Data current as of October 2, 2026. Source: Greater Vancouver REALTORS®
September handed North Vancouver its sharpest divergence of the year — and for the first time this entire cycle, one of the three markets crossed a line it had not crossed before.
Condos fell into a buyer's market. Not balanced, not soft — buyer's, outright, with a sales-to-active ratio of 8.7% as sales collapsed and inventory climbed to the highest level of the year. At the same time, detached homes quietly did the opposite, posting their best sales month since spring and firming up even as the benchmark eased. And townhomes, which had flipped into a seller's market just one month earlier, gave the whole thing back and settled into their quietest month of the year. Three segments, three directions, in a single thirty-day window. If there was ever a month that proved the “North Vancouver market” is really several different markets wearing one name, this was it.
Here is the breakdown.
Detached Homes — Quietly the Strongest of the Three
- 59 sales | 385 active listings | $2,042,000 benchmark | 15.3% sales-to-active ratio
While the other two segments wobbled, detached found its feet. Sales rose to 59, up from 44 in August and up a strong 20.4% from 49 a year ago — the busiest detached month since spring. Inventory rose too, to 385 active listings, but sales rose faster, so the sales-to-active ratio firmed to 15.3% — comfortably balanced, and the healthiest reading detached has posted in months. Days on market even improved, tightening to 36 from 41 in August. On activity alone, detached was the best story in the report.
Price is where the asterisk sits. The benchmark eased to $2,042,000, down $46,400 from August and now 6.2% below a year ago — the steepest year-over-year detached decline of the year so far. So the picture is a market where more buyers are transacting and homes are moving a little faster, but they are doing it at prices that have softened. That is not a contradiction — it is exactly what a functioning, buyer-aware market looks like: activity returns when pricing meets reality.
Browse Houses by Price
- Under $1.5M — Entry-level — the thinnest bracket on the North Shore. Norgate, Pemberton, and select Westlynn pockets.
- Under $2M — The true entry point of the detached market. Westlynn, Norgate, Queensbury, Lynnmour, Calverhall, and select Lynn Valley.
- $2M–$3M — The largest bracket by sales and inventory. Lynn Valley, Pemberton Heights, Canyon Heights, Boulevard, Upper Lonsdale, Capilano, Delbrook.
- $3M–$5M — Upper market — premium lots, renovated homes, top school catchments. Edgemont, Forest Hills, Canyon Heights, Capilano, Upper Delbrook.
- Over $5M — Luxury — bespoke properties, premium lots, waterfront, and view homes. Low volume, high relationship.
Where the money moved this month: the $2M–$3M bracket again led on volume, and the $1.5M–$3M range delivered roughly 80% of all detached sales — 47 of 59.
Neighbourhood Breakdown — Detached
- Lynn Valley — 9 sales | $1,880,300 benchmark | -6.5% YoY
- Canyon Heights NV — 7 sales | $2,144,600 benchmark | -6.8% YoY
- Upper Lonsdale — 5 sales | $2,010,400 benchmark | -8.2% YoY
- Blueridge NV — 4 sales | $2,084,600 benchmark | -5.1% YoY
- Central Lonsdale — 4 sales | $1,841,100 benchmark | -7.9% YoY
- Norgate — 3 sales | $1,389,800 benchmark | -7.3% YoY
- Princess Park — 3 sales | $2,040,800 benchmark | -8.8% YoY
- Boulevard — 2 sales | $2,215,800 benchmark | -4.2% YoY
- Dollarton — 2 sales | $2,370,400 benchmark | -2.6% YoY
- Edgemont — 2 sales | $2,635,700 benchmark | -5.3% YoY
- Lower Lonsdale — 2 sales | $2,080,400 benchmark | -9.0% YoY
- Upper Delbrook — 2 sales | $2,145,600 benchmark | -8.0% YoY
- Deep Cove — 1 sale | $1,981,200 benchmark | -4.1% YoY
- Delbrook — 1 sale | $2,204,700 benchmark | -8.9% YoY
- Forest Hills NV — 1 sale | $3,093,000 benchmark | -0.7% YoY
- Grouse Woods — 1 sale | $2,204,800 benchmark | -6.3% YoY
- Pemberton Heights — 1 sale | $2,183,100 benchmark | -8.1% YoY
- Pemberton NV — 1 sale | $1,495,300 benchmark | -8.0% YoY
- Queensbury — 1 sale | $1,833,500 benchmark | -6.9% YoY
- Roche Point — 1 sale | $1,801,300 benchmark | -3.4% YoY
- Westlynn — 1 sale | $1,719,300 benchmark | -5.4% YoY
- Windsor Park NV — 1 sale | $2,017,200 benchmark | -2.9% YoY
- Calverhall — 0 sales | $1,748,000 benchmark | -7.8% YoY
- Capilano NV — 0 sales | $2,201,100 benchmark | -6.5% YoY
- Indian River — 0 sales | $1,968,300 benchmark | -2.8% YoY
- Seymour NV — 0 sales | $1,720,600 benchmark | -5.4% YoY
- Tempe — 0 sales | $2,120,800 benchmark | -2.9% YoY
Lynn Valley reclaimed the crown it lost in the summer, leading all neighbourhoods with 9 sales — its school catchments, trails, and relative value pulling buyers back the moment the mid-market loosened. Canyon Heights (7) and Upper Lonsdale (5) backed it up.
There is an honest lesson in the benchmarks this month. In August, Edgemont, Forest Hills, and Capilano all turned year-over-year positive, and it was tempting to read that as the premium end turning the corner. In September, all three slipped back into the red — Edgemont to -5.3%, Capilano to -6.5%, Forest Hills to
-0.7%. That is not a collapse; it is a reminder that neighbourhood benchmarks built on a handful of sales swing month to month, and the real signal only shows up over a quarter, not a single report. The steadier reads this month were Dollarton (-2.6%), Tempe and Windsor Park (both -2.9%), while Lower Lonsdale (-9.0%) and Delbrook (-8.9%) remain the softest corners.
A note on method: Calverhall, Capilano, Indian River, Seymour, and Tempe show a published benchmark despite zero September sales — normal for the trailing-twelve-month MLS® HPI model.
Condos — Into a Buyer's Market
- 42 sales | 485 active listings | $769,000 benchmark | 8.7% sales-to-active ratio
This is the number that defines September: an 8.7% sales-to-active ratio, which drops condos squarely into buyer's-market territory — the first time any North Vancouver segment has been there in this entire run of reports. It got there the hard way. Sales fell to just 42, down from 62 in August and down a stark 47.5% from 80 a year ago, while active listings climbed to 485, the highest inventory reading of the year. Falling demand, rising supply — the exact recipe that hands buyers the leverage.
And yet the benchmark barely moved: $769,000, down just $1,300 from August and still only 3.2% below a year ago. By the volume-and-inventory math, condos are a buyer's market. By the price math, the floor is holding — sellers are not yet cutting to chase the softer demand. Days on market actually came in at 35, faster than a year ago. Correctly priced condos are still finding buyers quickly; it is the overpriced and the optional listings that are stacking up. For buyers, this is the most negotiating room the condo market has offered in years. For sellers, pricing precision is no longer optional.
Browse Condos by Price
- Under $700K — Entry-level studios and one-beds. Pemberton, Mosquito Creek, Norgate, and older Lonsdale buildings — the most accessible point, roughly 37% of all condo sales.
- $700K–$900K — The core of the market, spanning the benchmark. Two-bed selection in Lower and Central Lonsdale, Lynn Valley, and Lynnmour. Highest volume by sales.
- $900K–$1.2M — Larger two-beds, newer concrete, and view suites. Lynnmour, Northlands, Roche Point, and premium Lower Lonsdale.
- Over $1.2M — Three-beds, penthouse and sub-penthouse suites, and large waterfront units in Lower Lonsdale. The top tier.
Where the money moved this month: the sub-$900K end carried the market, accounting for about two-thirds of condo sales, while nothing traded above $1.5M all month.
Neighbourhood Breakdown — Condos
- Lower Lonsdale — 13 sales | $749,800 benchmark | -5.1% YoY
- Central Lonsdale — 6 sales | $769,200 benchmark | -1.3% YoY
- Lynn Valley — 6 sales | $894,200 benchmark | -4.3% YoY
- Northlands — 4 sales | $963,900 benchmark | -5.9% YoY
- Lynnmour — 3 sales | $867,800 benchmark | -4.9% YoY
- Pemberton NV — 3 sales | $491,300 benchmark | -2.9% YoY
- Roche Point — 3 sales | $745,600 benchmark | -4.6% YoY
- Harbourside — 2 sales | $845,700 benchmark | -4.9% YoY
- Norgate — 1 sale | $774,200 benchmark | -3.4% YoY
- Upper Lonsdale — 1 sale | $688,100 benchmark | -2.3% YoY
- Capilano NV — 0 sales | $989,200 benchmark | -4.9% YoY
- Edgemont — 0 sales | $1,150,800 benchmark | -3.1% YoY
- Indian River — 0 sales | $866,500 benchmark | -5.1% YoY
- Mosquito Creek — 0 sales | $658,200 benchmark | -0.9% YoY
Lower Lonsdale anchored the market with 13 of the district's 42 sales — but look at the inventory behind it: 129 active condo listings in Lower Lonsdale alone, and 101 in Central Lonsdale. That is where the buyer's-market pressure is concentrated, and where the negotiating leverage is greatest right now. On price, Mosquito Creek (-0.9%) and Central Lonsdale (-1.3%) are holding closest to flat, while the rest of the map clusters in a shallow -2% to -6% band. There are no positive condo benchmarks this month — August's lone green reading in Northlands reversed to -5.9%.
Townhomes — The Surge Gives It Back
- 19 sales | 141 active listings | $1,230,400 benchmark | 13.5% sales-to-active ratio
One month after vaulting into a seller's market, townhomes came all the way back down. Sales fell to just 19, the quietest townhome month of the year, down from 29 in August and off 29.6% from a year ago. The sales-to-active ratio dropped from August's 21.2% to 13.5% — straight back to balanced. Inventory held roughly steady at 141, so this was a demand pullback, not a supply flood. The benchmark eased to $1,230,400, down $17,000 on the month. If August's seller's-market spike felt abrupt, September is the reminder of why: townhome volumes are small enough that a single strong or quiet month can swing the whole ratio. The through-the-noise read is a balanced, gently softening market.
The one bright spot, and it is a genuine one: days on market improved to 31, the fastest of all three segments. Townhomes are still the quickest thing to sell in North Vancouver when priced right.
Browse Townhomes by Price
North Vancouver does not yet have dedicated townhome price-bracket pages — browse the full market on the North Vancouver townhomes page. This month the $900K–$1.5M range was the reliable core, accounting for roughly two-thirds of townhome sales, with the balance in the $1.5M–$2M premium tier.
Neighbourhood Breakdown — Townhomes
- Roche Point — 5 sales | $1,265,800 benchmark | -2.1% YoY
- Central Lonsdale — 4 sales | $1,249,800 benchmark | -6.5% YoY
- Lynn Valley — 2 sales | $1,304,300 benchmark | +2.8% YoY
- Lynnmour — 2 sales | $1,070,900 benchmark | -0.3% YoY
- Westlynn — 2 sales | $1,158,400 benchmark | -2.3% YoY
- Indian River — 1 sale | $1,269,100 benchmark | -2.2% YoY
- Lower Lonsdale — 1 sale | $1,259,800 benchmark | -8.6% YoY
- Pemberton NV — 1 sale | $1,340,700 benchmark | -9.1% YoY
- Edgemont — 0 sales | $1,702,900 benchmark | -8.0% YoY
- Mosquito Creek — 0 sales | $1,103,400 benchmark | -7.6% YoY
- Norgate — 0 sales | $1,112,400 benchmark | -8.0% YoY
- Northlands — 0 sales | $1,319,300 benchmark | -0.8% YoY
- Seymour NV — 0 sales | $1,133,700 benchmark | -0.7% YoY
- Upper Lonsdale — 0 sales | $1,013,900 benchmark | -5.2% YoY
Roche Point led the segment with 5 sales, its waterfront-adjacent townhome stock drawing steady demand. And the single positive benchmark in the entire September report belongs here: Lynn Valley townhomes, up +2.8% year over year at $1,304,300 — the lone green number across all three property types this month, and further proof that Lynn Valley is quietly one of the most durable submarkets on the North Shore. Lynnmour (-0.3%), Seymour (-0.7%), and Northlands (-0.8%) are all near flat, while Pemberton NV (-9.1%) and Lower Lonsdale (-8.6%) mark the soft end.
What the Numbers Actually Mean Right Now
September is the month to stop thinking about “the North Vancouver market” as one thing, because this month it genuinely was not.
Condos are now a buyer's market, and that is the headline. At 8.7% sales-to-active, with inventory at a yearly high and sales nearly halved from last September, buyers have more leverage and more choice than at any point in this cycle — especially in the Lonsdale corridor, where listings are deepest. The one discipline that matters: the benchmark is holding, which means lowball-everything is not the play, but well-researched, confident offers absolutely are. Sellers, in turn, cannot test the market anymore — the correctly priced unit still sells in about five weeks; the optimistic one joins 485 others.
Detached is the quiet winner. More sales, faster sales, a healthy balanced ratio — the activity is back. It came at the cost of a softer benchmark, but that is the trade that brings buyers off the sidelines, and it is working. If you have been waiting to make a move up into a house, September showed the mid-market is transacting again at prices that have come back to earth.
Townhomes are balanced and best read over a quarter, not a month. August's seller's-market spike and September's pullback are the same small-sample market telling two stories thirty days apart. Average them and you get a steady, mildly softening segment that still sells faster than anything else when priced correctly.
The thread tying it together is the one that has held all year and only gets truer in a month like this: the headline number is useless, and the specific number is everything. A condo seller in Lower Lonsdale and a detached buyer in Lynn Valley are operating in opposite markets on the same Tuesday. Knowing exactly which market you are in — your type, your band, your street — is the whole game right now.
That is the read we do on every valuation, and in a market pulling in three directions at once, it has never mattered more.
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.
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®, September 2026 REALTOR® Report. Data current as of October 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.