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Market insight · Vancouver

The Vancouver market, read clearly

One in-depth report each quarter, a 20-second update each month, and the numbers for your own street on request. Written for people making real decisions, not for headlines.

This monthThe quarterly reportUBC and investor lensesYour areaArchive
MonthlyThe 20-second update, after the board releases its numbers
QuarterlyThe full Split Market report, with my calls checked against what happened
On requestA custom snapshot for your street, building or property

This month in 20 seconds

One rate hike. Three very different markets.

Updated Oct. 30, 2026 · September board data

  • Rates 2.50% Bank of Canada, up 0.25 on Oct. 28 The first hike since 2023, and the Bank says more may be needed. Condo buyers feel it most.
  • Detached $1,784,700 −7.3% in a year · sales +4.2% Buyers with equity are still active. Prices are softer, but sales are up.
  • Townhomes $1,016,700 −4.7% in a year · sales +0.6% The most balanced segment. Very little new supply is coming.
  • Condos $682,500 −6.2% in a year · sales −18.6% First-time buyers set the price here, and each rate increase lowers what they can pay.

The big picture: prices are easing about half a percent a month. It's a slow grind, not a crash, and what you own matters more than usual.

Read the full report →

Metro Vancouver benchmark prices and sales, September 2026 (Greater Vancouver Realtors). October figures are due in early November.

The quarterly report

The Split Market

My full read on Vancouver: where each property type is heading, the four ways I judge value, the scenarios I'm weighing and the signposts I'm watching. Each edition checks my earlier calls against what actually happened.

October 2026 update

Prices are easing, not crashing

The split between detached homes and condos has widened. Prices are drifting down about half a percent a month, and the floor is further away than it looked in spring.

$1,075,900Typical Metro Vancouver home −5.5%In a year Late 2027–28Most likely floor
Read the October update →
Current edition: October 2026Next edition: January 2027Reading time: about 15 minutes, or 20 seconds for the summary

Two closer looks

Where I look more closely

Two parts of the market don't fit the averages, and they're where much of my work happens.

UBC and leasehold

A market of its own

Most homes on campus are prepaid leasehold with long terms remaining, and the buyers are a mix you won't find elsewhere: faculty, families and parents buying for a student.

  • How prepaid leasehold works at UBC, including Lelem
  • Buying a condo for your student vs. paying for residence or rent
  • How campus prices compare with the Westside
Living and buying at UBC →Ask for a UBC snapshot →

Investors

Where the rent pays the mortgage

A typical rented Vancouver condo now earns less than a government bond. That's why my investment work happens in markets where rent covers the mortgage, with rules that keep the leverage safe.

  • Fort St. John: cash flow, LNG and a decade of catch-up
  • The flywheel: when recycling equity beats buy-and-hold
Fort St. John investor brief →The real estate flywheel →

Your area

Neighbourhood numbers, on request

The board publishes benchmark prices, sales and listings for each neighbourhood every month. Tell me your area and property type, and I'll send the latest figures with what they mean for you.

Vancouver WestVancouver EastUBCNorth ShoreRichmondBurnaby
Ask for your area's numbers →

Archive

  • Oct. 2026The Split Market: October updateCurrent edition · rates, the widening split, scenarios to 2028
  • Apr. 2026The Split Market: first editionThe original split-market calls. Available on request.

Your property, specifically

Want this for your street or building?

Send me an address. I'll send back a short snapshot: recent sales near you, where your segment sits, and what I'd watch before buying or selling.

Ask for a custom snapshot → Call or text 604-764-8620

Prices are Greater Vancouver Realtors MLS® Home Price Index benchmarks for Metro Vancouver, September 2026. Bank of Canada policy rate as announced Oct. 28, 2026. Commentary and outlooks are my own judgment and general market information, not personal financial, legal or tax advice.

Content coming soon...

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Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.