The last 60 days have shown a very consistent pattern across Greater Vancouver real estate: buyers are still buying, but they are being much more careful about price.

Sales have been slow, inventory has given buyers more choice, and homes are taking longer to sell. In North Vancouver, July sales were down across detached homes, condos and townhomes compared with last year. Active listings were also down, while days on market increased across all three property types.

At the same time, prices have moved lower. North Vancouver July prices were down year-over-year by 5.0% for detached homes, 4.4% for condos and 6.0% for townhomes.

I've been tracking this closely, and the main lesson from the past 60 days is simple:

“This is not the market where you test prices. The only homes that are selling are homes that are priced right.”

Insights for Buyers

Buyers have something they have not always had in Greater Vancouver: time and choice. That is showing up in the numbers. North Vancouver condo sales in July were only 4.2% lower than the previous July, but average days on market jumped 72%, from 25 days to 43 days.

That does not mean every good property can be approached the same way. Value still matters. When a well-priced home comes along, buyers need to recognize the difference between having more negotiating power and simply waiting too long. The opportunity is not just to buy for less. It is to compare more homes, study the numbers and be ready when the right property and price come together.

Insights for Sellers

For sellers, the biggest issue is the gap between the price a seller hopes to get and the price today's buyer is willing to pay. Buyers can see the competing listings, recent sales and price reductions. If a property starts too high, there may not be enough urgency in the market to pull buyers toward it.

That is why pricing has become so important. The North Vancouver July sales-to-active listing ratios were remarkably similar across property types: 15.3% for detached homes and 15.8% for both condos and townhomes. No single property type was escaping the slower conditions. A seller needs to compete for the buyers who are actually in the market today.

Market Outlook

There is another side to a softer market that can easily be missed.

For someone selling one property and buying another, the price of the home being sold is only half of the equation. The price of the next home matters too. North Vancouver's Home Price Index shows a good example. From January to June 2026, detached prices increased 3.2%, condo prices increased 0.9%, while townhome prices fell 0.8%.

That created a specific move-up opportunity. The average HPI price gap between a North Vancouver condo and townhome narrowed from $489,600 in January to $472,600 in June — a $17,000 improvement for the condo owner moving up.

So a softer market does not automatically mean a bad market. It depends on what you own, what you want to buy next and how the two parts of the move work together.

The past 60 days point to one main conclusion: price matters more than it did before. Buyers have more time to compare. Sellers face more price resistance. And people making both a sale and a purchase need to look at the full move rather than one price in isolation.

Davis Kosowan, REALTOR®

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The Greater Vancouver real estate market has been steady over the past two months, but that doesn't mean every home is performing the same. One pattern has stood out again and again: buyers are taking their time, yet they are willing to act quickly when they believe a home offers good value.

I've been tracking this closely, and while economic uncertainty continues to slow some decisions, well-priced homes are still attracting attention. At the same time, buyers have more choice than they have had in several years, creating a market where pricing matters more than ever.

Insights for Buyers

Buyers continue to benefit from a healthy selection of homes across much of Greater Vancouver. Inventory remains high enough to provide options, especially in North Vancouver detached homes, where available inventory has stayed well above the level typically associated with limited choice.

At the same time, hesitation remains part of today's market. Many buyers are taking longer to make decisions because of economic uncertainty and interest rate expectations. However, when a home is priced well and represents strong value, buyers are still prepared to move quickly. Waiting too long can mean missing the best opportunities.

Insights for Sellers

For sellers, today's market rewards realistic pricing. Buyers are comparing more properties before making an offer, making it much harder for overpriced homes to stand out.

Recent observations also show that some entry-level condos have experienced price reductions without attracting buyers, while detached homes priced appropriately continue to generate activity. The gap between homes that sell and homes that sit is often determined by pricing rather than demand alone.

Market Outlook

The market continues to move toward balanced conditions. June statistics showed improving sales, fewer new listings coming to market, and inventory growth beginning to level off. At the same time, prices have remained relatively stable.

Looking ahead, opportunities will continue to exist for both buyers and sellers. Buyers who recognize value may benefit from today's selection before inventory tightens further. Sellers who price for today's market rather than yesterday's expectations will continue to have the best chance of achieving a successful sale.

The biggest takeaway from the past 60 days is simple: buyers still have choices, and sellers need to price for today's market, not the market from six months ago.

If you're thinking about buying or selling in the next 6–12 months, what you do today could save you thousands of dollars. Simply reply to this email, and we'll schedule a quick call.

#GreaterVancouverRealEstate #NorthVancouverRealEstate #MarketUpdate

The Greater Vancouver real estate market has been active, but not always fast. Over the past 60 days, buyers and sellers in Greater Vancouver, North Vancouver, and West Vancouver have been making decisions in a market shaped by more inventory, softer prices in some segments, and a cautious mood tied to interest rates and global uncertainty. That has created a market where some homes sit longer, some buyers hold back, and yet well-priced properties can still move quickly and even attract multiple offers.

Davis Kosowan has been tracking this closely. His recent market observations point to a pattern many people can feel but may not fully understand at first glance: this is a market where timing, pricing, and property type matter more than ever. As Davis puts it, “This is not a frozen market. It is a selective market. Buyers have more choice, but the best opportunities still get attention fast.”

Insights for Buyers

For buyers, the biggest change has been choice. Across Greater Vancouver and North Vancouver in particular, inventory has been running higher than last year in several housing types. Detached homes and condos have both seen more listings, giving buyers more room to compare options and negotiate. In many cases, this has taken some pressure off compared with the faster conditions buyers faced in earlier markets. At the same time, not every part of the market is moving the same way. Entry level condos and well-priced homes can still draw strong interest, especially when they are in good condition and priced where buyers see value.

One recent example: a buyer looking five entry-level condos priced lower than perceived “market value.” On paper, it looked like a market full of opportunity. But once the buyer dug deeper, it became clear that the better units were still drawing serious attention and some lower-priced options had tradeoffs in layout, condition, or building quality. Davis’s read on the situation helped narrow the field and keep the buyer focused on true value, not just price. “More listings do not always mean easier choices,” says Davis. “A buyer still needs to know which homes are priced right, which ones have hidden issues, and which ones may attract competition.”

Insights for Sellers

For sellers, the message is simple: the market still works, but it is less forgiving. In North Vancouver and West Vancouver, there have still been homes selling over list price, even while overall sales have been lower in some categories. That tells us buyers are not gone. They are simply more careful. Homes that are well presented, well priced, and clearly worth the asking price are still getting action. Sellers who miss the mark on price or presentation may sit on the market longer than expected.

A good example is the difference between average listings and standout listings. Over the past 60 days, some sellers have entered the market expecting last cycle pricing, only to find that buyers now have more options and less urgency. Others have followed a more disciplined plan and been rewarded. Davis has seen that sellers who face the market honestly from day one often do better than sellers who “test” the market too high. “Today, buyers are watching closely,” Davis says. “If a home looks sharp and the price makes sense, they will move. If not, they wait.” That is especially important in a market where benchmark prices in some segments have eased from last year.

Market Outlook

Looking ahead, the market appears balanced but watchful. In Greater Vancouver, sales have been lower year over year, while listings have been higher. That usually gives buyers more leverage and puts pressure on sellers to be realistic. At the same time, there are signs of demand waiting on the sidelines. Mortgage pre-approvals, stable rate expectations, and improving move-up opportunities suggest that some buyers are preparing to act once they feel more confident.

There may also be good opportunity for move-up buyers right now. In recent observations, the price gap between North Vancouver and West Vancouver detached homes has been narrower than usual, which may create a window for some homeowners looking to upgrade. Townhomes have also been one of the stronger segments in North Vancouver, showing that demand still exists where value and lifestyle line up well. The challenge ahead is that inflation and rising fixed mortgage rates could limit how much momentum the market builds in the near term. “This market is giving people options,” says Davis. “But the people who do best are the ones who understand where the pressure points are before they make a move.”

Summary

The Greater Vancouver market is giving buyers more choice, but the best homes can still sell fast. Sellers can still get strong results, but pricing and presentation matter a lot more now. North Vancouver and West Vancouver both offer chances for smart buyers and sellers, especially when they understand what is happening in the market right now.

If you are thinking about buying, selling, or moving within Greater Vancouver, North Vancouver, or West Vancouver, connect with Davis Kosowan for advice based on what is happening in the market today. A good plan can help you avoid mistakes and spot the right opportunity.