North Vancouver Real Estate — July 2026 Market Update

• Under $2M — the entry tier, still the tightest and most contested band on the North Shore, anchored in Norgate, Calverhall, Westlynn, and Queensbury
• $2M–$3M — the mid-market, where the deepest inventory and most of the volume continues to sit
• $3M–$5M — selective and condition-driven, concentrated in Edgemont, Forest Hills, Canyon Heights, and Capilano
• $5M+ — thin and relationship-driven

Neighbourhood Breakdown — Detached

The volume map got redrawn this month. Lynn Valley, the district's most liquid detached market for three straight months, went quiet — and Central Lonsdale stepped into the lead:

• Central Lonsdale — 9 sales | $1,890,600 benchmark | -7.0% YoY
• Upper Lonsdale — 7 sales | $2,076,700 benchmark | -5.4% YoY
• Canyon Heights NV — 5 sales | $2,182,500 benchmark | -5.3% YoY
• Deep Cove — 5 sales | $1,995,300 benchmark | -2.7% YoY
• Blueridge NV — 4 sales | $2,093,200 benchmark | -4.3% YoY
• Lynn Valley — 4 sales | $1,972,000 benchmark | -3.3% YoY
• Forest Hills NV — 2 sales | $3,082,500 benchmark | -1.8% YoY
• Indian River — 2 sales | $1,928,400 benchmark | -4.7% YoY
• Roche Point — 2 sales | $1,780,700 benchmark | -3.5% YoY
• Westlynn — 2 sales | $1,748,600 benchmark | -4.2% YoY
• Calverhall — 1 sale | $1,750,400 benchmark | -7.0% YoY
• Delbrook — 1 sale | $2,257,400 benchmark | -6.3% YoY
• Dollarton — 1 sale | $2,342,200 benchmark | -6.1% YoY
• Edgemont — 1 sale | $2,653,100 benchmark | -5.2% YoY
• Lower Lonsdale — 1 sale | $2,098,300 benchmark | -10.1% YoY
• Pemberton Heights — 1 sale | $2,221,700 benchmark | -8.4% YoY
• Princess Park — 1 sale | $2,123,300 benchmark | -4.8% YoY
• Seymour NV — 1 sale | $1,743,600 benchmark | -4.7% YoY
• Upper Delbrook — 1 sale | $2,191,300 benchmark | -6.9% YoY
• Windsor Park NV — 1 sale | $2,021,500 benchmark | -7.6% YoY
• Boulevard — 0 sales | $2,173,200 benchmark | -6.7% YoY
• Capilano NV — 0 sales | $2,259,100 benchmark | -2.5% YoY
• Grouse Woods — 0 sales | $2,211,400 benchmark | -5.5% YoY
• Norgate — 0 sales | $1,479,600 benchmark | -2.9% YoY
• Pemberton NV — 0 sales | $1,522,700 benchmark | -5.7% YoY
• Queensbury — 0 sales | $1,906,400 benchmark | -4.2% YoY
• Tempe — 0 sales | $2,162,200 benchmark | -0.3% YoY

Three storylines jump out. First, Central Lonsdale — nine sales, nearly double June's five, making it the single most active detached neighbourhood in North Vancouver in a month when almost everything else went quiet. Second, Lynn Valley — the market's volume engine all spring — cooled to just four sales, and its benchmark slipped below the $2M line to $1,972,000. When the most liquid neighbourhood on the North Shore has a quiet month, the whole market feels it.Third, and most striking on price: Lower Lonsdale detached posted a -10.1% year-over-year benchmark correction — the only double-digit decline in the district and a reminder that even blue-chip walkable pockets are not immune when volume thins. At the opposite end, Deep Cove ($1,995,300, -2.7%) is now sitting right on the $2M line and correcting far more gently, while Tempe (-0.3%), Forest Hills (-1.8%), and Capilano (-2.5%) held up best of all. The gap between the most-corrected and least-corrected detached neighbourhoods is now roughly ten percentage points — location is doing real work.A note on method: several neighbourhoods show a published benchmark despite zero July sales — Boulevard, Capilano, Grouse Woods, Norgate, Pemberton NV, Queensbury, and Tempe among them. That is normal. The MLS® HPI benchmark is a trailing-twelve-month model, so it reports a value even in a month with no closed sales.

Condos — The Benchmark That Refused to Blink

• 69 sales | 436 active listings | $785,700 benchmark | 15.8% sales-to-active ratio

Browse all North Vancouver condos for sale →Condos cooled too — 69 sales, down from 95 in June and off 4.2% from a year ago — but they did something the other two segments did not. The benchmark barely moved. At $785,700, it slipped just $1,300 from June, essentially flat, even as sales dropped by more than a quarter. After two months of strong volume finally nudging the benchmark upward, July showed that the price floor built this spring is holding even without the transaction heat behind it. That is the single most encouraging data point in the entire report for anyone selling multi-family product.The sales-to-active ratio settled to 15.8% — balanced, down from June's 21.1% seller's reading. And the buyer-patience signal is loudest here: days on market stretched to 43, up from 31 in June and up a remarkable 72% from just 25 days last July. Condo buyers are shopping deliberately, taking their time, and still closing — just not in a hurry.Where buyers focused:

• Under $700K — the entry point, and still the deepest pool of demand, led by Pemberton and older Lonsdale-corridor stock
• $700K–$900K — the core of the market, where the two Lonsdale corridors do most of their business
• $900K–$1.2M — larger two-beds and newer concrete, in Lynn Valley, Lynnmour, and Northlands
• Over $1.2M — the thin top tier, penthouse and waterfront

Neighbourhood Breakdown — Condos

• Lower Lonsdale — 20 sales | $768,200 benchmark | -5.2% YoY
• Central Lonsdale — 15 sales | $781,900 benchmark | -5.8% YoY
• Lynn Valley — 9 sales | $929,300 benchmark | -0.4% YoY
• Pemberton NV — 8 sales | $493,200 benchmark | -12.7% YoY
• Roche Point — 6 sales | $756,500 benchmark | -4.4% YoY
• Lynnmour — 5 sales | $904,000 benchmark | -0.8% YoY
• Upper Lonsdale — 3 sales | $703,500 benchmark | +0.2% YoY
• Harbourside — 1 sale | $853,300 benchmark | -14.6% YoY
• Mosquito Creek — 1 sale | $677,100 benchmark | -4.4% YoY
• Norgate — 1 sale | $779,400 benchmark | -13.6% YoY
• Capilano NV — 0 sales | $998,900 benchmark | -12.3% YoY
• Edgemont — 0 sales | $1,101,800 benchmark | -16.1% YoY
• Indian River — 0 sales | $897,600 benchmark | -4.3% YoY
• Northlands — 0 sales | $986,200 benchmark | -3.7% YoY

The two Lonsdale corridors still ran the show — 35 of the district's 69 condo sales came out of Lower Lonsdale and Central Lonsdale alone. But the resilience story is where it gets interesting. Upper Lonsdale is the only neighbourhood in the entire report with a positive year-over-year benchmark at +0.2%, with Lynn Valley (-0.4%) and Lynnmour (-0.8%) essentially flat right behind it. Those three are proving that the right building in the right pocket is holding its value cleanly through the correction.The other end is dramatic. Edgemont's condo benchmark reads -16.1% and Harbourside -14.6% — but both carry heavy small-sample caveats (Edgemont recorded zero sales, Harbourside just one), so read them as noise, not signal. The more meaningful decline is Pemberton NV, which slipped below $500K to $493,200 (-12.7%) on a genuine eight sales — that is the true floor of the North Vancouver condo market, and it is still finding its level.

Townhomes — Quietest Month, Deepest Cut

• 25 sales | 158 active listings | $1,237,300 benchmark | 15.8% sales-to-active ratio

Browse all North Vancouver townhomes for sale →Townhomes were the quietest corner of the market in July — 25 sales, down from 29 in June and off sharply from 38 a year ago. Inventory held flat at 158 active listings. And unlike condos, the townhome benchmark did not hold: it fell to $1,237,300, down from $1,259,600 in June and 6.0% below last year. That extends the pullback that began in June and gives back the entire three-month recovery townhomes had strung together through the spring.The one bright spot is speed. Days on market came in at 29 — up from 23 in June, but still the fastest of the three segments, and well inside the detached and condo figures. Correctly priced townhomes are still the quickest thing to sell in North Vancouver; there are just fewer of them trading. At 15.8%, the sales-to-active ratio keeps townhomes balanced — the whole market now sits in a tight balanced band between 15.3% and 15.8%, the most uniform reading of the year.

Neighbourhood Breakdown — Townhomes

• Lynnmour — 6 sales | $1,078,200 benchmark | -5.5% YoY
• Lower Lonsdale — 4 sales | $1,260,600 benchmark | -7.5% YoY
• Lynn Valley — 3 sales | $1,315,100 benchmark | -2.6% YoY
• Seymour NV — 3 sales | $1,147,800 benchmark | -5.0% YoY
• Central Lonsdale — 2 sales | $1,247,800 benchmark | -5.2% YoY
• Indian River — 2 sales | $1,294,100 benchmark | -5.8% YoY
• Edgemont — 1 sale | $1,703,600 benchmark | -6.5% YoY
• Pemberton NV — 1 sale | $1,344,300 benchmark | -6.7% YoY
• Roche Point — 1 sale | $1,287,300 benchmark | -5.5% YoY
• Westlynn — 1 sale | $1,171,400 benchmark | -7.1% YoY
• Mosquito Creek — 0 sales | $1,100,800 benchmark | -6.0% YoY
• Norgate — 0 sales | $1,097,900 benchmark | -6.2% YoY
• Northlands — 0 sales | $1,336,200 benchmark | -6.1% YoY
• Upper Lonsdale — 0 sales | $1,015,600 benchmark | -1.7% YoY

Lynnmour led on volume with six sales — its purpose-built newer townhome stock continues to attract the entry-level move-up buyer. Lynn Valley was again the resilience story, correcting just -2.6% year over year, the mildest in the segment. And keep an eye on Upper Lonsdale: at $1,015,600 it is both the most affordable active townhome benchmark in North Vancouver and the most resilient at -1.7% — a rare combination, and a genuine value flag for buyers who want ground-oriented product without a detached price tag. A quirk worth noting: Seymour logged three sales against a single active listing — an unusually cleaned-out reading for a small pocket.

What the Numbers Actually Mean Right Now

June and July could not have told more different stories, and the whiplash is the point.In June, detached and condos tipped into seller's-market territory and it looked like the North Shore was finding a second wind. In July, all three segments snapped back to balanced, sales fell 14% to 36% depending on the type, and days on market stretched out across the board. Read together, the two months describe a market that is not trending in one clean direction — it is choppy, it is seasonal, and it rewards reading the specific segment and the specific street rather than the headline.The split beneath the surface is where the real intelligence sits. Condos are the resilient one — sales cooled but the benchmark held virtually flat, which tells you the price floor built this spring is real. Townhomes are the soft one — the benchmark gave back its recovery, though correctly priced product still moves fastest of anything on the North Shore. Detached is the leverage story — buyers who lost their edge in June got it back in a single month, and with days on market at 39 and inventory tightening, the well-priced, well-presented home is separating hard from the one that tests high and waits.That last point is the throughline of the entire report. In a balanced market with lengthening days on market, accurate pricing on day one is not a nicety — it is the whole game. The homes trading in July were the ones priced to the market from the first showing. The ones sitting are the ones betting the summer would come to them.If you are trying to read where your own home fits in a market this segmented — which pocket, which product type, which side of that ten-point correction gap — that is exactly the read we do every day.

Work With Wallace Green

Have questions about where your home sits in this market — or which neighbourhoods represent the best value right now? Scott and Carson at Wallace Green Real Estate Group are here to help. Having helped 500+ buyers and sellers over the past decade, we bring deep local knowledge to every transaction. Schedule a consultation or search current listings at wallacegreen.ca.

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This representation is based in whole or in part on data generated by the Chilliwack and District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS®, which assumes no responsibility for its accuracy.Source: Greater Vancouver REALTORS®, July 2026 REALTOR® Report. All benchmark prices are MLS® HPI Benchmark Prices. Percent changes are calculated using rounded figures. A neighbourhood shown without a benchmark price indicates insufficient sales activity to report a benchmark value — not a $0 sale price. Wallace Green Real Estate Group does not predict future market performance.