Market Update | September 2025
A Quiet August as the Market Pauses
“North Van: Sales volume dipped 5.5% YoY, driving the absorption rate to 15.0%—its lowest point since April 2020.
West Van: Transaction volume plummeted 25.0%, though median detached pricing showed a statistical anomaly, rising 6.2%.
Bottom Line: The “Summer Pause” was compounded by structural caution. Liquidity is thin, and buyers are content to wait.”
August is often a slower month for real estate on the North Shore, as both buyers and sellers pause for summer. This year followed that familiar pattern — but the data also points to the broader caution that has shaped much of 2025.
Sales slowed across both communities, with absorption rates dropping to some of their lowest levels in years. In North Vancouver, the sales-to-active listing ratio slipped to its lowest point since April 2020, during the early days of the pandemic. While today’s market is more balanced than it was back then, the statistic underscores how quickly periods of hesitation and uneven activity can resurface.
In West Vancouver, sales fell sharply compared to both last year and last month, highlighting how sensitive activity remains to seasonal and economic factors.
At the same time, listings trended down in both markets — likely reflecting seller pauses rather than a fundamental change in supply. This temporary dip in inventory has helped maintain a degree of balance, but buyer engagement remains measured, with many still taking a wait-and-see approach.
The result: a market that continues to move cautiously, with buyers exercising patience and sellers needing to price strategically to capture attention.
Looking Ahead
September typically brings fresh listings and a return of buyer activity as households settle back into routine after summer. Whether this year follows that pattern will depend on how inventory builds and whether buyers step off the sidelines.
For sellers, professional presentation and realistic pricing remain essential. For buyers, slower conditions mean more time to weigh options and negotiate favourable terms.
September 2025 Stats
North Vancouver
Sales: 137 (▼ 5.5%)
Active Inventory: 912 (▲ 20.0%)
Days on Market: 19 (No Change)
Detached Price: $1,897,500 (▼ 11.1%)
Townhome Price: $1,267,000 (▼ 8.7%)
Condo Price: $756,500 (▼ 5.0%)
Absorption Rate: 15.0% (Balanced/Cooling)
West vancouver
Sales: 42 (▼ 25.0%)
Active Inventory: 700 (▼ 1.0%)
Days on Market: 56 (▲ 55.6%)
Detached Price: $2,974,500 (▲ 6.2%)
Absorption Rate: 6.0% (Buyer's Market)
Liquidity Note: Days on market surged 55.6%, indicating significantly longer selling timelines.
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.