October 2025 Market Update

by Admin Marketing

Vancouver & Lower Mainland Market Update — October 2025

Snapshot

Sales in Metro Vancouver slowed 14 % year-over-year in October (2,255 sales vs 2,632 last year), leaving buyers with more choices and greater negotiating power.
Active listings are up 13 % (16,393 homes) — the highest in years — and prices have eased slightly across all housing types.

Even with this cooling, the tone remains constructive: inventory is healthy, mortgage rates are trending lower, and economists see balanced conditions returning by mid-2026 as confidence rebuilds.

Hot Areas & Property Types

Resilient/Active segments

Squamish, Port Moody & North Vancouver: modest price gains (≈ +1 % month-to-month) and continued buyer activity from move-up families and remote professionals.
Townhomes & entry-level condos in Burnaby South, Coquitlam, Port Coquitlam are seeing stronger absorption than detached homes.
Sunshine Coast & Whistler remain stable, buoyed by lifestyle demand and limited supply.

Slower segments

Fraser Valley & suburban detached remain soft (≈ -3 % to -5 % price declines).
Luxury West Vancouver & Vancouver West listings are plentiful, giving buyers leverage.
Investor condo activity is muted as rents plateau and carrying costs stay high.

Tips for Buyers

Take advantage of inventory. With sales-to-active listings at 14 %, you can negotiate price or closing flexibility.
Lock in pre-approvals early. Analysts expect another Bank of Canada cut by early 2026 — today’s approvals may secure you near-bottom rates later.
Focus on quality locations. Neighborhoods with established amenities (Burnaby South, North Van, Port Moody) hold long-term value even in flat markets.

Tips for Sellers

Price strategically. Properties within 2 % of comparable recent sales are drawing offers; overpricing leads to longer DOM.
Improve presentation. Updated photos, clean staging, and weekday showings matter when buyers have options.
Highlight affordability. Showcase energy efficiency, mortgage-rate buy-down options, or strata value to stand out.

Short-Term Outlook (Next 3 Months)

Expect flat to slightly negative prices (-0.5 % to -1 %) as inventory holds steady and winter slows activity.
Sales should stabilize by January, aided by softer financing rates and seasonal new-year buyers.
Detached will lag; condos and townhouses may see modest rebounds first.

2026 Forecast (BCREA Economics)

Sales Recovery: +19.6 % in Greater Vancouver and +21.7 % in Fraser Valley as confidence returns.
Balanced Market: Active listings ≈ long-term norm (~45,000 provincially).
Price Growth: ≈ +2.5 % for Metro Vancouver homes on average ($1.24 M → $1.28 M).
Mortgage Rates: Five-year fixed ≈ 4 % by early 2026, spurring move-up and first-time buyers.

Bottom Line for Realtors

We’re in the most buyer-friendly market in several years — but one that will pivot to balanced once rate cuts and renewed optimism take hold.
Stay close to your database, emphasize education and value, and be ready for renewed momentum heading into spring 2026.

Happy Sales 🙂

Doug Foulds – Managing Broker