MarketAnalysis
Metro Vancouver Residential Real Estate Report
February 2026
Executive Summary
Market Overview
Total Sales
1,648
-9.8% YoY
New Listings
4,734
-6.4% YoY
Active Listings
13,545
+6.3% YoY
HPI Composite
$1.10M
-6.8% YoY
Analyst View
With each passing data point, the pace of sales running well-below long-term averages is becoming the new norm. Home sellers appear less eager to list their homes relative to last year with new listings down about 6.4 percent, mostly driven by fewer listings in the apartment segment. The spring market will be the litmus test of whether we continue along this new normal.
Data: Greater Vancouver REALTORS® | Analysis: reyhani.ca
Transaction Analysis
Sales by Property Type
| Type | Sales | Share | YoY |
|---|---|---|---|
| Apartments | 824 | 50.0% | -15.6% |
| Detached | 427 | 25.9% | -10.5% |
| Townhouse | 387 | 23.5% | +7.8% |
| Total | 1,648 | 100% | -9.8% |
Observation
Apartments dominate volume but show concerning price-volume divergence: sales up 13.4% while HPI prices fall 1.7%. This typically signals oversupply being absorbed through price concessions.
Data: Greater Vancouver REALTORS® | Analysis: reyhani.ca
HPI Benchmark Prices
Price Performance
Detached
$1,835,900
-8.8% YoY | -0.8% MoM
Townhouse
$1,046,100
-5.6% YoY | +0.3% MoM
Apartment
$708,200
-6.8% YoY | +0.5% MoM
What is the HPI (Home Price Index)?
The MLS® Home Price Index (HPI) tracks the price of a "typical" home in each market over time. Unlike average or median prices that can be skewed by the mix of homes sold in any given month, the HPI uses a benchmark methodology that controls for differences in property attributes (size, age, location, features). This provides a more accurate measure of actual market price movements. The HPI benchmark represents what a typical property would sell for in current market conditions.
Data: Greater Vancouver REALTORS® MLS® HPI | Analysis: reyhani.ca
Supply & Demand
Market Balance
- Overall 12.6% Balanced Market
- Detached 9.0% Buyer's Market
- Townhouse 16.6% Balanced Market
- Apartment 14.1% Balanced Market
Ratio Thresholds
Sales-to-Active Listings Ratio
Below 12% — Buyer's Market (downward price pressure)
12% – 20% — Balanced Market
Above 20% — Seller's Market (upward price pressure)
Key Risk
Detached at 9.2% is firmly in buyer's territory. With inventory 33% above the 10-year average and new listings surging, this ratio could deteriorate further, creating additional downward price pressure.
Data: Greater Vancouver REALTORS® | Analysis: reyhani.ca
Regional HPI Analysis
Detached Home Benchmarks
Regional Insight
Burnaby sub-markets (South +7.4%, East +7.8% YoY) are outperforming, showing strongest price gains in the region. Premium markets show mixed short-term results — West Vancouver dropped 3.3% month-over-month despite positive YoY. The 6-month trend shows broad softening across most areas, suggesting YoY gains may moderate in coming months.
HPI Benchmark Prices — Detached Homes | Data: Greater Vancouver REALTORS® | Analysis: reyhani.ca
Regional Detail
HPI Performance by Area
| Area | HPI Benchmark | 1 Month | 6 Month | 1 Year |
|---|---|---|---|---|
| Vancouver West | $3,433,400 | +1.7% | -2.2% | +2.1% |
| West Vancouver | $3,198,900 | -3.3% | -3.9% | +2.4% |
| Burnaby South | $2,255,100 | +1.0% | -0.1% | +7.4% |
| North Vancouver | $2,196,200 | +3.1% | -4.2% | +1.7% |
| Richmond | $2,178,300 | +1.7% | -0.7% | +3.3% |
| Burnaby East | $1,957,100 | 0.0% | +0.7% | +7.8% |
| Vancouver East | $1,843,200 | -0.7% | -1.3% | +0.7% |
| Coquitlam | $1,780,900 | +0.5% | -2.7% | -0.1% |
| Maple Ridge | $1,272,100 | -1.1% | -2.8% | +2.6% |
HPI Benchmark Prices — Detached Homes | Data: Greater Vancouver REALTORS® | Analysis: reyhani.ca
Summary
Key Takeaways
- Listing Surge Signals Seller Urgency +46.9% YoY new listings is exceptionally aggressive. Sellers appear to be front-running spring inventory or responding to economic/tariff uncertainty.
- Sales Recovery Remains Incomplete Despite +8.8% YoY gains, sales remain 11.3% below the 10-year average. Demand has not fully normalized post-rate hikes.
- Segment Divergence Widening Detached (9.2% ratio) firmly favors buyers while townhouses (18.5%) approach seller's market territory. Strategy should differ by segment.
- Apartment Prices Under Pressure Only segment with negative YoY HPI (-1.7%). Rising sales volume with falling prices indicates oversupply being absorbed through discounting.
- 6-Month Trends Flash Warning Most areas show negative 6-month HPI trends despite positive YoY numbers. Near-term price softening is likely across segments.
Analysis: reyhani.ca
Forward View
Market Outlook
- Tariff Risk Looms US tariff threats create economic uncertainty that could dampen both buyer confidence and seller pricing expectations through 2025.
- Rate Cuts Largely Priced In BoC cuts in 2024 already reflected in current demand levels. Further demand stimulus may require additional cuts beyond current expectations.
- Spring Inventory Wave Coming February's aggressive listing activity suggests spring could see elevated inventory levels, maintaining buyer leverage through Q2.
For Buyers
Conditions favor patience and negotiation. The detached segment offers significant leverage with 9.2% sales ratio. Inventory is elevated and likely to increase. Focus on motivated sellers and properties with extended days-on-market.
For Sellers
Price competitively from day one. The listing surge means increased competition for buyers. Properties priced at or below market are transacting; overpriced listings are accumulating. Consider the townhouse segment's relative strength.
Analysis: reyhani.ca
Thank You
Metro Vancouver Real Estate Market Analysis