July has wrapped up, and while the weather’s been warm, the Greater Vancouver and Fraser Valley real estate markets aren't quite absorbing the heat.

Greater Vancouver – July 2025 at a Glance

Greater Vancouver had about 2,286 sales in July. That’s about 2% lower than last year and roughly 14% under the 10-year average for the month of July. It’s not a collapse by any means, but definitely on the quieter side for mid-summer when looking at the 10-year average.

Inventory & Listings

• New listings: 5,973 (about 9% fewer than last July)
• Active listings: 17,168 (up nearly 20% YoY and ~40% higher than normal)

More choice means more breathing room for buyers, which explains why the sales-to-active listings ratio is sitting at 13.8% overall — a balanced market on paper. Detached homes, though, are lagging at just 10.2%, which leans toward a buyer’s market. Townhomes and condos are closer to balanced at 16.7% and 15.9%.

Benchmark Prices – Greater Vancouver (July 2025)

• Composite: $1,165,300 (–0.7% MoM | –2.7% YoY)
• Detached: $1,974,400 (–1.0% MoM | –3.6% YoY)
• Townhouse: $1,099,200 (–0.4% MoM | –2.3% YoY)
• Apartment: $743,700 (–0.6% MoM | –3.2% YoY)

It seems as though detached sellers are having to adjust expectations the most, but the condo and townhouse markets still have some competitive pockets.

Fraser Valley – A Softer Market Across the Board

Over in the Fraser Valley, July brought 1,190 sales — slightly down from June and 3% under last year. The real story here is inventory. With 10,650 active listings (almost 50% higher than the 10-year average), buyers have plenty to choose from.

Listings & Activity

• New listings: 2,924 (down 15% from June, but slightly up YoY)
• Sales-to-active listings ratio: 11% overall (firmly a buyer’s market)
  • Detached: 9%
  • Townhomes: 13%
  • Condos: 14%

Benchmark Prices – Fraser Valley (July 2025)

• Composite: $944,800 (–0.7% MoM | –5.0% YoY)
• Detached: $1,451,100 (–0.5% MoM | –5.1% YoY)
• Townhouse: $814,900 (–1.2% MoM | –4.0% YoY)
• Apartment: $519,300 (–1.4% MoM | –5.8% YoY)

Price drops in the Fraser Valley are sharper than in Greater Vancouver, particularly in the apartment segment. This lines up with what we typically see when inventory builds — entry-level product tends to adjust first.

What This Means If You’re Buying or Selling

• Buyers: Of course the numbers vary across different neighborhoods and price bands so it’s always best to get the stats for specific areas. However, generally speaking, there is a lot more choice and room to negotiate on average for most buyers in the Fraser Valley.
• Sellers: With lots of other properties to compete with and a limited pool of buyers, pricing right matters more than ever. If you overshoot, you’ll sit on the market. Pricing right and great marketing now matter even more, and this rings especially true for detached properties.

Takeaways:

1. Inventory remains high, giving buyers the upper hand.
2. Prices are slipping, though not free-falling — most segments are down under 6% year-over-year.
3. Detached markets are softer than condos/townhomes.
4. The Fraser Valley is currently the most buyer-friendly.

If you want a neighborhood-specific update — with local trends, buyer activity, and comparable sales — get in touch. I can show you what’s happening on your street, not just the citywide averages, as the variance per area can be quite high.

Shawn Dhesi