North Vancouver Real Estate — August 2026 Market Update

For most of this year, North Vancouver's three housing types have moved as a pack — up together in June, back to balanced together in July. In August, the pack broke apart.Townhomes did something nobody was calling: they surged back into seller's-market territory, with sales climbing and inventory tightening to the leanest level in the data. Detached went the opposite direction, sliding to its softest sales month of the year and a sales-to-active ratio that now leans toward buyers. Condos sat in the middle — balanced, but with the one benchmark that actually gave ground this month. And underneath it all, something quietly encouraging happened to prices: year-over-year declines narrowed across every segment, and a handful of blue-chip detached neighbourhoods flipped into positive territory for the first time in a long while.Three property types, three different stories. Here they are.

Detached Homes — The Quietest Month, and a Benchmark That Went the Other Way

• 44 sales | 336 active listings | $2,088,400 benchmark | 13.1% sales-to-active ratio

Browse all North Vancouver houses for sale →Forty-four detached sales. Outside the December holidays, that is the slowest month North Vancouver has posted in the entire trailing year — down from 55 in July and a world away from June's 86. The sales-to-active ratio fell to 13.1%, the lowest reading of the year and now sitting just a hair above buyer's-market territory. On the demand side, the story is unambiguous: buyers are in no rush.But here is the twist that makes August interesting. Inventory did not pile up — it contracted, to 336 active listings, down from 385 in July and down a striking 14.3% from a year ago. And the benchmark, instead of falling on all that quiet, actually ticked up to $2,088,400 — a $10,000 gain on the month, and a year-over-year decline that narrowed to -3.6% from -5.0% in July. Fewer buyers, but also meaningfully fewer homes, and the ones that traded held their value. Days on market stretched to 41, so the homes that sold took their time getting there. This is a slow, thin, price-stable market — not a falling one.Where the sales happened:

• Under $1.5M — 4 sales. The entry tier stays scarce, concentrated in Norgate, Calverhall, and Pemberton.
• $1.5M–$2M — 14 sales. The deepest active pool on the board, at 88 listings.
• $2M–$3M — 18 sales. The mid-market again did the heavy lifting, the single busiest band this month.
• $3M–$4M — 5 sales.
• $4M–$5M — 1 sale — and it sat 107 days before it went.
• $5M+ — 2 sales, both quick at an average 19 days. The very top of the market moved faster than the tier just below it.

The $1.5M–$3M corridor accounted for 32 of 44 sales — roughly 73% of all detached activity, right in line with the year's pattern.

Neighbourhood Breakdown — Detached

• Canyon Heights NV — 5 sales | $2,212,300 benchmark | -3.1% YoY
• Upper Lonsdale — 5 sales | $2,060,300 benchmark | -5.0% YoY
• Deep Cove — 4 sales | $1,982,800 benchmark | -3.5% YoY
• Lower Lonsdale — 4 sales | $2,146,100 benchmark | -7.6% YoY
• Lynn Valley — 3 sales | $1,964,400 benchmark | -1.8% YoY
• Seymour NV — 3 sales | $1,738,200 benchmark | -4.9% YoY
• Boulevard — 2 sales | $2,202,500 benchmark | -5.8% YoY
• Grouse Woods — 2 sales | $2,255,500 benchmark | -4.4% YoY
• Pemberton NV — 2 sales | $1,500,000 benchmark | -6.6% YoY
• Queensbury — 2 sales | $1,921,600 benchmark | -0.9% YoY
• Blueridge NV — 1 sale | $2,104,900 benchmark | -2.1% YoY
• Central Lonsdale — 1 sale | $1,867,500 benchmark | -6.8% YoY
• Dollarton — 1 sale | $2,364,700 benchmark | -3.7% YoY
• Edgemont — 1 sale | $2,753,000 benchmark | +0.3% YoY
• Forest Hills NV — 1 sale | $3,125,900 benchmark | +0.7% YoY
• Indian River — 1 sale | $1,959,400 benchmark | -2.3% YoY
• Pemberton Heights — 1 sale | $2,224,400 benchmark | -7.2% YoY
• Princess Park — 1 sale | $2,134,200 benchmark | -3.2% YoY
• Westlynn — 1 sale | $1,745,700 benchmark | -2.9% YoY
• Calverhall — 0 sales | $1,760,500 benchmark | -5.7% YoY
• Capilano NV — 0 sales | $2,288,600 benchmark | +0.4% YoY
• Delbrook — 0 sales | $2,266,600 benchmark | -5.1% YoY
• Norgate — 0 sales | $1,445,600 benchmark | -5.8% YoY
• Roche Point — 0 sales | $1,787,100 benchmark | -1.8% YoY
• Tempe — 0 sales | $2,172,400 benchmark | -3.6% YoY
• Upper Delbrook — 0 sales | $2,225,300 benchmark | -4.3% YoY
• Windsor Park NV — 0 sales | $2,044,500 benchmark | -3.4% YoY

The headline is at the top of the price ladder. Edgemont (+0.3%), Forest Hills (+0.7%), and Capilano (+0.4%) all turned year-over-year positive — the first green readings the detached map has shown in months, and they landed in exactly the neighbourhoods you would expect to lead a recovery: the scarce, tightly held, top-of-market pockets where supply never really loosened. Forest Hills, at $3,125,900, remains the district's most expensive benchmark and is now also one of its strongest. Queensbury (-0.9%) is essentially flat, and Lynn Valley (-1.8%), Roche Point (-1.8%), and Indian River (-2.3%) round out the resilient tier.The soft end has a familiar face. Lower Lonsdale detached, at -7.6%, is again the steepest correction in the district — a second straight month of double-ish-digit weakness in a neighbourhood where entry-level detached is thin and buyers have leverage. Pemberton Heights (-7.2%) and Central Lonsdale (-6.8%) sit close behind. The spread between the best and worst detached neighbourhoods is now roughly eight points — location is still doing enormous work.A note on method: Capilano, Calverhall, Delbrook, Norgate, Roche Point, Tempe, Upper Delbrook, and Windsor Park all show a published benchmark despite zero August sales. That is normal — the MLS® HPI benchmark is a trailing-twelve-month model.

Condos — Volume Held Up, but the Benchmark Blinked

• 62 sales | 416 active listings | $770,300 benchmark | 14.9% sales-to-active ratio

Browse all North Vancouver condos for sale →Condos were the steady one on volume — 62 sales, only modestly off July's 69 and down 8.8% from a year ago — and the sales-to-active ratio of 14.9% keeps them squarely balanced. Days on market even improved, tightening to 35 from 43 in July, so buyers who had been dragging their feet picked up the pace a little.The soft spot was price. The condo benchmark slipped to $770,300, down $15,400 from July — a 2.0% monthly drop and the largest single move of any segment this month. It gave back most of the small gains condos strung together through the spring. The counterweight: the year-over-year decline still narrowed to -3.4%, and inventory contracted to 416 (down 11.1% from a year ago). So the softening is real but shallow, and it is happening against a backdrop of shrinking supply rather than a glut.Where the sales happened:

• Under $700K — the entry tier, still the deepest well of demand
• $400K–$900K — 39 sales, roughly 63% of the entire condo market, driven by the two Lonsdale corridors
• $900K–$1.5M — 16 sales, the move-up and newer-concrete tier
• Over $1.2M — just 4 sales above $1.5M all month; the top of the condo market is thin

Neighbourhood Breakdown — Condos

• Lower Lonsdale — 22 sales | $743,500 benchmark | -4.7% YoY
• Central Lonsdale — 10 sales | $778,000 benchmark | -2.8% YoY
• Lynnmour — 6 sales | $865,500 benchmark | -3.1% YoY
• Pemberton NV — 6 sales | $490,600 benchmark | -9.7% YoY
• Roche Point — 5 sales | $766,600 benchmark | -1.7% YoY
• Lynn Valley — 3 sales | $893,600 benchmark | -2.8% YoY
• Edgemont — 2 sales | $1,074,400 benchmark | -13.7% YoY
• Northlands — 2 sales | $1,016,000 benchmark | +2.4% YoY
• Harbourside — 1 sale | $855,100 benchmark | -10.6% YoY
• Mosquito Creek — 1 sale | $677,800 benchmark | -0.4% YoY
• Norgate — 1 sale | $774,000 benchmark | -9.7% YoY
• Upper Lonsdale — 1 sale | $676,300 benchmark | -2.1% YoY
• Capilano NV — 0 sales | $1,010,500 benchmark | -6.6% YoY
• Indian River — 0 sales | $896,700 benchmark | -1.3% YoY

Lower Lonsdale ran the condo market outright, with 22 of the district's 62 sales — but even the volume leader saw its benchmark ease to $743,500, the clearest example of the month's price softening. Northlands (+2.4%) is the lone positive on the condo map, and Mosquito Creek (-0.4%), Indian River (-1.3%), and Roche Point (-1.7%) are close to flat. At the entry point, Pemberton NV holds at $490,600 (-9.7%) — still the most affordable ownership in North Vancouver, still finding its floor on genuine volume of six sales. The deepest declines — Edgemont at -13.7% and Harbourside at -10.6% — both rest on one or two sales and should be read as small-sample noise, not a trend.

Townhomes — The Segment That Flipped the Whole Story

• 29 sales | 137 active listings | $1,247,400 benchmark | 21.2% sales-to-active ratio

Browse all North Vancouver townhomes for sale →This is the month's plot twist. While detached and condos cooled, townhomes did the opposite — 29 sales, up from 25 in July and up a remarkable 26.1% from a year ago, against inventory that tightened to just 137 active listings, the leanest reading in the data. Put those together and the sales-to-active ratio jumped to 21.2%, vaulting townhomes clean out of balanced and back into seller's-market territory — the only segment there this month.The benchmark followed the demand. Townhomes firmed to $1,247,400, up from $1,237,300 in July, and the year-over-year decline narrowed sharply to -3.1% from -6.0% just a month ago — the biggest one-month improvement in the trend of any segment. The one caveat is the clock: days on market ran to 39, longer than you would expect in a seller's market, which tells you the homes that sold were not all quick — but with inventory this thin, the balance of power still tilted firmly to sellers. For anyone who wants ground-oriented living without a detached price tag, this is the tightest, most competitive corner of the North Shore right now.Where the sales happened:

• Under $900K — 2 sales. Older or smaller stock.
• $900K–$1.5M — 23 sales, a commanding 79% of the market, and the tier where the seller's-market pressure is most intense.
• $1.5M–$2M — 4 sales, premium and larger-format product.

Neighbourhood Breakdown — Townhomes

• Central Lonsdale — 5 sales | $1,284,000 benchmark | -2.4% YoY
• Lower Lonsdale — 5 sales | $1,306,300 benchmark | -3.4% YoY
• Lynnmour — 4 sales | $1,054,400 benchmark | -3.5% YoY
• Roche Point — 4 sales | $1,261,000 benchmark | -2.7% YoY
• Lynn Valley — 3 sales | $1,292,900 benchmark | -0.5% YoY
• Edgemont — 1 sale | $1,760,900 benchmark | -2.9% YoY
• Norgate — 1 sale | $1,133,100 benchmark | -4.5% YoY
• Northlands — 1 sale | $1,323,600 benchmark | -2.4% YoY
• Upper Lonsdale — 1 sale | $1,068,300 benchmark | +4.4% YoY
• Westlynn — 1 sale | $1,156,300 benchmark | -3.2% YoY
• Indian River — 0 sales | $1,265,300 benchmark | -2.5% YoY
• Mosquito Creek — 0 sales | $1,129,200 benchmark | -4.3% YoY
• Pemberton NV — 0 sales | $1,381,700 benchmark | -4.2% YoY
• Seymour NV — 0 sales | $1,122,500 benchmark | -2.9% YoY

The single best number in the entire August report belongs to a townhome neighbourhood: Upper Lonsdale, up +4.4% year over year at $1,068,300. That is the strongest reading of any neighbourhood in any segment this month — and it comes attached to the most affordable active townhome benchmark on the North Shore. Cheapest and appreciating fastest is a rare combination, and worth flagging hard for value-focused buyers. Right behind it, Lynn Valley (-0.5%) is all but flat, and the whole townhome map is clustered in a mild -0.5% to -4.5% band — the tight, shallow spread you would expect from a segment that just flipped to a seller's market. Central Lonsdale and Lower Lonsdale tied for the volume lead at five sales each.

What the Numbers Actually Mean Right Now

August is the month North Vancouver stopped moving as one market and started moving as three.Townhomes are the story. A jump back into seller's-market territory, rising sales, the leanest inventory in the data, a firming benchmark, and the narrowest year-over-year decline of any segment — every arrow points the same way. If you own a townhome in the $900K–$1.5M core, this is the strongest hand you have held in months. If you are buying one, you are competing, and Upper Lonsdale aside, value is getting harder to find.Detached is the patient market — but not a weak one. Yes, sales hit a yearly low and the ratio leans toward buyers. But the benchmark rose, inventory shrank, and the top-tier neighbourhoods — Edgemont, Forest Hills, Capilano — turned outright positive. Read together, that is a market where buyers have time and choice in the mid-tier, while the scarce, premium pockets are quietly finding a floor. The read depends entirely on which street you are standing on.Condos are the soft-but-stable middle. Volume held, days on market improved, but the benchmark gave a little ground. Nothing here suggests distress — inventory is contracting and the year-over-year trend is still improving — but pricing discipline matters, especially above $900K where the buyer pool thins out fast.The throughline across all three: this is a market that rewards precision. In a month where one segment ran hot, one ran cool, and benchmarks moved in three different directions, the generic "the market is up" or "the market is down" headline is useless. What matters is your property type, your price band, and your neighbourhood — and right now those three variables can point in completely opposite directions on the same week. Pricing to that reality, from day one, is what separated the homes that sold in August from the ones still sitting.That precise read — which segment, which band, which street — is exactly the work we do on every valuation.

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®, August 2026 REALTOR® Report. Data current as of September 2, 2026. Report © 2026 ShowingTime Plus, LLC. 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.

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