August 2025
A Quiet August as the North Shore Market Pauses
August was a quieter month for North and West Vancouver real estate. Sales in North Vancouver fell 5.5% compared to August 2024, while West Vancouver saw a sharper 25% decline. Month-to-month, activity was also lower than July, and although seasonal factors likely played a role, the figures highlight ongoing unevenness and caution in the market.
In North Vancouver, the absorption rate dipped to its lowest level since April 2020, the early days of the pandemic. That period was marked by extreme uncertainty and rapidly shifting market conditions. While the market recovered in the years that followed, this statistic underscores that even in a generally balanced market, periods of caution and uneven activity can reappear — a trend that is reflected in some of this month’s stats.
Total listings were trended down in both North and West Vancouver, likely reflecting sellers taking a pause rather than a fundamental shift in supply. This temporary reduction in inventory may help maintain a degree of market balance, but buyer engagement remains measured, with many taking a cautious, wait-and-see approach.
While broader Metro Vancouver commentary suggests some signs of stabilization, the North Shore continues to experience uneven conditions. One month may bring modest activity, the next a decline, emphasizing that short-term movements rarely define the overall trend.
Looking ahead, September typically marks the return of more active market conditions as sellers resume listing and buyers settle back into routine. Any changes in inventory or buyer engagement this fall will be closely monitored to see whether they translate into stronger sales or a meaningful shift in market dynamics.
August 2025 Market Stats Review
In North Vancouver, 137 sales were reported in August — a 27.9% drop from July, a 5.5% decline from last year, and 23.8% below the 10-year average.
New listings were up 12.3% year-over-year, while total inventory rose 20.0%, ending the month with 912 homes for sale – 33.9% above the 10-year average.
For all property types, the August 2025 sales-to-active listing ratio was 15.0%.
By property type, the August ratios were: 11.8% for detached houses, 18.3% for townhomes, and 16.7% for apartments.
By price range, the August ratios were:
| < $750,000: | 21.1% |
| $750k to $1M: | 19.3% |
| $1M - $1.5M: | 19.0% |
| $1.5M - $2M: | 16.3% |
| $2M - $2.5M: | 10.8% |
| $2.5M - $3M: | 6.3% |
| > $3M: | 1.0% |
In West Vancouver, 42 sales were reported — a 32.3% drop from July, a 25.0% decrease from last year, and 28.9% below the 10-year average for August.
New listings increased 5.4% compared to last year, while total inventory dipped 1.0%, ending the month with 700 homes for sale — 9.7% above the 10-year average.
For all property types, the August 2025 sales-to-active listing ratio was 6.0%.
By property type, the August ratios were: 4.9% for detached houses, n/a for townhomes (zero sales for the month), and 10.7% for apartments.
By price range, the August ratios were:
| < $1M: | 8.3% |
| $1M - $2M: | 9.9% |
| $2M - $3M: | 10.7% |
| $3M - $4M: | 4.7% |
| $4M-$5M: | 2.2% |
| $5M-$6M: | 6.7% |
| >$6M | 1.3% |
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 >>
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August 2025 Listing & Sales Stats
North Vancouver
| Aug - 25 | Aug - 24 | % Chg | |
| New Listings | 301 | 268 | +12.3 |
| Total Listings | 912 | 760 | +20.0 |
| Sales | 137 | 145 | -5.5 |
| Sales/Listings | 15.0% | 19% | -21.5 |
| SP/Original LP | 96.2% | 97.6% | -1.4 |
| Days on Market | 19 | 19 | -- |
| Median Sale Price | |||
| Condos | $756,500 | $795,950 | -5.0 |
| Townhomes | $1,267,000 | $1,387,500 | -8.7 |
| Houses | $1,897,500 | $2,135,000 | -11.1 |
West Vancouver
| Aug - 25 | Aug - 24 | % Chg | |
| New Listings | 137 | 130 | +5.4 |
| Total Listings | 700 | 707 | -1.0 |
| Sales | 42 | 56 | -25.0 |
| Sales/Listings | 6.0% | 7.9% | +4.9 |
| SP/Original LP | 94.9% | 94.8% | +0.1 |
| Days on Market | 56 | 36 | +55.6 |
| Median Sale Price | |||
| Condos | -- * | $1,350,000 | n/a |
| Townhomes | -- ** | -- ** | n/a |
| Houses | $2,974,500 | $2,800,000 | +6.2 |
Note: Median sale prices not reported when there are less than 20 sales [*West Van condo sales: Aug 2025: 13 - Aug 2024: 20] [**West Van townhome sales: Aug 2025: 0 - Aug 2024: 1]
Active Listing Stats
As of September 17, 2025 at 03:24 PM
North Vancouver
There are 1,053 homes for sale in North Vancouver including houses, condos, townhomes, duplex listings, and lot listings.
West Vancouver
There are 758 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.