November 2025 Vancouver Housing Update

🏙️ Market Overview

Buyers still have the edge this fall. October sales cooled again even after the BoC’s latest cut, while inventory stayed high, keeping prices drifting lower. Regionally: 2,255 sales (↓14% YoY), 16,393 active listings (↑13% YoY), and the composite benchmark at $1,132,500 (↓0.8% MoM, ↓3.4% YoY). Activity was ~14.5% below the 10-yr October average.

📉 Market Conditions

🧭 Leverage to buyers: Sales-to-active ratio 14.2% overall (Detached 11.3%, Townhome 17.6%, Condo 15.5%)—a “balanced-to-soft” band that usually leans to downward price pressure if sustained. New listings were 5,438 (about 16% above the 10-yr October average), keeping selection in abundance.

🏦 Rates vs reality: Even with another policy-rate cut, many buyers stayed cautious; prices eased across segments from September.

“Who owns the land?”—where the legal fight stands

Recent headlines covered a B.C. Supreme Court decision recognizing Aboriginal title in part of Metro Vancouver (southeast Richmond), which sparked a dispute over how Crown-granted interests and local governments’ titles intersect with Indigenous land rights. Multiple parties have filed appeals, so this remains before the courts and may take months to resolve. Obviously there’s concern around buying/selling properties that are affected. Banks will also use caution when handing out loans to finance these properties making it more difficult for anyone who might want to purchase one of these properties: court decisions and government–First Nation agreements can shape long-term planning and development in the region, but they do not rewrite ordinary home purchases overnight.

🔮 Looking Forward

With sales tracking below the decade norm and inventory well above it, expect steady-to-softer pricing into late fall. If financing costs drift lower into winter, that could firm activity—but near-term, buyers retain negotiating room and sellers win with sharp pricing + standout 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 ^

About Luke

Luke is a real estate professional with a distinguished career as a realtor since 2019, specializing in the Greater Vancouver market. His expertise extends beyond traditional real estate services, as he possesses a comprehensive understanding of property renovations, accumulated over a period of seven years. Clients appreciate Luke for his friendly nature and ability to establish rapport, making complex transactions more accessible.

Luke is a part of the esteemed Saretsky group which is part of the top 1% of all realtors in Vancouver. This affiliation with the Saretsky group translates into a range of benefits for his clients. From market expertise and extensive networks to enhanced marketing capabilities and exclusive opportunities, Luke can provide a superior level of service and results for those seeking assistance in the competitive Vancouver real estate market.

When not doing real estate transactions you can find him playing hockey, snowboarding on the mountains or spending time with his wife and daughter. Whether navigating the dynamic Vancouver market or incorporating renovation insights into property dealings, Luke stands as a reliable and professional ally, ensuring a seamless and positive experience for his clientele.

Whether you're looking to buy or sell a property in North Vancouver or elsewhere in Vancouver, Luke is the agent you can trust to guide you through the process and achieve your goals.