A slow, steady shift — not a crash.

The numbers for December tell a clear story: the market is recalibrating.

Inventory is climbing, sales are lagging, and buyers are finally getting some breathing room.

But this isn’t a dramatic correction — it’s a controlled reset.

Here’s what’s actually happening.

The Big Picture (Greater Vancouver)

Sales: 1,846 in November

→ -15.4% year-over-year

→ 20.6% below the 10-year average

New Listings: 3,674

→ Flat compared to last year

Total Inventory: 15,149

→ +14.4% YoY

→ 36.3% above the 10-year average

Sales-to-Active Ratio:

• Overall: 12.6% (Balanced → leaning Buyers)

• Detached: 9.7% (Buyers’ market)

• Townhomes: 13.6% (Balanced)

• Condos: 14.8% (Balanced)

Benchmark Prices:

• Detached: $1,900,600 (-4.3% YoY)

• Townhomes: $1,065,600 (-4.4% YoY)

• Condos: $714,300 (-5.2% YoY)

My take:

Buyers have options. Sellers have competition.

Pricing correctly is the difference between selling and sitting.

Mortgage Update Heading Into December 10

Where rates sit right now:

• BoC Policy Rate: 2.25%

• Best 5-year fixed: ~3.6–3.8%

• Best 5-year variable: ~3.4–3.7%

What this means:

• Buyers benefit from the low-3% pre-approval window

• Renewers face higher payments—but nothing like the 5%+ shock from early 2025

• A return to 2% mortgages is unlikely

• Industry consensus: long-term discounted 5-year fixed likely settles around 4–5%

My take:

Rates help sentiment, but they don’t erase inventory pressure.

This market rewards buyers who are prepared — and sellers who are realistic.

What’s Happening in Key Neighbourhoods

Downtown Core (Downtown, Yaletown, West End, Coal Harbour)

• Sales Ratio: 13%

• Inventory: 1,049 (-6% MoM)

• Most active band: $600–$700K

Yaletown is the strongest performer.

Coal Harbour is slower.

1-beds still move fast when priced right.

My take:

Downtown is balanced but fragile.

Anything over $1M needs a sharp price to get attention.

Westside — Detached (Kits, Dunbar, Point Grey, etc.)

• Sales Ratio: 8%

• Inventory: 704

• Avg sale-to-list: 93% (approx. 7% under ask)

My take:

This segment is fully in buyers’ territory.

Overpricing = low traffic + long days on market.

Westside — Attached (Kits, Fairview, Cambie, etc.)

• Sales Ratio: 15%

• Kits: 44%

• Fairview: 22%

• Mount Pleasant (west side): 29%

My take:

Lifestyle wins.

Walkable neighbourhoods are outperforming the broader market.

Eastside — Detached (Grandview, Renfrew, Hastings, etc.)

• Sales Ratio: 9%

• Most active band: $1.25–$1.5M

My take:

Entry-level detached still sees real demand.

Anything above $2M must be razor-sharp on pricing.

Eastside — Attached (Mount Pleasant, Olympic Village, Knight, etc.)

• Sales Ratio: 20%

• Fraser: 50%

• Hastings: 60%

• Knight: 42%

• Mount Pleasant: 26%

My take:

One of the most balanced and dependable segments in the city.

Community-driven, walkable neighbourhoods continue to outperform.

Exit Markets for Downtown Sellers

(Grandview, Renfrew, Hastings Sunrise)

These areas offer:

• More attainable price points

• Stronger absorption than Westside detached

• A great mix of half-duplex and small-lot homes

My take:

If you’re moving out of the core, East Van gives you lifestyle, space, and value

Full Reports (For Data Lovers)

• MVR — SnapStats Metro Vancouver

• GVR — SnapStats Greater Vancouver

• FVR — SnapStats Fraser Valley

• GVR Stats Package — November 2025

If you’re unsure which one applies to your home, I’ll send you the exact report.

What This All Means

Vancouver is in a price-sensitive, inventory-heavy, negotiation-focused market.

• Sellers who price for today are selling

• Sellers who price for last year aren’t

• Buyers now have breathing room

• Detached = Buyers’ market

• Downtown condos + Eastside attached = Most liquid

Timing is less important than strategy.

Thinking About Your Next Move?

If you’re considering buying or selling in these neighbourhoods, I’ll walk you through:

• What comparable homes are actually selling for

• How long they’re sitting

• What today’s buyers care about

• Whether you should act now or wait

This isn’t a pitch — it’s clarity.

Book a time: Here

Or just message me directly. I respond to everyone.

— Chris Car

Vancouver REALTOR® | Downtown + East Van Specialist