July 2025
Another Month of Mixed Results in a Market That Continues to search for Direction
July brought a familiar pattern for the North and West Vancouver real estate market — one marked by inconsistency and caution. During what is typically a slower season for activity, sales in North Vancouver were down 5.9% compared to last year, while West Vancouver saw only a modest 1.6% year-over-year increase. At the same time, inventory remained elevated, reinforcing the sense that many buyers remain on the sidelines or are taking a more measured, wait-and-see approach.
An overall tone of caution has been evident throughout much of 2025 — which is showing up not just in the market stats but also in the way transactions are being negotiated. A new mid-year report from the BC Financial Services Authority (BCFSA) sheds light on buyer and seller behaviour. Although it reflects a limited February–March timeframe, it offers relevant insights:
- Bidding wars are less common, and sellers are more willing to consider offers with conditions.
- Unconditional offers have dropped significantly, now accounting for just 11% of accepted offers.
- Home inspections and financing conditions are increasingly standard once again, reflecting more negotiating room and buyer caution.
- Homes are taking longer to sell — averaging a 40% increase in time on market.
- 87% of homes are now selling at or below list price.
[See the BCFSA’s mid-year data and full report here]
Collectively, the market stats and the BCFSA’s data reinforce what we’re seeing: more balance, slower pacing, and a return to fundamentals.
Buyers currently face less urgency, giving them more time to carefully consider options and negotiate favourable terms. For sellers, longer listing periods are becoming common, and many sellers are needing to adjust price expectations to align with the current market pace.
The Real Estate Board’s latest commentary points to some signs of stabilization across the wider Greater Vancouver region — but on the North Shore, conditions remain uneven and hard to predict. One month may bring a modest uptick, the next a pullback, leaving the broader trend unclear.
Looking ahead, August is typically a quieter month, as many sellers delay listing until September. As a result, we may see inventory begin to ease, potentially bringing more balance to the market. That said, a seasonal pickup in activity come September is not uncommon — and we’ll be watching closely to see whether buyer engagement returns alongside new listings.
July 2025 Market Stats Review
In North Vancouver, 190 sales were reported in July — a 5.9% decrease from last year and 11.7% below the 10-year average.
New listings were up 12.3% year-over-year, while total inventory rose 20.4%, ending the month with 985 homes for sale – 35.9% above the 10-year average.
For all property types, the July 2025 sales-to-active listing ratio was 19.3%.
By property type, the July ratios were: 19.7% for detached houses, 26.4% for townhomes, and 15.9% for apartments.
By price range, the July ratios were:
| < $750,000: | 18.6% |
| $750k to $1M: | 19.1% |
| $1M - $1.5M: | 24.5% |
| $1.5M - $2M: | 24.1% |
| $2M - $2.5M: | 24.1% |
| $2.5M - $3M: | 9.9% |
| > $3M: | 4.0% |
In West Vancouver, 62 sales were reported in July — a 1.6% increase year-over-year and a 19% jump from June. Despite these gains, activity remained 5.3% below the 10-year average for the month.
New listings declined 3.8% compared to last year, while total inventory dipped 3.3%, ending the month with 723 homes for sale — 9.3% above the 10-year average.
For all property types, the July 2025 sales-to-active listing ratio was 8.6%.
By property type, the July ratios were: 7.3% for detached houses, 10.0% for townhomes, and 13.1% for apartments.
By price range, the July ratios were:
| < $750,000: | 15.4% |
| $750k to $1M: | 10.8% |
| $1M - $1.5M: | 12.4% |
| $1.5M - $2M: | 6.6% |
| $2M - $2.5M: | 7.5% |
| $2.5M - $3M: | 8.9% |
| > $3M: | 3.4% |
Sales.
Explore all North Shore sales as soon as they’re reported, plus access our full database of sold real estate listings:
North Vancouver Sales >> | West Vancouver Sales >>
Planning a move? We’d be happy to meet and discuss market conditions, as well as how to prepare for buying or selling. Reach us at 604.983.2518, through the form on this page, or visit us at our office 110 East 1st Street, North Vancouver.
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JULY 2025 Listing & Sales Stats
North Vancouver
| July - 25 | July - 24 | % Chg | |
| New Listings | 466 | 415 | +12.3 |
| Total Listings | 985 | 818 | +20.4 |
| Sales | 190 | 202 | -5.9 |
| Sales/Listings | 19.3% | 25% | -21.9 |
| SP/Original LP | 97.1% | 98.5% | -1.4 |
| Days on Market | 18 | 12 | +50.0 |
| Median Sale Price | |||
| Condos | $784,000 | $849,000 | -6.1 |
| Townhomes | $1,287,000 | $1,397,500 | -7.9 |
| Houses | $1,981,000 | $2,110,000 | -6.1 |
West Vancouver
| July - 25 | July - 24 | % Chg | |
| New Listings | 205 | 213 | -3.8 |
| Total Listings | 723 | 748 | -3.3 |
| Sales | 62 | 61 | +1.6 |
| Sales/Listings | 8.6% | 8.2% | +4.9 |
| SP/Original LP | 93.2% | 93.9% | -0.7 |
| Days on Market | 29 | 32 | -9.4 |
| Median Sale Price | |||
| Condos | -- * | -- * | n/a |
| Townhomes | -- ** | -- ** | n/a |
| Houses | $2,762,500 | $3,177,500 | -13.1 |
Note: Median sale prices not reported when there are less than 20 sales [*West Van condo sales: July 2025: 17 - July 2024: 16] [**West Van townhome sales: July 2025: 3 - July 2024: 3]
Active Listing Stats
As of August 22, 2025 at 09:59 PM
North Vancouver
There are 952 homes for sale in North Vancouver including houses, condos, townhomes, duplex listings, and lot listings.
West Vancouver
There are 726 homes for sale in West Vancouver including houses, condos, townhomes, duplex listings, and lot listings.
Disclaimer: Historical sales, listings, and price data is from the Real Estate Board of Greater Vancouver as of the date published. Days on Market and Average Sale Prices are calculated as Medians. Note: Active Listing Statistics are based on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy.