Confidence is quietly returning to Greater Vancouver real estate as new buyers re-enter the market after nearly two years of hesitation. With borrowing costs easing and home prices holding steady across most areas, we are seeing renewed movement in the entry and mid-range segments.
According to the latest data from Greater Vancouver REALTORS®, October sales held close to long-term seasonal norms while overall inventory remained elevated compared to last year. This balance between supply and demand is giving first-time and early-stage buyers more choice and more negotiating power than they have had in recent years.
Lower borrowing costs since the Bank of Canada’s September rate cut have opened the door for a new wave of qualified buyers. Many are taking advantage of the quieter season to purchase before activity builds again in early 2026.
At J Smith Homes, we are seeing a clear shift in momentum. Clients who were waiting through the uncertainty of higher rates are now taking confident steps toward home ownership. These new buyers are focused, prepared and moving decisively when they find the right fit. Sellers who present their homes effectively and price in line with current conditions are achieving solid results.
As the year winds down, the market remains active beneath the surface. Serious buyers are still writing offers, lenders are competing for business and the most prepared clients are finding success. November and December are ideal months to plan, list, or buy before the renewed pace of 2026 begins
Market Update
Slow sales and high inventory give buyers the edge in October
Home sales registered on the MLS® in Metro Vancouver* were 14 per cent lower than last October, as the trend of slower sales and building inventory creates favourable conditions for those looking to buy in the fall market.
The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,255 in October 2025, a 14.3 per cent decrease from the 2,632 sales recorded in October 2024. This was 14.5 per cent below the 10-year seasonal average (2,638).
Real Estate Q&A
Buyer Q&A — November 2025
Q1. Are prices expected to rise again in 2026?
A: Market forecasts suggest that home prices in Greater Vancouver are likely to remain stable through the winter and begin to show gradual gains later in 2026. The British Columbia Real Estate Association projects that average home prices will hold steady through 2025 and edge upward next year as borrowing costs ease and demand strengthens Population growth, limited supply, and steady employment continue to support long-term value across most neighbourhoods.
Bottom line: 2026 is expected to bring slow, steady appreciation rather than a rapid surge — a balanced environment that rewards smart timing for both buyers and sellers.
Q2. How much negotiation power do buyers have today?
A. Buyers have more flexibility today than they did during the peak of competition, thanks to higher inventory and more measured demand. That said, balance has returned to the market. Homes that are well-priced and move-in ready continue to attract strong attention and timely offers
Tip: Work with your agent to identify properties that have been active for several weeks. These often present the best opportunities for negotiation.
Q3. What financing programs support new buyers in BC right now?
A. Several programs can make home ownership more accessible for new buyers in British Columbia:
First Home Savings Account (FHSA): Save up to $8,000 per year tax-free toward your first home.
Home Buyers’ Plan (HBP): Withdraw up to $60,000 from your RRSP to use for your down payment.
Property Transfer Tax (PTT) Exemption: Qualifying first-time buyers can receive a full exemption on homes valued up to $835,000 and a partial exemption up to $860,000.
Insured Mortgage Options: CMHC, Sagen, and Canada Guaranty programs continue to offer insured mortgages with low down payment thresholds.
Advice: Combine available programs where possible and start your pre-approval early to confirm your budget before you begin your home search.
Let’s Work Together
Book a FREE home evaluation or real estate consultation today through the link below: