2025 Stats Revisited - Again: What the Relisting Data Really Tells Us About the Market
In our previous post, 2025 Stats Revisited: North Vancouver Real Estate, we analyzed sales that occurred between January 1 and December 31, 2025 using MLS® data. That snapshot highlighted a softer market, with longer selling times, sale prices slightly below list, and clear differences between central and peripheral neighbourhoods.
However, we also recognized an important limitation in that analysis — one that can significantly affect how days on market and pricing are interpreted.
Why the Original Stats Only Told Part of the Story
When a listing is terminated and later relisted, MLS® resets key metrics. As a result:
- Days on market reflect only the most recent listing period
- The “original list price” often refers to the relist price, not the first price the home was brought to market at
In a market like North Vancouver, where relisting is a common and strategic practice, this can understate how long homes truly take to sell and overstate how close sales are to the seller’s original expectations.
So, we went back to the data.
A Deeper Look: Cumulative Days on Market & True Original Pricing
We reanalyzed all homes that sold in 2025, focusing specifically on properties that had been listed more than once before selling.
What we included:
- Homes that sold in 2025
- Listings that first appeared between January 1, 2024 and December 31, 2025
- Homes listed prior to 2024 were excluded
- Days on market were calculated cumulatively across all listings
- Sale prices were compared to the true original list price, not just the relist price
What the updated numbers show:
When relist history is included, the picture changes meaningfully.
Updated averages (with relist history included):
- Average cumulative days on market: 70.8 days
- Average sale price to true original list price: 94.29%
Compared to the earlier MLS® snapshot (28.4 days on market and a 97.54% sale-to-list ratio), these figures show that many homes took considerably longer to sell and ultimately transacted at a larger discount from where sellers initially positioned their homes.
What This Confirms About the 2025 Market
This deeper analysis reinforces several key trends we observed throughout 2025:
1. Relisting Masks True Time on Market
Relisting can reset how a home appears to buyers, but it doesn’t change how long it actually takes to secure the right offer. When cumulative exposure is measured, the market is clearly slower than surface-level stats suggest.
2. Price Discovery Took Time
An average sale at 94.29% of the true original list price indicates that many sellers needed more than one attempt to find market-supported value — even when the final relist price appeared competitive.
3. Activity Didn't Always Mean Strength
While central, condo-heavy areas appeared more active due to higher sales volumes, this was largely a function of supply rather than stronger performance. Condos were relatively soft in 2025, and higher transaction counts did not necessarily translate into faster sales or better pricing outcomes. In many cases, these areas simply had more homes available, creating the appearance of momentum without materially better absorption.
This contrasts with lower-volume neighbourhoods, where fewer listings naturally resulted in fewer sales, but not necessarily weaker demand. Across all property types, patience was still required, and time on market remained an important factor regardless of location.
How This Connects to Relisting Strategy
These findings tie directly into what we discussed in a previous post: Why some homes reappear on the market.
Relisting is often:
- A strategic way to refresh marketing
- A method to combat listing fatigue
- A tool to reach buyers who weren’t active during the initial listing
At the same time, the data shows that relisting alone doesn’t shorten the selling process. In 2025, value was ultimately determined through time, feedback, and realistic pricing — not simply by resetting the listing.
What This Means for Buyers and Sellers
For Buyers:
A listing that appears new may not be new at all. Understanding relist history and cumulative time on market can provide important context and help buyers negotiate more effectively.
For Sellers:
Pricing correctly from the outset remains critical. While relisting can improve visibility, the cumulative data shows that starting too high often leads to longer exposure and larger overall price adjustments.
Bottom Line
When we account for relist history, North Vancouver’s 2025 market appears slower, more negotiated, and more deliberate than MLS® headline numbers suggest. North Vancouver is not a single market, and surface-level statistics rarely tell the full story. Understanding cumulative exposure and true pricing history is essential for making informed decisions — whether buying or selling.
Whether you’re buying, selling, or simply watching the market, the details matter. We are full-time North Vancouver real estate professionals with the experience to cut through headline stats, explain what’s really happening, and help you navigate the market with confidence. Reach out to our team today.