Patti Martin Team - Vancouver Real Estate Podcast

Metro Vancouver Real Estate Market Update – September 2026

The September numbers are in, and there’s more to the story than the headline suggests.

Metro Vancouver recorded 1,717 home sales in September, down 8.4% from last year and about 25% below the 10-year seasonal average. But the biggest reason for the decline? Apartments.

Apartment sales fell nearly 19% year-over-year, while detached home sales actually increased 4.2% and townhouse sales were essentially flat.

So what does that tell us?

The market continues to be driven primarily by end-users, while investors appear to be sitting on the sidelines waiting for better conditions. At the same time, inventory remains elevated, giving buyers more choice and keeping pressure on prices.

The benchmark price for Metro Vancouver is now $1,075,900, down 5.5% from September 2025 and 0.6% from August. All three major property types have now seen prices decline roughly 3% since the beginning of the year.

In this month's update, we break down:
• Why apartments are dragging down overall sales
• Why detached homes and townhouses are holding up better
• What elevated inventory means for buyers and sellers
• Where prices are heading
• What the sales-to-active-listings ratio tells us about the market
• And, most importantly, what all of this means if you're thinking about buying or selling

As always, the goal isn't to sensationalize the market — it's to understand what's actually happening beneath the headlines.

Watch the full video to see where the Metro Vancouver market is heading next.

Vancouver Real Estate Market Update: Is the Market at a Crossroads?

The August Metro Vancouver real estate numbers are in—and as we head into fall, the market feels like it's at a crossroads.

Sales continue to run below historical averages, prices have moved lower, and buyers have more choice than they've had in quite some time.

But they're still waiting.

In August, Metro Vancouver recorded 1,869 sales, down 4.6% from August 2025 and a significant 20.7% below the 10-year average.

The benchmark price is now $1,081,900, down 5.6% from last year, while 15,798 properties are currently listed for sale—well above the long-term average.

So what does it all mean?

Are buyers waiting for prices to fall further? Are sellers finally adjusting their expectations? And with townhouses outperforming both detached homes and apartments, are buyers starting to change what they're looking for?

In this month's market update, we'll look at the numbers, what's happening across the different property types, and the bigger question:

Are we simply in a slower market—or are we approaching a turning point?

Let us know what you're seeing in the market and where you think things are headed this fall.

Metro Vancouver Market Update | June 2026A Balanced Market Heads Into Summer:The Metro Vancouver housing market continued its steady trend in May, with sales activity remaining below historical averages while inventory levels stayed elevated.A total of 2,150 homes sold across Metro Vancouver in May, down 3.5% compared to the same month last year. While detached home sales were slightly higher than a year ago, slower condo sales pulled overall market activity lower.The good news for buyers is that there continues to be plenty of choice. Active listings remain approximately 35% higher than the 10-year average, giving buyers more opportunities and less competition than we've seen in recent years.For sellers, the market remains active, but strategic pricing is more important than ever. Buyers have options and are taking their time before making decisions.The Story of Three Markets:🏠 Detached Homes Showing StabilityDetached homes were the strongest-performing segment in May. Sales were up slightly from last year, and prices edged higher compared to April.Benchmark Price: $1,847,900Year-over-Year Change: -6.9%Month-over-Month Change: +0.4%For homeowners, this is another sign that the detached market may be finding its footing after several years of adjustment.🏘️ Townhomes Continue to Hold Their ValueTownhomes remain a popular option for growing families looking for more space without the price tag of a detached home.Benchmark Price: $1,048,200Year-over-Year Change: -5.1%Month-over-Month Change: +0.5%Strong demand and limited supply continue to support this segment.🏢 Condos Remain the Softest MarketThe condo market was the weakest segment in May, with sales declining more than 7% compared to last year.Benchmark Price: $697,800Year-over-Year Change: -7.9%Month-over-Month Change: -0.7%While this creates challenges for some sellers, it may present opportunities for first-time buyers looking to enter the market.What Does This Mean for Buyers?✔ More inventory means more choice.✔ Less competition than previous spring markets.✔ Greater ability to negotiate on price and terms.✔ Some of the best opportunities are currently found in the condo market.What Does This Mean for Sellers?✔ Well-priced homes continue to sell.✔ Buyers are taking longer to make decisions.✔ Presentation and pricing are critical.✔ Detached and family-oriented homes remain in demand.Looking AheadThe overall market remains balanced, with no major signs pointing toward a significant increase or decrease in prices over the coming months.The combination of steady demand and healthy inventory levels suggests we can expect a relatively calm and predictable summer market.For buyers, this means opportunities remain available.For sellers, realistic pricing and strong marketing continue to be the keys to success.As always, if you'd like to discuss how these trends affect your neighbourhood or property specifically, feel free to reach out anytime.MAY2026 By The Numbers📉 Sales: 2,150 (-3.5% vs. last year)📋 Active Listings: 16,917 (+35% above 10-year average)💰 Benchmark Home Price: $1,100,700 (-6.2% vs. last year)🏠 Detached Price: $1,847,900🏘️ Townhome Price: $1,048,200🏢 Condo Price: $697,800⚖️ Market Condition: Balanced

Metro Vancouver’s housing market is showing diverging trends in April 2026, with detached homes gaining momentum while condos and townhomes continue to lag.

In this update, we break down the latest data:

• 2,110 home sales (down 2.5% year-over-year and 23% below the 10-year average)
• Over 16,200 active listings — nearly 38% above the long-term average
• A 13.5% sales-to-active listings ratio, keeping the market in balanced territory
• Benchmark prices sitting at $1,098,000, down 6.9% year-over-year

Detached homes saw a 14% increase in sales, while apartment sales dropped over 10%, highlighting a growing divide in buyer demand.

With interest rates holding, inflation still a concern, and global uncertainty — including conflict in the Middle East — the big question is whether this is the start of a market shift or just a temporary imbalance.

If you’re buying, selling, or investing in Metro Vancouver real estate, this is a must-watch update.

The Metro Vancouver real estate market is showing signs of balance—but also uncertainty.
In this episode, we unpack the March 2026 numbers and what’s really happening behind the headlines. Sales remain below average, inventory is elevated, and prices are holding relatively steady—but the real story lies in shifting buyer behavior and global economic pressures.
We discuss:
  *   Why detached homes are gaining momentum
  *   What’s holding buyers back right now
  *   The impact of rising bond yields and mortgage rates
  *   How global conflict and economic uncertainty are shaping local decisions
Plus, we tackle the question everyone is asking:
Is now the right time to buy or sell—or should you wait?
If you’re thinking about making a move in 2026, this is an episode you don’t want to miss.

Metro Vancouver’s housing market is settling into a “new normal” — but what does that actually mean for buyers and sellers right now?

In this episode, we break down the latest February 2026 market data, including declining sales, rising inventory, and what a 12.6% sales-to-active listings ratio really tells us about where prices could be heading.

With more listings on the market and prices stabilizing, buyers may be seeing one of the most balanced opportunities in years. But at the same time, bigger forces are at play — including interest rates, inflation, and global uncertainty — all shaping what comes next.

We also discuss what to watch as we move into the spring market, and whether increased demand could quickly shift conditions again.

If you’re thinking about buying, selling, or just trying to understand where the Vancouver real estate market is going, this episode will give you the clarity you need.

January 2026 Metro Vancouver Real Estate Market UpdateJanuary 2026 kicked off with a quiet start for the Metro Vancouver real estate market, continuing many of the same trends we saw throughout 2025. According to the latest Greater Vancouver REALTORS® (GVR) housing market update, home sales were down nearly 29% year-over-year, making this one of the slowest Januarys in over two decades.In this video, we break down:Why sales are well below the 10-year averageWhat rising inventory levels mean for buyers and sellersHow the sales-to-active listings ratio (9.1%) is putting downward pressure on pricesWhat’s happening with detached homes, condos, and townhousesWhy prices are drifting lower and what that signals for the rest of 2026Despite elevated inventory and softer prices, economists suggest the market may be settling into a “new normal,” with pent-up demand potentially returning once economic and political uncertainty eases.📊 January 2026 Market SnapshotTotal Sales: 1,107 (⬇️ 28.7% YoY)Active Listings: 12,628 (⬆️ 9.9% YoY)Benchmark Price (All Homes): $1,101,900 (⬇️ 5.7% YoY)Sales-to-Active Listings Ratio: 9.1%Whether you’re a buyer, seller, or investor, this update gives you the context you need to understand where the Vancouver housing market is heading in 2026.🔔 Subscribe for weekly Metro Vancouver real estate updates📩 Reach out if you want a neighborhood-specific breakdown or strategy

How do you make sense of today’s housing market without getting lost in headlines?

In this episode, I’m joined by Brendan Ogmundson, Chief Economist at the BC Real Estate Association, for a grounded conversation on the economic forces shaping the real estate market today.

We explore how inventory and sales define market balance, what separates a slow market from a stressed one, the role of foreign capital, and why limited new construction continues to constrain supply. Most importantly, we discuss how buyers and sellers can weigh market conditions against personal financial realities when making decisions.

This episode is for anyone navigating the BC or Vancouver housing market who wants clarity, not predictions.

As we head into the final stretch of 2025, Vancouver’s housing market hasn’t changed its tune — and that’s telling us a story. Sales are down again, inventory remains high, and both buyers and sellers are being forced to adjust to a market that looks nothing like the fast-paced years we just lived through.

In November, Metro Vancouver recorded 1,846 sales, which is 15% lower than last year and more than 20% below the 10-year average. Meanwhile, inventory sits 36% higher than normal for this time of year. Put together, it paints a picture of a market where buyers have time to think… and sellers have no choice but to price realistically.

Prices continued to soften slightly across most segments, with the composite benchmark now at $1,123,700, down 3.9% year-over-year. Homes are taking longer to sell. Expectations are shifting. And the market is settling into a quieter, more predictable rhythm.

In this episode, we break down:
• Why sales are still sluggish despite stable borrowing costs
• What rising inventory means for 2026 buyers
• How sellers can stay competitive in a quieter market
• Which segments show the biggest pricing opportunity right now
• And what we might expect as we close out a year full of uncertainty

Whether you’re planning to buy, sell, or invest, this update will give you clarity about where the market stands — and where it might be headed.

Home sales slowed again in October while listings stayed high — giving buyers more control than we’ve seen in years. Metro Vancouver recorded 2,255 sales, down 14% from last year, as the Bank of Canada’s latest rate cut failed to spark new activity.

Inventory is now 36% above the 10-year average, with the sales-to-active listings ratio at 14.2% — solidly in “balanced-to-buyer’s market” territory. Prices have eased across the board, with the benchmark home price now at $1,132,500, down 3.4% year-over-year.

In this episode, our panel breaks down:

·       Why lower interest rates aren’t moving the needle

·       How long this buyer’s window might last

·       What sellers can do to stand out

·       And where prices could head as we close out 2025

🎧 Whether you’re thinking of buying, selling, or just watching the market, this episode will help you make sense of what’s really happening in Vancouver real estate right now.