Market Update | November 2025
A Steady and Measured Market on the North Shore
“North Van: Sales volume contracted 15.1% year-over-year, while active inventory holds 35.7% above the 10-year average.
West Van: Sales volume remained flat (0% change), but pricing pressure is visible with detached values down 4.4%.
Bottom Line: The market is “calm, not stagnant.” High inventory levels are forcing sellers to adjust, offering liquidity only to those priced sharply.”
While activity picked up slightly from September, overall conditions remain subdued. Elevated inventory across both communities continues to give buyers ample choice, even as new listings begin to taper with the approach of year end. Detached homes still anchor most of the activity, while condos and townhomes see more selective demand as buyers take their time.
Across Metro Vancouver, the pattern is similar: slower sales, higher inventory, and pricing that has held relatively steady through the fall. On the North Shore, those same dynamics have created a balanced environment where buyers have flexibility and sellers are adjusting to longer decision timelines.
As the year winds down, the North Shore market is following its typical seasonal rhythm, though at a gentler pace than usual. Listings will likely continue to ease through late fall, with activity expected to stay muted until the new year. For now, conditions remain steady, balanced, and measured... a calm close to what has been a cautious but resilient year for local real estate.
October 2025 Stats
North Vancouver
Sales: 191 (▼ 15.1%)
Active Inventory: 982 (▲ 10.2%)
Days on Market: 15 (▲ 7.1%)
Detached Price: $2,151,000 (▲ 0.7%)
Townhome Price: $1,287,200 (▼ 5.7%)
Condo Price: $786,200 (▼ 0.5%)
West vancouver
Sales: 58 (0.0% / Flat)
Active Inventory: 737 (▲ 2.2%)
Days on Market: 25 (▲ 4.2%)
Detached Price: $3,084,300 (▼ 4.4%)
Condo Price: $1,092,000 (▼ 12.0%)
Sales/List Ratio: 7.9% (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.