, and the delectable harvest time.

On Salt Spring? Catch the amazing Fall Fair (September 9/10)…the old island meets the current one and each day is totally different. Don’t miss this annual event. The Ganges Galleries are showcasing the output of their signature artists, ArtSpring events are offered, and ArtCraft will gently close for the season. Wine and cider tastings, Saturday and Tuesday Farmers Markets continue, and farmgate stands are showcasing their produce. Lucky SaltSpringers! Labour Day Holiday Weekend starts the month.

Fall Market Salt Spring Real Estate

And what about that Fall Market in real estate? Several years ago, Summer and Fall became a busy time in the Gulf Islands. It can be busier than the Spring market, and some call this time of year “the second Spring”.

Although the 2023 year began late (mid-April?), it was consistent. Inventory remained low. Entry-level price points and residential listings found most of the action in the Spring/early Summer timeline. Towards mid-August, some upper tier priced properties also found their buyers. It is usual to see higher end opportunities finding their buyers in September/October/November, year after year.

Low inventory is likely to continue. Unless they have to, most owners are not interested in being sellers. IF they were interested in selling, they can’t find listings in the areas they might consider moving to. No one wants to be houseless.

Lack of Construction + Invitation for Immigration

The Canadian government’s invitation for immigration (500,000 + a year) bumps into the past forty years of lack of construction. Strong desire to buy, coupled with lack of housing options, result in price escalation. A lack of affordable housing (whether to purchase or rent) remains a Canada-wide issue.

Why Invest on Salt Spring Island

Salt Spring and the Gulf Islands governance model is under the provincial government body known as the Islands Trust (created in 1974). The purpose was to preserve and protect the environmental beauties of the Gulf Islands for the benefit of all B.C. residents. In a sense, these islands are like park reserves. Growth is capped via strong zoning/bylaws restrictions. The Islands Trust restrictions also keep inventory low, regardless of market trends.

Concern over currency uncertainties may be another factor in low inventory…choosing hard assets is one way to preserve capital in uncertain times. Owning property on Salt Spring and the Gulf Islands can be viewed as an important decision in one’s investment portfolio.

Seeking a successful real estate outcome on Salt Spring and the Gulf Islands? It’s very important to me that things work to optimum for you, whether selling or buying. Questions? Call me. Your best outcomes truly are my motivation. Information is key.

Fall is the season of mellow fruitfulness…

Meantime…it’s early September and the season offers beauty everywhere. September 1st is meteorological Fall…in spite of the calendar saying it’s summer till the 20th. As the poet John Keats described, Fall is the season of mellow fruitfulness.

Time to hike the trails at Ruckle Park, the Mt Erskine trail system, the Channel Ridge trails. Time to dine out at our amazing restaurants and taste the delights of the harvest season. Time to meander the galleries and discover the meaning of talent. Time to star watch and ponder a bigger picture. Time to choose fresh veggies and fruits at farm markets and test drive your culinary skills. Time to welcome the cosy season.

Fall’s softer season is there to enjoy. Accept the invitation.