Spring 2026 is heating up fast in the Discovery Islands. Inventory is still tight, good properties are moving quickly, and more buyers are crossing the ferry every week.

But island real estate is not the same as buying in Vancouver or Victoria. A beautiful view can hide expensive surprises: failing septic systems, low-yield wells, unpermitted additions, zoning restrictions, or insurance nightmares.

Asking the right questions before you write an offer is the single biggest thing you can do to protect your money and your peace of mind.

Here are the 10 most important questions I ask on behalf of every buyer I represent — and that you should ask too.

1. When was the septic system last inspected and pumped?

Most homes on Quadra and many in rural Campbell River are on private septic.

• Ask for the most recent inspection report (ideally within 12 months).

• If it’s older than 2–3 years, insist on a current inspection before removing subjects.

• Replacement cost: $25,000–$50,000 depending on type and soil conditions.

2. Has the well been flow-tested and water quality tested recently?

• Minimum reliable flow: 3 GPM (gallons per minute) sustained for most lenders.

• Request recent flow test results and potability report (bacteria, nitrates, arsenic).

• Drilling a new well or upgrading storage can easily cost $10,000–$25,000.

3. Are there any unpermitted additions, suites, or outbuildings?

Unpermitted work is very common in rural areas — decks, cabins, garages, secondary suites.

• Ask for copies of all building permits.

• Retroactive permits are possible but expensive and time-consuming.

4. What is the current zoning and can I add a secondary dwelling or suite?

Many lots are zoned for two dwellings (check Strathcona Regional District or Campbell River bylaws).

• Confirm whether a suite is already legal or would require rezoning/variance.

• Huge value-add potential in 2026 rental/income markets.

5. How reliable is ferry access and what happens during winter storms?

• Ask locals about actual wait times, cancellations, and overloads.

• If you commute to Campbell River or Courtenay, calculate real travel time.

• Consider backup plans (boat, floatplane, extended stays).

6. What are the current home insurance costs and any known restrictions?

• Ask if the property has flood/fire/wildfire risk notations.

• Insurance companies may need a WETT certification for your wood stove. 

• Get quotes before removing subjects — some insurers won’t cover older homes or high-risk zones.

7. How reliable is internet, cell service, and power in this specific location?

• Starlink is now common, but not everywhere.

• Ask about actual upload/download speeds and outages.

• Power reliability varies — many buyers add generators after the first winter storm.

8. Are there any neighbour disputes, easements, or community issues I should know about?

Fences, driveways, water rights, shared roads, barking dogs, short-term rentals next door.

• A quick chat with neighbours can reveal a lot.

9. What are the most recent comparable sales and is the asking price justified?

• Ask for sold comps within the last 6–12 months (not just active listings).

• Local agents have access to detailed VIREB data — use it.

10. What is the realistic closing timeline and moving logistics?

• Ferry schedule during peak hours and busy tourist season for movers can fill up fast.

• Ask about utility transfer timelines and any seasonal restrictions.

Bonus: My Personal Top 3 Questions I Always Ask for Clients

1. “Can you show me the last three years of utility bills?”

2. “Have there been any insurance claims in the last 5 years?”

3. “Would the seller be open to a longer subject removal period for inspections?”

Download Your Free “10 Questions Checklist” PDF

I’ve put all 10 questions (plus bonus notes and space for your answers) into a simple printable PDF.

Download Free Checklist → (Form: Name + Email → instant download)

Ready to Ask These Questions With Confidence?

You don’t have to figure this out alone. I ask these exact questions (and many more) for every buyer I represent — and I know exactly who to call for inspections, quotes, and answers.

If you’re seriously considering a property on Quadra Island or in Campbell River in 2026, let’s talk.

Call/text me anytime: 604-787-4594 Email: contact@romansellshomes.ca

I’m here to help you buy smarter — not just buy faster.

— Roman Krzaczek REALTOR® | Quadra Island Resident

Thinking about buying your first home on Quadra Island or in Campbell River? You’re not alone — more people than ever are making the move to the Discovery Islands in 2026. But island real estate is very different from buying in the city.

From ferry schedules and septic systems to wells, zoning, and insurance, there are extra steps that can make or break your purchase. That’s why I created this complete first-time buyer checklist based on what I’ve seen help (and sometimes hurt) my clients over the past years as a local REALTOR® on Quadra Island.

Follow these 7 steps and you’ll buy with confidence — and avoid expensive surprises.

1. Understand Island Life Before You Start Looking

Before you fall in love with a waterfront view, make sure island living is right for you.

• Research ferry schedules and winter reliability

• Visit multiple times in different seasons (especially in February/March)

• Talk to locals about power outages, internet (Starlink is common), and grocery runs

• Consider your work-from-home setup — cell service and high-speed options vary by area

Pro Tip: Spend a weekend on Quadra or in Campbell River before making offers. Many buyers skip this and regret it later. I have written a few blog posts about this, Is Island Life Right for you?- and have also recorded a YouTube video to show you Winter on Quadra Island.

2. Get Pre-Approved & Understand Island Financing

Banks treat island properties differently.

• Get a mortgage pre-approval specifically for rural/ island properties

• Expect stricter lending rules for homes with septic systems or wells

• Factor in higher insurance costs (especially waterfront or older homes)

• Budget for closing costs that are often 2–3% higher than in urban areas

Work with a lender who has experience with Discovery Islands properties. Sometimes the best lender is the local Coastal Credit Union - they understand the local market and the intricate issues facing home owners in the area. 

3. Know What to Look For During Viewings

When you tour properties, don’t just focus on the view.

Must-ask questions:

• When was the last septic inspection and pump?

• Has the well been flow-tested? (Minimum 3 GPM recommended)

• Are there any unpermitted additions or buildings?

• What’s the zoning — can you add a suite or secondary dwelling?

• Any history of flooding or erosion (especially waterfront)?

4. Budget for the Hidden Rural Costs

Island living has extra expenses city buyers often miss:

• Septic system replacement: $25,000 – $45,000

• Well upgrades or new drilling: $8,000 – $15,000+

• Higher home insurance (especially post-2024 wildfire and flood changes)

• Annual ferry costs if commuting 

• Snow removal and generator backup (many areas lose power in winter storms)

Build these into your budget from day one.

5. Always Do a Thorough Pre-Purchase Inspection

Never skip this on Quadra or Campbell River.

Insist on:

• Full septic inspection (Type 1, 2 or 3)

• Well flow and water quality test

• Structural, roof, and electrical inspection

• WETT inspection of the wood stove

I always recommend inspectors who live locally and understand island properties.

6. Make a Strong Offer in a Low-Inventory Market

2026 is still a seller’s market in many areas.

• Be ready with a clean offer (subjects removed quickly)

• Include a strong deposit if possible

• Consider including a home inspection contingency (very common here)

• Work with a local agent who knows current comparable sales

7. Plan Your Move & Closing

Once you’re under contract:

• Book the moving van and double check the weather conditions days before. Hope for no ferry cancellations. 

• Arrange utilities transfer early (BC Hydro, Propane, Internet)

• Line up local services (septic pumping, well maintenance, firewood)

• Update your insurance the day you take possession

Ready to Take the Next Step?

Buying your first home on Quadra Island or in Campbell River is exciting — but it doesn’t have to be stressful. I’ve helped dozens of first-time buyers make the move successfully, and I’d love to help you too.

Call or text me anytime at 604-787-4594 or email contact@romansellshomes.ca

Even if you’re just starting to explore, I’m happy to answer questions with no pressure.

Let’s find your perfect island home in 2026.

— Roman Krzaczek REALTOR® | Quadra Island Resident

As we head into late February 2026, the Vancouver Island winter is finally starting to lift, and the highly anticipated spring real estate market is just around the corner. Spring has historically been the busiest and most lucrative time to sell a home in Campbell River and the Discovery Islands.

However, with more inventory hitting the market, buyers have choices. The buyers flocking to our area—many of whom are escaping "City Fatigue" from the Lower Mainland or Victoria—are looking for move-in-ready homes that capture that idyllic coastal lifestyle.

If you want to stand out, command top dollar, and sell quickly, preparation is everything. Here is your ultimate, step-by-step checklist to get your property ready for the Spring 2026 market.

1. Conquer Coastal Curb Appeal

After a long, wet West Coast winter, the exterior of your home probably needs a little love. Buyers make their first impression within seconds of pulling into your driveway.

• Banish the Moss: Power wash your driveway, walkways, and siding. Pay special attention to moss on the roof—buyers (and their inspectors) will immediately flag a mossy roof as a potential leak hazard.

• Clear the Gutters: Make sure all winter debris, pine needles, and leaves are cleared out so spring showers drain properly.

• Spruce Up the Landscaping: Prune back overgrown bushes, clear dead branches, and lay down fresh mulch or bark in your garden beds. A tidy yard tells buyers the home is well-cared for.

• Create a Welcoming Entry: A fresh coat of paint on the front door, a new welcome mat, and a potted spring plant go a long way in making a house feel like a home.

2. Declutter and Depersonalize

Buyers coming from Vancouver or Victoria are moving here for space and breathing room. Make sure your home actually shows them that space!

• Pack Up the Winter Gear: Put away the heavy coats, muddy Blundstones, and bulky winter gear cluttering up the mudroom or entryway.

• Clear the Counters: In the kitchen and bathrooms, clear off 80% of what is on your counters.

• Depersonalize: Take down large family portraits and highly specific decor. You want buyers to picture their family living in the home, not feel like they are intruding on yours.

• Rent a Storage Unit: If your garage is packed to the rafters, consider renting a temporary storage unit in town. A spacious, clean garage is a major selling point for buyers with boats, ATVs, or outdoor hobbies.

3. Tackle the "Island Specific" Maintenance

Living in Campbell River or on Quadra Island comes with unique home features that mainlanders might not be used to. Getting ahead of these maintenance items will save you major headaches during the inspection phase.

• Service the Heat Pump or Wood Stove: Have your HVAC system professionally serviced. If you have a wood stove, get the chimney swept and ensure you have a valid WETT (Wood Energy Technology Transfer) inspection certificate.

• Check Windows and Seals: Winter coastal storms can be tough on weather stripping. Check for drafts or condensation between window panes and replace seals where necessary.

• Pump the Septic & Check the Well (If Applicable): If your Quadra or rural Campbell River property is on a septic system or private well, get the septic pumped and have your water tested. Having clean records ready to hand to a buyer builds immense trust.

4. Let the Light In (Deep Clean & Stage)

We have some of the most beautiful ocean, mountain, and forest views in the world. Make sure your home highlights them.

• Wash the Windows: Inside and out. Let the spring sunshine and those Discovery Passage views pour in.

• Professional Deep Clean: Hire a professional cleaning service to tackle the baseboards, window tracks, appliances, and bathrooms. A sparkling home signals to buyers that the property has been meticulously maintained.

• Neutralize Odors: We all go "noseblind" to our own homes. Have carpets professionally cleaned to remove any lingering pet odors or damp winter smells.

5. Gather Your Paperwork

A smooth transaction starts with being organized. Start gathering these documents now so we aren't scrambling when an offer comes in:

• Property surveys or lot plans.

• WETT certificates for fireplaces.

• Receipts and warranties for recent upgrades (e.g., a new roof, hot water tank, or heat pump).

• Well logs and septic maintenance records.

• Your latest property tax assessment.

Ready to Make a Move This Spring?

The Spring 2026 market is shaping up to be dynamic, and positioning your home correctly from day one is the key to success. You don't have to navigate this alone.

Whether you are in Willow Point, Quathiaski Cove, or anywhere in between, I am here to help you strategize. Contact me today at 604-787-4594 or email contact@romansellshomes.ca for a free, no-obligation home evaluation. Let's find out exactly what your property is worth in today's market and get it sold!

Relocation / Local Guides Publish Date: February 13, 2026

Imagine this: You wake up to the sound of silence, sip coffee on a deck overlooking the ocean, and your biggest traffic jam is a family of deer crossing the road. That’s the Quadra Island dream.

Now, imagine this: You wake up, drive five minutes to drop the kids at school, grab a Starbucks, and hit the gym before heading to the office—all while still having ocean views. That’s the Campbell River reality.

As a realtor working in both markets, the most common question I get from clients relocating to our beautiful part of the world is: "Should I buy in town or make the leap to the island?"

Both offer incredible access to nature, but the day-to-day lifestyles are vastly different. Here is your honest comparison for the Spring 2026 market to help you decide.

1. The Commute: Ferries

If you live on Quadra and work in Campbell River, your life is ruled by the BC Ferries schedule.

• The Reality: The crossing is only 10-15 minutes, but you need to factor in wait times. The "commuter runs" (7:30 AM / 8:00 AM leaving Quadra and 5:00 PM / 5:25 PM leaving CR) can get busy.

• The 2026 Update: We are seeing more options for foot passengers, including the new CR Shuttle service that launched last summer, making it easier to get around without a car, but this is a seasonal option.

• Pro Tip: If you buy on Quadra, you will become an expert at timing your arrival to Quathiaski Cove. It becomes a lifestyle—a time to decompress, read a book, or chat with neighbors. If you hate waiting, Campbell River is your winner.

2. Amenities: Convenience vs. Community

Campbell River is the "Big City" of the North Island.

• Healthcare: You have immediate access to the North Island Hospital.

• Shopping: Big-box stores, multiple large grocery chains, and specialty shops are 5-10 minutes away.

• Schools: High school students on Quadra generally commute to Campbell River (Carihi or Timberline Secondary). It’s a rite of passage for island kids, but something for parents to consider regarding extracurriculars and late-night pickups.

Quadra Island operates on "Island Time."

• The Basics: We have two fantastic villages (Quathiaski Cove and Heriot Bay) with grocery stores, a pharmacy, and a medical clinic. You can get your essentials here, but a "Costco run" is a half-day event.

• The Trade-off: What you lose in convenience, you gain in community. Quadra has a vibrant arts scene, farmers markets, and a culture where neighbors truly help neighbors.

3. The Real Estate Snapshot (Early 2026)

The market has shifted slightly as we head into spring.

• Campbell River: Assessment values have remained relatively flat this year (hovering around the +/- 0-1% change mark for many detached homes). This means buyers have more stability and less "bidding war" panic than in previous years. You are generally buying a traditional subdivision home or a condo with low maintenance.
  What kind of detached homes can you expect to see for up to $800,000? 
  

• Quadra Island: Inventory here is always tighter. You are often buying unique properties—acreages, homes with septic systems and wells, or rustic cabins. The value here isn't just in the house; it's in the privacy. A $700k budget often buys you a very different lifestyle on Quadra (think trees and space) compared to Campbell River (think paved driveways and sewers).

  What kind of detached homes can you expect to see for up to $800,000? 

The Verdict: Which "Vibe" is Yours?

Choose Campbell River if:

• You value spontaneity (want to go out for dinner at 7 PM without checking a ferry schedule).

• You have young children involved in heavy sports/activities in town.

• You want city services (sewer, gas, municipal water) and less home maintenance.

Choose Quadra Island if:

• You want your home to be a retreat from the world.

• You are okay with a slower pace and don't mind planning your day around a boat.

• You want to be part of a tight-knit, artistic, and rural community.

Still on the fence? The best way to decide is to experience the "ferry factor" yourself. Let’s book a day to tour a listing in Campbell River in the morning and hop over to Quadra in the afternoon. You’ll feel the difference immediately.

Call or text me at 604-787-4594 to set up your tour.

Date: February 9, 2026 Category: Market Statistics, Real Estate News

As we turn the page on the first month of 2026, the Canadian real estate landscape is showing distinct signs of a "new normal." From the quiet streets of Vancouver to the shifting dynamics in Calgary and Toronto, January has set a tempered tone for the year. For those of us here on Vancouver Island, the story is one of nuance—where single-family homes take a breather while condos and townhomes see a surprising burst of energy.

Here is your comprehensive breakdown of the January 2026 real estate statistics and what they mean for your spring strategy.

🌲 Vancouver Island (VIREB): A Tale of Two Markets

The Headline: Single-family sales cool, but condos and townhomes heat up.

The year kicked off with a mixed bag for the Vancouver Island Real Estate Board (VIREB). While the overall market felt a slight chill, specific segments outperformed expectations.

• Total Sales: 388 units sold board-wide, a 10% decrease from January 2025.

• Inventory: Active listings climbed to 3,157, a 6% increase year-over-year, giving buyers more breathing room.

• Benchmark Prices:

  • Single-Family: $768,900 (Up 1% year-over-year).

  • Condo Apartments: $402,700 (Up 3% year-over-year).

  • Townhouses: $528,800 (Down 2% year-over-year).

Roman’s Take: The "slow start" for detached homes was balanced by a surge in condo and townhouse activity (up 15% and 28% respectively). If you are looking to downsize or enter the market, the multi-family sector is currently the most dynamic spot on the Island.


CAMPBELL RIVER
Unit Sales: January 2026: 17 units, -26.09% YOY Average Sale Price: $680,521, -13.85%

🏙️ Greater Vancouver (GVR): The "New Normal"

The Headline: Sales remain tepid as inventory builds.

Across the water, Greater Vancouver continues to navigate a slower pace. The "seller's market" frenzy of years past feels like a distant memory as inventory accumulates and sales dip significantly below historical averages.

• Sales: 1,107 homes sold, a sharp 28.7% drop from last January and nearly 31% below the 10-year seasonal average.

• Active Listings: Inventory swelled to 12,628 homes, a 9.9% increase compared to last year.

• Benchmark Price: The composite benchmark price dipped to $1,101,900, down 5.7% year-over-year.

Analyst Insight: Andrew Lis from GVR notes that while these figures look alarming, they signal a market slowly evolving toward a stable, albeit quieter, norm.

The benchmark price for a detached home is $1,850,800. This represents a 7.3 per cent decrease from January 2025 and a 1.5 per cent decrease compared to December 2025.
The benchmark price of an apartment home is $704,600. This represents a 5.9 per cent decrease from January 2025 and a 0.8 per cent decrease compared to December 2025.
The benchmark price of a townhouse is $1,043,400. This represents a 5.4 per cent decrease from January 2025 and a 1.2 per cent decrease compared to December 2025.

🤠 City of Calgary (CREB): Shifting Toward Balance

The Headline: Slow start for high-density homes.

Calgary remains a bit of an outlier compared to its coastal cousins. While sales activity has cooled from record highs, prices are still showing resilience, driven by a year of strong migration.

• City of Calgary Sales: 1,234 units, down 14.8% year-over-year.

• Inventory: Supply with active listings up 20.6%.

• Prices: The Total Residential Benchmark Price sits at $554,400, a healthy 4.7% decrease over January 2025.

The Trend: We are seeing a shift from extreme seller advantage to more balanced conditions, with months of supply rising to 3.56.

🗼 Toronto (TRREB): Buyers Gain Leverage

The Headline: A cooling trend brings relief to buyers.

The Greater Toronto Area (GTA) saw a pull-back in both sales and listings, suggesting that many participants decided to "wait and see" as the year began. This hesitation has put downward pressure on pricing.

• Sales: 3,082 sales reported, down 19.3% year-over-year.

• Average Price: The average selling price slipped to $973,289, a 6.5% decrease from Jan 2025.

• Benchmark Price: The MLS® HPI Composite fell by 8%.

Market Watch: With new listings also down significantly (-13.3%), the market isn't being flooded, but the existing inventory is sitting longer, giving buyers ample time to negotiate.

🚀 The Road Ahead: Spring 2026 Strategy

For Sellers: The data is clear: pricing is paramount. In Vancouver and Toronto, buyers are price-sensitive and willing to wait. On Vancouver Island, the heat is in the strata market (condos/townhomes). If you are selling a single-family home, ensure your home is "show-ready" to compete with the rising inventory.

For Buyers: Opportunity is knocking. With inventory up in Vancouver and the Island, and prices softening in Toronto, you have more choice than you've had in years. The "frenzy" is gone, replaced by a window of negotiation power.

Ready to navigate the Spring 2026 market? Whether you're looking for that perfect Campbell River patio home or selling a property in the Comox Valley, let's chat about how these stats apply to your specific goals.

📞 Contact me today at 604-787-4594 📧 contact@romansellshomes.ca

Sources: VIREB Statistics Package Jan 2026, GVR Stats Package Jan 2026, CREB Monthly Statistics Jan 2026, TRREB Market Watch Jan 2026.

If you are reading this, you are probably feeling the "City Fatigue." You love the convenience of the Lower Mainland or Victoria, but the traffic, the noise, and the price per square foot are starting to lose their charm.

You aren't alone. As we move into the spring of 2026, we are seeing a renewed wave of buyers looking north—specifically to the hidden gems of Campbell River and Quadra Island.

Relocating here isn't just about buying a house; it’s about buying a lifestyle. But trading a condo in the city for an acreage on the coast comes with a learning curve. As a local Realtor® who helps clients navigate this exact transition, here is your ultimate guide to making the move.

1. Campbell River vs. Quadra Island: Choosing Your Pace

The first question I ask potential buyers is: How much island do you want in your life?

Campbell River is the hub. You have big-box stores, a hospital, recreational centers, and direct highway access to the rest of Vancouver Island. It is perfect if you want the "nature" lifestyle—fishing, hiking, skiing at Mount Washington—without sacrificing urban conveniences.

Quadra Island, a short 10-minute ferry ride across the Discovery Passage, is a different world. It is rural, artistic, and incredibly tight-knit. Life here revolves around the ferry schedule and others (a good blog post- have a read: Your guide to Ferries, Access and Daily Life on Quadra Island) . If you dream of privacy, a strong community, and slower mornings, Quadra is your spot.

2. The Logistics: Ferries and Commutes

For many city dwellers, a commute means being stuck on a bridge. Here, it might mean a boat ride.

If you are eyeing Quadra Island but plan to work in Campbell River, you need to become best friends with the BC Ferries schedule. It is a lifeline, not just a novelty. While the crossing is short, weather and peak summer traffic can impact your day.

• Pro Tip: Download the BC Ferries app before you even book your viewing tour. It’s a good way to "practice" the lifestyle.

For those staying in Campbell River, your commute is likely measured in minutes, not hours. The lack of "rush hour" is one of the biggest shocks for my clients moving from Vancouver!

3. Rural Property 101: Wells, Septic, and Power

In the city, water comes from a pipe and waste disappears into the sewer. On many parts of Quadra Island and the outskirts of Campbell River, you are often your own utility company.

Buying a rural property means understanding:

• Wells: Flow rates and water quality.

• Septic Fields: Maintenance and capacity.

• Power: How to handle outages during winter storms.

Don’t let this scare you—it’s manageable with the right knowledge. In fact, I recently wrote a specific guide on this very topic. "Pre-Inspection Guide for Island Properties – I highly recommend reading this to understand exactly what to look for during an inspection.

4. Connectivity: Can I Work Remotely?

This is the #1 question for movers in 2026. Yes, you can. Campbell River has excellent fiber-optic coverage in most areas. Quadra Island has improved significantly, but coverage can vary from street to street. If your job depends on Zoom calls, do not assume every charming cabin has high-speed access. We can verify specific internet speeds for any listing that catches your eye.

5. The 2026 Market Value

Your money simply goes further here. While prices have stabilized across BC, the value proposition in our region remains incredible.

• In Vancouver: $900k might get you a 2-bedroom condo.

• In Campbell River/Quadra: That same budget often opens the door to detached homes with ocean views or substantial acreage.

(Check out my recent post: "Market Wrap-Up: December 2025" for a detailed look at the numbers).

Ready to Make the Leap?

Moving to a new region is exciting, but it requires a guide who knows the territory. Whether you are looking for a low-maintenance rancher in Campbell River or a private retreat on Quadra, I can help you find a home that fits your new lifestyle.

Let’s get you moving.

Roman Krzaczek, REALTOR® Servicing Campbell River & Quadra Island 📞 604-787-4594 📧

If you have been following the local news or attended the Strathcona Regional District (SRD) meetings this January, you’ve likely heard the buzzwords: "Village Containment," "Densification," and "OCP Update."

For many Quadra Island homeowners, these terms sound like bureaucratic noise. But make no mistake—the 2026 Official Community Plan (OCP) update is shaping up to be one of the most significant shifts in island planning in decades.

The emerging theme? The "Village Vision."

Here is a breakdown of what is being discussed, the specific lots making headlines, and what these changes mean for your property value.
The latest poll results are in for you to review called What We Heard
There are two series of meetings scheduled: one at the Quadra Community Centre, the other at the Surge Narrows Bunkhouse. Visit srd.ca/area-c-ocp/ for the complete schedule, under the ‘in progress’ pop-down. Next meeting is February 18th at QCC on ‘Water and Waste’ at 6pm.

What is the "Village Vision"?

The core proposal in the new OCP discussions is to stop "sprawl" before it starts. Instead of chopping up rural acreages into smaller lots, the plan aims to concentrate new growth into two specific hubs: Quathiaski Cove and Heriot Bay.

The goal is a trade-off: allow higher density (townhomes, smaller lots, carriage homes) inside these village boundaries in exchange for stricter protection of the forests and rural character outside of them.

The Hot Topic: Hyacynth Bay Road

One of the most concrete examples of this vision is the recent discussion around Lots 7 & 8 on Hyacynth Bay Road.

These provincial lots near Heriot Bay have been identified as potential sites for affordable or "attainable" housing. While nothing is built yet, the very discussion signals a shift. The SRD and community groups are actively looking for land within existing service areas to solve the island’s housing crunch.

Roman’s Take: If you own property near these hubs, keep an eye on this. Well-planned community housing can bring better infrastructure (like improved walking trails or transit stops) that benefits the whole neighborhood.

What This Means for Property Owners

Depending on where your property sits on the map, the "Village Vision" impacts you differently.

1. If You Are "Inside the Village" (Q-Cove or Heriot Bay)

You are likely sitting on increased potential.

• Walkability Premium: As these areas densify, properties within walking distance of the ferry or the Tru Value Foods become more desirable to retirees and young families.

• Carriage Home Potential: The new OCP is heavily favoring "gentle densification." If you have a standard lot in Q-Cove, it may become easier to get approval for a secondary suite or a detached Accessory Dwelling Unit (ADU). This effectively turns your single-family home into an income-generating property.

2. If You Are "Outside the Village" (Rural Zoning)

Your privacy is likely getting more protection.

• Scarcity Value: If the OCP restricts subdivision on rural lands to prevent sprawl, existing large acreages become a finite resource.

• The Trade-Off: While your "rural vibe" is protected, you may face stricter rules if you ever want to subdivide your land for family members. The days of easily slicing off a 1-acre parcel from a 10-acre farm may be ending.

The Bottom Line: It’s About Balance

Change is always tricky on an island that prides itself on being "quiet." However, the 2026 OCP update isn't about turning Quadra into a city—it's about ensuring that the inevitable growth happens intentionally rather than accidentally.

For buyers, this provides clarity. You know where the "hustle and bustle" will be (the villages) and where the quiet will stay (everywhere else).

Are you wondering if your property falls inside the proposed "Village Containment Boundary"? Send me a message. I have the latest maps and can help you understand how these zoning changes might affect your home's future value.

Roman Krzaczek Your Local Expert for Quadra Island  📞 604-787-4594 ✉️ Contact Me Here

Spring is traditionally the busiest season in real estate, and 2026 is shaping up to be no exception. In my last post, I talked about how sellers can use this time for a "February Fix-Up." But if you are on the other side of the transaction—looking to buy your first home, upgrade, or relocate to our beautiful coast—you need a strategy of your own.

The frantic "bidding war" energy of the past few years has settled into something more recognizable: a balanced market. Here is what that means for you and how you can position yourself for success in Campbell River and Quadra Island this spring.

The 2026 Market: Stable & Balanced

As we head into spring, the keywords are stability and choice.

• Inventory is Healthy: For the first time in a decade, we are seeing inventory levels across Vancouver Island return to historical norms. This is great news for buyers—it means you finally have the luxury of time to view multiple properties without feeling pressured to write an unconditional offer in the driveway.

• Pricing: Benchmark prices for single-family homes in Campbell River are hovering comfortably in the $670,000 – $700,000 range. We aren't seeing the sky-high spikes of previous years, but prices remain resilient.

• Interest Rates: With the Bank of Canada holding the policy rate at 2.25% to start the year, mortgage rates have found a "new normal." Five-year fixed rates are generally sitting in the high-3% to low-4% range. While this isn't the emergency-low pricing of 2020, it is a stable environment that allows for predictable budgeting.

Your Buyer Strategy Checklist

Even in a balanced market, the best properties still move quickly. Here is how to be ready:

1. Update Your Pre-Approval If you were pre-approved last fall, get it refreshed. Rates have stabilized, but lending criteria can shift. Ensure you know exactly what your purchasing power is today so you can move with confidence when the right listing hits.

2. Maximize Your Incentives Make sure you are taking full advantage of the government programs available in 2026:

• FHSA (First Home Savings Account): If you haven't opened one yet, do it now. It combines the tax deduction of an RRSP with the tax-free withdrawal of a TFSA.

• RRSP Home Buyers' Plan: Remember, the withdrawal limit is now $60,000.

• BC Home Owner Grant: The threshold for 2026 has been adjusted to $2.075 million. While this likely won't affect most first-time buyers in our area, it’s good to know that your property taxes will likely still be eligible for the full grant.

3. Define Your "Must-Haves" vs. "Nice-to-Haves" In 2026, we are seeing a shift in what buyers value most:

• Income Helpers: With the cost of living in mind, properties with legal suites or carriage homes are at the top of the list to help offset mortgage payments.

• Work-from-Home Space: Dedicated office space remains a priority for the many remote workers moving to the coast.

• "Wet Gear" Zones: We live in a rainforest! Mudrooms with durable storage for gumboots and rain jackets are a huge lifestyle plus.

Local Spotlight: Infrastructure & Due Diligence

For Quadra Island Buyers: You likely saw my post in December about wells and septic systems—that due diligence is non-negotiable. But also keep an eye on the ferry terminal upgrades happening at Heriot Bay and Whaletown this spring. While construction can be a temporary headache, the long-term payoff is better reliability and capacity for our island communities.

For Campbell River Buyers: The city is investing heavily in lifestyle infrastructure. Keep an eye on neighborhoods near Nunns Creek Park, which is slated for major enhancements this year, including upgraded fields and festival areas. Buying near improving infrastructure is always a smart long-term equity play.

The Bottom Line

Spring 2026 offers a "Goldilocks" window for buyers: enough inventory to find what you want, but enough stability to make a calm, informed decision.

Don't wait for the "perfect" time—the market is balanced now. If you are ready to start your search, let’s sit down for a consultation and build a plan that gets you into your new home before summer.

Roman Krzaczek Your Local Expert for Quadra Island  📞 604-787-4594 ✉️ Contact Me Here

If you are thinking about selling your home this year, you might be waiting for the classic "Spring Market" to list. But seasoned sellers know a secret: the race is won in February.

While the flowers haven't bloomed yet in Campbell River or Heriot Bay, serious buyers are already setting their alerts for new listings. With the 2026 market showing signs of balance, competition is healthier than it has been in years. That means your home needs to stand out the moment it hits the MLS.

You don't need a full renovation to increase your sale price. You just need a strategic "February Fix-Up." Here are the 5 high-impact tasks to tackle this month.

1. Scrub the "West Coast Winter" Off Your Curb Appeal

Let’s be honest—our winters are wet. By February, most driveways and siding in Campbell River and Quadra Island have accumulated a layer of green algae or moss.

• The Fix: Pick a dry weekend to power wash your driveway, walkways, and siding.

• Why it matters: Buyers make a decision within 7 seconds of pulling up to the curb. If the first thing they see is green slime on the siding, they immediately worry about maintenance issues. A clean exterior signals a well-cared-for home.

Pro Tip: Don’t forget the house numbers! If they are faded or dirty, swap them out for modern, high-contrast numbers. It’s a $40 upgrade that makes a huge visual difference.

2. The "Mudroom Detox"

In February, our entryways are often overflowing with gumboots, heavy coats, and rain gear. While practical for us locals, it makes your entry feel small and cluttered to buyers.

• The Fix: Pack away 80% of your winter gear. Keep only the daily essentials accessible and store the rest in the garage or a closet.

• Why it matters: The entryway sets the tone for the viewing. You want buyers to step in and feel a sense of space, not trip over boots.

3. Light It Up (The 3000K Rule)

February days are still short and often grey. If a buyer views your home at 4:00 PM, good lighting is non-negotiable.

• The Fix: Check every lightbulb in your house. Are they mismatched? Do you have "warm yellow" bulbs mixed with "daylight blue"?

• The Strategy: Swap out old bulbs for Soft White (3000K) LEDs. This temperature is crisp enough to look modern but warm enough to feel cozy during a rainstorm.

• Clean the fixtures: Dust and dead bugs in light fixtures block up to 20% of the light. Give them a quick wipe-down.

4. Tackle the "Invisible" Annoyances

In a balanced 2026 market, buyers are more particular than they were during the frenzy of previous years. Small annoyances can make them wonder, "What else is broken?"

• The Checklist:

  • Tighten loose door handles.

  • WD-40 squeaky hinges (especially the front door).

  • Re-caulk the bathtub if the seal is peeling or discolored.

• Why it matters: These fixes cost almost nothing but remove "friction" from the buyer's experience.

5. Get Your Paperwork "Spring Ready"

Nothing stalls a sale faster than missing documents. If you are on Quadra Island or in rural Campbell River, this is double-important.

• Septic & Water: Do you have your maintenance records?

• Permits: Did you build a deck or a shed years ago? Gather those permits now.

• The Fix: If you aren't sure what you need, check out my Pre-Inspection Guide for Island Properties. It covers everything rural sellers need to know about wells, septic, and easements.

Is Your Home Ready for the 2026 Market?

You don't have to navigate the prep process alone. The difference between a home that sits and a home that sells is often in the preparation.

If you are thinking of making a move this spring, let’s chat. I offer a Pre-Listing Walkthrough where I help you identify exactly which "fix-ups" will give you the best return on investment—and which ones you can skip.

Roman Krzaczek Your Local Expert for Campbell River & The Discovery Islands 📞 604-787-4594 ✉️ Contact Me Here