West Vancouver Real Estate Market Update – April 2025

Luxury Market Cools Further as Sales Decline and Prices Diverge

West Vancouver’s housing market in April 2025 continues its softening trajectory, marked by slower sales and expanding inventory—especially in the condo and detached segments. While detached home prices held firm with moderate gains, sales volumes across all property types declined, and condos in particular saw a significant drop in value. Townhomes remained virtually inactive.

Let’s dive into the details behind these shifting dynamics.

Key Market Stats for April 2025

Detached Homes

  • Total Active Listings: 529 (+9.5% YoY)
  • Sales: 26 (-39.5% YoY)
  • Days on Market Average: 47 (-9.6% YoY)
  • MLS® HPI Benchmark Price: $3,345,300 (+3.1% YoY)

Condos

  • Total Active Listings: 129 (+16.2% YoY)
  • Sales: 10 (-58.3% YoY)
  • Days on Market Average: 28 (+47.4% YoY)
  • MLS® HPI Benchmark Price: $1,216,700 (-8.8% YoY)

Townhomes

  • Total Active Listings: 29 (+26.1% YoY)
  • Sales: 1 (unchanged YoY)
  • Days on Market Average: 33 (+37.5% YoY)
  • MLS® HPI Benchmark Price: $0 (no data reported)

Market Trends & Expert Insights

  • Detached Homes: Resilient Pricing, Weaker Demand
    Detached sales dropped nearly 40% YoY, yet inventory grew only modestly (+9.5%). Interestingly, the benchmark price rose 3.1%, and average days on market declined slightly to 47 days. This suggests that while fewer homes are selling, those that do are retaining value, reflecting the continued strength of the luxury market.
  • Condos: Sharp Drop in Sales and Value
    Condo sales were down a dramatic 58.3% YoY, while inventory increased 16.2%. Properties are taking longer to sell (28 days vs 19 last year), and the benchmark price fell by 8.8%. This is one of the steepest condo price corrections across the region, highlighting weakening demand in the downsizing and investor segments.
  • Townhomes: Minimal Activity
    Just one townhome sale was recorded, identical to last year. With 29 listings on the market, this segment is virtually frozen. No benchmark price is currently available due to insufficient sales volume. The sales-to-active ratio of 3.4% places townhomes deep in buyer’s market territory.
  • Sales-to-Active Ratio Snapshot:
    • Detached: 4.9% → Buyer’s Market
    • Condos: 7.8% → Buyer’s Market
    • Townhomes: 3.4% → Buyer’s Market

What This Means for Buyers & Sellers

For Buyers:

  • Buyers across all property types are in a strong negotiating position.
  • Detached homes offer luxury value retention, but with softer demand, strategic buyers can find opportunities.
  • Condo and townhome buyers should leverage current market conditions for favorable pricing and terms.

For Sellers:

  • Detached sellers must price with precision and focus on high-quality presentation to stand out in a slower market.
  • Condo sellers face headwinds—expect longer timelines and lower-than-peak valuations.
  • Townhome sellers may need to pause or re-evaluate strategy, given exceptionally low demand.

Final Thoughts

West Vancouver continues to be one of the region’s most price-resilient yet sales-sensitive markets, particularly in the high-end detached segment. Condo and townhome markets, however, are clearly under pressure. Buyers have the upper hand, and sellers will need to adapt to longer timelines and more cautious buyer behavior.

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