Matt Council Real Estate

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Matt Council Real Estate

North Shore REALTOR® helping you move with confidence. Calm process. Clear strategy. No pressure.

I pair a finance-driven "numbers tell the truth" lens with local insight to simplify resales and presales in North & West Vancouver.

09/08/2026

North Shore Market Update | September 2026

August brought another month of uneven activity to the North Shore, with little to suggest the market has found a clear direction. North Vancouver sales stayed essentially flat, while West Vancouver posted a sharp increase, one that followed a notable pullback in July.

August Highlights:

• North Vancouver: Sales up just 1.5% year over year, but days on market jumped 47.4% to 28 days, even with the market holding balanced.

• West Vancouver: Sales rose 29.3%, though that swing follows a weak July, so it's too early to call it a shift.

• Inventory: Total listings fell 12.2% in North Van and 11.6% in West Van, more likely a reflection of a quiet summer than a real move toward sellers.

• Pricing: West Van benchmark prices pulled back more sharply, with detached and condo values down 7.5% and 9.2% year over year.

Fall usually brings more listings, and some of those sellers become buyers too. The question is whether demand grows to match. If you're weighing a move this season, understanding how your specific property type and neighbourhood are behaving matters more than the headline numbers.

Call/Text: 604-317-4464
Email: [email protected]

08/10/2026

North Shore Market Update - August 2026
The North Shore market slowed back down in July after June's brief pickup. Both North and West Vancouver posted fewer sales than a year ago, with fewer sellers listing at the same time.

July Highlights:

North Vancouver: Sales dropped 20.0% to 152, and days on market rose to 24, up a third from last July.

West Vancouver: A smaller decline, down 8.3% to 55, with inventory now sitting within 1% of its ten-year average.

Limited Depth: A listing can attract real interest, sometimes even competing offers, without a second buyer waiting behind it if the first one passes.

Price Movement: West Vancouver condos led the adjustment, down 13.5% year-over-year to $1,104,000.

Outcomes this summer are coming down to the specifics of each home and each offer rather than a single market-wide trend.

Making a move? Let's chat!

Call/Text: 604-317-4464
Email: [email protected]

07/09/2026

North Shore Market Update - Q2 [April - June] 2026
June closed out the second quarter with a more balanced North Shore market, but I want to be clear about why: it's tightening inventory, not a sudden lift in buyer confidence.
June Highlights:

North Vancouver: Sales rose 9.1% year-over-year to 216, pushing the sales-to-active ratio to a balanced 20.8%, even as prices stayed soft across every property type.

West Vancouver: Sales jumped 17.3% to 61, but the market remains buyer-favouring at an 8.7% ratio, and condo pricing pressure continues.

The Price Band Divide: North Van's $2M-$2.5M range is the strongest performer at a 28.6% sales-to-active ratio, while anything above $3M is moving much more slowly.

Consistency Isn't the Word: Some homes are selling fast, some with multiple offers, while others sit despite looking well-priced.

If you're thinking about buying or selling this summer, pricing strategy and presentation matter more than ever in a market this selective.

Call/Text: 604-317-4464
Email: [email protected]

06/04/2026

North Shore Market Update - June 2026
The North Shore housing market remains balanced but increasingly selective as we transition out of the peak spring listing period. While overall activity is stable, buyers and sellers continue to take a very price-sensitive approach driven by individual circumstances.

May Highlights:

• North Vancouver: Sales improved 23.3% from April, but total inventory remains 46.7% above the 10-year average, maintaining a high-choice environment for buyers.

• West Vancouver: Activity slowed from its baseline, with total sales dropping 32.8% compared to May 2025.

• The Condo Focus: Apartments remain the most challenged segment, as cautious buyers heavily prioritize risk mitigation and building deficiency reviews over lifestyle metrics.

• Townhome Performance: This continues to be the most resilient segment on the ground, leading local demand with a 24.7% sales-to-active ratio.

The spring market is unfolding in a highly segmented pattern. If you are thinking about buying or selling this summer, navigating these property-specific micro-trends is essential to a successful outcome.

Call/Text: 604-317-4464
Email: [email protected]

05/06/2026

North Shore Market Update - May 2026 | Steady but Selective
The North Shore market remains stable but uneven as we move through the heart of the spring season. While activity is steady, it remains more subdued than typical seasonal cycles, with buyers and sellers taking a very price-sensitive approach.

April Highlights:

North Vancouver: Sales dipped year-over-year and month-over-month. With inventory levels 54.6% above the 10-year average, buyers continue to have significant choice and leverage.

West Vancouver: Activity picked up from a quiet baseline, with sales increasing 54.1% over last April.

The Condo Lag: Apartments are seeing the slowest recovery, currently sitting 39.6% below their 10-year average in North Van.

Townhome Demand: This remains the most competitive segment, with townhomes significantly outperforming detached and condo ratios.

The spring market is unfolding in a more segmented pattern than we usually see. If you are thinking about buying or selling, navigating these micro-trends is essential to a successful outcome.

Call/Text: 604-317-4464
Email: [email protected]

04/08/2026

North Shore Market Update - Q1 2026 | Measured Gains & A Cautious Spring
March brought a typical seasonal lift to the North Shore, but the headline is the highly selective nature of the market. While sales built on February’s momentum, activity remains well below the pace of stronger market cycles as both buyers and sellers proceed with caution.

Q1 Highlights:

• Measured Gains: North Vancouver sales rose 36.3% month-over-month but remain 29.5% below the 10-year March average.

• Buyer Choice: North Vancouver inventory is now 54.3% above the 10-year average, providing buyers with significant choice and a bit more negotiating room.

• Active Segments: While the broader market is calm, specific pockets remain tight. Well priced move-in-ready duplexes remain a hot corner of the market and, surprisingly, apartments led the way with a 22.5% absorption rate in March - a reflection of a larger buyer segment at the entry level as well as condo sellers making the adjustments in price to realize sales.

• West Vancouver Update: Sales improved 15% year-over-year in March, yet remain 42.2% below historical norms.

Overall, these numbers signal continuity rather than a shift in direction. Buyers are prioritizing long-term value over urgency, and a "wait and see" environment continues to temper broader momentum.

If you are thinking about a move this spring, I am always happy to share a quick pricing read for your street to see how these trends apply to your goals.
Matt Council Personal Real Estate Corporation | Rossetti Realty

Address

1-110 East 1st Street
North Vancouver, BC
V7L1B1

Website

http://www.mattcouncil.com/, http://www.realestatenorthshore.com/

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