5440 SOOKE Rd, Sooke BC V9Z 0C8

17 Mile is a coastal residential area along Highway 14 west of Sooke village, offering affordable oceanfront and ocean-view properties with spectacular sunsets and beach access at an attractive price point for West Coast living. This area appeals to first-time buyers, retirees, and remote workers seeking waterfront lifestyle without the premium prices of more developed Sooke neighborhoods. Properties at 17 Mile include modest waterfront cottages, renovated beach homes, and affordable acreages with ocean views, providing diverse options for buyers on varying budgets. The neighborhood benefits from direct access to rocky beaches perfect for beachcombing, tide pooling, and dramatic storm watching during winter months. Residents enjoy quiet coastal living with minimal traffic and a genuine off-the-beaten-path atmosphere that attracts those seeking privacy and connection with wild Pacific shoreline. While 17 Mile lacks immediate access to shopping and services, requiring drives to Sooke village or beyond, the area compensates with affordable oceanfront real estate, natural beauty, and the authentic coastal character that defines Vancouver Island living. The neighborhood attracts artists, retirees, and nature enthusiasts who prioritize ocean access and affordability over urban convenience. Recent improvements to Highway 14 have enhanced safety and commuting, making 17 Mile increasingly viable for Victoria workers willing to embrace longer commutes for coastal lifestyle and property value. For buyers seeking entry-level oceanfront or affordable West Coast living, 17 Mile delivers exceptional opportunity in Sooke's real estate market.

Becher Bay is a protected harbor and residential area in East Sooke offering sheltered waterfront properties, marina facilities, and a tight-knit coastal community atmosphere. This neighborhood appeals to boaters, fishing enthusiasts, and buyers seeking affordable waterfront living with direct ocean access and protected anchorage. Becher Bay real estate includes waterfront homes on the bay, elevated ocean-view properties, and modest acreages within walking distance of the water, providing options across various price points. The area benefits from Becher Bay Marina offering boat moorage, launch facilities, and marine services that enhance the neighborhood's appeal to recreational and commercial fishermen. Properties attract retirees, remote workers, and outdoor enthusiasts seeking coastal lifestyle combined with community atmosphere and boating opportunities. The protected bay provides safe conditions for kayaking, paddleboarding, and small boat navigation, while surrounding waters offer excellent salmon and bottomfish opportunities. Becher Bay residents form a close community bonded by shared maritime interests and appreciation for coastal living. The area provides convenient access to East Sooke Regional Park, offering world-class hiking trails and wilderness exploration minutes from home. While Becher Bay requires longer commutes to Victoria and limited local services, it delivers authentic coastal village atmosphere, affordable waterfront access, and strong community character increasingly rare in Greater Victoria's expensive real estate market.

Billings Spit is an exclusive waterfront neighborhood at the entrance to Sooke Basin, featuring premium oceanfront estates and properties with unobstructed harbor views and direct beach access. This prestigious area represents Sooke's finest coastal real estate, attracting affluent buyers seeking waterfront luxury, privacy, and spectacular natural beauty. Billings Spit real estate includes high-end waterfront homes on large lots with private beaches, territorial ocean views, and sophisticated West Coast architecture designed to maximize water vistas and indoor-outdoor living. Properties command premium prices reflecting their rare combination of waterfront location, natural beauty, and proximity to Sooke amenities. The neighborhood benefits from the iconic Billings Spit natural formation, a narrow sand and gravel bar extending into Sooke Basin that creates protected beach areas and unique ecological habitats supporting diverse shorebirds and marine life. Residents enjoy morning beach walks, private shoreline access, and world-class sunset viewing across Sooke Basin to the Olympic Mountains. The area attracts executives, successful professionals, and retirees who have achieved financial success and prioritize coastal lifestyle, architectural quality, and investment in irreplaceable natural assets. While Billings Spit requires commuting to Victoria for work and some services, the exceptional waterfront location, privacy, and natural beauty justify premium pricing. For those seeking Sooke's finest address with luxury waterfront living, Billings Spit represents the pinnacle of West Coast real estate in this growing community.

Colwood offers dynamic waterfront living in the Westshore with spectacular beaches, parks, and rapidly growing urban amenities bordering Esquimalt Lagoon and the Strait of Juan de Fuca. This diverse municipality encompasses everything from oceanfront neighborhoods and modern townhome developments to family-friendly communities with parks and schools, providing ocean access and natural beauty while maintaining more accessible pricing than central Victoria. Colwood real estate attracts first-time buyers seeking newer construction, young families drawn to parks and recreation facilities, military personnel stationed at CFB Esquimalt, and retirees desiring West Coast waterfront living without downtown Victoria premium pricing. The municipality benefits from exceptional amenities including Esquimalt Lagoon beach for swimming and windsurfing, Fort Rodd Hill National Historic Site with coastal artillery history and lighthouse tours, Juan de Fuca Recreation Centre offering aquatic and fitness programs, and Royal Roads University campus featuring Hatley Castle gardens and waterfront trails. Residents enjoy ocean views and beach access, growing commercial development including shopping and dining, and improving transit connections to downtown Victoria. The area continues rapid development with new residential projects, retail expansion, and infrastructure improvements transforming Colwood into a complete urban center. Colwood neighborhoods serve different buyer segments—Latoria and Royal Bay offer newer master-planned communities with modern amenities, Lagoon area provides oceanfront living and heritage character, while Happy Valley and Colwood Corners deliver affordable family homes near schools and parks. The municipality features diverse housing from waterfront estates and oceanview townhomes to entry-level condos and single-family homes on quiet streets, creating options across all price points. New developments continue adding inventory, particularly condos and townhomes appealing to first-time buyers and downsizers. Colwood real estate maintains strong value driven by ongoing development, ocean access, recreation amenities, and Westshore location offering Victoria proximity without city pricing. For buyers seeking waterfront Westshore living with beaches, parks, modern amenities, and family-friendly communities, Colwood delivers exceptional value and lifestyle quality in Greater Victoria's growth corridor.

Highlands is a unique rural mountain community offering exceptional privacy, large acreages, and pristine natural beauty surrounded by old-growth forest, lakes, and protected wilderness areas. This low-density municipality maintains strict development standards with large minimum lot sizes and strong environmental protection bylaws, creating a retreat-like setting where properties blend into natural landscape while remaining surprisingly accessible to Victoria and Westshore amenities. Highlands real estate attracts nature enthusiasts seeking country living with mountain and forest surroundings, established professionals desiring private estate properties, equestrian owners requiring space for horses and trails, and outdoor recreation lovers prioritizing proximity to wilderness hiking, mountain biking, and lake access. The municipality benefits from exceptional natural amenities including Thetis Lake Regional Park offering swimming and trail networks, Francis/King Regional Park with old-growth forest and nature programs, extensive Highlands trail system for mountain biking and hiking, and proximity to Mount Work for backcountry recreation. Residents enjoy peaceful rural atmosphere with minimal light pollution, abundant wildlife viewing including deer and eagles, and strong community commitment to environmental stewardship. The area maintains its natural character through development controls while offering reasonable commuting distance to Victoria employment centers and Westshore shopping and services. Highlands properties consist primarily of large acreage estates on 1-5+ acre lots with mature forest, gardens, and privacy, appealing to buyers seeking country lifestyle without compromising convenience. Housing ranges from custom-built family estates with mountain views to rustic retreats nestled in forest, equestrian properties with barns and paddocks, and architecturally distinctive homes showcasing West Coast design. The municipality serves demographics valuing privacy, space, nature connection, and freedom from urban density while maintaining access to Greater Victoria amenities and employment. Highlands real estate maintains premium values driven by limited inventory, large lot sizes, environmental protection creating scarcity, and unique lifestyle offering country living within metropolitan area. For buyers seeking the ultimate in privacy, natural beauty, large acreage properties, and mountain-forest living while remaining connected to Victoria region, Highlands delivers unmatched rural estate living in Greater Victoria.

Langford stands as Greater Victoria's fastest-growing municipality and the dynamic heart of the Westshore region, offering affordable family living with modern amenities, new housing developments, and comprehensive services supporting rapid population growth. This energetic city features everything from entry-level townhomes and condos perfect for first-time buyers to master-planned communities like Westhills with upscale single-family homes, creating housing diversity at price points below Victoria and Oak Bay. Langford real estate attracts young families seeking affordability, first-time homebuyers building equity, and investors capitalizing on the area's strong rental market and continued appreciation driven by employment growth and infrastructure development. The city benefits from the massive WestShore Town Centre mall anchoring retail activity, Langford Lake providing summer recreation, Juan de Fuca Recreation Centre and Westhills Stadium offering world-class sports facilities, and Pacific FC professional soccer bringing entertainment and community pride. Langford's strategic location along the Trans-Canada Highway provides convenient commuting to Victoria employment, CFB Esquimalt military base, and ferry terminals, while the city develops its own employment centers including retail, light industrial, and service sectors. Families appreciate Langford's excellent schools, numerous parks and playgrounds, family-oriented recreation programs, and safe neighborhoods designed for active outdoor lifestyles. The municipality pursues ambitious development plans including downtown revitalization, increased commercial activity, and transit improvements enhancing connectivity. Langford attracts diverse demographics including young families prioritizing affordability and space, military families stationed at CFB Esquimalt, and commuters willing to drive for better housing value. Properties provide modern construction with open floor plans, attached garages, and suburban amenities increasingly rare in Victoria proper. For buyers seeking affordable Greater Victoria real estate with family amenities, modern housing, and strong growth potential, Langford delivers exceptional Westshore value and lifestyle.