09/09/2026
**August 2026 Market Report — Greater Vancouver | North Vancouver | West Vancouver | Vancouver**
The Greater Vancouver market remained soft in August. Sales stayed below historical norms while elevated inventory gave buyers choice & negotiating leverage. For sellers, accurate pricing & presentation remain critical.
**Market Snapshot:**
• 1,869 homes sold in August (**-4.6%** vs August 2025)
• Sales remain **20.7%** below the 10-year seasonal average
• 15,798 active listings, approximately **26%** above the 10-year average
• Composite benchmark price: $1,081,900 (**-5.6%** year-over-year & **-0.6%** month-over-month)
• Overall sales-to-active listings ratio: 12.3%
• Detached: 9.6% | Townhomes: 15.1% | Apartments: 13.7%
**Regional Breakdown:**
**North Vancouver: remains resilient. The composite benchmark was $1,305,600, down 2.5% year-over-year & 0.2% from July. Detached homes remained stable while buyers have more selection.**
**Buyer Takeaway:**
There is room to negotiate on longer-listed homes. Well-priced properties can still attract attention, so focus on recent sales, market time & seller motivation.
**West Vancouver: remains a strong buyer market. The composite benchmark was $2,269,000, down 5.8% year-over-year & 1.1% from July. Higher inventory & a smaller luxury buyer pool create opportunities.**
**Buyer Takeaway:**
Negotiating leverage remains significant. Patient buyers targeting longer-listed properties may find opportunities on price & terms.
**Vancouver: elevated inventory continues to provide options. Vancouver East's composite benchmark was $1,111,700, down 6.7% year-over-year, while Vancouver West was $1,222,000, down 4.4%.**
**Buyer Takeaway:**
Buyers remain positioned to compare & negotiate. Building history, strata documents, condition & local pricing remain key.
**What Smart Buyers Are Doing!**
✔ Targeting longer-listed homes or recent price reductions.
✔ Writing conditional offers where appropriate.
✔ Negotiating price, dates, repairs & inclusions.
✔ Comparing recent sales instead of asking prices.
✔ Looking for motivated sellers.
**What Sellers Should Know!**
Buyers have significant choice & remain price-sensitive. With the sales-to-active listings ratio at 12.3%, properties priced above recent sales can quickly lose momentum.
Proper pricing, presentation & marketing remain key to avoiding extended market time & price reductions.
**Strategic Outlook:**
August reinforced the softer summer trend, with sales well below historical averages.
Inventory remains elevated, buyers remain selective & prices continue to soften.
The Bank of Canada held its policy rate at 2.25% in September. Stable borrowing costs have yet to create sustained sales momentum.
The market remains negotiable, but not uniformly weak.
For buyers, patience, preparation & targeted negotiation create opportunities. For sellers, accurate pricing & strategic marketing remain critical.
Considering your next move? Let's connect to discuss your options & a strategy for today's market.
www.solaimani.ca
