Greater Vancouver
August 2026
Sales stayed quiet, inventory eased back from last year's highs, and prices drifted lower across every property type.
Subscribe for monthly reports-20.7% vs 10-year August average
+26.2% vs 10-year August average
-0.6% vs July 2026
A patient market that rewards preparation
August closed out a slow summer. Sales ran about 20% below what's typical for the month, and while there are slightly fewer listings than a year ago, buyers still have far more choice than they've had in most recent Augusts.
With supply still outpacing demand, prices eased again – the overall benchmark is down 5.6% from last year, with detached homes seeing the biggest drop. Townhouses and duplexes remain the firmest part of the market and were the only segment where sales rose year over year.
“Ample selection, softening prices, and stable mortgage rates are considered favourable buying conditions, but they haven't been enough to bring many buyers off the sidelines.” Andrew Lis, Chief Economist & VP Data Analytics, Greater Vancouver Realtors
- What's holding buyers back: slower immigration to the region, fewer investors, and mortgage rates that aren't low enough to spark a rush.
- Rates: the Bank of Canada held its policy rate at 2.25% on September 2.
- The outlook: GVR recently trimmed its 2026 sales forecast, noting sales have lagged expectations since May.
Sales-to-active listings ratio
This ratio compares how many homes sold in the month to how many were for sale. Historically, when it stays below 12%, prices tend to soften; above 20% for several months, prices tend to rise.
What each segment is doing
Detached
- vs last year
- -7.2%
- vs last month
- -1.3%
- August sales
- 557 (-3.1%)
- Sales-to-active
- 9.6%
The softest segment. Buyers have room to negotiate on price, conditions and timing – especially on homes that have been listed for a while.
Townhouses & duplexes
- vs last year
- -4.4%
- vs last month
- -0.2%
- August sales
- 412 (+0.7%)
- Sales-to-active
- 15.1%
The strongest segment and the only one with more sales than last August. Well-priced family-sized homes are still drawing competition.
Condos
- vs last year
- -6.6%
- vs last month
- -0.3%
- August sales
- 891 (-6.8%)
- Sales-to-active
- 13.7%
Balanced overall, but with fewer investors buying, this is a good window for first-time buyers to compare options without bidding wars.
GVR reports duplexes, townhouses and row homes together as “attached” homes, and apartments/condos together.
Demand across Greater Vancouver
How many homes sold in August for every 100 new listings that came on. It's the best area-level read on demand GVR publishes each month. As a guide: under 40% leans toward buyers, 40–60% is balanced, and over 60% leans toward sellers.
| Area | Detached | Townhouse & duplex | Condo | All types |
|---|---|---|---|---|
| Vancouver West | 48%68 of 142 | 42%56 of 134 | 45%225 of 501 | 45% |
| Vancouver East | 49%69 of 141 | 45%53 of 118 | 46%82 of 177 | 47% |
| North Vancouver | 49%43 of 87 | 66%33 of 50 | 40%62 of 156 | 47% |
| West Vancouver | 28%29 of 104 | 42%5 of 12 * | 69%18 of 26 | 37% |
| Burnaby | 36%43 of 120 | 33%39 of 119 | 47%152 of 322 | 42% |
| Richmond | 34%48 of 143 | 67%62 of 93 | 50%111 of 224 | 48% |
| Coquitlam | 34%42 of 122 | 42%49 of 118 | 29%59 of 203 | 34% |
| New Westminster | 32%16 of 50 | 26%5 of 19 * | 43%56 of 131 | 38% |
| Port Moody | 29%12 of 42 | 57%8 of 14 * | 64%30 of 47 | 49% |
| Port Coquitlam | 50%18 of 36 | 81%17 of 21 | 76%25 of 33 | 67% |
| Maple Ridge / Pitt Meadows | 45%63 of 140 | 83%40 of 48 | 56%24 of 43 | 55% |
| South Delta | 84%31 of 37 | 47%17 of 36 | 69%20 of 29 | 67% |
| Squamish | 88%14 of 16 * | 32%6 of 19 * | 41%7 of 17 * | 52% |
Region-wide, 1,869 sales against 4,100 new listings works out to 46%. Stand-outs: Port Coquitlam, South Delta and Maple Ridge/Pitt Meadows townhouses were among the most competitive pockets, while detached homes in West Vancouver, Coquitlam and Port Moody leaned firmly toward buyers.
More choice, more leverage
- Selection is well above the 10-year norm, so you can be selective and compare.
- Detached homes especially leave room for price and subject negotiations.
- Get pre-approved now – with rates on hold, you'll be ready to move if a good home comes up.
Price for today's market
- Buyers are comparing a lot of homes – pricing right from day one matters more than ever.
- Presentation counts: staging, photography and pre-inspections help your home stand out.
- Townhouses and duplexes are in the strongest position; detached sellers should plan for more negotiation.
Benchmark prices by area
The benchmark price describes a typical home in each area, with the change from August 2025 underneath. Almost every area and property type is down on the year – townhouses in Squamish are the rare exception.
| Area | Detached | Townhouse & duplex | Condo |
|---|---|---|---|
| Vancouver West | $2,932,700-8.7% | $1,334,900-3.8% | $774,900-3.8% |
| Vancouver East | $1,621,400-9.4% | $985,400-7.5% | $628,600-7.5% |
| North Vancouver | $2,088,400-3.6% | $1,247,400-3.1% | $770,300-3.4% |
| West Vancouver | $2,849,200-7.5% | n/a | $1,122,600-9.2% |
| Burnaby North | $1,816,500-10.2% | $888,200-5.3% | $669,700-7.3% |
| Burnaby South | $1,887,800-10.2% | $933,600-7.4% | $731,500-7.1% |
| Richmond | $1,925,400-7.8% | $1,022,200-4.1% | $633,300-9.8% |
| Coquitlam | $1,599,100-5.9% | $987,900-8.5% | $646,100-7.8% |
| New Westminster | $1,377,600-14.6% | $873,400-4.2% | $576,100-8.9% |
| Port Moody | $1,962,100-5.7% | $986,900-2.3% | $680,200-5.8% |
| Port Coquitlam | $1,243,800-8.0% | $847,200-7.5% | $558,300-8.8% |
| Maple Ridge | $1,177,800-6.2% | $704,100-10.1% | $504,300-4.3% |
| Tsawwassen | $1,466,100-3.3% | $925,800-4.1% | $580,200-8.1% |
| Squamish | $1,592,700-6.3% | $1,009,100+1.8% | $571,500-7.5% |
Assessed values vs. today's market
BC Assessment's 2026 values reflect the market as of July 1, 2025. Most Lower Mainland homeowners saw changes between -10% and 0%.
“The softening housing market is being reflected in 2026 property assessments.” Bryan Murao, Assessor, BC Assessment
Why it matters: since that July 2025 valuation date, GVR's overall benchmark price has kept sliding (-5.6% year over year to August 2026). In many areas, today's market value may now sit below your 2026 assessment – so if you're selling, price off current sales, not your assessment notice.
| Municipality | Single-family (typical) | Strata (typical) |
|---|---|---|
| City of Vancouver | $2,092,000-5% | $772,000-3% |
| West Vancouver | $2,910,000-5% | $1,354,000-2% |
| North Vancouver (District) | $2,056,000-3% | $928,000-2% |
| North Vancouver (City) | $1,937,000-3% | $820,000-2% |
| Burnaby | $1,959,000-4% | $706,000-4% |
| Richmond | $1,745,000-8% | $735,000-6% |
| Coquitlam | $1,649,000-5% | $699,000-4% |
| Port Moody | $1,778,000-4% | $797,000-5% |
| Port Coquitlam | $1,358,000-4% | $648,000-5% |
| New Westminster | $1,560,000-2% | $617,000-4% |
| Delta | $1,353,000-4% | $722,000-5% |
| Maple Ridge | $1,183,000-3% | $635,000-2% |
| Squamish | $1,515,000+2% | $848,000+2% |
Typical assessed values for the 2026 roll, with change from the 2025 roll. Strata includes condos and townhouses. Source: BC Assessment, January 2, 2026.
What I'm watching this fall
Fall listings
September usually brings a wave of new listings. If sales don't keep pace, expect more choice and continued pressure on prices.
Interest rates
The Bank of Canada held at 2.25% in September. Its next decision is one to watch for anyone renewing or buying this fall.
Townhouse demand
Townhouses and duplexes have been the most resilient segment. Watch whether that holds as more supply comes to market.
Want to know what this means for your street?
Every neighbourhood – and every home – is a little different. I'm happy to put together a custom report on your area or talk through your plans.
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