If most buyers start their home search online, how important are virtual tours, video walkthroughs, and digital marketing when buying or selling real estate in Victoria, BC?

Short answer: they are no longer optional. In Victoria, an estimated 80 to 90 percent of buyers begin their search online, and many expect immersive digital previews before committing to in-person viewings. Homes with strong virtual marketing get more attention, sell faster, and attract more qualified buyers.

Quick snapshot for buyers and sellers

Victoria’s real estate market is highly visual and lifestyle-driven. Virtual tours, video walkthroughs, and professional photography help buyers make better decisions sooner and help sellers stand out in a crowded online marketplace.

Why virtual tours and video matter in Victoria

Online marketing is now the front door to almost every real estate transaction. Before buyers book a showing, they want confidence that a home fits their needs.

The benefits for sellers

Strong digital marketing directly affects visibility, speed of sale, and final price.

Higher online engagement

Listings that include:

• Matterport 3D tours

• Drone footage

• Professional photography

Typically receive two to three times more clicks, inquiries, and shares on platforms like Realtor.ca, MLS, Facebook Marketplace, and local Victoria Buy and Sell groups.

More engagement means more qualified buyers entering the funnel.

Broader reach beyond Victoria

Victoria attracts:

• Retirees relocating from other provinces

• Remote workers moving to Vancouver Island

• Buyers with family ties elsewhere in Canada

Virtual tours allow these buyers to explore a property thoroughly before booking flights. In many cases, digital marketing is what gets them to Victoria in the first place.

Faster sales and stronger pricing

Well-marketed homes tend to:

• Sell 20 to 30 percent faster

• Achieve prices closer to list

• Generate more confident offers

This is especially true in competitive segments such as Westshore townhomes or core-area condos, where buyers compare multiple listings quickly.

Cost-effective compared with staging

Professional photos and a 3D tour often cost $600 to $800, while virtual staging can range from $100 to $300.

Compared with traditional staging costs, digital presentation offers strong return on investment, particularly for vacant or dated properties.

The benefits for buyers

Virtual tools are just as valuable on the buying side.

Faster filtering and less wasted time

Buyers can often eliminate 60 to 70 percent of unsuitable homes by reviewing:

• 3D tours

• Video walkthroughs

• Floorplans

This saves time, fuel, and frustration, especially in spread-out markets like Greater Victoria.

Better understanding of layout and flow

Flat photos can hide important details. Virtual tours show:

• Room flow and ceiling heights

• Natural light at different angles

• Staircases, hallways, and awkward transitions

This is especially helpful for:

• Older character homes

• Multi-level townhouses

• Complex strata layouts

Remote access and coordination

Virtual tours make it easier to:

• Share listings with partners or family members elsewhere

• Review properties outside work hours

• Coordinate decisions when schedules or time zones differ

For relocation buyers, live video tours with an agent can provide real-time answers without needing to be on-site.

How sellers can use virtual marketing effectively

Not all digital marketing is equal. Execution matters.

Hire local professionals

Victoria-based photography and media teams understand:

• Local lighting conditions

• Seasonal weather challenges

• What buyers expect in this market

Matterport tours typically range from $400 to $600, with drone footage often starting around $200.

Build a complete digital package

The strongest listings usually include:

• 40 or more high-resolution photos

• Floorplans

• A 3 to 5 minute video walkthrough

• An interactive 3D tour embedded on MLS and Realtor.ca

This creates a complete experience rather than fragmented information.

Use social media strategically

Short-form video performs extremely well.

• 15 to 30 second highlight clips for Reels or TikTok

• Full walkthrough links for serious buyers

• Target local Victoria Buy and Sell groups with large memberships

Consistency matters more than viral reach.

Stage with intention

Virtual staging works well for:

• Vacant homes

• Dated interiors

• Secondary suites or flex spaces

Focus visuals on what buyers value most, such as suites, outdoor space, parking, and layout.

How buyers can use virtual tools smartly

Buyers can gain an edge by using digital tools intentionally.

Start your search virtually

Filter MLS results for:

• Virtual tours

• Matterport

• Video walkthroughs

Spend 5 to 10 minutes per listing assessing layout, light, and flow before booking a showing.

Watch for red flags

Be cautious if:

• Photos use extreme wide-angle distortion

• Important areas like kitchens or basements are missing

• Exterior or parking areas are barely shown

In these cases, ask your agent for a custom walkthrough video.

Shortlist before viewing in person

A good process is:

• Virtually review 15 to 20 listings

• Shortlist 5 to 8 strong candidates

• Book in-person showings and inspections

This leads to more confident decisions and fewer surprises.

Victoria-specific advantages of virtual tours

Digital marketing shines in certain local scenarios.

• Drone footage highlights ocean and mountain views in areas like Oak Bay or Fairfield

• 3D tours clarify complex layouts in character homes

• Townhouse complexes in the Westshore benefit from clear navigation and context

In slower winter markets, standout digital marketing often separates homes that sell quickly from those that linger.

Final thoughts

Virtual tours and video marketing are no longer extras in Victoria real estate. They are the baseline expectation for modern buyers and a powerful advantage for sellers.

For sellers, strong digital presentation means broader reach, faster sales, and better outcomes. For buyers, it means clarity, efficiency, and smarter decisions.

In a market where most first impressions happen online, how a home shows digitally often determines whether it ever gets seen in person.

Matt Peulen

Contact Matt

Disclaimer:
This article is provided for general information only and does not constitute legal, financial, or marketing advice. Technology, platforms, and buyer behaviour evolve over time. Always consult qualified professionals for strategies tailored to your specific property or purchase.

If you’re buying a home in Victoria, BC, do you actually have to pay your REALTOR®, or does the seller cover the commission?

Short answer: in British Columbia, including Victoria, real estate commissions are paid by the seller from the sale proceeds at closing, not directly by the buyer. In a standard MLS transaction, buyers do not write a cheque to their REALTOR®.

Quick snapshot for buyers

Commission structure is one of the most misunderstood parts of real estate. Many buyers worry they need to budget extra for agent fees, when in reality, your buyer’s agent is typically compensated through the seller’s commission, not out of your pocket.

How real estate commissions work in British Columbia

Real estate commissions in BC are fully negotiable and agreed to between the seller and their listing brokerage when the home is listed. There is no government-mandated or “standard” commission rate.

Typical commission structure in Victoria

While every listing is different, a commonly used structure in the Victoria area is:

• 3 to 3.5 percent on the first $100,000, and

• 1.5 to 2.5 percent on the balance of the sale price

A frequently seen local example is 3 percent on the first $100,000 and 1.5 percent on the balance, though this can vary based on price point, property type, and marketing strategy.

Example: $800,000 home sale

Using a 3 percent / 1.5 percent structure:

• 3 percent of the first $100,000 = $3,000

• 1.5 percent of the remaining $700,000 = $10,500

Total commission: $13,500, paid by the seller at closing.

This amount is deducted from the sale proceeds, not added on top of the price.

How the commission is split between agents

Once the total commission is set, it is typically shared between the two brokerages involved in the transaction.

The co-operating brokerage split

In most MLS-listed sales:

• Approximately 50 percent goes to the listing brokerage

• Approximately 50 percent goes to the buyer’s brokerage

The buyer’s portion is often referred to as the co-operating or co-op commission and is clearly disclosed in the MLS listing.

Each brokerage then pays its individual agent according to their internal agreement, often after brokerage fees and expenses. Buyers are not involved in this process and it does not change their purchase price.

How commission is paid at closing

The payment flow is straightforward and handled behind the scenes.

• The seller’s lawyer or notary deducts the full commission from the sale proceeds

• The listing brokerage receives the commission

• The listing brokerage pays the buyer’s brokerage their share

• Each brokerage pays their respective agent

From a buyer’s perspective, there is no direct payment made to their REALTOR®.

Important Victoria and BC-specific details

There is no standard commission rate

Despite common myths, commission rates in BC are 100 percent negotiable. This aligns with Competition Bureau guidelines and gives sellers flexibility to structure commissions based on their goals.

Buyer representation agreements

In recent years, buyers may be asked to sign a buyer representation agreement. This document outlines services, expectations, and duties, but it does not mean buyers automatically pay their agent directly. In most cases, compensation still flows from the seller unless otherwise negotiated.

Rare situations where buyers may pay directly

While uncommon, buyers might pay a fee in specific scenarios:

• Private sales without MLS exposure

• Unlisted or off-market properties

• Situations where a seller offers zero co-op commission

In these cases, compensation is typically addressed through negotiation, often as a seller concession rather than an out-of-pocket cost.

What this means for Victoria buyers

For buyers, the structure offers real advantages.

• You can work with an experienced buyer’s agent without upfront cost

• Your REALTOR® supports you through pre-approval guidance, showings, offer strategy, negotiation, and due diligence

• Homes offering a competitive co-op commission often attract more buyer-agent attention, which can influence showing activity

A smart question to ask when interviewing agents is:
“What co-op commission do you typically expect sellers to offer in my price range?”

What this means for Victoria sellers

For sellers, commission is one of the largest selling expenses and deserves a clear, upfront conversation.

• Commission structure can influence buyer-agent exposure

• Pricing, marketing, and commission strategy should work together

• The goal is net outcome, not just the headline percentage

Understanding how commissions function allows sellers to make informed decisions that support their overall selling strategy.

Final thoughts

Real estate commissions in Victoria are simpler than they often seem. Sellers pay them, buyers typically do not, and everything is handled transparently at closing.

When buyers understand this structure, they can focus on finding the right home rather than worrying about unexpected fees. When sellers understand it, they can price and market with confidence.

If you’re unsure how commissions apply to your specific situation, or you want to understand how strategy and structure affect your bottom line, a clear, no-pressure conversation can bring immediate clarity.

Matt Peulen

Contact Matt

Disclaimer:
This article is provided for general information only and does not constitute legal, financial, or tax advice. Commission structures and real estate practices may change. Always consult licensed professionals regarding your specific circumstances.