August 2026 Market Report — Greater Vancouver | North Vancouver | West Vancouver | Vancouver
The Greater Vancouver market remained soft in August as summer came to a close. Sales remained below historical norms while elevated inventory continued to give 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: continues to show resilience. The composite benchmark was $1,305,600, down 2.5% year-over-year & just 0.2% from July. Detached homes remained comparatively stable while buyers continue to have selection.
Buyer Takeaway:
There is room to negotiate, particularly on longer-listed homes. Well-priced family properties can still attract attention, so focus on recent sales, days on market & 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 continue to create opportunities.
Buyer Takeaway:
Negotiating leverage remains significant. Patient buyers targeting longer-listed properties may find opportunities on both 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 & neighbourhood-specific pricing remain key.
What Smart Buyers Are Doing!
✔ Targeting listings with longer days on market 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 & subsequent price reductions.
Strategic Outlook:
August reinforced the softer trend seen through the summer, with sales remaining well below historical averages.
Inventory remains elevated, buyer activity remains selective & benchmark prices continue to gradually soften.
The Bank of Canada held its policy rate at 2.25% in September. Stable borrowing costs are helpful, but have yet to create sustained sales momentum.
The market remains negotiable, but not uniformly weak.
For buyers, patience, preparation & targeted negotiation continue to create opportunities.
For sellers, accurate pricing & strategic marketing are more important than ever.
Considering your next move? Let's connect to discuss your options & a strategy for today's market.
www.solaimani.ca
