Market Update | December 2025
A Quieter November Marks the Shift Into Year-End
“North Van: Sales contracted 9.2% year-over-year while inventory hovered 27.9% above the 10-year average.
West Van: A volume surge of 17.8% suggests buyers are spotting value, though detached prices still slid 2.7%.
Bottom Line: The market has entered its seasonal drift. Buyers are capitalizing on “stale” listings, but only where the price reflects current risk.”
November brought a more noticeable cooling to the North Shore market. Activity slowed across both North and West Vancouver compared to October, and year-over-year results were mixed. North Vancouver recorded fewer sales than last November, while West Vancouver saw a year-over-year increase. This contrast reflects the unevenness that has shaped much of the year.
The broader sentiment remains steady. Buyers are patient and selective, especially in a softer economic environment where confidence varies from one household to another. Some well-priced homes are still finding buyers quickly, including listings that had been on the market for an extended period. Many others are taking longer as purchasers weigh their options and focus on value.
Total inventory eased from the higher levels seen earlier in the year, although this shift appears mostly seasonal. Many sellers choose to step back as the holidays approach. Even with fewer new listings entering the market, supply remains substantial enough to keep conditions balanced and the pace measured.
Across Greater Vancouver, similar patterns are unfolding. Sales have slowed, days on market have lengthened, and both buyers and sellers are approaching decisions with care. On the North Shore, that same measured tone continues to guide activity.
December is expected to follow its usual seasonal rhythm, with a quieter backdrop and a smaller pool of active buyers and sellers. Unless there are meaningful changes in economic conditions or consumer confidence, the steady and selective pace seen throughout 2025 is likely to carry into early 2026.
North Vancouver
Sales: 157 (▼ 9.2%)
Active Inventory: 839 (▲ 7.6%)
Days on Market: 23 (▲ 35.3%)
Detached Price: $2,101,500 (▼ 1.8%)
Condo Price: $792,100 (▼ 0.7%)
Townhome Price: $1,290,900 (▼ 4.6%)
Absorption Rate: Detached 17.4% (Balanced) | Condos 20.6% (Seller's)
West vancouver
Sales: 53 (▲ 17.8%)
Active Inventory: 673 (▼ 0.1%)
Days on Market: 36 (▼ 10.0%)
Detached Price: $3,120,500 (▼ 2.7%)
Condo Price: $1,140,700 (▼ 4.7%)
Absorption Rate: Detached 6.6% (Buyer's) | Condos 17.8% (Balanced)
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.