North Shore Real Estate October 2025 | North Vancouver & West Vancouver Market

North Shore real estate October 2025 demonstrated notably contrasting market dynamics between North Vancouver and West Vancouver. Subsequently, slower sales activity combined with elevated inventory levels created increasingly buyer-favorable conditions across the region. Moreover, North Vancouver maintained relatively balanced performance in detached homes while West Vancouver experienced pronounced softening. As a result, the North Shore presented diverse opportunities depending on property type and specific municipality.

North Vancouver Real Estate October 2025 – Balanced Detached Market with Softening Higher-Density Segments

North Vancouver real estate market displayed mixed performance throughout October 2025. Therefore, this created varied opportunities across different property segments and price points.

North Vancouver Housing Market Price Analysis:

North Vancouver Detached Homes / Houses:

The benchmark price for detached homes declined 1.0% month-over-month to $2,151,000. However, this represents a modest 0.7% increase compared to October 2024. Currently, North Vancouver exceeds Metro Vancouver’s benchmark of $1,916,400. Specifically, this commands approximately $234,600 premium above regional averages.

Browse North Vancouver detached homes under $2,155,000 here, or explore available options above $2,155,000.

North Vancouver Townhouses / Attached Homes:

Townhouse prices declined 0.8% from September to $1,287,200. Additionally, year-over-year prices dropped 5.7% from October 2024. Currently, North Vancouver significantly exceeds Metro Vancouver’s benchmark of $1,066,700. As a result, this commands approximately $220,500 premium above regional standards.

Explore North Vancouver townhomes listed below $1,290,000 here, or check out exclusive properties above $1,290,000.

North Vancouver Condos / Apartments:

Condo prices declined 0.6% from September to $786,200. However, prices decreased only 0.5% compared to October 2024. Currently, North Vancouver remains above Metro Vancouver’s benchmark of $718,900. Moreover, this provides approximately $67,300 premium over regional averages.

Search North Vancouver condos priced below $790,000 here, or view high-end listings above $790,000.

North Vancouver Real Estate Market Activity:

New listings showed significantly varied results across different property types. Detached home listings reached 152 in October, down from September’s 219. Meanwhile, this represented a modest 3.9% year-over-year decrease. Currently, active inventory stands at 348 detached homes. Townhouse listings totaled 94, down from September’s 106. Nevertheless, this marked a solid 9.6% increase year-over-year. Condo listings reached 176, down sharply from September’s 275, showing a substantial 29.5% year-over-year decline. Active inventory totals 569 townhomes and condos combined.

Sales activity showed balanced detached performance alongside softer higher-density segments. Detached home sales totaled 75 with a 49.3% sales-to-new-listings ratio, indicating balanced market conditions approaching seller advantage. Additionally, the sales-to-active-listings ratio reached 22.1%, nearly doubling Metro Vancouver’s baseline of 11.3%. Townhouse sales reached 37, producing a 39.4% sales-to-new-listings ratio, reflecting buyer’s market conditions with increased negotiating power for purchasers. Condo sales totaled 76, yielding a 43.2% sales-to-new-listings ratio, suggesting balanced market conditions with slight buyer advantage. Furthermore, the combined sales-to-active-listings ratio for townhomes and condos achieved 19.3%, exceeding Metro Vancouver’s average of 17.6% for townhouses while surpassing the 15.5% benchmark for condos. These ratios indicate strong absorption in detached homes while higher-density properties show more measured demand.

Upcoming Open Houses:

• Take a look at all the Houses in North Vancouver with an open house coming up here.
• Explore all the Townhomes in North Vancouver with an open house coming up here.
• View all the Condos in North Vancouver with an open house coming up here.

West Vancouver Real Estate October 2025 – Ultra-Premium Market Experiences Pronounced Softening

West Vancouver real estate market maintained its ultra-premium positioning while demonstrating significant buyer-favorable conditions throughout October 2025. Consequently, this created substantial negotiating opportunities in the region’s luxury segments.

West Vancouver Housing Market Price Analysis:

West Vancouver Detached Homes / Houses:

The benchmark price increased 0.7% month-over-month to $3,084,300. However, year-over-year prices decreased 4.4% from October 2024. Currently, West Vancouver dramatically exceeds Metro Vancouver’s benchmark of $1,916,400. Moreover, this commands a substantial premium of approximately $1,167,900.

Browse West Vancouver detached homes listed under $3,090,000 here, or explore upscale options above $3,090,000.

West Vancouver Condos / Apartments:

Condo prices declined 8.0% from September to $1,092,000. Additionally, year-over-year prices fell 12.0% from October 2024. Currently, West Vancouver substantially exceeds Metro Vancouver’s benchmark of $718,900. Therefore, this represents approximately $373,100 premium over regional averages.

View West Vancouver condos listed below $1,095,000 here, or check out high-end selections above $1,095,000.

West Vancouver Real Estate Market Activity:

New listings displayed contrasting trends across limited property segments. Detached home new listings reached 160 from September’s 214. Meanwhile, this marked a solid 9.4% increase year-over-year. Currently, active inventory stands at 532 detached homes. Townhouse new listings totaled 24, up from September’s 16. Nevertheless, this reflected a substantial 54.2% increase year-over-year. Condo new listings reached 36, down from September’s 45, representing a significant 44.4% decline year-over-year. Active inventory totals 148 for condos and townhomes combined.

Sales activity showed pronounced buyer’s market conditions across all property types. Detached home sales totaled 42 with a 26.3% sales-to-new-listings ratio, indicating strong buyer’s market conditions with substantial negotiating leverage for purchasers. Additionally, the sales-to-active-listings ratio reached 7.9%, notably below Metro Vancouver’s baseline of 11.3%. Townhouse sales reached only 1 transaction, producing a 4.2% sales-to-new-listings ratio, reflecting extremely soft market conditions. Condo sales totaled 15, yielding a 41.7% sales-to-new-listings ratio, suggesting balanced market conditions with slight buyer advantage. Furthermore, the combined sales-to-active-listings ratio for townhomes and condos achieved 10.8%, falling below Metro Vancouver’s averages of 17.6% for townhouses and 15.5% for condos. These ratios demonstrate significantly buyer-favorable dynamics across West Vancouver’s ultra-premium market segments.

Upcoming Open Houses:

• Take a look at all the Houses in West Vancouver with an open house coming up here.
• Explore all the Townhomes in West Vancouver with an open house coming up here.
• View all the Condos in West Vancouver with an open house coming up here.

Metro Vancouver Market Context – North Shore Shows Divergent Municipal Dynamics

October 2025 confirmed that slower sales and elevated inventory created increasingly favorable conditions for Metro Vancouver homebuyers. According to Greater Vancouver REALTORS®, Andrew Lis noted: “October is typically the last month of the year where sales activity sees a seasonal uptick, but sales still fell short of last year’s figures and the ten-year seasonal average.”

Furthermore, Lis observed that “even the fourth cut this year to the Bank of Canada’s policy rate this October wasn’t enough to entice more buyers back into the market.” Additionally, he noted: “After peaking in June, inventory levels have edged lower, and prices have eased across all market segments as slower-than-usual sales activity meets the highest inventory levels seen in many years.”

Metro Vancouver’s sales-to-active-listings ratios stood at 11.3% for detached homes, 17.6% for townhouses, and 15.5% for condos.

North Vancouver Performance: North Vancouver demonstrated notably strong performance with detached homes achieving 22.1% (nearly double Metro’s 11.3%), indicating exceptionally robust absorption in the premium single-family segment. The combined sales-to-active-listings ratio for townhomes and condos reached 19.3%, exceeding both Metro Vancouver’s townhouse ratio of 17.6% and condo ratio of 15.5%. This indicates solid demand fundamentals across higher-density properties despite broader market softness.

West Vancouver Performance: West Vancouver displayed markedly different dynamics across its ultra-premium market. Detached homes recorded a 7.9% sales-to-active-listings ratio (below Metro’s 11.3%), reflecting pronounced buyer-favorable conditions in the luxury segment. The combined sales-to-active-listings ratio for townhomes and condos achieved 10.8%, falling below Metro Vancouver’s separate benchmarks of 17.6% for townhouses and 15.5% for condos, indicating notably softer demand in West Vancouver’s higher-density segments.

Therefore, both North Shore municipalities continue demonstrating distinctly different market conditions. North Vancouver maintains relatively balanced-to-strong absorption across property types, while West Vancouver offers substantial buyer advantages, particularly in ultra-premium detached homes. This divergence creates diverse opportunities for purchasers depending on price point and location preferences as the market transitions into the traditionally quieter winter months.

FAQ – North Shore Real Estate October 2025

Q: Are North Shore home prices rising or falling in October 2025?

A: North Shore prices showed mixed movement in October 2025. North Vancouver detached homes declined 1.0% monthly while West Vancouver detached homes gained 0.7%. North Vancouver condos declined 0.6% while West Vancouver condos dropped 8.0%, reflecting varied dynamics between the two municipalities.

Q: Is it a good time to buy North Shore real estate in October 2025?

A: October 2025 presents favorable buying conditions with buyer-advantaged market dynamics, particularly in West Vancouver. North Vancouver shows sales-to-active-listings ratios of 19.3% to 22.1%, while West Vancouver demonstrates notably softer conditions at 7.9% to 10.8%. Buyer negotiating power is strongest in West Vancouver’s ultra-premium segments.

Q: Which North Shore area offers better real estate value in October 2025?

A: North Vancouver provides superior value with detached homes at $2.2M versus West Vancouver’s $3.1M. Additionally, North Vancouver shows stronger absorption rates (22.1% for detached homes vs 7.9%), indicating healthier market fundamentals despite lower prices. West Vancouver offers luxury positioning with substantial buyer negotiating power.

Q: How does North Vancouver compare to West Vancouver for real estate investment?

A: North Vancouver shows significantly stronger demand metrics with detached homes achieving 22.1% sales-to-active-listings ratio (vs West Vancouver’s 7.9%) and combined townhome/condo ratio of 19.3% (vs West Vancouver’s 10.8%). West Vancouver offers ultra-premium positioning with increased buyer leverage and negotiating opportunities for luxury purchasers.

Q: What are the best North Shore communities to buy in October 2025?

A: Both North Vancouver and West Vancouver offer distinct advantages in October 2025. North Vancouver provides stronger value proposition with superior demand fundamentals and premium positioning above Metro Vancouver benchmarks, while West Vancouver delivers ultra-luxury market access with pronounced buyer-favorable conditions and substantial negotiating power for high-end purchasers.