May 2026
Selective Conditions Persist Amid Broader Market Softening Across the North Shore
May continued to reflect a broadly balanced but increasingly selective housing market across the North Shore, with conditions gradually shifting out of the peak spring listing period.
Overall activity remains stable but selective, as buyers and sellers continued to take a measured, price-sensitive approach, with outcomes increasingly determined by situation and property-specific factors rather than broader market strength or confidence.
In North Vancouver, sales improved modestly year-over-year and saw a double-digit increase from April. However, this gain continues to sit alongside slower market dynamics, with days on market increasing meaningfully compared to last year. This suggests that while demand remains present, buyers are more deliberate and selective in their decision-making. Pricing has also continued to soften across all major segments, with MLS® HPI values declining in detached homes, condos, and townhomes, reflecting ongoing adjustment at a segmented and property-specific level.
In West Vancouver, conditions remain softer, with sales declining both year-over-year and from April on a double-digit basis. Even with relatively stable days on market, overall transactional activity remains subdued, resulting in continued downward pressure on prices, with MLS® HPI values declining across both houses and condos.
Across both markets, a key theme continues to be inconsistency. While some well-priced homes are attracting strong interest and, in certain cases, multiple offers, others are struggling to gain traction despite being priced in line with or even below recent comparable sales.
Condos remain the most challenged segment of the market, with increasingly cautious buyer behaviour further amplifying this trend. Concerns surrounding building condition, depreciation reports, and potential future strata expenditures are playing a larger role in purchasing decisions. This reflects a broader lack of market confidence, with buyers placing greater emphasis on risk mitigation and long-term value certainty than in previous years, when factors such as location, layout, and lifestyle fit often carried more weight in the decision-making process.
Overall, the North Shore market remains balanced but subdued as the spring season gives way to summer. As is typical for this time of year, listing activity may moderate further as some sellers pause into the summer months, while buyers remain firmly focused on value, condition, and perceived risk rather than urgency-driven decision-making.
In North Vancouver, 223 sales were reported in May, 8.3% higher than last year and up 23.3% from April. Despite this, sales continued to trail the 10-year average, down 16.5%.
New listings in North Vancouver were down less than 1% year-over-year, while total inventory decreased 3.6%, ending the month with 1,079 homes for sale—46.7% above the 10-year average.
For all property types in North Vancouver, the May 2026 sales-to-active listing ratio was 20.6%. By property type, the ratios were: 17.3% for detached houses, 21.2% for apartments, and 24.7% for townhomes.
By price range, the May ratios were:
| < $750,000: | 26.5% |
| $750k to $1M: | 17.0% |
| $1M - $1.5M: | 24.6% |
| $1.5M - $2M: | 23.3% |
| $2M - $2.5M: | 24.1% |
| $2.5M - $3M: | 8.2% |
| > $3M: | 7.8% |
In West Vancouver, 45 homes were reported sold in May, down 32.8% from last year and 42.9% below the 10-year average.
New listings were down 4.9% year-over-year, while total inventory was down 8.4%, ending the month with 698 homes for sale – 9.2% above the 10-year average.
For all property types, the May 2026 sales-to-active listing ratio was 6.5%. By property type, the ratios were: 6.3% for detached houses, 7.4% for apartments, 6.9% for townhomes.
By price range, the May ratios were:
| < $1M: | 15.7% |
| $1M - $2M: | 4.8% |
| $2M - $3M: | 9.7% |
| $3M - $4M: | 7.3% |
| $4M-$5M: | 6.2% |
| $5M-$6M: | -- |
| >$6M | -- |
Sales.
Explore all North Shore sales as soon as they’re reported, plus access our full database of sold real estate listings:
North Vancouver Sales >> | West Vancouver Sales >>
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May 2026 Listing & Sales Stats
North Vancouver
| May - 26 | May - 25 | % Chg | |
| New Listings | 559 | 561 | -0.4 |
| Total Listings | 1,079 | 1,119 | -3.6 |
| Sales | 223 | 206 | +8.3 |
| Sales/Listings | 20.6% | 18% | 12.0 |
| SP/Original LP | 96.6% | 98.0% | -1.4 |
| Days on Market | 16 | 10 | +60.0 |
| MLS® HPI Price | |||
| Houses | $2,102,000 | $2,230,600 | -5.8 |
| Condos | $783,100 | $818,300 | -4.3 |
| Townhomes | $1,283,600 | $1,350,700 | -5.0 |
West Vancouver
| May - 26 | May - 25 | % Chg | |
| New Listings | 214 | 225 | -4.9 |
| Total Listings | 696 | 760 | -8.4 |
| Sales | 45 | 67 | -32.8 |
| Sales/Listings | 6.5% | 8.8% | -26.1 |
| SP/Original LP | 92.1% | 94.0% | -2.0 |
| Days on Market | 23 | 24 | -4.2 |
| MLS® HPI Price | |||
| Houses | $2,930,200 | $3,176,600 | -7.8 |
| Condos | $1,105,100 | $1,265,800 | -12.7 |
| Townhomes | $** | $** |
**Note: HPI Price not available
Active Listing Stats
As of June 10, 2026 at 06:59 PM
North Vancouver
There are 1,098 homes for sale in North Vancouver including houses, condos, townhomes, duplex listings, and lot listings.
West Vancouver
There are 712 homes for sale in West Vancouver including houses, condos, townhomes, duplex listings, and lot listings.
Disclaimer: Historical sales, listings, and price data is from the Real Estate Board of Greater Vancouver as of the date published. Days on Market and Average Sale Prices are calculated as Medians. Note: Active Listing Statistics are based on data generated by the Real Estate Board of Greater Vancouver which assumes no responsibility for its accuracy.