Greater Vancouver Real Estate Update – Last 60 Days: A Market Still Finding Its Footing

Across Greater Vancouver, including North and West Vancouver, the market continues to give us mixed signals.

The spring market gave us some encouraging signs. But as we move into fall, many of those gains have faded.

One example is North Vancouver detached homes. The benchmark price rose from about $2.038 million in January to $2.102 million in May. By September, it was back to about $2.042 million. Virtually all of that spring price gain had disappeared. Pasted text

August then gave us another reason to wonder if the market was starting to stabilize. North Vancouver detached and townhouse benchmark prices both increased. September reversed both increases. Pasted text Pasted text

This doesn't mean the market is crashing. It tells us something more useful: the market has not yet been able to hold onto price momentum.

Insights for Buyers

Across Greater Vancouver, buyers generally have more time to compare properties and negotiate rather than feeling they have to chase the market.

But there are certain pockets where the opportunity is particularly noticeable.

North Vancouver condos are one. September had just 42 sales against 485 active listings. Buyers have a lot of properties to choose from relative to the number being purchased. 

West Vancouver is another. Prices have gone through a larger adjustment, while buyers continue to have negotiating room. For someone who already wants to own in West Vancouver, today's opportunity is less about trying to predict the bottom and more about looking carefully at the properties and prices available now.

Insights for Sellers

The same overall market applies to sellers in Greater Vancouver, North Vancouver and West Vancouver: there are buyers, but they remain price-sensitive.

North Vancouver detached homes give us a good example. Sales increased 34.1% from August to September, even though the benchmark price fell 2.2%. 

So more sales don't automatically mean higher prices.

West Vancouver sellers face their own version of the same issue. Buyers still have negotiating power, so what competing homes are actually selling for matters more than what other sellers are asking.

Market Outlook

Across Greater Vancouver, September didn't confirm the signs of improvement we saw in August. The regional sales-to-active listings ratio fell from 12.3% to 10.9%, while benchmark prices declined across detached homes, townhouses and apartments. 

I wouldn't take that as proof that prices will continue falling. And I wouldn't assume next spring will automatically bring higher prices.

What we've seen in 2026 is a market that has shown signs of improvement, but so far those improvements haven't lasted. 

Is There Opportunity?

Yes—but the opportunity isn't the same everywhere or for everyone.

A North Vancouver condo buyer has a lot of selection. A West Vancouver buyer may be looking at prices that have already gone through a larger adjustment. A move-up buyer may find that the home they want has fallen more than the home they're selling. And a downsizer may finally have enough condo selection to be picky about their next home. 

For sellers, buyers are still buying. But increased activity doesn't necessarily mean increased prices.

That's why the most useful question right now isn't “Where is the overall market going next?”

It's “What is happening in the part of the market that matters to me?”

If you're thinking of buying or selling in the next 6–12 months, it may be worth looking at those numbers now.