Greetings!

Highlights

• October demand in Metro Vancouver was 22.5% below the ten year average.
• Supply in Metro Vancouver in October was 24% above the ten year average.
• Metro prices are down in all segments compared to October 2025.
• Westside remains a buyers’ market overall.
• Westside supply of 706 is 4% above the ten year average of 681 units.
• Demand is 20% below the ten year average and down 3% over last year.
• Strategic pricing is critical for sellers as buyers are very price sensitive.

Market Snapshot

Westside sales Demand is down from the 10 year average by 20% for detached homes, down 36% for apartments and up 24% for townhomes.

Westside Supply is up 4% from the 10 year average for detached homes, up 8% for apartments, and 61% for townhomes.

Year over year, Westside detached sales decreased to 64 (down 3%), apartments declined to 198 (down 27%), and attached homes increased to 71 (up 9%).

Pricing

Detached house average price is $3.26M, down 31% from the 2023 peak.

Apartments average price is $865K, down 28% from the 2018 peak.

Attached homes average price is $1.54M, down 19% from the 2024 peak.

Market Balance

The West Side sales to active listings ratio shows :

•  Detached at 9.1% (buyers’ market)
•  Attached at 14.2% (balanced market)
• Apartments at 12% (balanced market)

The Sales to Active Listings ratio (SALR) is a key indicator of market balance and it helps determine whether the market favours Buyers or Sellers. The range between 12% and 20% is considered a balanced market and prices are sustained.

Downward pressure on home prices occurs when the SAL ratio dips below 12% for a period of time. Upward pressure on home prices occurs when the ratio trends up and particularly when it surpasses 20% over several months.

Currently the SAL ratio for westside detached homes is 9.1% which is a Buyer's market but improving and therefore sustaining prices. The SAL ratio for attached homes is up to 14.2%, a balanced market allowing prices to recover a bit from the last 6 months.The SAL ratio for apartments is slightly down at 12%, also balanced market territory, but the direction is declining and prices reman soft.

Outlook

The lowest priced west side detached homes are being bought by investors and builders while most end users are competing for updated homes in move in condition.

Detached home supply was level from in October from September but demand was up, so the SAL increased and prices remained level, sustaining the good opportunities for buyers. Successful sellers are pricing sharply!  

Apartment supply was also level in October and demand was down so that is decreasing the SAL and turning prices from level through the summer to a decline in September & October. Fewer new strata apartment projects are coming to market but developers are offering buyers incentives in the face of rising interest rates. The lower “For Sale" supply we have seen through 2026 should strengthen prices for apartment resales in the future.

Westside Townhouse supply fell from September to October, while demand is up to 71 sales from 44 in September 2025. The end result is that the SAL ratio is up from 8 to 14% which is causing prices to jump in October. Townhouse supply has increased across the board in 2026 due to the new R1-1 zoning which encourages this type of density and improves options for buyers.

Affordability remains a key driver. Buyers are focused on well priced homes that offer real value, with less emphasis on speculation. Sellers who need to move are pricing sharply to meet the market and are selling within 2 - 3 weeks. Builders are buying land value properties for conversion to new multi, duplex and single family homes with revenue suites & laneway homes.

Notwithstanding the increasing interest rates, there are a couple of bright spots for Real Estate & the provincial economy with the election of a Conservative government and the Feds have modified the foreign buyer prohibition to allow purchases of New Product from Developers. Changes to the control of the Senate and the House in the USA also bode well for the future and hopefully that optimism will flow into an improved market here in Vancouver.

Click here for Westside Report

Buyer Takeaways

• This is a buyers' market and a good opportunity to get into a home or to move up.
• The market sales volume peaked in June, came off through the summer and has had a resurgence in October.
• Buyers should move now before good election and foreign Buyer ban news has time to shift us away from a Buyer's market.

Seller Takeaways

• To sell successfully, be the best value in your category
• Prepare your home properly: Declutter, Paint & Repair and Clean, Clean, Clean!
• Price strategically from the start!

Thinking of Buying or Selling? Let’s Talk!

📞 Call me today to discuss your options and make the most of the upcoming selling season.

This Remembrance Day. we remember with heartfelt gratitude all those who served and sacrificed for our freedom. Lest we forget. 🌺 🇨🇦

Best regards

Stuart ⛳ 🎾

Detailed information on the Westside detached (freehold) homes market in

October. Here's a summary of the key points:

• Supply:
• In October, the supply of Westside detached homes remained relatively unchanged compared to September, with a total of 706 homes available, down slightly from 708.
• This is down 9.5% compared to October 2025 when there were 780 homes on the market.
• Demand:
• Sales of Westside detached homes in October were up 33% from September, with 64 homes sold.
• Sales were down 3% compared to October. 2025, which had 66 sales.
• The number of sales remains 20% lower than the ten-year average of 80 sales.
• Sales to Active Listings Ratio (SAL):
• The SAL in October increased by 34% from the previous month, with a current SAL of 9.1% compared to 6.8% in September.
• This is a increase of 7% from the SAL of 8.5% in October 2025.
• An SAL between 12% to 20% is typically considered a balanced market, where prices tend to remain relatively stable.
• Pricing:
• The average detached home price in October decreased 31.2% and median decreased 31% from August 2023's peak.
• The average price is $3.264 million, and the median price is $2.93 million.
• Current prices are up 2% average and unchanged on median from last month.
• High and Low Sale Prices:
• Westside detached home sales in October ranged from a low of $1.7 million to a high of $8.77 million. The most expensive property took 47 days to sell, while the least expensive took 31 days.
• Of the 64 homes sold, 13 sold at or above their asking price, indicating a buyer's market.

These statistics provide a comprehensive overview of the Westside detached homes market in October shedding light on changes in supply, demand, pricing, and notable sale prices.

Detailed information on the Westside apartment market in October. Here's a summary of the key points:

• Supply:
• In October, the supply of Westside apartments was relatively unchanged compared to September, with a total of 1,692 apartments available for sale.
• This number is down by 9% from October 2025.
• Demand:
• Demand for Westside apartments was down 8% in October with 198 sales compared to 214 in September.
• The number of sales in October was down 27% from the same month last year, which had 272 sales.
• Apartment sales are down 36% from the ten-year average of 309 sales.
• Sales to Active Listings (SAL):
• The SAL in October decreased 8% compared to September, to 11.7%.
• This is down 20% from the SAL of 14.7% in October 2025.
• An SAL between 12% to 20% is typically considered a balanced market, where prices tend to remain relatively stable.
• Prices:
• The average price of Westside apartments in October was down 9% from September, with the average price at $856K v $953K.
• It was down 12 from October 2025 ($980K).
• The median price was down 6% at $750K and is down 10% from October 2025.
• Average prices are down 28% below the peak of $1,199,000 in January 2018, and median prices down 16% below the peak of June 2024.

These statistics provide a comprehensive picture of the Westside apartment market in October, highlighting changes in supply, demand, pricing, and their respective trends over time.

Detailed information on the Westside townhouse market in October. Here's a summary of the key points:

• Supply:
• In October, the supply of Westside townhouses was down 6% compared to September, with a total of 501 townhouses available for sale.
• The supply was up 13% from October 2025, which had 444 townhouses on the market.
• Demand:
• The demand for townhouses in October increased 61% from last month with 71 sales.
• It was up 9% from the same month last year, which had 65 sales.
• Attached home sales are 24% below the ten-year average of 57 sales.
• Sales to Active Listings (SAL):
• With an decrease in supply and an increase in demand since last month, the current SAL for townhouses increased by 71%, to 14.2%
• This is 3% lower than the SAL of 14.6% in October 2025.
• An SAL between 12% to 20% is typically considered a balanced market, where prices tend to remain relatively stable.
• Prices:
• The average price of townhouses in October was $1.54 million, up 4% from September at $1.48 million.
• It was up 3% from October 2025 when the average price was $1.49 million.
• The median price in October was $1.42 million, up 5% from September and down 6% from October 2025.
• Average prices for townhouses are down 19% from its peak. Median prices down 23% from its peak. The average peak of $1.885 million in Dec 2024, and the median peak of $1.855 million in Dec 2024.

These statistics provide a comprehensive overview of the Westside townhouse market in October, indicating changes in supply, demand, pricing, and their respective trends over time.