November 2025 | Vancouver West & East
When we sit down with clients right now, one theme keeps coming up:
“Are prices softening enough to make a move, or should we wait”
Looking at the latest numbers for Vancouver West and Vancouver East, the answer is a bit different depending on what you own and what you hope to buy. Our goal with this update is to translate the stats into real-world language so you can see where you fit and what your next step might be.
Big Picture: Prices Softer, Market Slower, Still Very Local
Across both sides of the city, benchmark prices are down compared to last year, and homes are taking longer to sell.
- Detached homes
- West: HPI benchmark about $3.17M, down roughly 4% to 5% year over year.
- East: HPI about $1.74M, down roughly 7% year over year.
- Townhomes
- West: HPI about $1.37M, down about 10% year over year.
- East: HPI about $1.07M, down about 4% year over year.
- Condos
- West: HPI about $777K, down about 6% year over year.
- East: HPI about $653K, down about 6% year over year.
Sales have also pulled back in most segments, especially detached and townhomes, while condo activity is holding up a bit better.
Is This A Buyer Or Seller Market
The sales-to-active listings ratio is one of the simplest ways to see who has the upper hand:
- Under 12% tends to favour buyers
- 12% to 20% is more balanced
- Over 20% leans toward sellers
Current ratios:
Condos: about 20.1% → flirting with a mild seller advantage
Vancouver West
Detached: about 7.8% → clear buyer-leaning territory
Townhomes: about 7.6% → buyer-leaning
Condos: about 15.5% → balanced but still cautious
Vancouver East
Detached: about 8.0% → buyer-leaning
Townhomes: about 16.7% → balanced
So overall, detached homes are clearly more negotiable, while East-side condos and townhomes are still drawing stronger demand.
What This Means If You Already Own A Home
Detached owners
- Values for detached homes are off their peak on both sides of the city.
- Listings are up slightly and sales are down, especially on the East side, which means more competition and fussier buyers.
- Average days on market for detached homes is now about 51 days in both East and West, which means buyers are taking their time and shopping around.
If you are thinking about selling a house soon, pricing strategy and presentation are critical. This is not the market where you test a high price and hope buyers chase you. Homes that show well and are priced in line with recent sales are still moving, but negotiation room is expected.
Townhome owners
- On the West side, townhomes have seen the steepest price adjustments, with the benchmark price down almost 10% year over year.
- On the East side, townhome prices have softened, but much less, with about a 4% yearly decline.
If you own a townhome in Vancouver West, you may still be well ahead of where you were a few years ago, but you will be selling in a more cautious environment. East-side townhomes are holding value better and remain popular with upsizing condo owners who are not ready for detached prices.
Condo owners
- Condo benchmark prices are down about 6% on both sides of the city compared to last year.
- Sales activity for West-side condos is actually slightly up year over year, even though listings are down, which keeps that segment more resilient.
If you are a condo owner, especially in a well-located building, you may find you still have solid buyer interest, though buyers are more sensitive to interest rates and monthly costs than in previous years.
What This Means If You Are Planning To Buy
First-time condo buyers
- You are walking into a market where prices are softer than last year and there is more selection than in the peak years.
- East-side condos have an HPI around $653K and are seeing strong but reasonable demand. West-side condos sit around $777K, with more of a balanced feel.
This is a good environment to be patient, compare options across neighbourhoods, and negotiate on terms like completion dates, subjects, and repairs.
Move-up buyers and families
If you are selling a condo or townhome in order to buy a detached home, the current pattern actually works in your favour:
- You are selling in a segment that is closer to balanced
- You are buying in a segment that clearly favours buyers
That gap can open room to negotiate on your house purchase while still getting a fair result on your sale.
Investors
With prices down and days on market up, there can be selective opportunities, especially in buildings with strong rental histories. At the same time, higher interest costs mean the numbers need to be checked carefully. This is a period where due diligence matters more than speed.
Benchmark Price by Area & Type (Nov 2025)
| Area | Det HPI $ | TH HPI $ | Condo HPI $ |
|---|---|---|---|
| Van West | 3.17M | 1.37M | 0.78M |
| Van East | 1.74M | 1.07M | 0.65M |
HPI is the MLS benchmark price, which estimates the value of a typical home in that area.
YoY Price Change by Area & Type
| Area | Det YoY % | TH YoY % | Condo YoY % |
|---|---|---|---|
| Van West | -4.5% | -9.9% | -6.2% |
| Van East | -6.9% | -3.7% | -5.7% |
Sales to Active Ratio (Market Balance)
| Area | Det SA % | TH SA % | Condo SA % |
|---|---|---|---|
| Van West | 7.8% | 7.6% | 15.5% |
| Van East | 8.0% | 16.7% | 20.1% |
SA % shows how many listings are selling in a month. Under 12% favours buyers, over 20% favours sellers.
Should You Wait Or Move Now
We are not in a runaway seller market or a crisis level buyer market. Instead, we are in a more balanced, price sensitive environment where:
- Thoughtful pricing matters more than ever
- Buyers have time to inspect and think
- Sellers need strategy, not just a sign on the lawn
If you have been waiting for the frenzy to cool without wanting to gamble on timing the absolute bottom, this kind of market often provides the best combination of choice, negotiability, and stability.
For some clients, that means finally moving up to a family home. For others, it means locking in a first condo before future rate cuts revive competition. The right move is personal, and it depends on where you are starting from.
How Our Team Can Help
As a team, we track these numbers every month but we never forget that your decision is about more than charts and ratios. It is about schools, commutes, aging parents, growing kids, and the lifestyle you want on the West Coast.
If you are curious about how these Vancouver stats translate to your specific building, street, or neighbourhood, we can prepare a tailored market report and walk you through your options in plain language.
Call To Action
If you are thinking about a move in the next 12 to 24 months, this is an ideal time to start the conversation.
- If you already own, we can review your current value, equity, and options to trade up, downsize, or refinance.
- If you plan to buy, we can help you build a step by step plan that includes budget, neighbourhood short list, and a realistic timeline.
Reach out to us for a no-pressure strategy session, and let us help you decide whether now is the right moment to take your next step in Vancouver.
It depends on the property type. Detached homes on both the East and West sides of Vancouver are in buyer leaning territory, while condos and townhomes are closer to balanced. East side condos are the strongest segment and are just into mild seller market conditions.
Compared to the same month last year, benchmark prices are lower in all three property types on both sides of the city. Detached homes have seen the largest declines, especially on the East side, while condos and townhomes have softened more moderately.
On average, detached homes are taking around 50 days to sell, while condos and townhomes are moving a bit faster. Some well prepared and well priced listings still sell quickly, but many are taking several weeks and sometimes longer as buyers take more time to make decisions.
For many first time buyers, this is a more comfortable market than the intense competition of the last few years. Prices are softer, there is more selection, and buyers have room to negotiate. The right timing still depends on your savings, income stability, and long term plans, so individual advice is important.
Focus on preparation, presentation, and pricing. Small repairs, professional staging, and strong marketing help your home stand out. Pricing in line with recent sales and market feedback is key, as buyers are very informed and less willing to chase aspirational list prices.
Online estimates are a starting point, but they often miss building condition, upgrades, and micro location. A detailed market evaluation that compares your home to recent sales and current competition will give you a clearer picture. Our team can provide this with no cost or obligation.