There were 5,642 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in July 2025. This represents a 0.8 per cent increase compared to the 5,597 properties listed in July 2024. This was 12.4 per cent above the 10-year seasonal average (5,018).The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 17,168, a 19.8 per cent increase compared to July 2024 (14,326). This is 40.2 per cent above the 10-year seasonal average (12,249).Across all detached, attached and apartment property types, the sales-to-active listings ratio for July 2025 is 13.8 per cent. By property type, the ratio is 10.2 per cent for detached homes, 16.7 per cent for attached, and 15.9 per cent for apartments.A recap…sales numbers are heading back towards normal levels but inventory is still 40% above the 10 year average…It will take time for things to even out enough to put upward pressure on prices, which are down quite a bit from the peak in 2022/23.  Now that new inventory levels are starting to slow, competition should pick up for desirable properties, and properties that have been sitting should start to move.  There is still competition for desirable properties when priced sharply & I’ve noticed in my own neighbourhood several homes that have sat for sale the past 4-6 months have just recently sold (likely b/c of price adjustments).Pre-sales are a great market to be in currently as prices are down, developers are offering all kinds of perks and the Gov’t is offering the GST rebate for 1st time home buyers (some developers are extending that savings to all purchasers).  In general, shopping for a new home is a much more pleasant experience with more inventory, flat pricing and more leverage on things like closing dates and the ability to do due diligence with property inspections etc.  My personal prediction is that prices will start heading up again in 2026/2027 and rise sharply after that.  New residential pre-sale building projects have slowed to a snails pace, so by the end of 2026 not much new will be coming on the market.  The CHMC has shifted focus to low interest construction loans for rental property projects only which is another reason building a pre-sale project no longer makes a lot of financial sense…this creates more rental stock which is great for keeping rents stable, but it will also make properties you can own more rare (and expensive).  Of course many things could affect my prediction but this is why I believe now is an excellent time to buy for the future.One other interesting trend that’s emerged in this market is the ability to write subject to sale offers.  If you’ve listed your home and find something you love before your property has sold, you can write a subject to sale offer on it without the risk of getting into a bridge financing issue.  If you’re buying and selling in this market there are good deals to be had for both upsizing and downsizing.  I’ve read that 1 in 2 offers in the current market are subject to sale!I’d be happy to meet up and talk with you about the market whatever your situation…Please call anytime and we can schedule a time to sit down and review your goals 604-831-3616.

If you’re thinking of listing this fall there are several things you could be doing now in order to have you property ready to go.  Things like decluttering and house/yard maintenance are much easier and more enjoyable in good weather.  It’s also a good idea to get videography and marketing materials done when the light is good and your home/garden looks its best, before the end of summer!  Contact me for a complementary Sellers Guide which walks you through all the steps to make sure your sale is a smooth one.

Wishing you a safe and happy summer!

Feel free to contact me if I can help. 

Katharine Reynolds

604-831-3616

kr@welcomehomeyvr.com

F. 604-620-7970