Market Update | August 2025
A Market Still Searching for Direction
“North Van: Sales volume fell 5.9% while days on market surged 50%, signaling a sharp decline in liquidity.
West Van: Detached prices corrected significantly, dropping 13.1% year-over-year to $2.76M.
Risk Profile: Unconditional offers have dropped to 11% of accepted deals (BCFSA), marking a structural return to diligence and risk management.”
July brought another month of mixed results on the North Shore, as the summer slowdown met a market already marked by caution and uneven activity.
In North Vancouver, sales fell 5.9% compared to July 2024 and remain 11.7% below the 10-year average. West Vancouver saw a modest 1.6% year-over-year increase, but activity there is still 5.3% under its 10-year average.
Inventory remains elevated in both markets, up 20.4% in North Vancouver and 9.3% in West Vancouver. This extra supply is keeping conditions more balanced, and in some cases, tilting in favour of buyers.
Buyer & Seller Behaviour – BCFSA Insights
A recent mid-year report from the BC Financial Services Authority sheds light on how market behaviour has shifted in 2025. While the data covers February–March, the trends remain visible today:
Bidding wars are less frequent
Unconditional offers have dropped sharply, now at just 11% of accepted deals
Inspections and financing conditions are common again
Homes are taking roughly 40% longer to sell than a year ago
87% of homes are selling at or below their list price
These patterns point to a more measured, fundamentals-driven market. Buyers have more time and leverage to negotiate, while sellers are adjusting pricing strategies and preparing for longer days on market.
Looking Ahead
August is typically a quieter month as many sellers hold off until after summer holidays. This could bring a temporary dip in inventory. Historically, September often brings a wave of new listings and increased activity - the question will be whether buyer engagement follows.
For now, success in this market means pricing strategically, presenting professionally, and staying adaptable. Buyers who are prepared and decisive may find opportunities that weren’t available during the height of the pandemic market.
August 2025 Stats
North Vancouver
Sales: 190 (▼ 5.9%)
Active Inventory: 985 (▲ 20.4%)
Days on Market: 18 (▲ 50.0%)
Detached Price: $1,981,000 (▼ 6.1%)
Townhome Price: $1,287,000 (▼ 7.9%)
Condo Price: $784,000 (▼ 6.1%)
Absorption Rate: 19.3% (Balanced)
West Vancouver
Sales: 62 (▲ 1.6%)
Active Inventory: 723 (▼ 3.3%)
Days on Market: 29 (▼ 9.4%)
Detached Price: $2,762,500 (▼ 13.1%)
Sales/List Ratio: 8.6% (Buyer's Market)
About Matt Council
Matt Council is a top-performing North Vancouver Realtor and West Van specialist with a background in finance. He moves beyond the sales hype to offer clients a data-driven, pressure-free approach to buying and selling real estate on the North Shore. Whether you are evaluating a presale in Lower Lonsdale or a detached home in Lynn Valley, Matt helps you understand the numbers behind the move.
Thinking of making a move? Let’s run the numbers.