Almost half of West Vancouver houses sold in early 2026 had failed to sell once. Relisted homes sold about 11 points further below their original asking price.
“• Our team at Rossetti Realty traced the listing history of every West Vancouver detached, condo and townhouse sale from January to June 2026: 177 houses, 73 condos and 19 townhouses.
• 45.8% of detached houses that sold had an earlier listing in the prior 12 months that did not sell.
• Houses that sold on their first listing went for a median 91.6% of their original asking price. Relisted houses went for 80.5%.
• Relisted houses took a median of 212 days to sell from their first listing, about seven months, compared with 27.5 days for houses that sold the first time.”
TWO VERY DIFFERENT PATHS TO A SALE
West Vancouver's first half of 2026 split sellers into two groups. One group priced in a range buyers accepted and sold in about a month. The other group listed, did not sell, cut, relisted, and cut again, and in the end sold for meaningfully less against where they started.
That is the picture from my teammate Aaron Rossetti's review of West Vancouver MLS® sales, which followed each sold property back through its listing history for the previous 12 months. His full first-half 2026 West Vancouver analysis is on our team site. I want to focus on what stood out to me, and how it compares with North Vancouver.
DETACHED HOUSES: A WIDER GAP THAN NORTH VANCOUVER
For houses, the gap between the two paths was large. Houses that sold on their first listing went for a median 91.6% of the first asking price. Houses that had to be relisted went for 80.5%, a difference of 11.1 percentage points. As a purely hypothetical example, on a $3 million asking price that gap is roughly $330,000.
Price cuts followed the same split. Of the 96 houses that sold on their first listing, 76 sold without any recorded reduction. Of the 81 relisted houses, 80 had at least one.
Time on market tells the rest. The median relisted house took 212 days from its first listing to sell. Yet the average relisted house spent only about 43 days on the listing that finally worked. So a West Vancouver listing that looks like it has been on for six weeks may really be closer to seven months into its search for a buyer.
It is worth comparing this with our North Vancouver results for the same period. There, even first-listing detached homes sold at about 97% of original asking. In West Vancouver, a first-listing house still sold at a median of about 8% below its first price. My read is that West Vancouver's mix of larger, one-of-a-kind homes and fewer close comparable sales makes pricing genuinely harder, so even well-advised sellers start with more of a gap, and the cost of guessing wrong is bigger. That is my interpretation rather than something the data measures directly, and it is also why appraisals can come in below the purchase price more often at the top end.
| Measure | Detached | Condos | Townhouses* |
|---|---|---|---|
| Sales | 177 | 73 | 19 |
| Previously listed without selling | 45.8% | 41.1% | 47.4% |
| Had a price cut: first listing / relisted | 20 of 96 / 80 of 81 | 7 of 43 / 29 of 30 | 1 of 10 / 9 of 9 |
| Median sale as % of first asking: first listing | 91.6% | 95.5% | 92.9% |
| Median sale as % of first asking: relisted | 80.5% | 85.0% | 86.0% |
| Median days to sell: first listing | 27.5 | 24 | 52 |
| Median days to sell: relisted (all attempts) | 212 | 152 | 169 |
*Townhouse results rest on 19 sales and are indicative only. Source: Rossetti Realty analysis of MLS® sales, January 1 to June 30, 2026, with a 12-month listing-history lookback. Sold properties only; earlier attempts and price changes may be understated.
CONDOS AND TOWNHOUSES
West Vancouver condos showed the same pattern. First-listing condos sold at a median 95.5% of original asking, relisted condos at 85.0%. Only 7 of 43 first-listing condos had a price cut, compared with 29 of 30 relisted ones, and the median relisted condo took 152 days to sell versus 24 days.
Townhouses followed suit (92.9% versus 86.0% of first asking, and 52 versus 169 days), but with only 19 sales in six months, I would treat those numbers as a hint, not a trend.
The usual limits apply. Only sold homes are included, earlier listings more than 12 months back were not counted, and price changes are read from listing records that may miss some adjustments. Relisting did not necessarily cause the lower prices either. Condition, location and the seller's circumstances all play a part.
What This Means for You
If you own in West Vancouver and are thinking about selling, the data points to one thing above all: the first listing price carries a lot of weight here. Starting high and adjusting later was the path that cost sellers the most in the first half of 2026, in both price and months on the market. I would rather spend the time up front on a careful look at recent comparable sales, and on what you will actually net from a sale at different prices, so the number you launch with is one you can stand behind.
If you are buying, especially at the higher end, look past the days-on-market figure on the listing and ask for the property's full history. A house that has been through two or three listings and several reductions tells you a lot about how buyers have already valued it. That is useful context for a fair offer, not a reason to assume the seller will take anything. If you are still weighing West Van against North Van more broadly, my North Vancouver vs. West Vancouver comparison is a good place to start.
Have questions about the West Vancouver market?
Looking to buy or sell, or have questions about how pricing is playing out in West Vancouver right now? I am happy to help. Get in touch with me here.
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Matt@RossettiRealty.ca
About Matt Council
Matt Council is a North Vancouver Realtor and West Van specialist with a background in finance, focused on a data-driven, pressure-free approach to buying and selling on the North Shore.