November 2025

Dec. 3, 2025

A Quieter November Marks the Shift Into Year-End on the North Shore

November brought a more noticeable cooling to the North Shore market, with sales slowing across both North and West Vancouver compared to October. Year-over-year, the picture was mixed: North Vancouver saw fewer sales than last November, while West Vancouver posted an increase, highlighting the unevenness that has defined much of this year’s activity.

Despite these differences, the broader tone remains consistent. Buyers are patient and selective, and sellers are encountering a market where outcomes vary greatly from one listing to the next. Well-priced homes are still finding buyers, including some that have been on the market for an extended period, but many properties are taking additional time as purchasers weigh their options and focus on value and amidst a less certain economy.

Total inventory has eased from the highs of early summer, though this shift appears largely seasonal, with many sellers choosing to step back as the holidays approach. Even with fewer new listings entering the market, supply remains substantial enough to keep the pace measured and negotiations central to most transactions.

Across Greater Vancouver, similar trends are unfolding: slower sales, longer time on market, and a generally cautious sentiment heading into year-end. On the North Shore, that same measured tone continues to guide activity. 

December is expected to be quieter, with motivated buyers and sellers still active, though many will naturally hold off on larger decisions until early in the new year. Looking ahead, unless there are meaningful shifts in economic conditions or buyer confidence, the steady, selective pace seen throughout 2025 is likely to carry into the opening months of 2026. 

November 2025 Market Stats Review

In North Vancouver, 157 homes sold in November, a decline of 17.8% from October and 9.2% below last year, and sitting about 22.9% under the 10-year average.

New listings were up 10.9% year-over-year, while total inventory rose 7.6%, ending the month with 839 homes for sale – 27.9% above the 10-year average.

For all property types, the November 2025 sales-to-active listing ratio was 18.7%.

By property type, the November ratios were: 17.4% for detached houses, 17.1% for townhomes, and 20.6% for apartments.

By price range, the November ratios were:

West Vancouver recorded 53 sales in November, down 8.6% from October but 17.8% higher than last year. Even with the year-over-year increase, activity remained 9.9% below the 10-year November average.

New listings were down 3.4% from last year, while total inventory was essentially flat, edging lower by 0.1%. The month closed with 673 homes for sale — 10.6% above the 10-year average.

For all property types, the November 2025 sales-to-active listing ratio was 7.9%.

By property type, the November ratios were: 6.6% for detached houses, 2.6% for townhomes, and 17.8% for apartments.

By price range, the November ratios were:

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 in the New Year?  We’d be happy to meet and discuss your home, plans, and the market outlook. 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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November 2025 Listing & Sales Stats 

North Vancouver 

West Vancouver 

**Note: HPI Price not available