August 2025 Vancouver Housing Update

📅 July Market Overview

As we move into August, the real estate market continues to move at a measured but subdued pace. Unlike past years where the spring market brought a sharp spike in activity, 2025 delivered a more spread-out trend, with steady (though quiet) demand lingering into summer. With no typical spring surge and hesitant buyer sentiment, the market is expected to cool further in August before picking up again in early fall 🍂.

📉 Market Conditions

The Bank of Canada 🏦 held its overnight rate steady in July, after a modest cut in June. While many had hoped for more relief, the BoC cited sticky core inflation and high shelter costs 🏘️ as reasons for pressing pause. Rates staying flat means borrowing power hasn't improved, leaving many buyers still on the sidelines.

Across both Vancouver and North Vancouver, conditions remain balanced to slightly soft ⚖️. Inventory levels are high, giving buyers more choice , but sales are still tracking well below normal seasonal levels. Detached homes are seeing the longest time on market ⏳, while townhomes and condos are holding firmer, especially in North Van.

📊 Key Stats – July 2025

🏙️ City of Vancouver

(combined East & West benchmarks from GVR data)

• 🏠 Detached: Vancouver East $1,794,500 (⬇ 3.9% YoY) | Vancouver West $3,311,800 (⬇ 5.6% YoY)

• 🏘️ Townhomes: Vancouver East $1,117,900 (⬇ 2.4% YoY) | Vancouver West $1,417,400 (⬇ 1.9% YoY)

• 🏢 Condos: Vancouver East $679,000 (⬇ 3.4% YoY) | Vancouver West $820,200 (⬇ 3.4% YoY)

🌲 North Vancouver

• 🏠 Detached: $2,197,500 (⬇ 4.2% YoY)

• 🏘️ Townhomes: $1,314,500 (⬇ 2.8% YoY)

• 🏢 Condos: $819,500 (⬆ 0.6% YoY)

  Across the City of Vancouver and North Vancouver, sales are still below the 10-year average, but the gap has narrowed:

  • Metro Vancouver sales: 2,286 (⬇ 2% YoY, 13.9% below average)

  • Sales-to-active listings ratio: 13.8% overall (Detached: 10.2%, Townhomes: 16.7%, Condos: 15.9%) — firmly in balanced market territory ⚖️.

  • Inventory remains high (~17,168 listings), giving buyers plenty of choice.
    
    

🔮 Looking Forward

August will likely bring seasonal slowing 💤 as many buyers and sellers step back for the summer. The main storyline for 2025 so far has been the absence of a sharp spring market, replaced by a drawn-out, steady pace of sales.
The fall 🍂 market could see momentum build—particularly if the Bank of Canada signals further rate cuts or economic conditions improve. Until then, buyers can enjoy ample choice and negotiation leverage, while sellers should stay competitive with pricing and presentation 🎯.

If you’re thinking of making a move in 2025 feel free to reach out to me or Steve Saretsky.

78 homes sold last year and happy to help you too!

Feel free to reach out if you want to connect with me! 778-951-5853 LUKE@SARETSKYGROUP.COM

^ Book a call with me to discuss your options here ^

Luke Annunziello Vancouver Realtor®