BC Assessment Tax Roll Audits check every single family home sold on Vancouver Island in 2025 against what BC Assessment said it was worth, community by community, from Victoria to Port Hardy.
How close did BC Assessment come to what your neighbours' homes sold for?
Not close enough. My Vancouver Island Tax Roll Audit 2026 compares 7,079 arm's length single family sales in 2025 with their 2026 assessed values, across 7 regional districts and 73 tax jurisdictions. BC Assessment's value matched the sale price exactly on 63 of them, less than 1%. 4,211 homes were assessed below what they sold for, and 2,805 above.1
Each region and each municipality or electoral area has its own report, so you can see how BC Assessment did where you live. Every report asks the same question: is the 2026 tax roll broken? The sales answer it.
7,079
single family home sales in 2025, checked one by one
63
assessed at exactly what they sold for, less than 1%
4,211
assessed below what they sold for, 59%
2,805
assessed above what they sold for, paying more than their share
Find your area
Vancouver Island Tax Roll Audit 2026
Vancouver Island Tax Roll Audit 2026 brings together the Island audit and individual reports by regional district, municipality and electoral area. Choose your region below to find your report.
View the Vancouver Island Tax Roll Audit 2026 →Capital Regional District
2,814 home sales
Read the regional report →- District of Saanich
- City of Langford
- City of Victoria
- District of Oak Bay
- City of Colwood
- District of North Saanich
- District of Sooke
- District of Central Saanich
- Salt Spring Island Electoral Area
- Town of Sidney
- Southern Gulf Islands Electoral Area
- Town of View Royal
- Juan de Fuca Electoral Area
- Township of Esquimalt
- District of Metchosin
- District of Highlands
Cowichan Valley Regional District
992 home sales
Read the regional report →- District of North Cowichan
- Town of Ladysmith
- Electoral Area B, Shawnigan Lake
- Electoral Area C, Cobble Hill
- Town of Lake Cowichan
- Electoral Area A, Mill Bay and Malahat
- Electoral Area D, Cowichan Bay
- Electoral Area I, Youbou and Meade Creek
- Electoral Area H, North Oyster and Diamond
- City of Duncan
- Electoral Area E, Cowichan Station and Glenora
- Electoral Area F, Cowichan Lake South and Skutz Falls
- Electoral Area G, Saltair and Gulf Islands
Regional District of Nanaimo
1,811 home sales
Read the regional report →- City of Nanaimo
- City of Parksville
- Town of Qualicum Beach
- Electoral Area G, French Creek and San Pareil
- Electoral Area E, Nanoose Bay
- Electoral Area B, Gabriola and De Courcy and Mudge
- Electoral Area A, Cedar and Yellowpoint and Cassidy
- Electoral Area H, Bowser and Qualicum Bay and Deep Bay
- District of Lantzville
- Electoral Area F, Coombs and Errington and Hilliers
- Electoral Area C, Extension and Nanaimo Lakes
Alberni-Clayoquot Regional District
364 home sales
Read the regional report →Comox Valley Regional District
718 home sales
Read the regional report →Strathcona Regional District
312 home sales
Read the regional report →Regional District of Mount Waddington
68 home sales
Read the regional report →What the news reported
When I started knocking on doors at Cowichan Lake, here is what I told the paper.
Cowichan Valley Citizen, June 3, 2025
Realtor begins 1,000-door campaign at Cowichan Lake to talk about property assessments
"Homeowners, agents, neighbours, everyone still checks the assessment." ... "How much was it assessed for? What did it sell for? What about the house next door?"
Jason Anson, quoted in the Cowichan Valley Citizen, June 3, 2025.2
Those 3 questions are the audit. The reports on this page answer them for every home sold on Vancouver Island in 2025. Every story about these appeals, and everywhere it ran, is on News Features.
One community
Nanoose Bay: 109 homes sold. Not one was assessed at what the buyer paid.
Electoral Area E, Nanoose Bay
109
homes sold in 2025
0
assessed at the sale price
69.6% to 131.0%
BC Assessment's values against the sale price
A home assessed at 69.6% of its sale price and a home at 131.0% pay the same tax rate. When I sent this to the Director for Nanoose Bay and asked whether everyone paid a fair share, the answer was "YES!"3 What every other official said is on my councils and regional districts page.
What the Ministry of Finance said
The Minister was told I had said the data was wrong.
"On Dec. 14 2023 a citizen spokesperson acting on behalf of owners of properties in Youbou reached out to members of the media, government and opposition parties with a press release alleging the Property Assessment Appeal Board (PAAB) used inaccurate data from BC Assessment in rulings on appeals."
Advice to the Minister of Finance, Confidential Issue Note, "2024 Property Assessment," March 6, 2024, background. Released to me under freedom of information.4
In December 2023, the data problem I raised was about one area and one set of sales. The audits on this page apply the same test to every single family home sold on Vancouver Island in 2025.
What BC Assessment said
BC Assessment told its own appraisers it has all the sales. So I checked every one.
"We have all the sales. That's one major reason why time adjustment we're doing are more accurate and they have more data."
BC Assessment, Residential Appraisal Review and Validation Training, October 12, 2023, transcribed excerpts. Released to me under freedom of information.5
These audits use sales anyone can check. A few local officials questioned the method, for example that a sale price is not always the assessed value. Several asked BC Assessment to answer the findings.
In September 2026, I sent the audits to the Minister of Finance, all 15 Vancouver Island MLAs, the 7 regional districts and every mayor and council inside them, and BC Assessment. By the time the previous government left office, BC Assessment had not answered, and no one had shown a single number to be wrong.3
What the BC Assessment whistleblower said
The whistleblower said neighbourhoods were being blended to keep things simple.
"Let's say they have maybe 10 neighbourhoods. I'm not sure, I'm just giving you an example, but for simplicity we only want 4 neighbourhoods and now we have to blend everybody."
The BC Assessment whistleblower, recorded telephone call, May 2023.6
That is why these audits go community by community. A roll that looks right for a whole region can still miss badly in one place, as Nanoose Bay shows above.
Common questions
About the audits
What sales are in the audits?
Arm's length single family home sales on Vancouver Island and the nearby islands in 2025, compared with each home's 2026 assessed value. Each regional and local report shows the sales for that area.1
How do I read the ratios in these audits?
The assessed value divided by the sale price. A home that sold for $1,000,000 and was assessed at $950,000 has a ratio of 95%. A median ratio across many sales can look accurate even when many individual homes are well off, which is why these audits also count how many homes matched their sale price exactly.
My area has only a few sales. Does that matter?
Yes. A report based on 1 to 5 sales shows what happened to those homes, but it is not enough to judge the whole area on its own. The regional report for your area gives the bigger picture.
My home did not sell. How do I check it?
Compare your assessed value with what similar homes near you sold for close to July 1 of the year before, and check your property record card for errors. A BC Assessment Check does that with you.
Who is really here to help
Your area's report shows the pattern. Your home still needs checking.
The audits show how often BC Assessment misses across thousands of sales. Whether it missed on your home comes down to your own value and the sales near you. Every homeowner I personally helped who saw their appeal through won a reduction, and every result is on my BC Assessment Appeal Record. If you want me in your corner, here is how I can help with your appeal.
BC Assessment Check
A 1 hour one on one call where I go through the sold comparables in your neighbourhood with you and I tell you plainly whether you have an appeal.
Book a BC Assessment CheckProperty record cards
My free step by step guide to getting the record BC Assessment keeps on your home, including the internal notes most homeowners never knew existed.
Get Your Property Record CardDIY Appeal Kits
The same templates and steps behind my appeal record, so you can file and argue your own appeal with real evidence.
See the DIY Appeal KitsA note on the record
The 2026 roll was set under the previous government, and the audits went to the provincial and local officials in office at the time. The new government and new councils can apply the same test to the next roll.
What a new government could do: Test each new roll against the year's sales the same way, and publish the results by jurisdiction.
Only 63 of 7,079 homes matched. Does yours?
Start with your address and see how your BC Assessment compares to what homes like yours actually sold for.
Check My PropertySources
- My Vancouver Island Tax Roll Audit 2026: 7,079 arm's length single family sales in 2025 compared with their 2026 assessed values, across 7 regional districts and 73 tax jurisdictions, with the regional and local reports listed on this page.
- Cowichan Valley Citizen, Robert Barron, "Realtor begins 1,000-door campaign at Cowichan Lake to talk about property assessments," June 3, 2025; as republished by the Sooke News Mirror. Read the article
- My letters of September 11 and 14, 2026 to the 7 regional districts on Vancouver Island, the mayors, councils and electoral area directors inside them, and the 15 Vancouver Island MLAs, and the replies received; the Director for Electoral Area E, Nanoose Bay, reply of September 12, 2026.
- Ministry of Finance, FOI file FIN-2025-52395, page 684: Advice to Minister, Confidential Issue Note, "2024 Property Assessment," March 6, 2024.
- BC Assessment, FOI file 2025-10, page 68: Residential Appraisal Review and Validation Training, October 12, 2023, transcribed excerpts.
- The BC Assessment whistleblower, recorded telephone call with me, May 2023; transcript sent to the Property Assessment Appeal Board on May 11, 2023, and released in Ministry of Finance FOI file FIN-2025-52395.
My Record: January 1, 2023 to December 31, 2026
$22.6M+
cut from the values BC Assessment put on homeowners' properties
My 3 largest reductions for a homeowner: $2,063,000, $1,954,000 and $1,438,000
$110K+
in estimated property tax refunds and credits for homeowners
My 3 largest estimated refunds or credits for a homeowner: $10,315, $9,770 and $7,190
40
homeowners I helped appeal their BC Assessment
100% won a reduction. The average homeowner had approximately $566,000 taken off their value and an estimated $2,800 back in property tax.
63
appeals won, out of the 65 those homeowners took to a decision
97% won, at BC Assessment, the Review Panel and the Appeal Board
91%
of written Appeal Board decisions, made by an independent adjudicator, lowered the value
30 of the 33 that went that far
7,079
Vancouver Island home sales I checked against their BC Assessment
Less than 1% were assessed at what they sold for, and 40% were assessed above it
32
news stories about the appeals I helped with
Run more than 400 times in 68 news outlets across BC
23
freedom of information requests to BC Assessment for its records
$11,047.06 in fees BC Assessment estimated to release them. I paid $30 in total, after fee waiver requests on public interest and hardship grounds.
Are You Overassessed?
When BC Assessment gets your home's value wrong, I prove what it is actually worth using real sales of similar homes, so you don't pay more property tax than your fair share.
Jason Anson
I am not a lawyer or an appraiser, and nothing on this site should be considered legal or tax advice. When I help you, you are still the appellant and you file your own appeal. Every result depends on the evidence for that property, and the decision belongs to the Property Assessment Review Panel or the Property Assessment Appeal Board, not to me. My past results do not predict yours, and I cannot guarantee any outcome.
Helping homeowners with property assessment appeals is not a licensed activity in the province of British Columbia. It is not regulated by the BC Financial Services Authority (BCFSA) or the Real Estate Services Act, and it is not considered a real estate service.
I am also a licensed real estate agent with eXp Realty. That work gives me my experience in valuation and market movement, which is the evidence of market value the Review Panel and the Appeal Board weigh. This site and my appeal work are completely separate from eXp Realty. They are not affiliated with, endorsed by or provided through my brokerage, and the views here are my own, not eXp Realty's.
What I write about BC Assessment, the Property Assessment Review Panel, the Property Assessment Appeal Board, the Minister and Ministry of Finance, and the other public offices on this site is my own opinion, and I consider it fair comment on a matter of public interest. My opinions are my honest views, marked as my view, and based on facts anyone can check: Appeal Board decisions, public records and records released under freedom of information. Quotes from documents and news stories are the words of the people quoted. If anything here is inaccurate, let me know and I will correct it.