Q3 2025
A quiet start to fall in north vancouver
“North Van: Sales rose 10.5% year-over-year, but a staggering 99.3% month-over-month surge in new listings has diluted buyer urgency.
West Van: Sales volume ticked up 13.3%, yet the market remains firmly in buyer territory with a 6.7% absorption rate.
Bottom Line: Supply is the headline. With inventory levels well above the 10-year average, buyers have renewed leverage to negotiate aggressively.”
September brought a distinct shift in market mechanics, defined not by demand, but by a massive influx of supply. While sales volume posted modest year-over-year gains in both North and West Vancouver, these increases were overshadowed by a flood of new listings—most notably in North Vancouver, where new inventory essentially doubled from August.
Despite the Bank of Canada’s recent rate cut offering some relief, the sheer volume of available homes has kept price growth in check. The data shows a market adjusting to liquidity constraints; detached homes are seeing pricing come off previous highs, putting pressure on the condo and townhome segments as buyers "trade up" to single-family options that are finally within reach.
Heading into Q4, the narrative is clear: Sellers face a highly competitive landscape requiring sharp pricing to secure liquidity, while buyers enjoy a rare combination of lower rates and abundant choice.
September 2025 Stats
North Vancouver
Sales: 158 (▲ 10.5%)
Total Inventory: 1,041 (▲ 15.5% YoY | 36.3% above 10-yr Avg)
New Listings Volume: (▲ 99.3% vs August)
Absorption Rate (Overall): 15.2% (Balanced)
Absorption (Detached): 11.8% (Buyer's)
Absorption (Townhome): 19.6% (Balanced)
Absorption (Condo): 17.5% (Balanced)
West vancouver
Sales: 51 (▲ 13.3%)
Total Inventory: 756 (▲ 2.9% YoY | 13.7% above 10-yr Avg)
New Listings: (▲ 22.2%)
Absorption Rate (Overall): 6.7% (Buyer's)
Absorption (Detached): 6.0% (Buyer's)
Absorption (Condo): 11.1% (Buyer's)
Liquidity Note: Segments above $4M are seeing absorption rates below 5%, indicating very low liquidity.
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.