There are 1,316 houses for sale in the City of Vancouver on EstateBlock today, at a median asking price of $2,781,583. The median one has been listed for 73 days. That's the competition if you're selling a house here this fall.
Across Metro Vancouver, Greater Vancouver REALTORS® (GVR) counted 9.7% as many detached sales in September as there were detached listings. GVR says prices tend to come under pressure when that ratio stays below 12%. For detached homes it hasn't been above 12% in any of the last 13 months.
Below: what the market looks like for sellers, how asking prices and days on market vary from Collingwood to Point Grey, how many sellers are already cutting, what selling actually costs, and how I'd price a house in it.
Sources: EstateBlock.com Vancouver neighbourhood house pages, snapshot taken October 24, 2026 (active listings, asking prices); Greater Vancouver REALTORS®, September 2026 stats package.
The market you're selling into
- Detached
- All property types
Source: Greater Vancouver REALTORS® monthly stats packages, September 2025 to September 2026
Show the numbers
| Detached | All property types | |
|---|---|---|
| Sep '25 | 8.5% | 11.3% |
| Oct | 11.3% | 14.2% |
| Nov | 9.7% | 12.6% |
| Dec | 9.3% | 12.7% |
| Jan '26 | 6.7% | 9.1% |
| Feb | 9.0% | 12.6% |
| Mar | 11.0% | 14.2% |
| Apr | 11.3% | 13.5% |
| May | 10.7% | 13.1% |
| Jun | 12.0% | 14.6% |
| Jul | 10.5% | 13.0% |
| Aug | 9.6% | 12.3% |
| Sep '26 | 9.7% | 10.9% |
The sales-to-active listings ratio is the single number I watch most for sellers. It's the share of listings that sold that month. GVR's own reading of its history: Analysis of the historical data suggests downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.
Detached homes peaked at exactly 12.0% in June and slid back to 9.6% in August and 9.7% in September. Houses are the weakest segment on this measure, below the 10.9% ratio for all property types and the 12.2% for townhouses and other attached homes.
The good news for house sellers is that buyers haven't left. GVR counted 575 detached sales in Metro Vancouver in September, up 4.2% from 552 a year earlier, and its chief economist Andrew Lis said end-users are primarily driving the market, as investor-driven demand awaits more favourable market conditions
. There are buyers; there's just a lot of choice, and they know it.
| Area | Detached benchmark | 1 month | 3 months | 1 year | 5 years | Sales, Sept 2026 | Sales, Sept 2025 |
|---|---|---|---|---|---|---|---|
| Vancouver East | $1,630,500 | +0.6% | −1.8% | −7.7% | −3.6% | 65 | 56 |
| Vancouver West | $2,916,100 | −0.6% | −4.1% | −8.7% | −12.0% | 47 | 56 |
| Metro Vancouver (GVR area) | $1,784,700 | −0.8% | −3.2% | −7.3% | −2.0% | 575 | 552 |
Source: Greater Vancouver REALTORS®, September 2026 stats package, MLS® HPI tables and Listing & Sales Activity Summary. The Metro row is the table's Greater Vancouver line.
Vancouver East and West lost 7.7% and 8.7% on the detached benchmark over the year, but they've behaved differently since spring. The east side was up 0.6% in September and is down 1.8% over three months. The west side fell 4.1% over three months, and west-side detached sales dropped to 47 in September from 56 a year earlier, while the east side rose to 65. On the west side, 217 houses came to market in September against those 47 sales.
Asking prices and days on market by neighbourhood
These are EstateBlock's neighbourhood house pages on October 24, 2026, for every neighbourhood on EstateBlock's Vancouver page with at least 20 houses listed (a few east-side areas, such as Killarney and Hastings-Sunrise, aren't on that page). They're asking prices on active listings, not sale prices. Set them next to GVR's benchmark (the price of a typical detached house in that half of the city) and you can see how far sellers are reaching.
| Neighbourhood | Houses for sale | Median asking price | Ask vs VE benchmark | Asking $/sq ft | Median days listed |
|---|---|---|---|---|---|
| Knight | 54 | $1,750,000 | +7.3% | $918 | 89 |
| Renfrew | 75 | $1,768,000 | +8.4% | $830 | 79 |
| Victoria | 30 | $1,799,000 | +10.3% | $760 | 42 |
| Collingwood | 76 | $1,889,000 | +15.9% | $828 | 110 |
| Grandview Woodland | 46 | $1,909,500 | +17.1% | $841 | 54 |
| Renfrew Heights | 76 | $1,965,000 | +20.5% | $847 | 95 |
| South Vancouver | 71 | $1,998,000 | +22.5% | $801 | 55 |
| Main | 35 | $2,280,000 | +39.8% | $1,030 | 73 |
| Fraser | 36 | $2,343,000 | +43.7% | $886 | 39 |
Sources: EstateBlock.com Vancouver neighbourhood house pages, snapshot taken October 24, 2026 (active listings, asking prices); Greater Vancouver REALTORS®, September 2026 stats package (Vancouver East detached benchmark). Ask vs benchmark calculated by EstateBlock.
Every east-side neighbourhood on this list has a median ask above the $1,630,500 benchmark, from +7.3% in Knight to +43.7% in Fraser. Some of that can be mix: the benchmark prices a typical house, and a brand-new house with a suite isn't typical. But asking prices sitting above the benchmark while the median listing waits 73 days tells me plenty of sellers are pricing for last year.
The speed varies a lot. Fraser houses have a median of 39 days listed; Collingwood is at 110.
| Neighbourhood | Houses for sale | Median asking price | Ask vs VW benchmark | Asking $/sq ft | Median days listed |
|---|---|---|---|---|---|
| Marpole | 29 | $2,150,000 | −26.3% | $942 | 84 |
| Kitsilano | 45 | $2,799,000 | −4.0% | $1,165 | 57 |
| Kerrisdale | 41 | $3,250,000 | +11.5% | $1,126 | 41 |
| Southlands | 21 | $3,500,000 | +20.0% | $1,005 | 57 |
| Cambie | 58 | $3,549,500 | +21.7% | $1,362 | 71 |
| Dunbar | 81 | $3,700,000 | +26.9% | $1,245 | 58 |
| Oakridge | 20 | $3,944,388 | +35.3% | $1,459 | 122 |
| South Granville | 77 | $4,098,000 | +40.5% | $994 | 85 |
| Quilchena | 24 | $4,189,500 | +43.7% | $1,136 | 62 |
| Point Grey | 89 | $4,288,000 | +47.0% | $1,327 | 104 |
| Shaughnessy | 81 | $5,680,000 | +94.8% | $1,119 | 70 |
| University (UBC area) | 26 | $5,985,000 | +105.2% | $1,077 | 58 |
Sources: EstateBlock.com Vancouver neighbourhood house pages, snapshot taken October 24, 2026 (active listings, asking prices); Greater Vancouver REALTORS®, September 2026 stats package (Vancouver West detached benchmark). Ask vs benchmark calculated by EstateBlock.
The west side is a wider spread. Marpole, Kitsilano have median asks below the $2,916,100 west-side benchmark; Shaughnessy ($5,680,000) and the UBC-area listings ($5,985,000) are well above it. With prices this far apart inside one GVR area, the benchmark is a starting point, not a price for your house. The comparable sales on your own blocks matter more.
Source: EstateBlock.com Vancouver neighbourhood house pages, snapshot taken October 24, 2026 (active listings, asking prices)
Show the numbers
| Neighbourhood | Median days listed |
|---|---|
| Oakridge | 122 |
| Collingwood | 110 |
| Point Grey | 104 |
| Renfrew Heights | 95 |
| Knight | 89 |
| South Granville | 85 |
| Marpole | 84 |
| Renfrew | 79 |
| Main | 73 |
| Cambie | 71 |
| Shaughnessy | 70 |
| Quilchena | 62 |
| Dunbar | 58 |
| University (UBC area) | 58 |
| Kitsilano | 57 |
| Southlands | 57 |
| South Vancouver | 55 |
| Grandview Woodland | 54 |
| Victoria | 42 |
| Kerrisdale | 41 |
| Fraser | 39 |
Oakridge (122 days), Collingwood (110) and Point Grey (104) have the stalest house listings. Fraser (39 days), Kerrisdale (41) and Victoria (42) are turning over fastest. A long median doesn't mean nothing sells there. It means the listings that are left have been sitting, and buyers touring them will notice.
How many sellers are already cutting
Across all property types, 944 of the 4,693 Vancouver listings on EstateBlock (20%) have had at least one price cut, averaging 6.6%. On October 16 it was 914 of 4,711. EstateBlock also flags 2,001 Vancouver listings asking less than their BC Assessment value; my BC Assessment post explains why that's less dramatic than it sounds, since the 2026 assessments reflect values as of July 1, 2025.
Source: EstateBlock.com live listings, snapshot taken October 24, 2026 (active listings, all property types, asking prices)
Show the numbers
| City | % of listings cut |
|---|---|
| Maple Ridge | 31.5% |
| New Westminster | 31.4% |
| Delta | 27.8% |
| Port Coquitlam | 27.7% |
| Port Moody | 27.6% |
| Pitt Meadows | 27.1% |
| Burnaby | 26.3% |
| Surrey | 24.9% |
| Coquitlam | 23.0% |
| Richmond | 22.4% |
| Vancouver | 20.1% |
| North Vancouver | 18.9% |
| West Vancouver | 15.2% |
Vancouver's share of cut listings is near the bottom of these 13 cities; only North Vancouver (19%) and West Vancouver (15%) are lower. Maple Ridge is highest at 32%. I read that two ways. Vancouver sellers are holding firm, which is probably part of why the median house has been listed 73 days. And the cuts that do happen are deep: 6.6% on average, behind only West Vancouver (7.8%) and Maple Ridge (6.7%) among these cities. Applied to a $2,781,583 house, that's about $184,000, given back after weeks on the market.
| City | Cut listings, Oct 16 | Cut listings, Oct 24 | Average cut, Oct 24 |
|---|---|---|---|
| Vancouver | 914 of 4,711 | 944 of 4,693 | 6.6% |
| Burnaby | 473 of 1,922 | 502 of 1,912 | 5.4% |
| Richmond | 406 of 1,930 | 428 of 1,910 | 6.3% |
| North Vancouver | 183 of 1,020 | 191 of 1,011 | 5.5% |
Source: EstateBlock.com live listings, snapshots taken October 16 and October 24, 2026 (active listings, asking prices).
What selling a house in Vancouver costs
Sellers in BC don't pay property transfer tax; the buyer does. Here's what does come out of your proceeds, and where each rule comes from.
| Cost | What it is | Source |
|---|---|---|
| Real estate commission | Negotiable. Usually a percentage of the sale price set in your listing contract; part or all of the buyer's agent's pay often comes out of it too. | BCFSA consumer guide |
| GST on the commission | Commission amounts on BCFSA's seller disclosure form are shown before GST, which is 5% in BC. | BCFSA disclosure form, CRA |
| Mortgage prepayment penalty | If you pay off the mortgage before the term ends, including when you sell, there may be a penalty: usually the higher of 3 months' interest or the interest rate differential. Porting the mortgage to your next home can avoid it. | FCAC |
| Legal or notary fees | For the conveyance and paying out your mortgage. Get a written quote before you list. | Your lawyer or notary |
| BC home flipping tax | Applies to the profit if you owned the property for less than 730 days (in effect since January 1, 2025), unless an exemption applies. | gov.bc.ca |
| Capital gains tax | Usually none on your principal residence; can apply to a rental or second property. | Principal residence guide |
| Property transfer tax | Paid by the buyer, not the seller. | gov.bc.ca |
One more rule that matters to sellers: since January 3, 2023, buyers of most BC homes get a three-business-day rescission period after their offer is accepted. If they back out, they owe you 0.25% of the price. Property on leased land, leasehold interests, auctions and court-ordered sales are exempt (more on how it works). If you're not a Canadian resident for tax purposes, there are extra withholding rules on the sale; I cover those in this guide.
For tax questions, confirm your own situation with an accountant or a lawyer before you list. The rules above are general.
| Price point | Price | Each 1% of commission | Each 1% of commission + 5% GST | Rescission fee (0.25%) | Average cut, all Vancouver listings (6.6%) |
|---|---|---|---|---|---|
| Vancouver East detached benchmark | $1,630,500 | $16,305 | $17,120 | $4,076 | $107,613 |
| Metro Vancouver detached benchmark | $1,784,700 | $17,847 | $18,739 | $4,462 | $117,790 |
| Median Vancouver house ask | $2,781,583 | $27,816 | $29,207 | $6,954 | $183,584 |
| Vancouver West detached benchmark | $2,916,100 | $29,161 | $30,619 | $7,290 | $192,463 |
Sources: Greater Vancouver REALTORS®, September 2026 stats package (benchmarks); EstateBlock.com Vancouver neighbourhood house pages, snapshot taken October 24, 2026 (active listings, asking prices) (median ask); BCFSA (rescission fee); EstateBlock.com live listings, snapshot taken October 24, 2026 (active listings, all property types, asking prices) (average cut). Calculated by EstateBlock.
Look at the last column next to the commission columns. On an east-side house at the benchmark, the average price cut in Vancouver right now ($107,613) costs more than 6 percentage points of commission. Getting the list price right the first time is the biggest money decision in a sale, by a wide margin.
Sell now or wait for spring?
Source: Greater Vancouver REALTORS® monthly stats packages, September 2025 to September 2026
Show the numbers
| Detached sales | |
|---|---|
| Sep '25 | 552 |
| Oct | 693 |
| Nov | 541 |
| Dec | 431 |
| Jan '26 | 300 |
| Feb | 427 |
| Mar | 571 |
| Apr | 659 |
| May | 660 |
| Jun | 747 |
| Jul | 639 |
| Aug | 557 |
| Sep '26 | 575 |
Detached sales follow the calendar. Over the last 13 months they ranged from 300 in January to 747 in June. Last October was busier than September (693 vs 552), then sales fell off through the holidays.
So waiting for spring gets you more buyers. It also gets you more listings, and the benchmark has been falling: Lis said in GVR's September release that all market segments now showing price declines of about three per cent since the start of the year
. Nobody can tell you where prices will be in April. If you need to sell within the next six months anyway, I'd rather list in the fall window with a sharp price than bet on a spring that may come with lower comparables.
How I'd price a house in this market
None of this is a forecast. For what RBC, CMHC and BCREA expect for 2027, see my predictions roundup. For the monthly numbers, see the Greater Vancouver market update, and if you're selling to buy, is it a good time to buy covers the other side of the trade.
FAQ
How long does it take to sell a house in Vancouver?
On October 24, 2026, the 1,316 houses for sale in the City of Vancouver on EstateBlock had been listed for a median of 73 days. It varies by neighbourhood, from 39 days in Fraser to 122 days in Oakridge.
Do sellers pay property transfer tax in BC?
No. In BC the buyer pays property transfer tax when the property is registered at the Land Title Office. Sellers pay commission plus GST, legal or notary fees, any mortgage prepayment penalty, and possibly BC's home flipping tax or capital gains tax.
Is real estate commission negotiable in BC?
Yes. BCFSA says any commission amount can be negotiated between you, your real estate professional and their brokerage, and that commissions are not set or approved by BCFSA. Many listing contracts calculate it as a percentage of the sale price, and GST is charged on top.
Is it a buyer's or seller's market in Vancouver for houses?
Buyers have the edge. GVR's sales-to-active listings ratio for detached homes in Metro Vancouver was 9.7% in September 2026. GVR says prices tend to come under downward pressure when the ratio stays below 12%, and the detached ratio hasn't been above 12% in the last 13 months.
Sources
- Greater Vancouver REALTORS®: September 2026 stats package (released Oct 2, 2026)
- Greater Vancouver REALTORS®: September 2025 stats package
- Greater Vancouver REALTORS®: October 2025 stats package
- Greater Vancouver REALTORS®: November 2025 stats package
- Greater Vancouver REALTORS®: December 2025 stats package
- Greater Vancouver REALTORS®: January 2026 stats package
- Greater Vancouver REALTORS®: February 2026 stats package
- Greater Vancouver REALTORS®: March 2026 stats package
- Greater Vancouver REALTORS®: April 2026 stats package
- Greater Vancouver REALTORS®: May 2026 stats package
- Greater Vancouver REALTORS®: June 2026 stats package
- Greater Vancouver REALTORS®: July 2026 stats package
- Greater Vancouver REALTORS®: August 2026 stats package
- BCFSA: Consumer guide to remuneration
- BCFSA: Understand your listing agreement
- BCFSA: Paying for Real Estate Services: What Sellers Need to Know, with the Disclosure to Sellers of Expected Remuneration form
- BCFSA: Home Buyer Rescission Period
- Government of BC: Property transfer tax
- Government of BC: BC home flipping tax
- BC Assessment: Lower Mainland 2026 property assessments
- Financial Consumer Agency of Canada: Mortgage prepayment penalties
- Canada Revenue Agency: GST/HST rates calculator
- EstateBlock.com: Vancouver houses for sale and neighbourhood house pages (snapshot Oct 24, 2026)
- EstateBlock.com: Metro Vancouver city pages, live listing stats (snapshots Oct 16 and Oct 24, 2026)
