July 2026 Market Report — Greater Vancouver | North Vancouver | West Vancouver | Vancouver
The Greater Vancouver real estate market cooled in July following June's increase in activity. Sales declined while inventory remained well above historical norms, continuing to give buyers meaningful choice and negotiating leverage. For sellers, accurate pricing and strong presentation remain critical as buyers continue to be selective.
Market Snapshot:
• 2,061 homes sold in July (-9.8% vs July 2025)
• Sales remain 18.6% below the 10-year seasonal average
• 16,476 active listings, approximately 27% above the 10-year average
• Composite benchmark price: $1,088,800 (-6.2% year-over-year and -0.9% month-over-month)
• Overall sales-to-active listings ratio: 13.0%
• Detached: 10.5% | Townhomes: 15.8% | Apartments: 14.0%
Regional Breakdown:
North Vancouver: continues to perform relatively well compared with the broader Metro Vancouver market. The latest detailed benchmark data showed a composite benchmark of $1,313,900, down 4.3% year-over-year. Buyers continue to have more selection, particularly when considering listings that have accumulated market time.
Buyer Takeaway:
There is room to negotiate, but desirable homes that are properly priced can still attract attention. Focus on recent comparable sales, days on market and seller motivation rather than assuming every property will sell at a substantial discount.
West Vancouver: remains one of the stronger buyer markets in the region. The latest detailed benchmark was $2,321,900, down 6.7% year-over-year. Higher inventory and a smaller luxury buyer pool continue to create opportunities for patient buyers.
Buyer Takeaway:
Negotiating leverage remains significant. Buyers who are flexible on timing and willing to consider properties that have been on the market longer may find opportunities on both price and terms.
Vancouver: Elevated inventory continues to provide buyers with options. Across Metro Vancouver, apartment sales declined 17.8% year-over-year in July and the apartment benchmark declined 1.0% from June.
Buyer Takeaway:
Condo buyers remain in a favourable position to compare properties and negotiate. Building history, strata documentation, condition and neighbourhood-specific pricing should remain central to the decision.
What Smart Buyers Are Doing!
✔ Targeting listings with longer days on market or recent price reductions.
✔ Writing conditional offers where appropriate.
✔ Negotiating beyond price, including dates, repairs & inclusions.
✔ Comparing recent sales instead of relying on asking prices.
✔ Looking for motivated sellers rather than assuming the entire market is equally negotiable.
What Sellers Should Know!
Today's buyers have significant choice and are increasingly price-sensitive. With the overall sales-to-active listings ratio at 13%, properties that are positioned above recent comparable sales can quickly lose momentum.
Proper pricing, presentation & an effective marketing strategy remain the biggest factors separating successful sales from listings that sit on the market and require subsequent price reductions.
Strategic Outlook:
June's increase in sales suggested demand could be starting to strengthen. July's numbers show that recovery has not yet established consistent momentum.
Inventory remains elevated, sales are below historical averages & benchmark prices continue to gradually soften.
The Bank of Canada held its policy rate at 2.25% in July, providing greater stability to borrowing costs, but improved financing conditions have yet to translate into a sustained increase in Greater Vancouver sales activity.
The market remains negotiable, but not indiscriminately weak.
For buyers, patience, preparation & targeted negotiation continue to create opportunities.
For sellers, accurate pricing and strategic marketing are more important than ever.
Considering your next move? Let's connect to discuss the current market, explore your options & build a strategy that positions you for today's conditions.
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