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 become more competitive over the last 60 days. Buyers have more choices. Sellers are facing more competition. At the same time, homes that are priced well and show well are still selling quickly.

I’ve been tracking this closely, and one pattern keeps showing up again and again: buyers are careful, but they will still act fast when they see good value. The gap between homes that sell quickly and homes that sit on the market has become much wider this spring.

Insights for Buyers

Buyers are getting more opportunities right now, especially in the condo market. Inventory has increased across many parts of Greater Vancouver, giving buyers more time to compare properties and negotiate. In North Vancouver and Lower Lonsdale, buyers are looking closely at pricing, strata quality, and long term value before making decisions.

One recent example was a buyer looking at several entry level condos priced below perceived market value. The homes that were updated, well presented, and priced properly created strong interest. The overpriced listings were largely ignored. This tells us buyers are still active, but they are much more selective than they were during hotter market conditions.

There are also signs of strength in some detached home segments. In North Vancouver, older homes on strong lots have recently received multiple offers again, especially in areas attractive to builders and custom home buyers. Two recent Edgemont area homes sold well over asking price after receiving four and five offers. This shows that demand still exists when the product and price line up with what buyers want.

For buyers moving up into detached homes, today’s market may offer better opportunities than we’ve seen in recent years. More listings mean more selection, and some sellers are adjusting expectations after longer time on market periods.

Insights for Sellers

Sellers need to understand that pricing sensitivity has become one of the biggest factors in today’s market. Buyers are comparing everything. Homes that are even slightly overpriced can sit for weeks or months while correctly priced homes continue to attract attention.

I’ve also noticed that preparation matters more than ever. Buyers are paying attention to condition, presentation, maintenance, and potential future costs. Homes that feel move in ready are standing out. In contrast, listings that need work or feel uncertain are seeing slower activity unless priced aggressively.

There is also a growing difference between micro markets and price ranges. Some luxury detached homes are moving slowly while certain entry level and land value properties continue to create competition. In several cases over the last 60 days, homes with strong pricing strategy sold quickly while similar homes nearby sat on the market with little activity.

One important reminder is that BC tax assessments do not determine market value. Actual sold prices determine market value. Buyers and sellers who focus too heavily on assessment numbers instead of current comparable sales can lose momentum and miss opportunities.

Market Outlook

The market is moving toward a more balanced environment, but it is not the same across every area or price range. Inventory levels remain higher than normal in many segments, which means sellers need strong pricing and presentation strategies to compete.

At the same time, buyers who wait too long for “perfect” conditions could miss opportunities. Good homes are still selling quickly when priced correctly. Detached land value properties in parts of North Vancouver are already showing stronger activity again, and well priced condos continue to attract buyers looking for value.

As we move further into the spring market, I expect competition among sellers to remain high while buyers continue to focus heavily on value, condition, and long term costs.

The biggest takeaway from the last 60 days is simple: strategy matters more than ever. Pricing, preparation, and timing are having a direct impact on results.

Find out how prepared your home is for today’s market. click here

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April 2025 saw home sales in Metro Vancouver drop nearly 24% year-over-year, despite improved borrowing conditions and growing inventory. With prices holding relatively steady and more listings on the market than we’ve seen in a decade, buyers may find this a rare window of opportunity.

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read this article from Greater Vancouver Realtors:

The slowdown in home sales registered on the Multiple Listing Service® (MLS®) in Metro Vancouver that began early this year continued in April, with sales down nearly 24 per cent year-over-year. 

The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,163 in April 2025, a 23.6 per cent decrease from the 2,831 sales recorded in April 2024. This was 28.2 per cent below the 10-year seasonal average (3,014). 

“From a historical perspective, the slower sales we’re now seeing stand out as unusual, particularly against a backdrop of significantly improved borrowing conditions, which typically helps to boost sales,” said Andrew Lis, GVR’s director of economics and data analytics. “What’s also unusual is starting the year with Canada’s largest trading partner threatening to tilt our economy into recession via trade policy, while at the same time having Canadians head to the polls to elect a new federal government. These issues have been hard to ignore, and the April home sales figures suggest some buyers have continued to patiently wait out the storm.” 

There were 6,850 detached, attached and apartment properties newly listed for sale on the MLS® in Metro Vancouver in April 2025. This represents a 3.4 per cent decrease compared to the 7,092 properties listed in April 2024 and was 19.5 per cent above the 10-year seasonal average (5,731) for the month. 

The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 16,207, a 29.7 per cent increase compared to April 2024 (12,491). This is 47.6 per cent above the 10-year seasonal average (10,979). 

Across all detached, attached and apartment property types, the sales-to-active listings ratio for April 2025 is 13.8 per cent. By property type, the ratio is 9.9 per cent for detached homes, 17.5 per cent for attached, and 15.7 per cent for apartments. 

Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months. 

“While the headlines have been filled with worrying news lately, there are positives in the current market worth highlighting, especially for buyers,” Lis said. “Inventory levels have just crested 16,000 for the first time since 2014, prices have stayed fairly stable for the past few months, and borrowing costs are the lowest they’ve been in years. These factors benefit buyers, and with balanced conditions across the market overall, there’s plenty of opportunity for anyone looking to make a purchase.” 

The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,184,500. This represents a 1.8 per cent decrease over April 2024 and a 0.5 per cent decrease compared to March 2025.

Sales of detached homes in April 2025 reached 578, a 29 per cent decrease from the 814 detached sales recorded in April 2024. The benchmark price for a detached home is $2,021,800. This represents a 0.7 per cent decrease from April 2024 and a 0.6 per cent decrease compared to March 2025. 

Sales of apartment homes reached 1,130 in April 2025, a 20.2 per cent decrease compared to the 1,416 sales in April 2024. The benchmark price of an apartment home is $762,800. This represents a two per cent decrease from April 2024 and a 0.6 per cent decrease compared to March 2025. 

Attached home sales in April 2025 totalled 442, a 23.8 per cent decrease compared to the 580 sales in April 2024. The benchmark price of a townhouse is $1,102,300. This represents a 2.9 per cent decrease from April 2024 and a one per cent decrease compared to March 2025.

Real Estate Agent North & West Vancouver – If you're a homeowner in North or West Vancouver and considering your next move, downsizing to a condo might be one of the smartest decisions you can make right now.

What we’re going to talk about:

In this post, we’ll cover the key reasons why downsizing makes financial and lifestyle sense in today’s market, particularly in West Vancouver. We'll look at benefits like reduced maintenance, lifestyle upgrades, and cost efficiency.

Why it’s important:

With shifting property values, rising costs, and lifestyle changes—especially for empty nesters and retirees—understanding your downsizing options could protect your equity and enhance your quality of life.

Why it’s important to you:

If you’re a longtime homeowner thinking about simplifying your living situation or unlocking home equity, this article will help you make an informed, confident decision.

📌 Disclaimer: This is for informational purposes only and should not be considered real estate advice. Always verify information independently and consult with a qualified professional before making any real estate decisions.

1. The Financial Benefits of Downsizing

For many homeowners in West Vancouver, your home has gained substantial value over the years. Downsizing to a condo allows you to unlock that equity, giving you flexibility to invest, travel, or support your retirement plans.

Smaller spaces also come with reduced property taxes, utilities, and overall maintenance—freeing up monthly cash flow.

2. Lifestyle Upgrade: Less Stress, More Freedom

Condos in West Vancouver offer incredible access to local amenities, ocean views, parks, and walkable neighborhoods. Many buildings are equipped with fitness rooms, social lounges, and concierge services—perfect for those seeking a turnkey lifestyle.

If you're looking to travel, become a snowbird, or simply want a more relaxing lifestyle without the burden of constant maintenance or surprise repair costs, a condo offers that freedom. It's a lifestyle choice—one that’s about comfort, ease, and peace of mind.

Ambleside and Dundarave are particularly popular for their walkability, proximity to the seawall and the Seniors’ Centre, and a great selection of +1,000 sq ft condos. Many buildings in these areas are well-maintained with a mature demographic, creating a peaceful, community-oriented atmosphere. Further up, Cypress and Folkstone offer large condos with outstanding views.

For many downsizers, it's not just about cashing out—it’s about living well. In fact, sometimes lifestyle matters more than money.

3. Ideal for Empty Nesters and Retirees

When the kids have moved out and daily maintenance feels overwhelming, a condo can offer the perfect balance of independence and simplicity. You'll still enjoy the North Shore lifestyle—close to mountains, trails, and culture—without the upkeep of a detached home.

The key is to make the move while it’s still a choice—not when it becomes a necessity. Organizing a move can take months, so starting the process early gives you control and options. Having a patient and knowledgeable agent is critical—someone who understands the steps, timelines, and financing considerations.

4. Lower Maintenance, Better Peace of Mind

No more worrying about roof replacements, snow shoveling, or lawn care. With strata management taking care of the building exterior and common areas, you're left with a clean, manageable space and more time for what matters most.

5. Inventory & Market Timing in West Vancouver

The condo market in West Vancouver remains strong, with demand for quality units in well-managed buildings. For homeowners looking to sell a detached property, the timing may be ideal—high-value listings are still attracting serious buyers, especially in prime neighborhoods.

Many downsizers are best served by moving first, then selling. It all depends on your financing ability and comfort level. Having an agent who can guide you through that process—so it’s not hectic or stressful—is invaluable.

Ready to Make the Move?

Downsizing doesn’t mean sacrificing lifestyle—especially in West Vancouver. Whether you're starting to plan or just exploring options, I'm here to help.

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Looking for a pet-friendly condo that welcomes your four-legged friend? 🐶🏡

I’ve put together a FREE guide with a complete list of dog-friendly condo buildings in Lower Lonsdale, North Vancouver. Whether you're a long-time dog owner or thinking of getting a new pup, this guide will simplify your search so you can find a home you both love.

🐾 What's Inside the Guide?

✔ A list of strata buildings that allow dogs
✔ Important pet-related strata rules to consider
✔ Tips to make your home search easier

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About Davis Kosowan

Hi, I’m Davis Kosowan, a North Shore Realtor and dog owner. I know how important it is to find a condo that not only works for you but is also in a strata building that allows dogs!

That’s why I created this guide—to make your Lower Lonsdale condo search easier. I’ve done the research so you don’t have to!

Need help finding the right home for you and your dog? Let’s chat! 🐕📞

CLICK HERE TO CONNECT!