Moving to Victoria, BC from the US or UK? Welcome Home.

Who Sonya helps

Canadians coming home. You left for a career in the US or UK and you’re ready to raise your kids closer to family, community and the water. Sonya helps you buy with confidence before you’ve even packed.

Cross-border couples retiring here. One of you is Canadian, the other is American or British. Sonya helps you understand how ownership, title and taxes work for each of you, and finds a home that suits the next chapter.

Families moving closer to children and grandchildren. Your family is already in Victoria. Sonya helps you find the right neighbourhood close to them, and a home that’s easy to lock up and leave if you’re still splitting your time.

Navigating the rules for buyers moving from abroad

Moving back to Canada from the US or UK means a few rules that local buyers never think about. Sonya walks you through how each one applies to your family:

The federal foreign buyer ban. Until at least January 1, 2027, most non-Canadians can’t buy residential property in the Victoria area. Canadian citizens aren’t affected, wherever they live, and there are exceptions, including buying together with a spouse or common-law partner who is a Canadian citizen or permanent resident.

BC’s foreign buyers tax. In the Capital Regional District, foreign nationals pay an additional 20% property transfer tax on their share of a home. Canadian citizens and permanent residents don’t pay it, even if they live abroad. How you structure title matters.

The speculation and vacancy tax. If you buy in most of Greater Victoria and don’t live in the home as your principal residence, you may owe an annual tax. For 2026, it’s 1% of assessed value for Canadian citizens and permanent residents, and 3% for foreign owners and households where most income isn’t reported in Canada. Every owner must file a declaration each year.

Citizenship and residency. Your timeline for permanent residency, a spouse’s sponsorship, or citizenship for children born abroad can shape when and how you buy. Sonya helps you plan the purchase around it.

Sonya always works alongside your real estate lawyer or notary, immigration lawyer and cross-border tax advisor, who will advise on your specific situation. This page is general information, not legal or tax advice.

Not ready to live here full time?

Last year, Sonya helped clients who weren’t ready to move to Victoria full time buy a waterfront home on Piers Island, just off the Saanich Peninsula and outside the speculation and vacancy tax area. They have a place that’s theirs today, without an annual vacancy tax while they wind down life in the US.

Salt Spring Island and the Southern Gulf Islands, including Pender, Mayne, Galiano, Saturna and Piers Island, are outside the speculation and vacancy tax area. Sonya can help you weigh island living against a lock and leave condo or a home in Oak Bay that becomes your principal residence when you arrive.

Waterfront and luxury experience

From character homes in Rockland to waterfront on the Gulf Islands, Sonya has represented buyers and sellers of some of Greater Victoria’s most special properties. She knows the streets, the views, the micro markets and the questions to ask before you fall in love with a listing from another country.

How it works

1. Online consultation. A video call to understand your family, your timing, your budget and the rules that apply to you.
2. Your Victoria plan. Neighbourhoods, home types, price ranges and a buying timeline, plus introductions to the lawyer, notary, lender and cross-border tax advisor you’ll need.
3. Touring, near and far. Live video tours and curated previews until you can visit, then a focused trip to see the best options in person.
4. Buying with care. Clear advice on value, strategy and conditions, with electronic signing wherever possible.
5. From keys to settled. Sonya coordinates inspections, closing and key handover, and connects you with local services so you arrive to a home that’s ready.

What clients say

“Our journey to finding our new home was long and not an easy process but Sonya and Laura were very helpful, supportive and diligent in helping us find the right one. We have used Sonya’s services in the past when we purchased our first Victoria home in 2014. She also helped us sell the same home in 2018 when we moved to US. Sonya and her team’s professionalism, genuine and caring personality made us comfortable to use their services once again this time to purchase our new home. Thank you all for your assistance.”

Hazel and Ashish

Serving Greater Victoria and the Gulf Islands

Sonya helps buyers throughout Greater Victoria, including Oak Bay, Uplands, Rockland, Fairfield, James Bay, the Songhees, Ten Mile Point, Cadboro Bay, Cordova Bay, Brentwood Bay, North Saanich and Sidney, plus Salt Spring, Pender and Piers Island.

Frequently asked questions

Can Americans buy property in Canada?

Right now, most non-Canadians can’t buy a home in the Victoria area. The federal ban on non-Canadian buyers is in place until January 1, 2027, and Ottawa is reviewing what comes next. There are exceptions, including an American buying together with a spouse or common-law partner who is a Canadian citizen or permanent resident. Sonya will help you understand where you stand and work with your lawyer to confirm it.

I’m a Canadian citizen living in the US or UK. Do I pay the foreign buyers tax?

No. BC’s 20% additional property transfer tax applies to foreign nationals, not to Canadian citizens or permanent residents, even if you live abroad. If a spouse who isn’t a citizen or permanent resident goes on title, the tax may apply to their share, so talk to Sonya and your lawyer before deciding how to hold title.

Will I pay the speculation and vacancy tax if I’m not living here full time yet?

It depends on where you buy and how you use the home. In most of Greater Victoria, a home that isn’t your principal residence (or rented long term) may be taxed each year: 1% of assessed value for Canadian citizens and permanent residents in 2026, and 3% for foreign owners and households earning most of their income outside Canada’s tax system. Salt Spring and the Southern Gulf Islands are outside the tax area. Your cross-border tax advisor can confirm your rate.

Can my American or British spouse own the home with me?

In most cases, yes. A non-Canadian can buy residential property jointly with a spouse or common-law partner who is a Canadian citizen or permanent resident. The foreign buyers tax may apply to their share until they become a permanent resident. Your immigration lawyer can advise on sponsorship and timing.

My children were born in the US or UK. Are they Canadian?

Often, yes. Since December 15, 2025, Canada’s citizenship by descent rules have changed. A child born abroad to a Canadian parent is generally a citizen, though a parent who was also born outside Canada now needs 1,095 days of physical presence in Canada before the child’s birth. An immigration lawyer can confirm your family’s status and help with citizenship certificates.

Can we buy a home in Victoria before we move back?

Yes. Many of Sonya’s clients buy before they arrive. Consultations happen by video, tours can be live, documents are signed electronically wherever possible, and your lawyer or notary can arrange signing from abroad. Sonya handles everything that needs someone here in person.

Ready to come home to Victoria?

Book an online consultation with Sonya. Call (778) 401-3239, email sonya@modernrev.com, or use the form below. There’s no pressure to move forward until you’re ready. Learn more about Sonya on our team page, or see how she helps families with downsizing and estates.