David’s Real Estate Blog
Drawing on nearly 30 years of experience in Greater Vancouver and the Fraser Valley, I share the market insights, strategies, and local knowledge you need to make your next move with confidence.
David’s Real Estate Blog
Drawing on nearly 30 years of experience in Greater Vancouver and the Fraser Valley, I share the market insights, strategies, and local knowledge you need to make your next move with confidence.
Vancouver Starts Seen Sliding Through 2028
Metro Vancouver Starts Outlook
2026: 26K-27K
2027: 21.9K-25.1K
2028: 20.5K-22K
The outlook pointed to a multi-year supply reset, with condo construction at historic lows and no recovery in housing starts expected before 2028.
The resale market was forecast to turn before construction, with Vancouver sales at 28K-28.8K in 2026 and a partial recovery to 29.8K-32.2K in 2027.
Vancouver Price And Rental Outlook
2026 avg. price: ~$1.16M baseline
Alternative: ~$1.15M
Rental supply arrived, but vacancy tightened toward the mid-3% range
Slower population growth, economic uncertainty, elevated mortgage rates and weak income growth were expected to restrain demand, even as affordability slowly improved in Vancouver.
Building Wealth: How to Invest in Real Estate with Limited Money
You can invest in real estate with minimal capital through options like publicly traded REITs, crowdfunding platforms, house hacking, wholesaling, and seller financing. REITs offer liquidity and income without control, while crowdfunding pools funds for managed projects. House hacking involves living in part of a property and renting out the rest to offset costs. Wholesaling requires contracts and market knowledge, and seller financing allows direct payments to sellers. Research and legal review are essential to manage risks and ensure profitable investments.
Metro Vancouver: July 2026 Sales Cool Again
Early-Q3 brought ~2.1K residential sales, and Late-Q2 momentum did not continue, leaving Metro Vancouver in the familiar holding pattern market watchers described.
Apartments led the pullback in Early-Q3, while detached and attached homes changed less, highlighting where activity softened most across Vancouver, BC recently.
New listings landed near ~5K in Early-Q3, and active inventory held near ~16.5K, keeping Metro Vancouver broadly well supplied for buyers currently.
The composite benchmark sat near $1.09M in Early-Q3, about ~1% below Late-Q2, while overall sales-to-active listings held near ~13% for Vancouver buyers.
Seller slowdown has started trimming inventory, and an economist said the second half could improve a bit, especially for Vancouver's detached market.
Major Home Safety Risks Most People Overlook
Hidden home safety risks include excess water, poor air quality, and aging systems, which often go unnoticed until costly damage occurs. Excess water can cause foundation issues, mold, and pests; monitor areas prone to leaks and use smart leak detectors. Poor air quality from allergens and dust requires regular HVAC filter changes, vent cleaning, and proper ventilation. Aging systems need routine checks and maintenance to prevent emergencies. Create a maintenance checklist with reminders to stay proactive.
Will Mortgage Rates Shape the Rest of 2026?
Mortgage rates remain near their highest levels of 2026, limiting affordability for many first-time and move-up buyers.
Rising bond yields continue putting upward pressure on borrowing costs.
Buyers are delaying purchases while hoping financing conditions improve.
Experts expect mortgage rates to remain the biggest housing market driver through year-end.
The housing market is tough, but first-time buyers just got some good news
The starter-home market is easing, with more inventory, price cuts, and fewer bidding wars, giving first-time buyers greater negotiating power. While mortgage rates remain high, buyers can negotiate seller concessions and take more time to decide. Luxury home sales are rising, but starter-home sales have declined. For financially prepared buyers, current conditions offer a less competitive, more balanced market to purchase a starter home.
Vancouver Sales Slide in July 2026
Early-Q3 brought 2.1K Vancouver home sales, ↓~10% yearly and ~19% below the 10-yr seasonal avg., erasing the Late-Q2 gains that opened summer.
Vancouver's composite benchmark for all residential property types was $1.09M in Early-Q3, ↓low-6% yearly and ↓~1% MoM from Late-Q2 for a softer pricing backdrop.
New listings reached 5K in Early-Q3, ↓~12% yearly, yet they closely matched Vancouver's 10-yr seasonal avg. for new supply coming onto the market.
Total inventory stood at 16.5K homes in Early-Q3, ↓~4% yearly but still ~27% above Vancouver's long-term avg., giving buyers more options to consider.
An economist said Vancouver's sales story has often been one step forward, one step back, with Late-Q2 and Early-Q3 showing that pattern.