April 2025
Higher Inventory Meets Cautious Demand in North & West Vancouver
In April, home sales across North and West Vancouver continued to slow, in step with regional trends across Greater Vancouver. Sales activity was notably quieter compared to this time last year, with many prospective buyers still taking a wait-and-see approach amid ongoing economic uncertainty. This has led to a more measured pace of transactions, even as borrowing costs have eased — a shift that would typically stimulate greater activity.
The recent federal election — resulting in a new (but familiar) Liberal government — may help restore a degree of stability and consumer confidence in the months ahead, as political direction becomes more defined.
On the supply side, inventory has grown significantly, giving buyers more options than they’ve had in years. This increase in choice, combined with softening sales-to-listing ratios, is creating more balanced conditions — and in many cases, tilting slightly in favour of buyers.
Despite the slower pace of sales, prices in North and West Vancouver have remained, for the moment, relatively stable. Minor month-over-month and year-over-year adjustments suggest that the market is recalibrating rather than correcting, holding its ground even as activity levels ease.
That said, conditions across the North Shore aren’t consistent. At one end of the spectrum, some homeowners — whether motivated by timing, personal factors, or pricing misalignment — are accepting offers below expectations or recent comparable sales. At the other end, select properties that are well-priced, unique, or resonate with highly motivated buyers continue to generate strong interest, sometimes leading to multiple offers and swift sales. These contrasting outcomes highlight just how varied the landscape is right now. In such a nuanced environment, insight and strategy are critical — and working with a knowledgeable, hands-on team such as ourselves is essential to navigate the opportunities and challenges specific to your home or search.
Looking ahead, we typically see the pace of new listings begin to slow as we move closer to summer. So far, that hasn’t materialized as listing activity has remained steady, closely mirroring early spring levels. If this trend continues and inventory keeps climbing while buyer activity stays subdued, conditions could further tilt in favour of buyers. In that scenario, we may see additional pressure on pricing, particularly for properties that are not well-aligned with current buyer expectations. For those considering a move this season, staying informed and adaptable will be key as the landscape continues to evolve.
North Shore Market Stats
In North Vancouver home sales declined 18.9% compared to April 2024 and were 22.9% below the 10-year average.
New listings increased by 4.7% year-over-year, while total inventory rose 38.2%, ending the month with 981 homes for sale – 48.2% above the 10-year average.
For all property types, the April 2025 sales-to-active listing ratio was 20.5%.
By property type, the April ratios were: 20.0% for detached houses, 17.3% for townhomes, and 21.0% for apartments.
By price range, the April ratios were:
| < $750,000: | 21.0% |
| $750k to $1M: | 23.2% |
| $1M - $1.5M: | 19.6% |
| $1.5M - $2M: | 25.9% |
| $2M - $2.5M: | 26.9% |
| $2.5M - $3M: | 12.3% |
| > $3M: | 7.2% |
In West Vancouver sales saw a more significant drop, down 45.6% from April 2024 and 54.9% below the 10-year average.
New listings were down 4.2% year-over-year, while total inventory grew 13.0% to 714 homes – 19.0% above the 10-year average.
For all property types, the April 2025 sales-to-active listing ratio was 5.3%.
By property type, the April ratios were: 4.9% for detached houses, 3.4% for townhomes, and 7.8% for apartments.
By price range, the April ratios were:
| < $1M: | 18.2% |
| $1M - $2M: | 7.2% |
| $2M - $3M: | 9.8% |
| $3M - $4M: | 3.0% |
| $4M-$5M: | 2.0% |
| $5M-$6M: | -- |
| >$6M | 1.7% |
Sales.
Search all North Shore sales as soon as they are reported sold, along with our entire database of sold real estate listings:
North Vancouver Sales >> | West Vancouver Sales >>
Thinking of a move this year? Our team of experienced agents would be pleased to meet with you to discuss the market and steps to prepare for buying or selling. We can be reached at 604.983.2518, via the form on this page, or at our office 110 East 1st Street, North Vancouver.
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April 2025 Listing & Sales Stats
North Vancouver
| Apr- 25 | Apr - 24 | % Chg | |
| New Listings | 628 | 600 | +4.7 |
| Total Listings | 981 | 710 | +38.2 |
| Sales | 202 | 249 | -18.9 |
| Sales/Listings | 20.5% | 35% | -41.6 |
| SP/Original LP | 98.2% | 99.2% | -1.0 |
| Days on Market | 11 | 8 | +37.5 |
| Median Sale Price | |||
| Condos | $809,000 | $812,500 | -0.4 |
| Townhomes | $1,367,000 | $1,450,000 | -5.7 |
| Houses | $2,100,000 | $2,211,000 | -5.0 |
West Vancouver
| Apr - 25 | Apr - 24 | % Chg | |
| New Listings | 275 | 287 | -4.2 |
| Total Listings | 714 | 632 | +13.0 |
| Sales | 37 | 68 | -45.6 |
| Sales/Listings | 5.2% | 10.8% | -51.9 |
| SP/Original LP | 95.1% | 95.8% | -0.7 |
| Days on Market | 27 | 18 | +50.0 |
| Median Sale Price | |||
| Condos | -- * | -- * | n/a |
| Townhomes | -- ** | -- ** | n/a |
| Houses | $2,373,750 | $2,999,999 | -20.9 |
Note: Median sale prices not reported when there are less than 20 sales [**West Van condo sales: April 2025: 10 - April 2024: 24] [*West Van townhome sales: April 2025: 1 - April 2024: 1]
Active Listing Stats
As of May 20, 2025 at 04:33 PM
North Vancouver
There are 1,058 homes for sale in North Vancouver including houses, condos, townhomes, duplex listings, and lot listings.
West Vancouver
There are 741 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.