July 2026 Market Update

by Admin Marketing

Metro Vancouver Real Estate

Market Update — C21 Team

July 2026 Edition | Prepared by Doug Foulds, Managing Broker

At a Glance

2,061

Total Sales

▼ 9.8% YoY

$1,088,800

Composite Benchmark

▼ 6.2% YoY

16,476

Active Listings

▼ 4.0% YoY

4,991

New Listings

▼ 11.5% YoY

10.5%

Detached S/A

15.8%

Attached S/A

14.0%

Apartment S/A

S/A Ratio Trend — 2026

Metro Vancouver overall S/A ratio, GVR monthly data • dashed line = 12% buyer’s-market threshold

Key Insight

Overall sales-to-active-listings sits at 13% — right at the edge of buyer’s-market territory. June’s ten per cent sales bump didn’t carry into July; GVR Chief Economist Andrew Lis called it “one step forward, one step back,” with apartment sales down 18% doing most of the damage.

Prices are holding relatively steady for now — the composite benchmark slipped just 0.9% month-over-month — but with active listings running nearly 27% above the 10-year seasonal average, there’s plenty of room for buyers to shop and for softness to persist if sales don’t pick back up.

What’s Hot

Attached homes / townhomes — best-performing segment at 15.8% S/A, essentially flat on sales YoY (-1.1%) while everything else fell harder. Best story to tell right now.

What’s Not

Apartments — sales down 17.8% YoY, new listings down nearly 17%. Weakest segment this month and the one dragging the overall numbers down.

Client Conversations

For Buyers

Selection is excellent — active listings are 26.8% above the 10-year average.
They aren’t in any hurry, but they’re active for the right price — use that to negotiate.
Apartments especially favour buyers right now with the softest sales ratio.

For Sellers

Price to today’s market — benchmark prices are down 6-7.5% year over year across all types.
With 16,476 competing listings, presentation and pricing accuracy matter more than ever.
Attached/townhome sellers have the strongest hand this month — 15.8% S/A ratio.

Looking Ahead

3-Month Outlook

Expect the holding pattern to continue into fall. With inventory elevated and July sales stepping back from June’s gain, don’t expect a strong seasonal push — watch apartments in particular for further softening.

12-Month Outlook

BCREA’s July “Phantom Recovery” report points to a gradual, not dramatic, recovery — household confidence remains fragile amid trade and economic uncertainty, with a more meaningful rebound not expected until 2027.

Winning Strategy This Month

This is a selection-and-negotiation market, not a rush market. Lean into that with buyers — there’s real room to find the right home and negotiate terms, especially on apartments.

With sellers, the conversation is about realistic pricing and standout presentation. Point to the attached/townhome segment as proof that well-priced, well-marketed listings are still moving.