As someone who’s called Vancouver home for nearly three decades and guided clients through all kinds of markets, I’ve seen firsthand how our city’s unique landscape shapes real estate trends. Right now, home prices remain steady, even with affordability challenges and a slower pace of sales. What hasn’t changed is Vancouver’s limited land supply—this continues to drive long-term demand across the region. For buyers, improved inventory and more room for negotiation create meaningful opportunities. Most experts expect only modest price shifts until financing conditions improve, so it’s a moment that rewards both patience and local insight.
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Vancouver, Fraser Valley Homebuyers Enjoy More Choices in September
September brought another dip in the Vancouver and Fraser Valley housing markets. Metro Vancouver saw home sales decrease by 8.4%, while Fraser Valley sales slipped 4%. Apartment sales took a sharper turn, falling 18.6%. Prices followed suit, with a 5.5% decline in Metro Vancouver and a 7% drop in Fraser Valley. These shifts reflect a market with higher inventory and buyers proceeding thoughtfully. Having called this region home for nearly three decades and guiding clients for over 12 years, I understand how local dynamics shape both opportunities and challenges. Staying informed is key to making sound decisions in a changing landscape.
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‘Bumpy and even’: RBC Economics releases latest housing market outlook
RBC Economics' latest outlook highlights just how 'bumpy and even' our Canadian housing market is right now. We're seeing declines in home resales and a softening of prices across several regions—especially here in Vancouver, as well as in Ontario and Montreal. Toronto's recovery has hit pause, and Vancouver is experiencing higher inventory levels, which is something I've been closely tracking. Meanwhile, Calgary is holding steady, but the overall picture remains uneven. With nearly three decades of living in Vancouver and 12 years helping clients navigate these market shifts, I know that understanding these regional differences is essential for making informed real estate decisions.
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Vancouver Homebuyers Gain More Options As Prices Ease
As someone who’s called Vancouver home for nearly three decades and worked in its real estate market for over 12 years, I’m seeing significant shifts this fall. In September, Greater Vancouver’s benchmark home price fell 0.6% to $1.08M—now 5.5% lower than last year and down 14.1% from the 2022 peak. Sales volume slid by 8.2%, totaling 1,720 homes sold, while new listings surged to 5,850. These numbers point to a clear buyer’s market. Navigating moments like this takes experience and a deep understanding of our local neighborhoods—something I’ve built my practice on. If you’re considering your next move, understanding these market dynamics is more important than ever.
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Metro Vancouver Apartment Sales Fall 18.6%
Over the past quarter, Metro Vancouver’s apartment market has seen a notable shift. Apartment sales dropped about 19% in late Q3, pulling overall home sales down to 1,700—a figure roughly 8% lower than last year and 25% below the decade’s seasonal average. In contrast, detached and attached homes have held their ground, making the market divide more apparent across property types. New listings came in at 5,900, down 10% from last year but still 6% above the 10-year norm, with active inventory reaching 16,400—roughly 24% higher than long-term trends. The sales-to-active listings ratio settled at 11%, just under the 12% threshold that typically signals lasting price pressure for Vancouver. The benchmark price hovered near $1.08M, down 6% year-over-year and slightly lower month-over-month, with all segments seeing a modest 3% decrease since January. Having called Vancouver home for nearly three decades and worked in its real estate market for more than 12 years, I’ve seen how these numbers play out on the ground. Understanding where your property fits within these trends can make all the difference when it comes to navigating your next move.
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Vancouver Apartment Sales Cool Housing Market
As someone who’s called Vancouver home for nearly three decades and worked in our real estate market for over 12 years, I’m always closely watching the trends shaping our city. Recently, Metro Vancouver saw 1,700 residential sales in late Q3, with most of the cooling focused on apartments. To break it down: there were 777 apartment sales, 575 detached, and 358 attached homes changing hands, highlighting where activity remained strongest. Buyers had more to consider too, with 5,900 new listings entering the market and total inventory reaching 16,400 homes—giving everyone more room to compare options across all property types. The composite benchmark price held at $1.08M. According to a local economist, it’s mainly end-users driving the current activity, while investors are waiting for more favorable conditions. As always, understanding these shifts is key when navigating your next move in Vancouver real estate.
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Vancouver Home Sales Move Lower
Vancouver’s housing market is showing signs of steady progress as we move through Late-Q3. With 2,300 home sales recorded and activity remaining below long-term averages, it’s clear that both buyers and sellers are still adjusting to the evolving landscape. What stands out this quarter is the increased supply: 5,400 newly listed homes and 11,400 active listings mean more options for buyers across the city. The benchmark residential price remains around $1.2M, holding steady from Mid-Q3—proof that additional inventory is helping to ease upward pressure on prices. According to the board’s economist, the market is maintaining a steady pace, with both sides adapting as we move toward a more balanced environment. This balance is good news for anyone navigating Vancouver real estate: buyers now have more choice, while stable pricing offers sellers some reassurance. Drawing on nearly 30 years living here and over a decade guiding clients through market shifts, I see this as an encouraging step toward a healthier, more accessible Vancouver market.
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When is the right time to buy?
As someone who’s been guiding clients through Vancouver’s real estate market for more than a decade, I’m often asked: when is the right time to buy? In reality, most Canadians focus less on trying to predict the market and more on their own readiness and financial comfort. I’ve seen firsthand how important it is to have mortgage pre-approval in place, to consult with trusted advisors, and to keep financial planning front and center. Mortgage protection insurance is also a key part of building financial resilience for homeowners. With nearly 30 years living and working in this region, I know that the best time to buy is when the numbers and the timing truly fit your life.
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Vancouver and Toronto Offer New Opportunities for Homebuyers
After years of being recognized as luxury market leaders, both Vancouver and Toronto are seeing significant shifts in their real estate landscapes. Toronto experienced an 11% drop in housing values over the past year—the most substantial decline among 23 major cities—and prices there have fallen nearly 30% from their peak. Factors like higher interest rates, the foreign-buyer ban, and increased inventory are all contributing to these changes. In Vancouver, we've witnessed a 10% decrease year-over-year and a 20% dip since 2022, with further softening projected. Having lived in Vancouver for almost three decades and working closely with clients navigating these ups and downs, I understand how these numbers translate into real opportunities and challenges for both buyers and sellers. Staying informed and adaptable is crucial as our market continues to evolve.
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Canadian Housing Affordability Remains Stable in Many Regions
In recent months, we've seen a modest improvement in housing affordability across Canada—thanks largely to higher incomes and steady home prices. Here in Vancouver, along with Toronto, these gains have been particularly noticeable, though some Prairie and Atlantic markets have felt the opposite. As someone who's lived in Vancouver for nearly three decades and worked in real estate for over 12 years, I keep a close eye on these shifts for my clients. Looking ahead, with interest rates expected to rise in 2027, the cost of buying a home could increase, making informed decisions more important than ever.
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