One of the most common conversations we're having right now is with homeowners whose expectations are still shaped by last year's market.
The challenge is that today's market looks quite different. Active listings across Metro Vancouver are nearly 38% above the 10-year seasonal average, giving buyers substantially more choice than they have had in recent years. Sales activity remains below historical norms, which means homes are generally taking longer to sell and buyers have more time to make decisions.
For some homeowners, that shift feels like a reason to wait. Yet the other side of the equation is often overlooked. Increased inventory doesn't just affect sellers. It affects buyers too. More available homes, less competition, and greater negotiating power can create opportunities that simply weren't available when inventory was scarce.
This is why it's important to look at the entire move, not just the sale. A homeowner may not achieve the same conditions they would have seen during the peak market of 2021 or 2022, but they may also have access to significantly more options and flexibility when purchasing their next home.
Markets change, and so do the opportunities they create. The question isn't whether today's market is better or worse than previous years. The question is whether you're evaluating today's opportunities based on today's market, or yesterdays.
Market Update
Apartment sales lag, other housing segments steady
Led by slow sales in the apartment segment, home sales registered on the MLS® in Metro Vancouver* were down nearly four percent in May compared to last year.
The Greater Vancouver REALTORS® (GVR) reports that residential sales in the region totalled 2,150 in May 2026, a 3.5 percent decrease from the 2,228 sales recorded in May 2025. This was 26.6 percent below the 10-year seasonal average (2,930).
There were 6,115 detached, attached and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in May 2026. This represents a 7.6 percent decrease compared to the 6,620 properties listed in May 2025. This was 1.3 percent above the 10-year seasonal average (6,036).
The total number of properties currently listed for sale on the MLS® system in Metro Vancouver is 16,917, a one percent decrease compared to May 2025 (17,094). This is 34.6 percent above the 10-year seasonal average (12,567).
Real Estate Q&A
What We're Being Asked Most Right Now
Q1. What is one thing that surprises people about today's market
A: Many people are surprised that some homes are selling quickly while others sit on the market. With more inventory available, buyers are being selective and comparing their options carefully. As a result, pricing, presentation, and strategy are having a bigger impact on results than they did a few years ago.
Q2. If I don't need to move, should I wait?
A. Waiting may be the right decision for some homeowners, but it's important to look at the entire move, not just the sale. The same market conditions that may create challenges when selling can also create opportunities when buying. Every situation is different, which is why the best answer depends on your goals rather than the market alone.
Q3. Why do market headlines often feel different from what's happening in my neighbourhood?
A. Real estate is highly local. Market statistics provide a broad overview, but conditions can vary significantly by neighbourhood, property type, and price range. What is happening with downtown condos may look very different from what is happening with detached homes in a family-oriented neighbourhood.
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