$500,000 · WANTED: 3 Bdr with 2 car Garage

We are looking to buy a home in Langford/Shawnigan lake area. If your A private seller we are with 1% realtor so we both can save on commission. We require something that is close enough to the lake for my kids to access either walking distance or a short bike ride. If you are over priced we are not interested. Most home sales are 20-30k less than assessment value in Shawnigan additionally with home sales going down we are looking for a great deal. I am a retired veteran so on a pension. Bank qualification is limited for buyers having to do the stress test as well which is also driven the market done and will be worse in the summer. We want to beat the heat so please let us know what you have. Minimum 3 bedroom with 2 car garage shop for my bikes. Around 500k budget Rent or for Sale prefer