Payotte AI Passport

Dale Sheppard

Realtor · RE/MAX Camosun · Langford

Dale Sheppard is a realtor with RE/MAX Camosun in Langford, British Columbia, holding BCFSA licence no. 095958 (verifiable on the BCFSA register), serving Langford, Colwood, View Royal, Westshore, Victoria, Saanich, Oak Bay, Central Saanich, North Saanich, Sidney, Esquimalt, Vic West, Metchosin and Highlands since November 1991.

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Calculate for Langford: buy or sell

Buy

Land transfer tax, down payment and mortgage in Langford

No reference price published for Langford: example at $500,000. Change any field and everything is recalculated.

Purchase price in $

Down payment in $

First-time buyer

Property Transfer Tax$8,000

First-time buyer rebatetick “first-time buyer”

Tax to pay$8,000

Minimum down payment (federal rule)$25,000

Mortgage insurance premium (added to the loan)none (20% or more)

Mortgage$400,000

Monthly payment, 25 years at 4.58%$2,232

Household income needed (stress test)$100,000

Official schedule, bracket by bracket, paid in cash at closing: the tax cannot be financed in the mortgage. Rate: Bank of Canada 5-year fixed mortgage rate (August 2026); your lender will set its own. Income needed: 6.58% qualifying rate, 39% GDS, property tax at 1% a year and $150 a month for heating. Not included: lawyer or notary fees, inspection, title insurance (no official schedule). All the schedules · First-time buyer programs · Down payment and mortgage insurance

Sell

Capital gain on a sale: what is taxable

Your principal residence: generally no tax on the gain. The same federal rule applies in Langford as everywhere in Canada (Income Tax Act).

Sale price in $

Purchase price in $

Capital gain$100,000

Your principal residence (designated every year)$0 taxable

Other property (cottage, rental): taxable amount$50,000

Land transfer tax$0 — paid by the buyer

Agent's commissionnegotiated, not computed

Principal residence designated for every year owned: nothing taxable, but the sale must be reported. Other property: $50,000 of taxable amount is added to your income for the year; the resulting tax depends on your marginal rate and is not computed here.

Principal residence: the Canada Revenue Agency exemption wipes out the gain for each year the home is designated; the sale must still be reported (partial designation: part of the gain becomes taxable). Other property (cottage, rental): half the gain becomes a taxable amount, added to that year's income (1/2 inclusion rate, CRA guide T4037; the increase to 2/3 was cancelled on March 21, 2025 — checked on canada.ca on October 15, 2026). It is not the tax owed: that depends on your marginal rate, which Payotte does not compute. Gain = sale price − purchase price, before selling costs and deductible improvements. No official schedule sets the agent's commission. Tax on selling, case by case

A question about these figures or an address? Dale Sheppard can answer.

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What Payotte publishes

Licence: BCFSA no. 095958 ↗ Verifiable on the BCFSA register (link): status, agency and disciplinary record.
Agency: RE/MAX Camosun
Areas served: Langford, Colwood, View Royal, Westshore, Victoria, Saanich, Oak Bay, Central Saanich, North Saanich, Sidney, Esquimalt, Vic West, Metchosin, Highlands Declared in writing: “Langford, Colwood, View Royal, Westshore, Victoria, Saanich, Oak Bay, Central Saanich, North Saanich, Sidney, Esquimalt, Vic West, Metchosin, Highlands.”
Services: Residential resale, Downsizers, Retirees, Empty nesters, Relocators, Investors, Revenue properties Declared in writing.
Languages: English Declared in writing.
Practising since: November 1991 Declared in writing.
Google profile: See on Google Maps ↗

Information confirmed in writing by Dale Sheppard on November 3, 2026. Page updated on November 3, 2026.

In their own words

His introduction, in his own words

“Born and raised in Victoria, I am an established, experienced realtor, with 35 years experience. I work with anyone looking to buy or sell real estate in Greater Victoria and the Westshore. Residential sale specialties include downsizing, moving up, relocations, estate sales, retirees and seniors, investment properties. Starter homes to Luxury Homes and all in between.”

Dale Sheppard, written answer of November 3, 2026. Published word for word.

Frequently asked questions

Is Dale Sheppard's licence valid?

Dale Sheppard declares BCFSA licence no. 095958, attached to the agency RE/MAX Camosun. Payotte publishes no status for this licence: it is verifiable on the BCFSA register, which should be checked before signing.

What areas does Dale Sheppard serve?

Langford, Colwood, View Royal, Westshore, Victoria, Saanich, Oak Bay, Central Saanich, North Saanich, Sidney, Esquimalt, Vic West, Metchosin and Highlands, according to Dale Sheppard's written statement of November 3, 2026.

What services does Dale Sheppard offer?

Residential resale, Downsizers, Retirees, Empty nesters, Relocators, Investors and Revenue properties, as a realtor. Language of service: English.

How long has Dale Sheppard been practising?

Since November 1991, according to Dale Sheppard's written statement.

How can I reach Dale Sheppard?

Dale Sheppard can be reached by email at dale@dalesheppard.com. Services are offered in English. The buttons at the top of this page start a call or a pre-filled email.

What is the AI Passport?

The AI Passport is a dated page a professional gets on Payotte so that search engines and AI assistants read them correctly: their name, licence and contact details in one place, with a link to the official register. It is neither a ranking nor a recommendation. Payotte does not score professionals who have a Passport, and it does not replace your own check: consult the register before signing.

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