As we move through the early months of 2026, the Vancouver real estate market continues to settle into what economists are calling the “new normal.” While we often expect a significant surge in activity as spring approaches, this year’s transition is proving to be more measured. The general observation of a "stabilizing" market is being tested by high inventory levels and a cautious buyer pool, yet there are some surprising shifts in the data, particularly when we look at the contrast between Vancouver’s East and West sides.

The Regional Picture: A Slow Slide Continues
Across Metro Vancouver, sales remain nearly 29% below the 10-year seasonal average. Total residential sales for February came in at 1,648, which is a 9.8% decline from the same time last year. However, if we look at the short-term trend, we saw a modest 4.9% month-over-month increase in transactions compared to January. This suggests that while the market isn't "booming," it is slowly waking up from...

After a chaotic start to the decade—from the foreign buyer ban to interest rate hikes—we are entering 2026 with a market that is lying to you. If you are thinking about moving to Vancouver, the headlines screaming about "record high inventory" might make you think it's a buyer's buffet.

It’s not.

In this video, I break down the strange reality of living in Vancouver right now: why inventory is at decade-highs, yet you still can't find a good family home to buy. I’m pulling back the curtain on which property types are dead weight in 2026, and revealing the specific "sweetspot" homes that smart locals are quietly buying up. 

In this 2026 Vancouver Real Estate Forecast:

• The Inventory Trap: Why "luxury" and "investor condos" are clogging up the stats, while the turn-key family homes you actually want are still seeing competition.

• The "Compromise" Killer: Why homes with structural issues, busy streets, or "no outdoor space" are becoming impossible to sell (and why you must avoid them).

• Downtown...

This Hidden Vancouver Project Will Change Everything by 2026

There are a number of HUGE projects currently underway that are shaping the future of Vancouver. Projects such as Senakw, the Oakridge redevelopment, the Jericho Lands, the Broadway Plan and the Rupert and Renfrew Plan...just to name a few.

 These projects are reshaping our city RIGHT now. However, there's one EVEN BIGGER project that is somehow flying under the radar. This project is going to have a MASSIVE impact on life in Vancouver.

Quite literally, this project could have a bigger impact on living in Vancouver than any other single project...and almost no one knows about it, let alone is talking about it.

 In today's video, we're going to talk about what this project means for the future of Vancouver …and what it could mean for your future in this city.

If you are thinking of moving to Vancouver (or already living in Vancouver) this is a topic you'll want to pay very close attention to...understanding how Vancouver is...

So remember back a couple of months ago how our market appeared to be “stabilizing”. At least, that’s what the general observation was.

However, on closer inspection I didn’t feel that was quite what was happening yet in Vancouver.

…and that’s how it’s played out in the last couple of months. Now that we have September behind us we are seeing continued weakness in Vancouver’s real estate market.

Sales dropped to 525. This was -11.91% from the previous month, +0.6% higher than a year ago, and -20% below the 10-year average.

Interestingly, this is right about the same number of sales that we’ve seen in each of the last 4 years (2024 = 522, 2023 = 531 and 2022 = 480)

New Listings jumped significantly to 2,090. This was up a whopping +70.6% from last month, just up +1.3% from a year ago and +18.8% above the 10-year average.

Total Active Listings rose to 4,955. This slight rise was +2% over the previous month, +0.3% above last year and a fairly significant +40% over the 10-year average.

With supply...

The Vancouver Neighborhoods Quietly Booming in Value [ALL-TIME HIGHS!]

Everywhere you look right now, it seems like there's negative news and opinions about the Vancouver real estate market. When it gets that negative, it gets me curious...and so I did a bit of digging.

It's true that the current market is relatively weak.

In recent months, we've seen demand at 10-year lows while demand rose to 10-year highs. Typically, that's a recipe for significant price drops.

While some elements of Vancouver's real estate market are DEFINITELY weak and showing serious signs of strain, that's NOT every part of our market.

In this video, I walk you through the reality of Vancouver's real estate market. I touch on why we are seeing weakness in some parts of the market...but this video is taking a positive spin.

I'm honestly tired of all the negativity and I want to make sure you understand that the sky isn't falling everywhere.

Not only are some areas in Vancouver seeing remarkable resilience...they're...

There’s been quite a bit of talk about the Vancouver real estate market “stabilizing” last month. In the region overall, sales picked up a bit while inventory eased up a bit. The real estate board referred to this action as “green shoots”.

I don’t quite see the same pattern specifically in the City of Vancouver…at least not quite as much.

Vancouver did NOT see a jump in sales in July. In fact, sales fell to 640. This was a monthly decline of -6.8% and -6.2% lower than a year prior. It was also -23.4% below the 10-year average.

New listings continued to slow reaching just 1,623. Quite significantly this was down -16.7% from June and -5.8% lower than a year ago. It was also just 5.8% over the 10-year average.

And then the total active listings dropped for the second month in a row to 5,026 (-6.1% month-to-month and +6.6% over last year). This was +36% over the 10-year average.

Sales have really just remained at the same level since March. We’ve drifted between a low 0f 640 to a high of 687. We...

The Single Biggest Mistake You Can Make When Buying a Home in Vancouver (and how to avoid making it)

Buying a home in Vancouver is truly an exercise in compromise. Vancouver is an expensive real estate market. If you are moving to Vancouver or already living in Vancouver that's not going to be a surprise to you.

But in my experience no matter how much money you have…$500,000 or $5,000,000…you will ALWAYS wish you had more. And in order to make buying a home in Vancouver work, you'll need to find a compromise.

BUT, there's one thing you should NEVER compromise on when buying real estate in Vancouver…and that's what today's video is all about…the single biggest mistake you can make when buying a home in Vancouver.

Even more importantly than the mistake, I'm going to give you step-by-step instructions on exactly how YOU can avoid making this horrendous mistake when buying a home in Vancouver whether you are moving to Vancouver or you already live in Vancouver!

Vancouver’s real estate market didn’t take a sudden turn in May. The pattern we’ve been seeing in recent months of a relatively weak market shifting toward buyer’s market territory continued through May.

Sales hit 654 in May. This was down slightly (-2.1%) from April but a fairly significant drop of -11.5% from the previous year (and -33.4% from the 10 year average).

It’s clear that demand was stifled in May. While being down just -2.1% isn’t really a big deal…it is when you take into account the typical historical pattern in our market…which is that sales are usually highest in May and June (although in recent years the peak sales have been moving earlier in the spring - March was the peak in 2021 and 2022 - but not in 2023 or 2024).

New listings followed a similar patter. They reached 2,036 which was slightly off the previous month (-0.7%) while they were +11.6% from the previous year (and +12.3% over the 10 year average).

Once again, these numbers are not following the typical spring pattern....

Buying a House in Vancouver | 7 Mistakes to Avoid (2025)

I've seen people make a lot of mistakes over my nearly 20 years as a Vancouver realtor. Mistakes that have cost people many thousands of dollars and a whole lot of aggravation.

If you are thinking of buying a house in Vancouver, then this is a video you can't afford to miss. I'm not filling this video with fluff, and generic advice. No, this is detailed, honest advice that is specific to the Vancouver real estate market..and exactly the kind of stuff you NEED TO KNOW when buying a house in Vancouver.

You'll want to watch this video to learn how YOU can avoid making costly mistakes when moving to Vancouver and buying a house.

Remember all that uncertainty I spoke about last month?

Turns out it’s continued to have an impact on our real estate market. We continued to have “unusually” low sales activity through the month of April.

However…there are some glimmers of a silver-lining if I squint very hard.

Sales rose 4% from last month to 668. However, this was well below a year ago (-18.6%) and almost -21% below the 10-year average.

In recent years, we’ve seen April sales numbers dip from March…so while this number well below our historical average I do think it’s meaningful that it rose from last month rather than dropped.

New listings climbed only a modest +1% from the previous month to 2,050. This was -12% below last year but still +16% over the 10-year average.

Total active listings reached 4,915 +42% over the 10-year average (significantly, it’s our first decline vs the 10-year average in supply so far this year). This is the highest number of listings we’ve had in Vancouver since the fall of 2012 (although just 20...