In September, Vancouver West detached homes priced above $3 million absorbed at just 5.4 percent. That is a sharp split at a single price line, and it is a useful reminder that pricing by micro-market matters more than pricing by a West Side average.

At the same time, the area's detached benchmark hit a twelve month low in September.

For sellers, the takeaway is practical, not dramatic. Above $3 million, buyers are being selective, and the price has to match what buyers in that specific neighbourhood and price band are actually paying. Pricing ahead of that band risks sitting, while pricing in line with it gives a home a fair chance to be seen and considered.

For buyers, the same split cuts the other way. Homes above $3 million are not moving at the same pace as the rest of the detached market, so there may be more room to take your time and to look closely at condition, location, and value before deciding.

If you are thinking about selling in Vancouver West, or you are watching a home above $3 million, it is worth looking at the numbers for your street and your price band, not just the West Side as a whole. That is where the real pricing conversation starts.

On Saturday, Vancouver voters chose a different direction at City Hall. Green Party candidate Pete Fry was elected mayor, ahead of incumbent Ken Sim, and ABC Vancouver went from holding a large majority on council to a single seat. These are the City's unofficial results, with the official count due to be declared today, so numbers could shift slightly.

Here's the plain version of what happened, and what it might mean if you own a home, are thinking of selling, or are hoping to buy.

How council looks now

Based on the City's unofficial results, the 10 councillors are four from COPE, four from the Greens, one from OneCity and one from ABC (Mike Klassen). Add Mayor Fry, who ran with the Greens, and the Greens have five votes on an 11-member council. No single group has a clear majority, so expect negotiation and deals to get things passed.

What's been promised, and what hasn't happened yet

I want to be careful here. These are campaign positions. The new council hasn't met or voted on anything yet, and plans often change once people see the real budget numbers.

On housing, Fry's Green platform focused on getting more homes built faster. That includes streamlining permits for low-rise apartments, row homes, townhomes and infill, offering pre-approved housing designs (including prefabricated ones), and partnering with the federal Build Canada Homes program. Fry has also said some of the value the City creates when it approves development should come back as rental and non-market homes.

On property taxes, Fry has said tax increases should follow inflation, but he hasn't promised a freeze. That's different from ABC's campaign pledge of a zero per cent increase for 2027. He has also said he wants a more detailed budget, with line items and fee changes laid out, before making further commitments.

Other parties on council have their own ideas. COPE's platform included raising the empty homes tax to nine per cent. OneCity talked about acquiring affordable rental buildings. Most of the opposition parties wanted to end the pause on new supportive housing. None of these are decisions yet, and with a split council, not everything will pass.

What this means for you

If you own a home you live in: The first thing to watch is the 2027 budget. Property tax is set by council each year, and this budget will be the first real sign of how the new group balances inflation, services and fees. Beyond that, nothing changes on your street overnight.

If you own a second property or a rental: Keep an eye on the empty homes tax conversation. If your property is rented for most of the year, you're generally in a different position than someone whose unit sits empty, but it's worth reading any proposal closely when it comes forward. If you own an older rental building, watch how the new council talks about rental protection.

If you're thinking about building on your lot: Faster permits and pre-approved designs would be good news if they happen, especially for laneway houses, duplexes and small infill projects. Wait for specifics before you plan around them. Permitting speed is something every council promises and few deliver quickly.

If you're a buyer: A new council is unlikely to change today's market. What matters more right now is mortgage rates, which have been creeping up, and the supply of unsold condos. Over a longer horizon, policies that make it easier to build more homes could affect prices and choices in particular neighbourhoods, but that's years away.

If you're selling: Buyers care more about price, condition and interest rates than about who sits at City Hall. A civic election doesn't usually move a home sale. Price your home against what is on the market now.

What's next

Vancouverites vote again this Saturday, October 24, in the provincial election. Housing policy, including the speculation and vacancy tax and unsold condo proposals, will be on that ballot too. I'll keep watching what actually gets passed at both levels and let you know if anything affects your plans.

If you'd like to talk about your own home, or what's happening in your neighbourhood, I'm happy to help. No pressure at all.

Heidi Rahn Oakwyn Realty

Every week, someone asks me why this market still feels so soft. Buyers want to know if they should wait. Sellers want to know if they missed their window. And a lot of people assume the answer has something to do with trade tensions south of the border.

According to GVR's chief economist Andrew Lis, that's not it at all.

In a recent outlook, Lis pointed to three real drivers behind Vancouver's weak buyer demand: slower immigration into the region, reduced investor activity, and mortgage rates that are still too high to draw buyers off the sidelines. He explicitly ruled out renewed US trade tensions as a factor. The softness is homegrown, not imported.

Let's take each one seriously, because they matter for anyone making a move right now.

Slower immigration. For years, population growth was a reliable engine of housing demand in Metro Vancouver. When fewer people are arriving, that engine idles. It doesn't mean demand disappears, but the urgency that defined the last decade has cooled.

Fewer investors. When investors step back, a whole layer of competition vanishes from the market. That's most visible in the condo segment, but the effect ripples outward. Fewer bidding wars, fewer unconditional offers, more time to think.

Rates still too high. This is the big one for everyday buyers. Even after the Bank of Canada's cuts brought the policy rate to 2.25%, with prime at 4.45%, plenty of would-be buyers are still doing the math and deciding to wait. The monthly payment hasn't fallen far enough to change minds at scale.

The number that tells the story

If you want one statistic that captures where we are, look at detached homes. The sales-to-active-listings ratio sits at just 9.6%. That's deep in buyer's market territory, and it's the kind of reading that keeps prices under pressure.

In plain terms: there are far more detached homes for sale than there are buyers willing to buy them. Sellers are competing for attention. Buyers can afford to be selective.

What this means if you're selling

I'll say what I say to every seller who sits down with me: price it right on day one. In a market like this, the first two weeks are your best shot at the largest possible audience. An aspirational asking price doesn't leave room for negotiation, it just means your actual buyers never see your home. And every price reduction after that tells the market you're chasing it down.

A proper comparative market analysis, built on what's actually selling on your street right now, is the single most valuable thing you can do before you list.

What this means if you're buying

This is what a buyer's market looks like when the data backs you up. More selection, less competition, and room to negotiate on price and terms. If you've been waiting for the right moment to get serious, the conditions are about as favorable as they've been in years.

That said, waiting for the absolute bottom is a gamble nobody wins consistently. The buyers who do well in markets like this are the ones who know their numbers, move decisively on the right home, and don't try to time the exact turn.

The bottom line

Vancouver's market isn't soft because of headlines about trade wars. It's soft because fewer people are arriving, fewer investors are competing, and borrowing costs are still keeping mainstream buyers on the fence. Until one or more of those shifts, expect more of the same: patient buyers, motivated sellers, and a premium on realistic pricing.

If you're thinking about a move in either direction, I'd rather walk you through what these numbers mean for your specific situation than let you guess. That's what I'm here for.

Oct 10, 2026 · @Heidi

The short answer: Greater Vancouver is a buyer's market right now, and prices are easing across most of the region. Fewer homes are selling, buyers are taking their time, and sellers who price realistically are the ones getting deals done.

Here's what I'm seeing in the numbers, and what it could mean for you.

By the numbers

Prices have dipped about 4% compared with last year, with detached homes and condos and townhouses moving down by similar amounts. Detached sales have held steady, but fewer condos and townhouses are selling. Listings are down for both.

This summer was especially quiet. July had one of the slowest months for sales in more than 20 years. New listings have also been running below last year's levels for several months in a row. Even with less inventory, prices have softened in nearly every part of the market, which tells me demand, not supply, is what's holding things back.

Why buyers are holding back

The biggest factor is uncertainty. Between interest rates, tariffs and headlines about falling prices, many buyers are waiting to see whether prices drop further before they commit.

Vancouver is also lagging behind the rest of Canada. Our market is more expensive, so higher borrowing costs and economic worries hit harder here. At the top end of the market, some sellers are making significant price reductions to attract buyers.

One thing hasn't changed: location still matters most. The buyers I work with are willing to compromise on size, finishes or parking, but rarely on the neighbourhood they want to live in.

What's ahead for the rest of 2026

The forecast is for more of the same. For the full year, average prices are expected to finish about 3% lower than 2025 for detached homes and about 1% lower for condos and townhouses. Sales are expected to come in roughly 9% lower for detached homes and 6% lower for attached homes.

In other words, I expect buyers to keep the upper hand through the end of the year.

What this means for you

If you're buying, this is one of the best opportunities in years to negotiate. You have more time to decide, more room to include conditions like inspections and financing, and less competition from other buyers.

If you're selling, pricing is everything. Homes that are priced right and well presented are still selling. Homes priced for last year's market tend to sit. A clear pricing strategy from day one makes all the difference.

Whether you're thinking of buying, selling or both, I'd be happy to walk you through what's happening in your neighbourhood. Reach out anytime at heidi@heidirahn.com or visit heidirahn.com.

Oct 7, 2026 · @Heidi

Life rarely lines up neatly with a five-year mortgage term. You might be selling to move closer to family, upsizing for a growing household, or downsizing now that the kids have moved out. Maybe rates have dropped and refinancing looks tempting.

Whatever the reason, ending your mortgage before the term is up usually comes with a penalty. For many of my clients, that number is the biggest surprise of the whole move. The good news is that with a little planning, you can often reduce it, and sometimes avoid it altogether.

What does breaking your mortgage mean?

Breaking your mortgage means ending your contract with your lender before the term is up. That includes paying it off when you sell, switching lenders, or refinancing to change your rate or borrow more.

Whether you pay a penalty depends on the type of mortgage you have:

• Open mortgage: You can pay it off at any time with no penalty. The trade-off is a higher interest rate.

• Closed mortgage: You get a lower rate in exchange for agreeing to stay for the full term. Most homeowners have this type, and breaking it early triggers a penalty.

Within closed mortgages, whether your rate is fixed or variable makes a big difference to how that penalty is calculated.

How the penalty is calculated

Variable rate: The penalty is usually three months' interest on your remaining balance. It's predictable and often fairly modest.

Fixed rate: The penalty is the greater of two amounts:

1. Three months' interest, or

2. The interest rate differential (IRD). This is roughly the interest your lender loses because you're leaving early, based on the difference between your rate and the rate it can lend at today for the time left on your term.

Here's a simple example. Say you owe $500,000 at 5.0%, with 30 months left on your term, and the lender's current rate for a similar term is 4.0%:

In this case, you'd pay the higher amount: $12,500.

A word of caution: lenders calculate the IRD differently. Some use their posted rates rather than the discounted rate you actually received, which can make the penalty much larger. The only way to know your real number is to ask your lender for a payout statement.

Ways to reduce or avoid the penalty

• Port your mortgage. Many mortgages let you take your existing rate and term with you to a new home. If you're buying and selling at the same time, this can eliminate the penalty entirely. Timing matters, as lenders usually require both deals to close within a set window.

• Blend and extend. Some lenders will combine your current rate with today's rate and start a new term, instead of charging a penalty.

• Let your buyer assume it. If your mortgage is assumable and your rate is attractive, a qualified buyer may be able to take it over.

• Use your prepayment privileges. Most closed mortgages let you pay down 10% to 20% of the original balance each year without penalty. Making a lump-sum payment before you break can shrink the balance the penalty is calculated on.

• Watch your timing. The closer you are to the end of your term, the smaller the IRD tends to be. Sometimes waiting a few months makes a real difference.

Every lender's rules are different, so check your mortgage documents or speak with your lender or mortgage broker before you decide.

Selling your home? Ask these questions before you list

Your mortgage penalty comes straight out of your sale proceeds, so it affects your bottom line and sometimes your pricing strategy. Before we list, I recommend calling your lender and asking:

1. What would my penalty be if I paid off my mortgage on a specific date?

2. Is my mortgage portable, and how long do I have to port it?

3. Is it assumable by a buyer?

4. How much can I prepay this year without a penalty?

With those answers, we can plan your completion date, your next purchase and your budget with no surprises at the lawyer's office.

Thinking about a move?

If you're wondering how your mortgage fits into a sale or purchase, I'm always happy to talk it through. I work with excellent mortgage professionals and can connect you with someone who will help you find the best path forward.

Reach out anytime at heidi@heidirahn.com or visit heidirahn.com.

This article is for general information only and isn't financial advice. Please speak with your lender or a mortgage professional about your specific situation.

When people ask me "how's the market?", the honest answer right now is "which one?" September's numbers from Greater Vancouver Realtors show two segments moving in very different directions, and which one you're in matters a lot.

By the numbers (Greater Vancouver, September 2026)

• Total sales: 1,717, down 8.4% from last September and 25% below the 10-year average for the month

• Detached sales: 575, up 4.2%

• Townhouse and other attached sales: 358, up 0.6%

• Condo (apartment) sales: 777, down 18.6%

• Active listings: 16,394, down 4%

• New listings: 5,852, down 10.3%

Benchmark prices:

• Detached: $1,784,700, down 7.3% from a year ago

• Townhouse: $1,016,700

• Condo: $682,500, down 6.2%

• All property types: $1,075,900, down 5.5%, and down about half a percent from August

So the weakness is mostly in condos. The board's chief economist put it simply: the weakness is contained to the apartment segment, while sales of attached and detached homes finished slightly up. He also noted that fewer new listings have kept prices from falling too quickly.

Why condos are lagging

There's more competition for condo buyers right now than for any other type of home. On top of resale listings, there are thousands of new, completed condos across Metro Vancouver that developers still haven't sold. That supply is concentrated in Burnaby, Richmond, Coquitlam and Port Moody, but it shapes the whole condo market. When a buyer can choose between a resale unit and a brand-new one with incentives, sellers have to work harder.

What this means for you

If you own a condo and are thinking of selling: Pricing matters more than ever. Buyers have plenty of choice and they compare everything. Condition, layout, parking, storage and strata health all count, and a well-prepared home still sells. It's worth knowing exactly how your unit compares to what's listed in your building and nearby, including any new construction.

If you're hoping to move up from a condo to a townhouse or house: This is the interesting one. Detached prices are down 7.3% from a year ago and condo prices are down 6.2%. Because detached homes cost so much more, the dollar drop is far larger. Based on the benchmark prices, the gap between a typical condo and a typical detached home has narrowed by roughly $95,000 over the past year. You may get less for your condo than you would have a year ago, but the step up has become smaller. Selling in a slower condo market can feel frustrating, but you're also buying in a softer detached market. Looking at both sides together is what counts.

If you own a house and are thinking of selling: Detached sales are slightly up from last year, which is a good sign. But buyers are still price-sensitive and the overall market is quiet, so realistic pricing from day one is still the key. Many of your likely buyers are condo owners trying to move up, so a slower condo market can affect your timing too.

If you're a first-time buyer: This is a good time to be a condo buyer. You have choice, time to make decisions and, in many cases, room to negotiate. Get your pre-approval in place so you can move when the right place comes along.

The bottom line

Headlines about "the Vancouver market" can be misleading when the pieces are moving in different directions. What really matters is your specific property type, your neighbourhood and, if you're moving, both sides of the transaction.

If you'd like to know how your home or building fits into all of this, I'm happy to pull the numbers for you. No pressure at all.

Heidi Rahn

Oakwyn Realty

Published September 11, 2026

The Bank of Canada made its announcement on September 2nd, and if you blinked you might have missed it. The overnight rate stayed put at 2.25%, right where it's been since late October of last year. No surprise, no drama, and honestly that's exactly what most economists were expecting. But I still get calls every time there's an announcement, because people assume "no change" means "nothing to talk about." It doesn't. A held rate tells you just as much about where this market is heading as a cut would.

What actually happened

The Bank has now held steady through multiple decisions in a row. That kind of consistency usually means they're comfortable with where inflation is sitting and don't see a strong case to move in either direction yet. The next announcement is October 28th, and until then, the cost of borrowing in this country isn't going anywhere on its own.

If you're already in a mortgage, this is good news in the boring way that good news often is. Your payment isn't changing because of anything the Bank just did. If you're shopping for a mortgage right now, the rates you're being quoted today are a reasonable baseline for the next several weeks at least, since lenders price off the Bank's expected path more than the announcement itself.

Why this matters more for buyers than you'd think

Here's the thing about a held rate in a market like ours. Vancouver is still very much a buyer's market right now, we're seeing more supply than demand across most neighbourhoods, and homes are sitting for closer to five or six weeks on average before they sell. When rates hold steady instead of climbing, buyers get to keep the negotiating power they already have without an added layer of urgency. There's no rate hike forcing anyone to rush a decision this month.

That said, I'd be doing you a disservice if I didn't mention the flip side. A held rate isn't a promise. It just means the Bank didn't see enough reason to move yet. If you're pre-approved and comfortable with the numbers you're working with today, sitting on the fence hoping for a rate cut is a real gamble, not a strategy. Rates have surprised people in both directions before.

Why this matters for sellers too

If you're thinking about listing, a stable rate environment is actually one of the more favourable backdrops you can ask for, even in a buyer's market. Buyers who were nervous about their payments jumping mid-search now have one less thing to worry about, which means the buyers who are out there looking are generally serious and have done their financing homework. That's a better pool to be selling into than one full of people frozen by uncertainty.

The bigger factor for sellers right now honestly has less to do with the Bank of Canada and more to do with pricing realistically for the neighbourhood you're in. Some pockets of the city, Kitsilano being a good example, are behaving close to a balanced market with more absorption and quicker sales. Others still have a lot of inventory sitting around with buyers taking their time. Knowing which category your street falls into matters more right now than what the Bank does or doesn't do.

A few things I'd tell any client this week

If you're a buyer with financing already in place, this is a reasonable moment to keep actively looking rather than waiting for a cut that may or may not come in October. You have leverage right now that you may not have in six months if conditions shift.

If you're a seller, use this stretch of stability to get your pricing strategy right rather than banking on the market doing the work for you. A held rate doesn't create urgency on its own, your price and presentation still have to do that.

And if you're somewhere in between, still saving, still watching, still deciding, this is a good moment to have an actual conversation with a mortgage broker about what your numbers would look like today versus what they might look like if rates move either way in October. Better to know now than to be surprised later.

The bottom line

A held rate can feel like a non-event, but it's really just the Bank buying itself more time to watch how the economy behaves before making its next move. For Vancouver buyers and sellers, that translates into a window of predictability that's worth taking advantage of, whichever side of a deal you're on. If you want to talk through what this means for your specific situation, whether that's a purchase, a sale, or just figuring out your timing, I'm always happy to walk through it with you.

Heidi Rahn is a Vancouver realtor who believes in giving clients the straight facts, not the sales pitch. Reach out anytime to talk through your specific situation.

Sources:

• Bank of Canada interest rate update (September 2, 2026), RBC Royal Bank

• September 2026 Vancouver Real Estate Housing Market Report, Hani & Les

Published August 28, 2026

I wrote to you a week ago about Vancouver sitting in solid buyer's market territory. New numbers just landed, and the short version is that the trend hasn't reversed, it's actually leaned a bit further in buyers' favour. If you've been on the fence, this is worth five minutes of your time.

What the newest data shows

The latest regional figures, covering the Real Estate Board of Greater Vancouver and Fraser Valley Real Estate Board areas together and updated as of August 28, 2026, show:

• Active listings across the region: 191,102 properties, a genuinely large pool of inventory for buyers to choose from

• Sales over the trailing 30 days: 1,390 units

• Average sale price: $1,109,638

• Average days on market: 40 days

• Absorption rate: 0.7%, and prices trending down about 0.7% compared to the prior 90 day average

I want to flag one thing clearly, because precision matters to me. This particular snapshot combines both the Greater Vancouver and Fraser Valley boards, so it's a wider regional picture rather than a Vancouver only number. It lines up directionally with the REBGV numbers I shared last week (Greater Vancouver's own benchmark price sat at $1,088,800 as of the July release), but I don't want to blur the two data sets together as if they're identical. Both tell the same story, just from slightly different angles.

What 40 days on market actually feels like

A month ago I would have told you homes were sitting longer than usual. Now the average is a full 40 days, and that number is doing a lot of talking. In a balanced or seller's market, well priced homes in Vancouver proper often go under contract inside two weeks. Forty days means buyers have real room to think, negotiate, and walk away from something that doesn't feel right without worrying someone else will scoop it up tomorrow.

The 0.7% absorption rate is the other piece worth understanding. That's the percentage of active listings that actually sold over the period measured. A low number like this one means supply is building up faster than it's being absorbed by buyers, which is exactly the condition that gives buyers leverage on price and terms.

What this means if you're buying

Honestly, not much has changed from what I told you last week, it's just gotten a bit more pronounced. Sellers who listed hoping for a quick sale at a strong price are increasingly having to adjust. That's good news if you're patient and picking your spots. A few practical thoughts:

Don't be afraid to make an offer below asking on something that's been sitting for three or four weeks. Ask your realtor to run the actual days on market and price history before you fall in love with a listing photo. And keep your financing conditions in your offer. In a market with this much room to breathe, there is no reason to waive protections just to look competitive.

What this means if you're selling

I'm not going to sugarcoat it, this is a market where pricing strategy matters more than almost anything else you control. Homes that are priced realistically from day one are still moving. Homes that are priced for a market that existed two years ago are the ones adding to that 40 day average. If you're thinking about listing this fall, a real conversation about comparable sold prices, not list prices, is the single most useful thing we could do together before you put a sign in the yard.

The honest bottom line

Nothing about this market rewards guessing. Whether you're buying or selling, the numbers are public and they're telling a consistent story right now, more supply, softer prices, and buyers holding more of the cards than they have in a while. If you want to talk through what that actually means for your specific street, your specific price point, or your specific timeline, that's exactly the conversation I like having. No pressure, just a real look at where things stand.

Heidi Rahn is a Vancouver realtor who believes in giving clients the straight facts, not the sales pitch. Reach out anytime to talk through your specific situation.

Sources:

• August 2026 BC Real Estate Housing Market Report — Buyer's Market, Hani & Les

• Vancouver Housing Market: Aug. 7th, 2026 Update, WOWA.ca

If you've been watching Vancouver real estate from the sidelines for the past couple of years, here's some news worth your attention: the ground has shifted. After years of buyers scrambling and sellers holding all the cards, Metro Vancouver is now sitting in genuine buyer's market territory, and it's changing how both sides need to play the game.

I've been in this business long enough to know that market conditions come and go in cycles. But this particular shift is worth understanding in detail, whether you're hoping to buy your first place, sell the home you've outgrown, or just keep tabs on what your property is worth.

Vancouver Is a Buyer's Market Again

The numbers tell the story clearly. Metro Vancouver's benchmark home price sat at roughly $1,088,800 in July, down about 6.2% from a year earlier. Sales were down nearly 10% year-over-year, while inventory has climbed to levels we haven't consistently seen since 2019. The sales-to-active-listings ratio is hovering around 12.5%, which works out to roughly eight months of supply on the market.

In plain terms: there's more to choose from, fewer people racing to buy it, and homes are taking longer to sell. Downtown condos, for example, are now averaging 38 days on market, the slowest pace in years.

None of this means Vancouver real estate has lost its appeal. It means the market has become more balanced, and more predictable, than what we saw during the frenzy of past years.

What This Means If You're Buying in Vancouver

If you've been priced out or discouraged in previous years, this is worth a second look. You have room to negotiate. You have time to think before making an offer. You can ask for inspections, request repairs, and walk away from a deal that doesn't feel right, without losing the home to five other bidders.

The condo market especially has softened, with prices down around 7% year-over-year across Vancouver. Downtown, active listings are up roughly 22% compared to last year. That's a meaningful amount of new choice for buyers who've had their eye on a particular building or neighbourhood.

My advice to buyers right now: get pre-approved, know your must-haves versus nice-to-haves, and don't feel rushed. This market rewards patience and preparation, not speed.

What This Means If You're Selling in Vancouver

Sellers, I won't sugarcoat it: this isn't the market where you list on a Thursday and have offers by Monday. But that doesn't mean it's a bad time to sell. It means the sellers who do well are the ones who take presentation and pricing seriously.

Buyers have options now, so your home needs to stand out. Staging matters. Photos matter. And most of all, pricing matters. Overpricing in this market doesn't just slow things down, it can actively work against you, since buyers are watching days-on-market numbers too and will wonder what's wrong with a listing that's been sitting.

The goal hasn't changed even though the market has: make buyers fall in love with your home. That still starts the moment they see the listing photos, and it still means making sure every room shows its best self before the first open house.

Neighbourhoods Bucking the Trend

Not every pocket of Vancouver is moving the same direction. Some areas in East Vancouver and North Vancouver have actually seen condo sales increase compared to last year, even as the broader market has cooled. This is a good reminder that Vancouver isn't one market, it's dozens of smaller ones, each with its own rhythm depending on inventory, buyer demand, and what's currently available.

If you're trying to figure out whether now is the right time to make a move, the answer usually depends less on the headlines and more on what's happening on your specific street, in your specific building, in your specific price range. That's where local knowledge earns its keep.

The Bottom Line

Markets shift. What doesn't shift is the reason most of us are searching for a home in this city in the first place: we love it here, and life is short, so we ought to love where we live. Whether that means finally making the jump to buy, or finally letting go of a place you've outgrown, the current market gives you room to make that decision thoughtfully instead of frantically.

If you've been watching Vancouver real estate from the sidelines for the past couple of years, here's some news worth your attention: the ground has shifted. After years of buyers scrambling and sellers holding all the cards, Metro Vancouver is now sitting in genuine buyer's market territory, and it's changing how both sides need to play the game.

I've been in this business long enough to know that market conditions come and go in cycles. But this particular shift is worth understanding in detail, whether you're hoping to buy your first place, sell the home you've outgrown, or just keep tabs on what your property is worth.

Vancouver Is a Buyer's Market Again

The numbers tell the story clearly. Metro Vancouver's benchmark home price sat at roughly $1,088,800 in July, down about 6.2% from a year earlier. Sales were down nearly 10% year-over-year, while inventory has climbed to levels we haven't consistently seen since 2019. The sales-to-active-listings ratio is hovering around 12.5%, which works out to roughly eight months of supply on the market.

In plain terms: there's more to choose from, fewer people racing to buy it, and homes are taking longer to sell. Downtown condos, for example, are now averaging 38 days on market, the slowest pace in years.

None of this means Vancouver real estate has lost its appeal. It means the market has become more balanced, and more predictable, than what we saw during the frenzy of past years.

What This Means If You're Buying in Vancouver

If you've been priced out or discouraged in previous years, this is worth a second look. You have room to negotiate. You have time to think before making an offer. You can ask for inspections, request repairs, and walk away from a deal that doesn't feel right, without losing the home to five other bidders.

The condo market especially has softened, with prices down around 7% year-over-year across Vancouver. Downtown, active listings are up roughly 22% compared to last year. That's a meaningful amount of new choice for buyers who've had their eye on a particular building or neighbourhood.

My advice to buyers right now: get pre-approved, know your must-haves versus nice-to-haves, and don't feel rushed. This market rewards patience and preparation, not speed.

What This Means If You're Selling in Vancouver

Sellers, I won't sugarcoat it: this isn't the market where you list on a Thursday and have offers by Monday. But that doesn't mean it's a bad time to sell. It means the sellers who do well are the ones who take presentation and pricing seriously.

Buyers have options now, so your home needs to stand out. Staging matters. Photos matter. And most of all, pricing matters. Overpricing in this market doesn't just slow things down, it can actively work against you, since buyers are watching days-on-market numbers too and will wonder what's wrong with a listing that's been sitting.

The goal hasn't changed even though the market has: make buyers fall in love with your home. That still starts the moment they see the listing photos, and it still means making sure every room shows its best self before the first open house.

Neighbourhoods Bucking the Trend

Not every pocket of Vancouver is moving the same direction. Some areas in East Vancouver and North Vancouver have actually seen condo sales increase compared to last year, even as the broader market has cooled. This is a good reminder that Vancouver isn't one market, it's dozens of smaller ones, each with its own rhythm depending on inventory, buyer demand, and what's currently available.

If you're trying to figure out whether now is the right time to make a move, the answer usually depends less on the headlines and more on what's happening on your specific street, in your specific building, in your specific price range. That's where local knowledge earns its keep.

The Bottom Line

Markets shift. What doesn't shift is the reason most of us are searching for a home in this city in the first place: we love it here, and life is short, so we ought to love where we live. Whether that means finally making the jump to buy, or finally letting go of a place you've outgrown, the current market gives you room to make that decision thoughtfully instead of frantically.

If you've been waiting on the sidelines of Vancouver real estate, wondering when the market would finally give buyers a little breathing room, this is the moment worth paying attention to.

For the first time in years, Vancouver's condo market is genuinely favouring buyers. Benchmark apartment prices across Greater Vancouver have dipped to roughly the mid-$700,000s, down a few percent from last summer, and inventory has climbed to levels we haven't seen in a long time, at around seven months of supply. In plain terms: there are more homes to choose from, less competition for each one, and sellers who are ready to negotiate.

I've helped Vancouver buyers through hot markets, cold markets, and everything in between. Here's my honest take on what this shift means for you, and how to make the most of it.

What a Buyer's Market Actually Means in Vancouver

A "buyer's market" doesn't mean prices are collapsing or that every listing is a bargain. It means the balance of power has tilted. When months of inventory climb past six, buyers gain real leverage: time to think, room to negotiate, and the ability to include conditions in an offer without losing the home.

Compare that to the frenzied years when Vancouver buyers were waiving inspections and writing love letters just to compete. Today, you can slow down, do your due diligence, and buy well. That's a luxury in this city, so use it.

One thing I want to be clear about: detached homes and condos are behaving differently right now. Detached homes on the west side and in family neighbourhoods like Dunbar and Point Grey still hold their value stubbornly. The real softness, and the real opportunity, is in the condo and townhome market.

Where the Opportunities Are Right Now

More selection means you can be choosier about the things that actually matter long-term. A few places I'm watching closely for buyers:

Downtown and Yaletown have some of the deepest inventory in the region. If you've always wanted a walkable, urban lifestyle, buildings that were out of reach two years ago are suddenly within negotiating distance.

Mount Pleasant and East Vancouver continue to be my favourite value story. You get character, community, independent coffee shops, and the Broadway Subway arriving to make transit even better. Condos here tend to hold their value because people genuinely love living there.

Newer buildings with presale completions are another spot worth watching. When a wave of new units completes in a softer market, some owners and developers get motivated. That's where sharp buyers find deals.

How to Negotiate When the Leverage Is Yours

Having leverage and using it well are two different things. A few principles I walk every buyer through:

Price matters, but terms matter too. A seller who won't budge much on price may be flexible on the completion date, repairs, or including that storage locker. Everything is on the table in this market.

Always, always review the strata documents carefully. More selection means you don't have to compromise on a building with a looming special levy or a thin contingency fund. This is where working with someone who reads these documents every week pays off. I've steered clients away from buildings that looked perfect in photos and problematic on paper.

Don't try to time the exact bottom. Nobody rings a bell when the market turns. If you find a home you love, in a solid building, at a price that works for your life, that's the win. The buyers who do best in Vancouver are the ones who buy a home they'll be happy in for years, not the ones chasing a perfect entry point.

A Word for Sellers in This Market

If you're on the other side of this equation and thinking about selling a Vancouver condo right now, don't panic, but do get strategic. In a market with this much selection, your home has to stand out. Pricing accurately from day one, preparing the home properly, and marketing it beautifully aren't optional extras anymore; they're the whole game. The goal is to make buyers fall in love the moment they walk through the door, because in this market, they have plenty of other doors to walk through.

Well-priced, well-presented homes are still selling. The listings that sit are the ones priced for 2022 in a 2026 market.

The Bottom Line

Markets like this one don't come around often in Vancouver, and they don't last forever. When confidence returns, and in this city it always does, the leverage buyers enjoy today will quietly disappear.

You don't need to rush, but you do need a plan: a clear budget, a mortgage pre-approval, a shortlist of neighbourhoods that fit your life, and someone in your corner who knows which buildings are worth your money.

Life is short, love where you live. If the home you've been dreaming about is finally within reach, let's go find it.

If you've been watching the Vancouver real estate market this summer, you've probably heard the phrase "buyer's market" more times than you can count. Inventory is up, homes are taking longer to sell, and buyers finally have room to breathe, and to negotiate.

If you're thinking about selling, I know that can sound discouraging. But here's what I've learned over more than a decade of selling homes in this city: a buyer's market doesn't mean your home won't sell. It means the homes that sell well are the ones that are prepared, priced, and presented with intention. The sellers who struggle are almost always the ones pretending it's still 2021.

Let's talk about how to be in the first group.

What's Actually Happening in Vancouver Right Now

The short version: after a cautious spring, the market is quietly rebalancing. Interest rates have stabilized, inventory has climbed well off its historic lows, and buyers are coming back, slowly and on their own terms. Benchmark prices across Greater Vancouver are down modestly from a year ago, and the average listing is spending roughly two months on the market.

That last number matters. Two months is a long time to live in "showing-ready" limbo, and it's why strategy matters more now than it has in years. In a hot market, almost any home sells quickly. In this market, buyers have choices, which means your home has to be the one they can't stop thinking about.

Price It Right the First Time

I'll be direct with you, because that's what you'd want from a friend who does this every day: pricing is where most listings go wrong in a buyer's market.

When buyers have 4,000+ other listings to choose from, they simply scroll past homes that feel overpriced. And here's the painful part: a listing that sits gets stale. After a few weeks, buyers start wondering what's wrong with it, and the eventual price reduction often lands you below where you'd have sold if you'd priced sharply on day one.

The right price isn't what your neighbour got in 2022. It's what comparable homes in your pocket of Vancouver (whether that's a Kitsilano half-duplex, a Mount Pleasant condo, or a family home in Dunbar) are actually selling for this month. A well-priced home still attracts multiple showings in its first two weeks, and momentum is everything.

Make Buyers Fall in Love

In a market with this much inventory, buyers aren't just comparing square footage and price per foot. They're walking through the door and asking one quiet question: could I love living here?

Your job (our job, really) is to make the answer yes. That means:

Declutter and depersonalize. Buyers need to imagine their own life in your space, not tour yours. Clear counters, edited closets, and simplified rooms make every home feel bigger and calmer.

Fix the small stuff. The dripping tap, the scuffed baseboard, the burnt-out bulb: individually tiny, but together they whisper "deferred maintenance" to a cautious buyer. In today's market, cautious buyers walk.

Stage with purpose. Professional staging consistently pays for itself, especially in Vancouver's condo market where layouts can be tricky. A well-staged home photographs beautifully, and photographs are your first showing. Most buyers have decided whether to book a viewing before they've finished scrolling your listing photos.

Let the light in. Vancouver buyers are famously light-obsessed, and fair enough: we earn our sunshine here. Clean windows, open blinds, and well-timed showings can transform how a space feels.

Life is short, love where you live. Buyers feel that instinct the moment they step into a home that's been cared for. Give them that feeling, and the market conditions matter a lot less.

Be Ready to Negotiate Strategically

Today's buyers ask for things: longer subject periods, inspections, sometimes a price adjustment after the inspection. None of this should scare you, but all of it should be handled with strategy.

Sometimes the best response to a low offer isn't "no." It's a thoughtful counter that keeps the conversation alive. Sometimes flexibility on closing dates is worth more than a few thousand dollars on price. And sometimes, the right move is to hold firm because you know (and can show) that your home is priced fairly. This is exactly where experienced representation earns its keep: reading the buyer, reading the market, and knowing which levers to pull.

The Silver Lining Most Sellers Miss

One more thing worth remembering: if you're selling in Vancouver to buy in Vancouver, a buyer's market can actually work in your favour. Yes, you may sell for a little less than you would have two years ago, but you'll also buy your next home with more selection, more negotiating power, and less pressure than we've seen in years. For move-up buyers especially, the math on that trade is often better than it looks.

Thinking About Making a Move?

Selling in this market isn't harder, just different. With honest pricing, thoughtful preparation, and a strategy built for the market we're actually in, Vancouver homes are still selling every single day. And when it's done right, they sell well.

Thinking about buying or selling in Vancouver? I'd love to help. Reach out anytime. Even if you're just weighing your options, I'm always happy to talk it through.

2026 07 24 vancouver condo buyers market 2026 · MD

If you've been sitting on the sidelines of Vancouver's condo market waiting for a better moment, that moment has arrived. After years of bidding wars and buyers stretching to compete, the tables have turned. There's more inventory than we've seen in decades, prices have softened, and developers are negotiating in ways they simply weren't a couple of years ago.

Whether you're a first-time buyer trying to get a foothold in Vancouver real estate, a downsizer thinking about your next chapter, or an owner wondering whether now is the time to sell, here's what's actually happening and what it means for you.

The Numbers Tell a Clear Story

Metro Vancouver is sitting on the highest level of unsold, developer-owned condo inventory in 24 years. Across the region, completed and unabsorbed apartment units have climbed sharply compared to a year ago, with the biggest concentrations in Burnaby, Coquitlam, and parts of Surrey. Active listings across Greater Vancouver are running well above the five-year average, and the apartment benchmark price has eased to roughly $770,000, down about 2.4% from a year ago.

Put simply, there are more condos to choose from and less pressure to overpay. Some developers, sitting on unsold new inventory, have gotten genuinely creative, offering incentives, rate buydowns, and price adjustments to move units. Buyers who do their homework right now are finding real room to negotiate, sometimes well below original asking.

Why This Is Happening

A wave of new construction that broke ground a few years ago is now hitting completion all at once, right as higher carrying costs and cautious buyer sentiment have kept some purchasers on the sidelines. That combination of more supply and softer demand is exactly what shifts a market's leverage. It doesn't mean Vancouver has stopped being a desirable place to live. It means, for the first time in a while, buyers get to be a little more patient and a little more selective.

If You're Buying: Use Your Leverage

This is the part I want every buyer to hear clearly: a buyer's market rewards preparation, not hesitation. Get your financing sorted early so you can move decisively when you find the right unit. Don't be shy about asking for concessions, whether that's a price reduction, parking or storage thrown in, or the developer covering closing costs. And look closely at buildings and neighbourhoods that were previously out of reach; areas with more unsold inventory often mean more negotiating room without sacrificing the lifestyle you're after.

This is also a great window for anyone who's been priced out of Vancouver's detached home market to reconsider a well-located condo. Life is short, love where you live, and right now, "where you live" might be more attainable than you think.

If You're Selling: Standing Out Matters More Than Ever

If you own a condo and are weighing whether to list, the honest answer is that it depends on your building, your unit, and your timeline. With more competition on the market, the properties that sell quickly and for strong value are the ones that are priced realistically from day one and presented beautifully. Buyers have options now, so the goal is simple: make buyers fall in love the moment they walk in. That means decluttering, addressing any deferred maintenance, and leaning on professional photography and staging rather than skipping those steps to save money.

Pricing strategy matters even more in a market like this. Overpricing in a buyer's market almost always backfires. Your listing sits, buyers assume something's wrong, and you end up chasing the market down instead of getting ahead of it.

A Few Neighbourhoods Worth Watching

If you're house-hunting, keep an eye on areas like Burnaby and Coquitlam, where new supply has been concentrated and pricing has softened the most, great territory for buyers wanting more space or amenities for their budget. Closer to the core, well-priced units in established Vancouver neighbourhoods are still moving for buyers who come prepared and act when they find the right fit. A local agent who knows which buildings are carrying unsold inventory, and why, can save you from overpaying or missing a genuine deal.

The Bottom Line

Markets shift, and right now Vancouver's condo market has shifted meaningfully toward buyers. That won't last forever. Inventory gets absorbed, incentives disappear, and pricing tends to firm back up once the current wave of completions works through the system. If you've been waiting for your opening, this is worth a real conversation.

Thinking about buying or selling a condo in Vancouver? I'd love to help you make sense of what's happening in your specific neighbourhood and building, and help you make the most of it.