Greater Vancouver Market Insights Report: July 2026.

While seasonal slowing is evident in the monthly sales figures, the underlying fundamentals remain encouraging. Inventory is gradually tightening, new listings are slowing and buyers continue to absorb available supply at a healthy pace. Rather than the volatility experienced over the past several years, today's market is exhibiting characteristics that create confidence for both buyers and sellers. And perhaps sets up for a fall where better engagement occurs, with home prices providing buyers with the best opportunities in years.

Greater Vancouver recorded 2,061 residential sales during July. While this represented a seasonal decline of 14% from June and 4% from May, the slowdown is consistent with normal summer market patterns as vacations, travel and seasonal distractions naturally reduce transaction volume. More importantly, despite fewer sales, the market remains remarkably healthy when viewed alongside inventory trends and listing activity.

Greater Vancouver sales in July were 19% below the ten-year average, after June was 12% below the ten-year average, May was 27% below the ten-year average, April was 23% below the ten-year average and March at 32% below the ten-year average. June’s active start in sales turned offside through the last half of June and into the first half of July with FIFA getting much more attention. Weekly sales showed an increase for the last two weeks of July even with the seasonal change in market activity.

Perhaps the most encouraging statistic this month is not sales, but supply. Active listings declined to 16,474 properties at month-end, down 3% from June and 4% compared to July of last year. After spending much of the past year discussing elevated inventory, July marks another month where available supply has continued to contract. Combined with a sharp decline in new listings, this suggests that the market is gradually working through existing inventory rather than becoming overwhelmed with additional supply.

New listings fell to 5,099 during July, a substantial 16% decline from June and 18% below May's total. Compared to July 2025, new listings were also down 11%. This reduction reflects growing discipline among sellers. Many homeowners appear comfortable waiting for the right market conditions rather than listing simply to test demand while others are reacting with list prices that are attracting buyers. As a result, inventory growth is moderating naturally.

The number of new listings in July was right at the ten-year average compared to June at 6% above the ten-year average, May at 1% above the ten-year average, April at 15% above the ten-year average and March at 5% above the ten-year average. Listing activity showed a noticeable decline when compared to previous months this year. Buyers take note, summer can be one of the best markets to find a home when other buyers are in vacation mode. But listing inventory will also start to decline, so take advantage of choice while at the peak.

The sales-to-listings ratio improved slightly to 40%, matching July of last year and strengthening from 34% in May. Although Greater Vancouver continues to sit within buyer's market territory at approximately eight months of inventory, the overall environment remains balanced in many areas and product types. Buyers continue to enjoy choice, while sellers benefit from an increasingly stable marketplace where well-priced homes continue to attract attention.

Stability replaces uncertainty.

One of the defining characteristics of today's market is consistency. Earlier in the year, uncertainty surrounding interest rates, economic conditions and consumer confidence created hesitation among many buyers and sellers. Those concerns have gradually given way to a more measured approach.

Instead of dramatic swings in inventory or transaction volume, most communities are now experiencing moderate adjustments month to month. This is exactly the type of environment that supports sustainable price stability and long-term confidence.

Rather than competing in multiple-offer situations or rushing purchasing decisions, buyers can evaluate properties carefully, complete inspections, negotiate terms and purchase with confidence. At the same time, sellers who price their homes appropriately continue to achieve successful sales, particularly in neighbourhoods where inventory has begun to tighten.

Vancouver sees listings decline.

On the Westside, 362 homes sold during July. While sales moderated from June, active listings declined to 2,923 properties, approximately 11% below last year's level. New listings also declined significantly, falling 16% from June and 21% below May.

The result is a market where inventory is gradually becoming more manageable despite fewer sales. The sales-to-listings ratio held at a healthy 40%, demonstrating that buyer demand remains resilient in one of Canada's most sought-after housing markets.

Vancouver East continues to show particularly impressive resilience. Although sales eased to 244 transactions, activity remained slightly above July of last year. Inventory declined 6% from June while new listings dropped nearly 30%, one of the largest monthly reductions across Greater Vancouver.

With approximately seven months of inventory and a sales-to-listings ratio of 44%, Vancouver East remains firmly within balanced market conditions. Its improved affordability, diverse housing stock and strong neighbourhood appeal continue to attract first-time buyers, move-up purchasers and investors alike.

North Shore.

North Vancouver's sales-to-listings ratio of 39% kept the submarket comfortably within balanced conditions, even as months of supply ticked up to seven. Limited land availability, desirable lifestyle amenities and consistent buyer demand continue to support long-term market stability throughout North Vancouver.

West Vancouver's ratio improved to 33% from 30% in June, continuing a steady climb from May's 20%, a clear multi-month trend of strengthening demand in the region's luxury segment. Although inventory remains elevated at approximately 13 months, active listings and new listings both declined significantly. This gradual tightening may help improve conditions within the luxury segment over the coming months.

Richmond market shows subtle improvement.

Richmond continues to exhibit many of the same characteristics seen across the broader region. Sales moderated seasonally, yet inventory also declined and new listing activity slowed considerably.

Active listings were down 3% compared to last year, while new listings fell nearly 20% from June and 12% year-over-year. The sales-to-listings ratio improved to 40%, indicating that buyer activity continues to absorb available inventory at a healthy pace.

Burnaby shows improving fundamentals.

Burnaby North was the standout performer in the municipality, growing sales for a third straight month with a strong 43% sales-to-listings ratio, up from 39% in June. Burnaby South maintained the highest ratio of the three Burnaby submarkets at 47%, reflecting brisk absorption of available inventory despite a seasonal dip in transaction count. Burnaby East's months of supply held steady at eight, keeping conditions predictable for both buyers and sellers.

Overall, Burnaby continues to represent one of Greater Vancouver's strongest value propositions, combining excellent transportation infrastructure with comparatively attainable pricing.

New Westminster held steady.

New Westminster held nearly steady with 84 sales, essentially flat compared to June and a solid 36% sales-to-listings ratio, evidence of the kind of consistent, low-volatility demand that makes this submarket attractive for long-term planning.

Tri-Cities.

Port Moody was the month's clear highlight, with sales jumping 24% over June and 19% over May. Its sales-to-listings ratio climbed to 40% from 32% and months of supply improved to seven from nine, a meaningful tightening.

Coquitlam and Port Coquitlam both saw a natural pullback after exceptionally strong June results, but each maintained sales-to-listings ratios in the mid-to-high 30% range, keeping them within balanced market territory.

The Tri-Cities continue attracting families seeking larger homes with expanding infrastructure and excellent long-term value within Metro Vancouver.

Maple Ridge and Pitt Meadows.

Maple Ridge and Pitt Meadows both posted sales-to-listings ratios of 34% and 44% respectively, with Pitt Meadows' ratio remaining among the strongest in the eastern part of Metro Vancouver despite a lighter sales month – a reflection of consistently limited new supply meeting steady buyer interest.

South Delta.

Tsawwassen posted the strongest sales-to-listings ratio in the entire region at 48%, up from 36% in May, underscoring robust demand relative to available inventory. Ladner's ratio of 46% likewise points to well-matched supply and demand, even as overall transaction counts moderated for the season.

Fraser Valley shows steady improvement.

The seasonal slowdown hit the Fraser Valley much like Vancouver, although month-over-month only down 5% compared to 14% for Greater Vancouver. But compared to last year, the Fraser Valley was similar to Greater Vancouver in total sales for July, being down 9%. There were 1,089 sales in July compared to 1,147 in June and 1,190 in July 2025. Perhaps FIFA Soccer created less of an impact on the Fraser Valley market, but it could also be a sign of an improving market in a region which has seen a steeper downturn.

And like Greater Vancouver, new listings were down significantly in July and active listings declined month-over-month, a typical seasonal trend. The result in the Fraser Valley left the region with nine months of supply, a buyer’s market, compared to Greater Vancouver at eight. The detached market performed better than the townhouse and condo market in July when compared to June, with less decline in sales, although not as much of a decline in inventory. Year-over-year, new listings in townhouses were down 22% while condos saw a drop of 28%. A sign of a tightening market in the Valley.

Looking ahead.

July numbers reinforce a trend that has steadily developed throughout 2026. Rather than dramatic changes in market direction, Metro Vancouver continues progressing toward a healthier and more sustainable housing environment.

Inventory is no longer expanding rapidly and going the other way. New listings are slowing. Buyers remain active despite seasonal fluctuations. Sales-to-listings ratios continue supporting stable market conditions across many communities, while balanced markets are becoming increasingly common throughout the region.

Perhaps most importantly, confidence appears to be returning. Buyers have adjusted to today's financing environment, while sellers have become increasingly realistic about pricing and market expectations. That combination is creating more successful transactions and a marketplace built on sound fundamentals rather than speculation.

As we move toward the traditionally active fall market, the current trends provide reasons for cautious optimism. If inventory continues tightening while buyer demand remains steady, many communities could continue transitioning from buyer's market conditions toward balanced markets over the coming months.