Posted on
July 8, 2025
by
Adam Goss PREC
After a rocky first half of 2025, the Metro Vancouver real estate market is showing early signs of stabilization — with sales activity leveling off, listing inventory reaching decade highs, and prices holding steady in many areas despite elevated supply. For buyers, sellers, and upsizers alike, this is a market that demands thoughtful strategy and local expertise.
Market Snapshot – June 2025
Sales: 2,181 homes sold in Metro Vancouver in June — down 9.8% year-over-year and 25.8% below the 10-year average.
New Listings: 6,315 new listings hit the market — up 10.3% year-over-year and 12.7% above the seasonal average.
Active Listings: Inventory rose to 17,561 properties, marking a 23.8% increase over last year and the highest June level in more than a decade.
Sales-to-Active Listings Ratio:
Detached: 9.9% (buyers’ market)
Townhouses: 16.9% (balanced)
Apartments: 13.9% (balanced)
Benchmark Price (Composite): $1,173,100 — down 2.8% year-over-year, and 0.3% from May.
Segment Breakdown
Detached Homes: Sluggish Conditions Persist
Detached home sales remain muted. With just 657 sales in June and over 10 months of inventory, detached homes are firmly in a buyer’s market. The benchmark price sits at $1,994,500, down 3.2% year-over-year. High inventory is giving buyers ample negotiating room, especially in upper price bands.
Condos: Oversupplied and Competitive
Condo listings surged to a record high in June. While 1,040 units sold, that’s a 16.5% year-over-year drop, with absorption rates softening in price points over $900K. Benchmark condo prices sit at $748,400, down 3.2% annually and 1.2% month-over-month.
Townhomes: Holding Ground
Townhouses are the only segment to see a year-over-year increase in sales (+3.7%), with benchmark prices at $1,103,900 (down 3% YoY). Despite rising inventory, absorption is stronger here than in detached or condo segments — particularly in family-oriented neighborhoods with quality schools and transit.
Neighbourhood Bright Spots: Where the Market Is Moving
Despite slower overall conditions, several Metro Vancouver submarkets are showing encouraging signs — whether through stable pricing, increased sales activity, or outperforming inventory absorption.
Here are some of the most notable bright spots from the June 2025 data:
🔵 Burnaby North – Condos
Benchmark condo price: $724,900
Month-over-month change: +1.8%
This submarket posted the highest monthly price increase for condos among core Burnaby areas — a sign of buyer demand returning to well-located, transit-accessible homes under the $800K range.
🟢 Coquitlam – Townhomes
Benchmark townhouse price: $1,096,600
Year-over-year change: +1.1%
Coquitlam remains one of the few regions where townhome values are higher today than they were a year ago, supported by demand from young families seeking space and school catchments.
🟠 Squamish – Detached Homes
Benchmark price: $1,674,400
Year-over-year gain: +8.2%
Squamish continues to buck the regional trend, with rising demand from both lifestyle-driven buyers and long-term investors. It’s the strongest-performing detached submarket in Metro Vancouver year-over-year.
🔵 New Westminster – Entry-Level Condos
🟡 Pitt Meadows – Townhouses
Benchmark townhouse price: $839,200
Year-over-year change: +0.6%
Though small in volume, this is one of the few areas with price growth in the townhouse segment, driven by limited supply and family-oriented demand.
Local Strategy Matters More Than Ever
The regional averages only tell part of the story. Real estate is always hyper-local, and the data shows that not all areas are moving the same. That’s why your strategy — whether pricing, marketing, or timing — must reflect not just your city, but your segment, your product type, and your street.
Smart Moves: Why Now Is a Strategic Time to Upsize
One of the clearest patterns we’re seeing across the market is that entry-level homes — relative to each submarket — continue to attract steady buyer demand.
What qualifies as “entry-level” varies by city:
In New Westminster, that could mean a condo in the $500K–$650K range.
In Burnaby, active townhouse segments are closer to $850K–$1.15M.
In Maple Ridge or Pitt Meadows, entry-level detached homes can be found around $1.25M–$1.4M.
But across the board, it’s consistent: entry-level price bands are where the action is, while listings above the median — particularly over $2M for detached and $1M for condos — are seeing far slower absorption.
This creates a rare opportunity:
If you’re selling in a stronger-performing entry-level segment and upsizing into a slower, higher-value one, you’re leveraging a unique trade-up advantage.
This is one of the best environments we’ve seen in years for upsizers — those moving from condo to townhouse, or townhouse to detached — especially if the purchase is long-term.
Pricing Strategy is Everything
In this kind of market, your pricing strategy can make or break the outcome.
We’ve seen time and again that properties priced correctly from the start attract the right buyers early — while those listed based on aspirational value sit and stagnate.
As agents, we don’t oversell or inflate expectations. We strive to educate our sellers and ensure every pricing recommendation is grounded in:
Your pricing strategy isn’t just a number — it’s the foundation of your marketing, your negotiation position, and your ultimate success.
Final Thoughts: Balanced Doesn’t Mean Boring
The June market is best described as a grind — balanced in many areas, slow in others, but not without opportunity. While interest rates and inflation continue to impact sentiment, affordability is marginally improving, and seasoned buyers are beginning to step in.
Sellers with entry-level homes in good condition are still achieving excellent results. Buyers looking to upgrade have negotiating power that didn’t exist two years ago. And above all, smart strategy — informed by data and local experience — is what will separate successful outcomes from missed opportunities.
Have Questions or Considering a Move?
Whether you're exploring a possible sale, wondering if now is the time to upsize, or just want to understand where your property fits into the current market — we’re here to help.
📩 Reach out for a personalized market evaluation or strategic consult.
Let’s make the market work for you.
