Canada’s housing market continued to cool modestly in August, with buyers taking a more measured approach while the number of homes coming to market increased.

According to the Canadian Real Estate Association, national home sales declined 0.7% from July and were down 6.9% compared with August of last year. Prices were largely unchanged month to month, though the national benchmark price remained approximately 3% below its level a year ago.

The more notable shift was on the supply side. New listings rose 3.3% in August, ending three consecutive months of declining new inventory. As more properties came to market, the sales-to-new-listings ratio slipped to 49.1%, below the long-term average of 54.7%. In practical terms, buyers have more opportunities to compare homes and can be more selective than they could in a faster-paced market.

Mortgage rates are still shaping buyer decisions

Mortgage affordability remains one of the biggest factors influencing the Canadian housing market. Fixed rates have moved higher alongside bond yields, while expectations around future Bank of Canada decisions have become less certain.

That uncertainty does not mean buyers have disappeared. It means many are doing more homework, watching their monthly payments closely and looking carefully at value before making an offer. Well-priced, well-presented homes in desirable neighbourhoods can still attract strong interest, especially when there is limited supply in a particular property type or price range.

What this means for Vancouver real estate

Vancouver does not move exactly like the national market. Conditions can vary widely between a Kitsilano condo, an East Vancouver townhouse, a downtown investment property and a West Side family home.

That said, the broader trend is clear: buyers have more choice, and sellers need to be more strategic. Pricing accurately from the start, preparing the home properly and having a clear marketing plan are especially important when buyers are taking longer to decide.

For buyers, this can be a productive time to search. More listings create more opportunities to compare location, condition, strata details and long-term value. The best approach is to be prepared with financing, understand the local comparable sales and move confidently when the right home comes along.

For sellers, the market still rewards homes that are thoughtfully prepared and positioned. The goal is not simply to list a home, but to create the strongest possible first impression and reach the right buyers from day one.

If you are considering buying or selling in Vancouver, Kitsilano, the West Side, downtown or East Vancouver, I would be happy to provide a current local perspective and help you build a strategy around your goals.

Sheldon Coxford
Vancouver Realtor
sheldonhomes.ca | 778-835-5621

Vancouver Real Estate Market Update – February 2026

The Vancouver housing market has shifted into a slower and more balanced phase as we move through early 2026. The benchmark price for all residential properties in Greater Vancouver is now $1,100,300, representing a 6.8 percent decrease compared to this time last year.

While prices have adjusted slightly, the Vancouver real estate market continues to show resilience as inventory increases and buyers gain more time and flexibility when making decisions.

Benchmark Home Prices by Property Type

Detached Homes
Benchmark Price: $1,835,900
Year over year change: down 8.8 percent

Townhomes
Benchmark Price: $1,046,100
Year over year change: down 5.6 percent

Apartments and Condos
Benchmark Price: $708,200
Year over year change: down 6.8 percent

With more listings available across the Vancouver housing market, buyers now have more options to explore compared to the highly competitive markets of previous years. Sales activity has slowed slightly, but this shift is helping bring the market back toward a more balanced and stable environment.

Market Trends for Vancouver Real Estate in 2026

Inventory levels have increased across Greater Vancouver, creating more opportunities for buyers and allowing them additional time to evaluate properties.

Industry forecasts suggest that prices could adjust another three to five percent through 2026 as the market continues to find equilibrium. However, most experts expect a gradual return to more typical levels of activity rather than a dramatic correction.

What This Means for Vancouver Home Buyers

For buyers, this is one of the most comfortable buying environments Vancouver has seen in years.

Higher inventory means more choice, more time to view properties, and often stronger negotiating power. Many homes across Vancouver are now selling below their original asking prices, creating opportunities that were difficult to find during the competitive markets of the past decade.

Buyers who have been waiting for a calmer market may find that 2026 provides more room to negotiate and make thoughtful decisions when purchasing a home.

What This Means for Vancouver Home Sellers

For sellers, the Vancouver real estate market remains historically strong despite recent price adjustments.

The key difference today is that pricing strategy and presentation matter more than ever. Homes that are well priced and well presented continue to attract strong interest from qualified buyers.

A more balanced market often leads to smoother transactions, as buyers entering the market today tend to be financially prepared and serious about purchasing.

Looking Ahead at the Vancouver Housing Market

Several industry forecasts, including projections from the British Columbia Real Estate Association and Royal LePage, suggest that the Vancouver housing market will gradually stabilize as the year progresses.

Rather than the extreme seller driven conditions of previous years, the market is moving toward a healthier environment where both buyers and sellers can make informed decisions with greater confidence.

For many homeowners and buyers, this type of balanced market can create opportunities that simply were not available during the intense bidding wars of recent years.

If you are curious about what these market changes mean for your home, or if you are considering buying while buyers currently have more negotiating power, I am always happy to have a conversation and share some local insight.

Even a short discussion can often provide valuable clarity about the best timing and strategy for your next move in the Vancouver real estate market.

Connect with me

If you are thinking about buying or selling a home in Vancouver, Kitsilano, Fairview, or anywhere across the West Side, feel free to reach out anytime. I’m always happy to share local market insights and help you understand your options.

If you’ve been waiting for the right moment to buy a home in Vancouver, especially in sought-after neighboUrhoods like Kitsilano, Fairview, and Vancouver’s Westside, this fall may be your best opportunity in years.

As a Kitsilano resident and full-time realtor, I’ve seen how quickly Vancouver’s housing market shifts. Right now, the conditions are lining up to give homebuyers a rare advantage.

1. Less Competition in the Market

In recent years, Vancouver homebuyers often faced crowded open houses and multiple-offer bidding wars. This fall, fewer buyers are active, creating more breathing room to make smart, confident decisions.

2. Homes Are Sitting Longer

Properties that once sold in a weekend are now sitting on the market for weeks or months. In areas like Kitsilano, Point Grey, and Fairview, this means you have more time to explore options and stronger negotiating power when you find the right home.

3. Motivated Sellers and Price Reductions

With longer days on market, many sellers are more motivated to close deals. We’re seeing real price adjustments and flexibility on terms. For Vancouver buyers, this can mean significant savings compared to the peak years.

4. Interest Rates Are Stabilizing

Mortgage rates are leveling off and many experts expect them to trend downward in the coming months. By purchasing while prices are softer, you can secure your home now and refinance later if rates drop further.

5. Offers with Subjects and Inspections

Unlike the fast-paced market of the past, today’s softer conditions allow you to write offers with subjects and complete home inspections properly. This reduces risk and ensures you’re buying with confidence.

6. More Choice Across Vancouver

From Kitsilano condos near the beach to family homes in Dunbar and Point Grey, buyers have more options than they’ve had in years. Whether you’re looking for a townhouse in Fairview, a view property in West Point Grey, or a condo near transit, the Vancouver is offering real opportunities this fall.

The Bottom Line

This fall is a hidden window of opportunity for Vancouver homebuyers. The combination of lower competition, motivated sellers, stabilizing interest rates, and increased choice is creating the type of market conditions that don’t last forever.

📍 If you’re considering a move in Kitsilano, Fairview, or anywhere across Vancouver, this may be the best time to buy smart and secure a home that truly fits your lifestyle.

👉 As a Kitsilano-based realtor who lives and works in the community, I’d love to guide you through the process and show you where the best deals are in Vancouver right now.

Contact me today to start your home search.

A bold and visionary community is taking shape in one of Vancouver’s most iconic and scenic neighbourhoods. The ʔəy̓alməxʷ / Iy̓álmexw / Jericho Lands just took a major leap forward—Vancouver City Council has officially approved the Official Development Plan (ODP) for this historic site.

Located on 90 acres between West Point Grey and Kitsilano, the Jericho Lands will be transformed into a high-density, mixed-use, transit-connected community with deep cultural roots and a strong commitment to sustainability, inclusion, and Indigenous-led development.

Here’s what’s coming:

• 13,000 new homes, with 20% designated for social housing and another 10% for secured rental

• A future SkyTrain station as part of the UBCX line

• 30 acres of green space including playgrounds, forests, sports fields, and public plazas

• New amenities: a community centre, elementary school, 5 childcare centres, and a House of Learning

• Over 3,000 local jobs through new commercial and retail spaces

• Bold design led by the cultural vision of the Musqueam, Squamish, and Tsleil-Waututh Nations

This isn’t just another master plan—it’s a generational opportunity. The MST Partnership (Musqueam, Squamish, and Tsleil-Waututh) and Canada Lands Company are working together to create a community that blends modern city living with cultural identity and stewardship of the land.

It’s also the largest Indigenous-led development in Vancouver’s history, embedding the values, traditions, and leadership of the three Nations into every part of the plan.

What does this mean for you?

Whether you're a buyer, seller, or investor, this project will significantly reshape the future of Vancouver’s Westside real estate. Expect more transit-oriented options, increased density, and new energy in one of the city’s most desirable areas.

As a local Realtor who lives and works nearby, I’ll be keeping a close eye on timelines, zoning phases, and housing opportunities as they roll out.

Want to stay in the loop or explore opportunities in the surrounding area?
Let’s chat—this could be the start of something big for you too.

—
Sheldon Coxford
Your Kitsilano + Westside Realtor
SheldonHomes.ca
Neighbourhood expertise. Community focus. Always dog-friendly.

As fall sets in, many renters are seeing now as an ideal time to transition into homeownership. Recently, I’ve worked with several clients purchasing their first homes, and fall offers unique advantages. If you’re renting and hoping to buy soon, this season could be the perfect window to step into the real estate market ahead of the busy spring rush.

Explore top Vancouver neighbourhoods for first-time buyers and browse available properties

Why Fall 2024 Could Be the Best Season for First-Time Home Buyers

The recent rate cuts by the Bank of Canada are making homeownership more accessible. With borrowing costs easing, monthly payments are becoming more manageable, offering first-time buyers and renters looking to buy a rare chance to lock in affordable financing. Acting now could mean greater affordability, especially as we look toward a potentially competitive spring market.

Many first-time buyers are choosing to jump in now, avoiding the increased demand and higher prices that often come in spring. If you’re renting and waiting for the right time to buy, these favourable conditions might not last. Even a small drop in rates combined with current price stability can significantly impact what you can afford, giving you more buying power this season.

Advantages of Buying in Fall: Less Competition and More Flexibility

Spring typically brings a flood of new listings and eager buyers, making it a competitive time for first-time buyers. Fall, however, often offers a quieter, less competitive market. This means you’re less likely to encounter bidding wars, giving you more time to evaluate options and potentially negotiate better terms.

If you’re a first-time homebuyer exploring neighbourhoods within Vancouver proper—like Fairview, Mount Pleasant, Yaletown, the West End, or Kitsilano—where transit access, parks, and shopping are all close by, fall is an excellent time to enter the market. Buying now can offer more value compared to spring, when competition and demand typically increase.

Find the right neighbourhood for your first home and see available listings here

Moving from Renting to Owning: Why Now Might Be the Right Time

For renters ready to buy, fall offers a fantastic chance to transition into homeownership with favorable mortgage rates and stable prices. Many of my clients are savvy first-time buyers who’ve been watching the market and know that acting now could mean significant financial benefits. Moving from renting to owning brings long-term stability and allows you to personalize your space. Whether you’re looking at condos, townhomes, or detached homes, making this transition now could help you secure a better mortgage rate and begin building equity.

If you’re still renting and have questions about buying a home, I’m here to discuss your goals and help you explore your options. The journey from renting to owning can be incredibly rewarding, offering you a space to call your own and long-term financial growth.

Let’s Make Your First Purchase a Smart One

As your real estate advisor, I’m committed to making your first home purchase seamless and informed. Fall is a fantastic season for first-time buyers, and I’m here to help you navigate every step. Don’t wait—reach out today, and let’s find you a place you’ll love to call home.

Contact me now to set up a personalized home-buying consultation, or start your search by exploring neighbourhoods and available homes here.

Ready to Start Exploring? Stay Up-to-Date with Listings

If you’re just starting to consider homeownership, browsing the latest listings is a great way to see what’s out there. Scrolling through properties daily allows you to get a feel for the market and start envisioning your future home. Many of my clients start here, finding it a valuable, no-pressure way to get inspired about what’s possible.

I’m Sheldon Coxford with TRG Realty — full-time residential Realtor & Relocation Specialist in Vancouver, BC. Got questions about buying, selling, or renting? Let’s connect! 📞 778-835-5621 | 📧 [email protected] @sheldoncoxford #vancouverrealtor #realtorlife #vancouverlife #vancouvertourfacts #Vancouver #vancouverrealtors #toprealtorvancouver

West 4th Ave Kitsilano! 

Recently, I had the pleasure of selling unit #406 - 2555 W 4th Ave here in Kitsilano, and it happened remarkably fast - just seven days on the market! 

This top-floor unit offers the ideal blend of space and sunlight, featuring 2 bedrooms, 2 full bathrooms, and over 859 square feet of living space. With a sunny south-facing exposure, the main bedroom boasts a sizable walk-in closet and ample room for a king-sized bed. Enjoy the convenience of radiant in-floor heating, a cozy gas fireplace, and water included in the maintenance fee. 

Located just five blocks from the beach and with easy access to transit routes to UBC and downtown, this pet-friendly and rental-friendly corner unit is perfect for those seeking central and convenient living in Vancouver's vibrant Kitsilano neighborhood!

By recommending enhancements such as fresh paint, upgraded lighting, staging, and setting a competitive price, I positioned the property as a standout in the market.

Once it was ready my approach to marketing played a crucial role in showcasing the property's best features. As with all my properties I invested in professional photography, video with drone footage and floor plans. I also created professional brochures that highlighted the property's unique selling points, further enhancing its appeal to potential buyers. This strategy sparked a flurry of interest, culminating in the best outcome of multiple offers.

As your trusted Resident Expert Realtor, my goal is to provide valuable assistance to the neighbours of Kitsilano. Whether you're considering selling now or in the future, I am here to offer guidance and support every step of the way.

My approach is always professional yet approachable, and I prioritize your needs above all else. And, I know the building well.

If you ever have questions about the local real estate market or would like to discuss your options, please don't hesitate to reach out. I am here to help, and look forward to the opportunity to assist you with your real estate endeavours.

I am never too busy to chat about Real Estate. Buying, Selling or Renting or a combination of them I can help. 

All of my listing receive the same great marketing. Professional photography, Video including drone. staging advice and professional brochures.

I make magic happen. Please connect anytime. 

Sheldon Coxford - 778-835-5621 or [email protected]

www.sheldonhomes.ca

JUST SOLD - 307 - 1495 Richards Street, Vancouver, BC - Listed at $669,000 

Luxurious living awaits at Azura II, a prestigious concrete building crafted by Concord Pacific in Yaletown's vibrant waterfront district. This sophisticated 1 bed, 1 bath condo boasts an airy open-plan layout a private balcony and complemented by a versatile flex space ideal for a home office or extra storage. Explore nearby attractions including George Wainborn Park, the Seawall, and Yaletown's renowned dining and shopping scene. Enjoy resort-style amenities such as 24/7 concierge, fitness centre, squash court, pool, sauna, hot tub, and 2 guest suites. Pets and rentals are welcome, making this an exceptional investment opportunity or a seamless transition into a vibrant urban lifestyle. Don't miss your chance to experience the best of downtown Vancouver living.

Recently, we had the pleasure of selling unit #307- 1495 Richards Street, Vancouver, BC and it happened remarkably fast - just seven days on the market! The interest from other agents representing potential buyers has been fantastic, showing the continued appeal of Azura II.

It brings us pleasure to highlight the success of this sale, which was achieved with thoughtful planning and execution. By recommending enhancements such as fresh paint, upgraded lighting, professional staging, and setting a competitive price, we positioned the property as a standout in the market. This strategy sparked a flurry of interest, culminating in the remarkable outcome of multiple offers.

Once it was ready our approach to marketing played a crucial role in showcasing the property's best features. As with all our properties we invested in professional photography, video and drone footage, and floor plans, ensuring that every aspect of the property was captured in its best light. Additionally, we created professional brochures that highlighted the property's unique selling points, further enhancing its appeal to potential buyers.

As real estate professionals, our goal is to provide valuable assistance to the neighbours in Azura II. Whether you're considering selling now or in the future, we're here to offer guidance and support every step of the way. Our approach is always professional yet approachable, and we prioritize your needs above all else. 

If you ever have questions about the local real estate market or would like to discuss your options, please don't hesitate to reach out. We're here to help, and we look forward to the opportunity to assist you with your real estate endeavours. 

We are never too busy to chat about Real Estate. Buying, Selling or Renting or a combination of them we can help. 

All of our listing receive the same great marketing. Professional photography, Video including drone. staging advice and professional brochures.

We make magic happen. Please connect anytime. 

Sheldon Coxford - 778-835-5621 or [email protected]

www.sheldonhomes.ca

As we approach the doorstep of 2024, homeowners are feeling a mix of anticipation and concern about the impending renewal of their mortgages. The once-friendly landscape of interest rates, which favored those who took the homeownership plunge or renewed their mortgages a few years back, is now signaling a change. The specter of rising rates is a reality that many will grapple with in the coming year. But fear not! Let's demystify the process of mortgage renewals and equip you with strategies not just to weather the storm but to optimize your real estate investment. Don't step into the renewal season unprepared. While it's reassuring to see the latest inflation numbers drop to 3.1%, it's wise to acknowledge that an interest rate drop might still be a way off. I hope I'm wrong, but let's ensure you're ahead of the curve before this shift catches up with you.

1: Navigating the Current Scene

Understanding the Shifting Interest Rate Landscape: The world of mortgage renewals can be a bit overwhelming, especially in today's changing interest rate climate. Those who secured their homes or renewed their mortgages about four years ago benefited from a lower interest rate environment. Fast forward to 2023, and the situation has changed significantly. The burning question on everyone's mind: How do you prepare for a potential increase in interest rates?

2: Thoughtful Financial Planning

Clarifying Your Financial Goals: Before jumping into the world of refinancing, take a moment for self-reflection. What are your financial goals for the next five years? Are you thinking about upsizing or downsizing? Do you want to tap into home equity for investments or pay off your mortgage faster? By understanding your goals, you can tailor your refinancing strategy to fit seamlessly with your unique needs.

Unlocking the Potential of Equity: Vancouver's real estate market has seen significant appreciation, and your home's equity may have grown along with it. Refinancing becomes a powerful tool, allowing you to tap into this equity for various purposes. Whether it's funding home renovations, investing in other assets, contributing to your children's education, or consolidating high-interest debt, unlocking your home's equity opens up a world of possibilities.

Considering Shorter Loan Terms: With interest rates on the rise, exploring shorter loan terms could be beneficial. While it might mean slightly higher monthly payments, the long-term benefits of reduced total interest paid are worth considering. Reach out to your mortgage broker early to discuss the best course of action for your financial situation.

3: Seeking Practical Guidance

Navigating the Process with Experts: In the complex world of mortgage renewals, seeking advice from financial advisors and mortgage specialists is not just a good idea – it's crucial. These professionals have a deep understanding of the local real estate market and the ins and outs of the current lending environment. We've built a network of trusted contacts ready to assist you on this journey. Don't wait; expert guidance could be the key to finding tailored refinancing options that align with your unique circumstances.

Customized Solutions with Your Realtor: Your trusted Realtor is more than just a key player in the home-buying process; they are a valuable resource when it comes to navigating mortgage renewals. Consult with them to discuss your specific needs, exploring potential upsizing or downsizing options. Together, you can chart a course that aligns with your long-term financial goals.

Final Thought: While mortgage renewals may bring a sense of uncertainty, within that uncertainty lies a realm of opportunities. By approaching the process proactively and seeking practical guidance, you can not only navigate the challenges but emerge with a more resilient and optimized real estate investment.

Prepare for the future with confidence and take control of your financial destiny!