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Market Environment Review-December 2025

Cowichan Valley Market Update

LINK TO STATS IMAGES: https://www.facebook.com/share/p/1AUJDhY4Zh/

Seagulls drift around ceaselessly, wind enlivening.
Today has a crispness to it that is owed to us this time of year.
The sun is not yet over Maple Mountain, yet the kids have mostly made their way to the schoolyard - alive with shrills of play and laughter.
The sleepiness from a winter morning is jolted and challenged when the outside is walked into, a dry cold plunging out our doors at our feet.

With the recent announcement of the Domtar Crofton Mill closure, many community members are understandably paying closer attention to what’s to happen in the market and wondering what it may mean for our community moving forward.

Other big moves in the valley are also affecting the market, here we will have a quick look.

North Cowichan – Residential Snapshot (November):

  • Average sale price: $725,000 

  • Average days on market: 63 

  • Number of Sales:113

Other Local News Affecting The Market:

  • North Cowichan Council recently voted to amend the Official Community Plan to expand the urban containment boundary north of Herd Road, opening the door for the West Vista Terrace residential and commercial development near the Cowichan Hospital. This change signals planning activity that could support more housing options in the future. chemainus.com

  • The municipality continues to receive and process building and development permit applications — including multi-family and intensive residential project applications — as part of active planning and development efforts across North Cowichan. Municipality of North Cowichan

  • Rental markets have softened compared to last year, with average asking rents showing declines, suggesting that as more rental units become available, rental prices are easing

  • Crofton Local: 1438 Adelaide St: Rezone from (R1) Residential Rural Zone to (R3) Residential One and Two-Family Zone - to facilitate 68 Unit townhouse development

As always, if you’re curious about how your particular property fits into the current landscape — whether you’re thinking about selling soon, later, or simply staying informed — I’m always happy to talk it through.

Warmly,
Karli



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Open House. Open House on Saturday, December 13, 2025 12:30PM - 2:00PM

Please visit our Open House at 9950 Seaview St in Chemainus. See details here

Open House on Saturday, December 13, 2025 12:30PM - 2:00PM

Come live in Chemainus-you’ll love it here. Seaview Street offers a quiet retreat with ocean views, a no-thru location, and leisurely access to both the beach and town. This thoughtfully restored Arts & Crafts bungalow invites you to slow down and savour life’s simple rhythms. Major renovations in 2006 added an airy extension, updated the plumbing and electrical, improved attic insulation, upgraded the HVAC system, and created generous living spaces. Inside, tuck into a cozy open-concept layout with African Walnut floors, bay windows, illuminated wall niches, office-nook options, a gas fireplace, and a spacious yet tucked-away kitchen with room for either formal dining or a breakfast nook. Outside, enjoy a detached powered workshop, lovely gardens, and a charming porch where morning light tips over Thetis Island. Chemainus is cherished for its walkable seaside village, vibrant arts scene, friendly community, and gentle pace of life.9950 Seaview Street - your moment to begin again.

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Open House. Open House on Sunday, December 14, 2025 1:00PM - 2:30PM

Please visit our Open House at 9950 Seaview St in Chemainus. See details here

Open House on Sunday, December 14, 2025 1:00PM - 2:30PM

Come live in Chemainus-you’ll love it here. Seaview Street offers a quiet retreat with ocean views, a no-thru location, and leisurely access to both the beach and town. This thoughtfully restored Arts & Crafts bungalow invites you to slow down and savour life’s simple rhythms. Major renovations in 2006 added an airy extension, updated the plumbing and electrical, improved attic insulation, upgraded the HVAC system, and created generous living spaces. Inside, tuck into a cozy open-concept layout with African Walnut floors, bay windows, illuminated wall niches, office-nook options, a gas fireplace, and a spacious yet tucked-away kitchen with room for either formal dining or a breakfast nook. Outside, enjoy a detached powered workshop, lovely gardens, and a charming porch where morning light tips over Thetis Island. Chemainus is cherished for its walkable seaside village, vibrant arts scene, friendly community, and gentle pace of life.9950 Seaview Street - your moment to begin again.

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New property listed in Du Chemainus, Duncan

I have listed a new property at 9950 Seaview St in Chemainus. See details here

Come live in Chemainus-you’ll love it here. Seaview Street offers a quiet retreat with ocean views, a no-thru location, and leisurely access to both the beach and town. This thoughtfully restored Arts & Crafts bungalow invites you to slow down and savour life’s simple rhythms. Major renovations in 2006 added an airy extension, updated the plumbing and electrical, improved attic insulation, upgraded the HVAC system, and created generous living spaces. Inside, tuck into a cozy open-concept layout with African Walnut floors, bay windows, illuminated wall niches, office-nook options, a gas fireplace, and a spacious yet tucked-away kitchen with room for either formal dining or a breakfast nook. Outside, enjoy a detached powered workshop, lovely gardens, and a charming porch where morning light tips over Thetis Island. Chemainus is cherished for its walkable seaside village, vibrant arts scene, friendly community, and gentle pace of life.9950 Seaview Street - your moment to begin again.

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My Last Day in La Ventana

Today’s my last day in La Ventana… and there’s something about leaving a place that shows you who you’ve become. Who you once were. What you’ve learned. How much you’ve grown. How the choices you made brought you to the people you’ve met and the life you’re living today.

La Ventana is the place where I decided to become a Realtor.

I remember the exact moment.
I was lying on the top bed of my truck camper, gazing out the window with my head lazily resting on my soft pillow. I watched the kiters zoom back and forth, jump and twirl. But something inside had shifted - the fire for the sport that once consumed me wasn’t there anymore. I felt complete with that chapter.

For five years, kiting had separated me from my first career as a plumber - eventually working renovation contracts on hotels in Whistler and Vancouver. I had exasperated every angle of that work. I still enjoyed pieces of it, and I loved the people, but my wings needed to spread. I knew it for years. YEARS. I filled my best friend’s tireless ears with ideas: massage therapist, physio, horticulturalist, acupressurist… the list was endless.

One day she said something that still rings in my ears:
“Just do it. Time is going to go by anyway. Try something. Go for it.”
Famous words from my sweet Erica that still carve my life's existence.

But the analysis paralysis was still my disease.
And there I was in that camper, uninspired by my sport after devoting my life to it, traveling and kiting for eight months out of the year… and my heart felt it so deeply:
It’s time to devote myself to a career that will be my everything. A place I can pour my heart and soul into.
Becoming a Realtor was never something I saw coming.

It was a “fuck it” moment in a La Ventana café. I clicked “Enroll” on the real estate course. I just needed to DO something.

My first attempt failed. I didn’t prioritize it, albeit I tried. A year passed. I traveled some more, went back to plumbing, tried… but I didn’t finish in time.

By then, I knew my goal had to become a real goal - not a fantasy.
So I bravely asked for a layoff, went on EI, shoved myself into a tiny home built cubicle with physical walls on each side, and disappeared inside my determination and hard pressed focus.
For three months I studied eight hours a day, as fast as the course allowed.
I wrote the exam and passed with 87%.

I was SO excited to start this career.
After drooling over mortgage math, after swimming through legal jargon, after pushing my brain harder than I ever had… I came out driven. Inspired. Hungry to help people. Hungry to learn everything. I said yes to every odd deal because I’m resourceful and I trust myself. And because this industry is full of helpers - I knew I was never alone.

Fast forward six years, and I’m here again - returning to the life I left, seeing it through completely different eyes. The version of me who once devoted every cell of her body to sport has transformed into a deeply devotional agent, someone who loves supporting people through some of the most stressful, meaningful, and life-altering chapters they’ve ever walked through.

Some people come to real estate for the hustle or the lifestyle.
I came to it ~ or.... maybe it came to me ~ for the service.

I live to support people through the unknown, the transitions, the grief, the excitement, the ride, the stepping-into-something-new, something beautiful.... I live to make the heavy parts feel lighter. To create clarity where everything feels overwhelming. To hold the details so they can hold their emotions. To celebrate the magic, the synchronicities, the dreams coming true, the passion for life's growth being expressed. I'm here for it.

I cherish the opportunity to treat people’s lives as important as my own.
To carry their decisions with the same weight and care as if they were mine.
My clients’ needs and choices become my top priority - not because I’m supposed to, but because it’s who I am. Agency is a profoundly beautiful thing. It is a massive honour. It asks you to step into someone else’s world with respect, with heart, with courage… and advocate like their future depends on it. Because it does.

And something happens when you do that — when you live for someone else’s peace of mind, their safety, their success.
A different kind of strength wakes up.

It’s internal, quiet, grounded - not loud or performative.
It’s the kind of strength that doesn’t always emerge until purpose calls it forward.

Supporting people has become my fuel, my clarity, my devotion.
This work gives me something that sport never quite did - a reason to rise into the very best version of myself, one decision, one deal, one human at a time.

This is the life I’m living now.
One deal at a time.
All in.
Fully devoted.

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I have sold a property at 4619 Mallard Way in Cowichan Bay

I have sold a property at 4619 Mallard Way in Cowichan Bay on Nov 10, 2025. See details here

Discover your serene oasis in this 3,072 sq.ft. home, nestled in a newer Cowichan Bay subdivision, seamlessly blending luxury and functionality. The open-concept main level features elegant flooring and a spacious living room with a cozy gas fireplace, opening to a front deck with mountain and ocean views. The chef’s kitchen, perfect for entertaining, showcases quartz countertops and sleek black stainless steel appliances. The coffered-ceiling dining room flows to a beautifully appointed backyard with a composite deck and patio. A designated office, 2-piece powder room, and pantry/mudroom enhance convenience of the main level of the home. Upstairs, four air conditioned bedrooms await, including a primary suite with beautiful views, a spa-like 5-piece ensuite, and a walk-in closet. The versatile lower level offers a family/media/gym room, a 4-piece bathroom, laundry/utility, storage, and a double garage. Close to shopping and highway access, this home is perfect for modern living.

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New property listed in Du Crofton, Duncan

I have listed a new property at 8075 Queen St in Crofton. See details here

Located in one of Crofton’s most walkable, family-friendly neighbourhoods, this 3 BD, 2 BA 1/2 duplex offers practicality, ease, and fun! From here, stroll to Crofton El., the park, local shops, or even the Saltspring Island ferry — everything this seaside community offers is right at your doorstep. The open kitchen and dining area connect to a west-facing balcony overlooking the park’s basketball court — perfect for keeping an eye on the kiddos — while the spacious living room fills with natural light. Two good-sized bedrooms and a main bath complete the upper floor. Downstairs you’ll find a large primary bedroom with backyard window, big walk-in closet, and ensuite, plus an oversized laundry room with rear yard access and extra storage room! Whether you’re a first-time buyer, investor, or simply seeking a genuine small-town community, this Crofton home delivers space, value, and possibility. Bring your paintbrushes and make it yours!

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I have sold a property at 47 10980 Westdowne Rd in Ladysmith

I have sold a property at 47 10980 Westdowne Rd in Ladysmith on Oct 31, 2025. See details here

Discover this well-maintained and tastefully updated home in the ever-popular Town & Country Mobile Home Park. Inside, you'll find a welcoming living room & a spacious eat-in kitchen, complete with plenty of cupboard storage & a handy pantry. The primary bedroom includes a practical cheater ensuite, & the second bedroom offers comfortable space for guests or hobbies. A heat pump keeps things just right throughout the seasons—warm in winter, cool in summer. Large windows let in lots of natural light, making the space feel open & inviting. Outdoors, enjoy a gardener’s backyard oasis with mature peach and cherry trees. The covered deck is a great spot for morning coffee or evening chats with friends. This park offers a relaxed lifestyle with a touch of community spirit—featuring an amenity building, social club, and a seasonal heated pool that’s rare to find outside higher-end developments, perfect for anyone looking to settle into a welcoming neighborhood without the high price tag.

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New property listed in Du Lake Cowichan, Duncan

I have listed a new property at 50 Park Rd in Lake Cowichan. See details here

Bright and welcoming 3-bedroom, 2-bath home on one of Lake Cowichan’s most walkable, family-friendly streets! Built in 2018, it offers the comfort of newer construction with energy-efficient systems and easy, low-maintenance living. The open-concept main floor features a spacious kitchen, dining, and living area warmed by a cozy woodstove, opening onto a large covered patio—perfect for year-round gatherings. Upstairs, the primary suite boasts a private balcony at bird-chirping height for peaceful morning coffee. The generous lot provides space for gardens, a future garage, RV parking, or all your toys. Just a 3-minute stroll to the riverfront park and footbridge leading to cafés, shops, and the post office, plus walking distance to both schools—5 minutes to elementary and 14 to secondary. Come see how easy small-town living can feel!

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I have sold a property at 139 1736 Timberlands Rd in Ladysmith

I have sold a property at 139 1736 Timberlands Rd in Ladysmith on Oct 31, 2025. See details here

Looking for a lovely 55+ community in a great location? PRICED TO SELL QUICKLY so do not hesitate! A place to enjoy morning dog walks with your beloved neighbours? Where the rustle of trees can be enjoyed and the sun fills your yard to your hearts content? This beautifully updated 2 bed, 1 bath home in Timberland Mobile Home Park might just be the one! Enjoy a super bright open layout with updated flooring, paint, vinyl windows, open concept kitchen, a remodelled bathroom with walk in shower (2023), a heat pump and tinted windows that keep it cozy year-round! This home is inexpensive to heat and cool. The covered patio with privacy screens adds extra living space, and the low-maintenance yard is perfect for pets or gardening. Fully fenced rear yard with privacy height cedar fencing. There's also a 7'5" x 11'5" garden shed for extra storage. Conveniently located near the Nanaimo Airport, shopping, walking trails, a local pub, and more.

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I have sold a property at 25 1265 Cherry Point Rd in Cowichan Bay

I have sold a property at 25 1265 Cherry Point Rd in Cowichan Bay on Oct 24, 2025. See details here

This beautifully renovated 2-bed, 2-bath home in a peaceful 55+ park sits on a forested hillside overlooking Cowichan Bay, Mt. Tzouhalem, & Salt Spring Island. Watch the light shift over the water from your kitchen, living room, primary bedroom, or spacious deck. Fully updated with engineered roof trusses, 2024 torch-on roof, heat pumps (2019 & ’23), windows, drywall, paint, appliances, flooring, electrical, plumbing, & more. The sky-lit kitchen features solid wood cabinets, new counters, & an island. The generous primary suite offers a walk-in closet, ensuite w/laundry, & extra storage. Efficient Heat-pump in both the bedroom & living room. Includes BBQ, generator, lawnmower, & deep-freeze. Workshop, carport, & covered storage complete the package. Park has low pad rent and offers a community field with gazebo, RV Parking (for a fee), snow removal, sewer, garbage & water. Walk to Cherry Point Marina, explore nearby wineries, or be in Duncan in 10 minutes.

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I have sold a property at 1567 Charlotte St in Crofton

I have sold a property at 1567 Charlotte St in Crofton on Oct 24, 2025. See details here

Nestled on a quiet, tree-lined street just steps from the ocean, this delightful 3-bedroom, 2-bathroom rancher offers relaxed island living on a beautifully landscaped, perfectly level lot. Behind a tall privacy hedge, you’ll find a sun-filled sanctuary with mature fruit trees, perennials, and exceptional direct rear laneway access—perfect for parking your RV or big boat, or exploring the potential for a carriage house build. Inside, the kitchen features modern finishes, while the spacious living room invites cozy evenings by the fireplace and garden views through oversized windows. The dining area is thoughtfully separated. A unique bonus is the attached studio with its own private entrance—ideal for a salon, home business, or B&B. Just a few short blocks from the Crofton Sea Walk, BC Ferries to Salt Spring Island, the government wharf, local shops, a charming pub, and endless recreation—this inviting home offers the full coastal lifestyle in a tidy, manageable package.

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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.