Market Update | May 2026

Market IntelligenceMarket Report
Written By Matt Council

Steady but Selective Spring Conditions Across the North Shore

April brought another month of steady spring activity across the North Shore, though conditions continue to vary significantly by area and property type. While the market remains broadly balanced, the seasonal lift has been more subdued than usual. Both buyers and sellers are taking a measured,

“• Market Divergence: North Vancouver saw a softer April with sales declining year-over-year, while West Vancouver experienced a pickup in activity from a quiet baseline.

• Inventory Peaks: North Vancouver inventory remains 54.6% above the 10-year average, providing a high-choice environment for buyers.

• Townhome Strength: Townhomes remain the most active segment, reaching a 24.4% sales-to-active ratio in North Vancouver.

• Condo Lag: Apartments continue to lead the decline relative to long-term norms, sitting roughly 40% below 10-year averages in North Van.”

Across both markets, a key theme this spring is the variation in performance by property type. While the broader "headline" numbers suggest a quiet market, the reality on the ground is highly segmented.

In North Vancouver, activity was slightly softer than expected for this time of year. Sales declined year-over-year and eased from March, a trend that is atypical for the heart of the spring season. Condos, in particular, have seen a significant pullback, with sales sitting nearly 40% below their 10-year average. Despite stable inventory, demand remains cautious, and pricing has continued to soften modestly as the market adjusts to a higher-for-longer borrowing environment.

West Vancouver, by contrast, saw a notable pickup in April activity—both month-over-month and year-over-year. However, it is important to note that this improvement comes from a relatively quiet baseline. Sales still remain roughly 20% below typical seasonal levels. Softness is still most evident in the high-end detached segment, though well-positioned entry-level detached homes are beginning to see a return of buyer confidence.

The "Wait and See" Sentiment

A primary constraint on momentum right now is the lack of urgency. With total inventory in North Vancouver sitting at 1,051 homes, buyers know they have the luxury of time. The prevalence of "subject to sale" offers has also introduced a chain effect into the market; many buyers are required to sell their existing homes before closing on a purchase, which naturally slows the overall pace of transactions.

APRIL 2026 STATS

North Vancouver

  • Sales: 180 (▼ 10.4% YoY)

  • Active Inventory: 1,051 (▲ 2.0% YoY / 54.6% above 10-yr avg)

  • Days on Market: 14 (▲ 27.3%)

  • Detached Price: $2,129,900 (▼ 2.8%)

  • Townhome Price: $1,273,700 (▼ 3.9%)

  • Condo Price: $784,500 (▼ 4.0%)

  • Absorption Rate: 17.2% (Balanced)

West Vancouver

  • Sales: 57 (▲ 54.1% YoY)

  • Active Inventory: 657 (▼ 10.4% YoY)

  • Days on Market: 27 (Stable)

  • Detached Price: $2,872,300 (▼ 13.6%)

  • Townhome Price: n/a

  • Condo Price: $1,017,000 (▼ 15.0%)

  • Absorption Rate: 8.7% (Buyer Favouring)

Looking Ahead: Strategic Advice

The spring market is unfolding in a more uneven pattern than is typically seen at this time of year. Broad momentum has yet to emerge, but well-priced properties with strong long-term appeal continue to attract consistent interest.

For Sellers: Success in a "wait and see" market depends on pricing ahead of the curve. With elevated inventory, your property needs to be the best-value option in its segment to capture the attention of today's selective buyer pool. Presentation and property-specific positioning are no longer optional—they are essential.

For Buyers: This remains one of the most favorable environments in recent years. High inventory levels offer you leverage and choice, allowing for a more deliberate, value-driven approach. While the detached segment is beginning to "pick up steam," the multi-family and condo segments remain very accessible.

Planning a move? Every street and building on the North Shore is behaving differently right now. Whether you’re looking to capitalize on current choice or need a clear strategy to sell, I’m here to help you navigate the data.

Call/text or email me to book a 15-minute strategy session.
604-317-4464
Matt@RossettiRealty.ca

Matt Council North Vancouver Realtor

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.

Matt Council
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Market Update | Q1 2026