Run the numbers before you list. Subtract your mortgage balance, realtor commissions (typically 3–4% in Victoria), legal fees ($1,200–$2,000), property tax adjustments, and any staging or repair costs. Then compare that net figure to what your next purchase requires.

**Updated scenario for 2026:** On a $1,307,400 sale (February single-family benchmark), commissions alone could run $39,000–$52,000. With prices down 2.5% from peak and carrying costs elevated, many sellers are finding their equity isn’t stretching as far as expected — especially if they bought near the 2021-2022 highs. If the math is tight, talk to your mortgage broker first. Knowing your numbers before you list prevents surprises at the closing table.

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Thinking of selling? Work with Dale Sheppard to sell your home.