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Hi everyone — Roland Kym here with your October 2025 Greater Vancouver Real Estate Market Update.
The fall market has arrived, bringing high inventory, modest sales growth, and slightly lower prices. After months of anticipation, the Bank of Canada finally cut its benchmark interest rate in mid-September, and now the question on everyone’s mind is:
Will that be enough to reignite demand?
Let’s break down what’s really happening across Metro Vancouver.
Sales Activity: Buyers Are Returning—Cautiously
In September, Greater Vancouver recorded 1,875 home sales — up about 1% year-over-year, but still 20% below the 10-year average for this time of year.
That means activity is slightly better than last fall, but we’re still far from a boom. Buyers are back, but they’re proceeding with caution.
By property type:
Detached homes: 552 sales (+7% year-over-year)
Townhomes: 356 sales (–6%)
Condos: 954 sales (flat year-over-year)
Detached homes are seeing a small resurgence, likely from move-up buyers who waited through the summer. But overall, sales remain muted compared to historic levels.
Supply: Inventory Surges to Multi-Year Highs
The supply side tells a completely different story.
In September, 6,527 new listings hit the market — 6% higher than last year and roughly 20% above the 10-year average. Sellers are stepping forward, encouraged by stabilizing rates and fall optimism.
Active listings (total homes available) reached 17,079 units, up 14% year-over-year and 36% above the 10-year average — the highest selection we’ve seen in years.
For buyers, this means choice and leverage have returned.
For sellers, it means your home needs to stand out — through sharp pricing, professional presentation, and strategic marketing.
Market Temperature: Balanced, but Cooling
The sales-to-active listings ratio sat at 11.3% in September, pointing to a market that’s balanced but leaning cool.
Detached: 8.5% (buyer’s market)
Townhomes: 12.7% (balanced)
Condos: 13.3% (balanced, cool edge)
Anything below 12% typically signals downward pressure on prices. Between 12–20% is considered balanced. In other words, Greater Vancouver is now on the cooler side of balanced — a calmer, more rational environment for everyone involved.
Prices: Slight Softening Across the Board
The benchmark composite price across all home types is now $1,142,100, down 3.2% year-over-year and 0.7% month-over-month.
Normally, September pricing is flat or slightly positive — so this dip reinforces the cooling trend we’re seeing in the data.
By segment:
Detached: $1,933,100 (–4.4%)
Townhomes: $1,069,800 (–2.7%)
Condos: $728,800 (–4.4%)
Detached homes continue to feel the most pressure, while townhomes and condos remain more resilient due to affordability and first-time-buyer demand.
Interest Rates and the Economic Picture
On September 17th, the Bank of Canada made its first rate cut in months, dropping the policy rate to 2.5%.
This move has already boosted sentiment — mortgage rates are inching lower, and some buyers are re-engaging this fall. The next rate announcement is October 29th, and if inflation keeps easing, we may see another quarter-point cut.
However, the broader economy is flashing mixed signals.
Canada’s unemployment rate sits at 7.1%, and B.C. at 6.2%, both above normal. Concerns about job security are holding some potential buyers back.
So, we’re in a balancing act: cheaper borrowing costs are supporting demand, but economic caution is tempering it.
How Today’s Market Compares to a Typical September
In short: fewer buyers, more sellers, and much higher inventory — a buyer-skewed environment we haven’t seen consistently in years.
Advice for Buyers
Take advantage of selection. With inventory at multi-year highs, you can be strategic and patient.
Negotiate with confidence. The ratios are in your favour.
Watch rates closely. If another cut arrives this month, you could lock in lower financing heading into winter.
Advice for Sellers
Price precisely. Buyers are data-driven; overpricing leads to stale listings.
Presentation wins. Stage, photograph, and market your home professionally — competition is fierce.
Stay flexible. Terms, timing, and conditions can make or break a deal in a cooler market.
Looking Ahead: What to Expect Next
Here’s my outlook for the next 3–6 months:
Short-term: Prices likely drift sideways or slightly lower through the rest of 2025.
Medium-term: If rate cuts continue and the economy steadies, we could see renewed momentum in early 2026, especially in condos and townhomes.
Risk: If job losses deepen, any recovery may take longer to appear.
This fall isn’t about chasing a rising market — it’s about strategic positioning. Buyers can finally shop thoughtfully, and sellers who adapt early will lead the pack.
Final Thoughts
September 2025 marks a return to balance in the Greater Vancouver real estate market.
There’s more inventory, less urgency, and a renewed sense of calm.
For buyers, that means opportunity.
For sellers, it’s a reminder that strategy and presentation matter more than ever.
If you’d like a detailed breakdown of how these numbers impact your neighbourhood or property type, feel free to reach out — I’d be happy to walk you through the specifics.
Roland Kym — Top 1% Vancouver Realtor
MoveToVancouverCanada.com
Helping you find your home — and your next chapter — in Vancouver.