December 2025 Vancouver Housing Update

🏙️ Market Overview

Buyers still have the edge heading into year-end. Sales typically slow down naturally as we head closer to Christmas but sellers are usually happy to make an exception on price to get their home sold before the new year. November sales: 1,846 (↓15.4% YoY) with active listings: 15,149(↑14.4% YoY). The Metro Vancouver composite benchmark is $1,123,700 (↓0.3% MoM, ↓3.9% YoY). Activity ran ~20% below the 10-yr November average, underscoring a subdued pace.

On the ground: Over the past couple of weeks I’ve noticed an uptick in accepted offers/showings as buyers step in on well-priced opportunities—especially listings that have adjusted to today’s market.

📉 Market Conditions

🧭 Leverage to buyers: Sales-to-active ratio 12.6% overall (Detached 9.7% • Townhome 13.6% • Condo 14.8%)—a balanced-to-soft band that typically applies downward price pressure if sustained.

1. 🗂️ New supply: 3,674 new listings in November (≈3% above the 10-yr average) keeps selection healthy through the holidays.

2. 🏦 Rates vs reality: Even with expectations for slightly higher borrowing costs into the new year, many buyers remain selective; prices softened slightly from October.

📊 Key pricing Stats

Vancouver East: $1,165,400 (↓0.7% MoM, ↓3.7% YoY)
• Detached $1,738,000 (↓1.0% MoM, ↓6.9% YoY)
• Townhome $1,066,000 (↑1.4% MoM, ↓3.7% YoY)
• Condo $653,400 (↓1.1% MoM, ↓5.7% YoY)

• Vancouver West: $1,250,100 (↓0.3% MoM, ↓4.6% YoY)
  • Detached $3,172,700 (↓0.4% MoM, ↓4.5% YoY)
  • Townhome $1,366,600 (↑0.3% MoM, ↓9.9% YoY)
  • Condo $776,600 (↓0.6% MoM, ↓6.2% YoY)

North Vancouver (District + City combined in HPI)

• Composite: $1,317,400 (≈0.0% MoM, ↓0.7% YoY)
  • Detached $2,101,500 (↓0.2% MoM, ↓1.7% YoY)
  • Townhome $1,290,900 (↓0.5% MoM, ↓4.6% YoY)
  • Condo $792,100 (↑1.1% MoM, ↓0.7% YoY)

By the numbers — Sales counts (and MoM comparison)

November 2025 totals, all property types

• Vancouver (East + West): 572 sales (671 in Oct → –14.8% MoM)
  • Vancouver East: 210 (268 → –21.6%)
  • Vancouver West: 362 (403 → –10.2%)

• North Vancouver: 157 sales (188 in Oct → –16.5% MoM)
  • Split: Detached 56 • Townhome 26 • Condo 75

🔮 Looking Forward

🔭 With sales well below the decade norm and inventory above it, expect steady-to-softer pricing into the holidays. If financing costs ease into winter, that could firm activity, but near-term buyers keep negotiating room and sellers win with sharp pricing, clean presentation, and realistic timelines.

If you’re thinking of making a move in 2026 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®