Greater Vancouver closed October 2026 with 14,815 active listings at a $1,130,000 median and 53 days on market. Fraser Valley: 7,447 listings, $949,900. New listings fell 23 percent and sales rose 18 percent on the month, but sale prices are still down year over year and price cuts are back above a quarter of all listings.
Written by Hamidreza Etebarian on
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Greater Vancouver closed October 2026 with 14,815 active residential listings, a median asking price of $1,130,000, and homes sitting a median of 53 days. Inventory barely moved: down 0.3 percent from the end of September and 0.9 percent below October 2025. What changed was the flow through it. Sales reported in October rose 17.9 percent on the month to 2,002, while new listings fell 23.4 percent to 4,570.
Fewer sellers arrived and more buyers closed, so the sales-to-active ratio climbed from 11.4 percent in September to 13.5 percent. Months of inventory fell from 8.7 to 7.4. Both still sit on the soft side of last October, when the ratio was 15.0 percent and inventory was 6.7 months.
The prices underneath have not turned. The median price of sales reported in October was $950,000, down 2.1 percent from a year earlier. Condo and detached sale prices are both down more than 7 percent year over year, and the share of active listings asking less than their original price rose back to 26.3 percent after September's dip.
Here is the full breakdown by board, property type and city for the October close across BC's two biggest markets, and what the numbers mean heading into November.
Greater Vancouver ended October with 14,815 active residential listings, against 14,855 on September 30 and 14,948 on October 31, 2025. The board-wide median asking price came to $1,130,000 at $824 per square foot, down $19,000 from the $1,149,000 we reported for September. Median days on market shortened again, from 56 to 53.
The quartiles did not move at all. The 25th percentile sits at $699,000 and the 75th at $1,898,000, both identical to the dollar against September. The median slipped inside an unchanged range: the middle of the market is drifting while the edges hold.
Breaking it down by property type:
Condos: 6,566 active listings across Greater Vancouver. Median price $698,000. Median $885 per square foot. 52 days on market, unchanged from September. The condo median has now held within $1,000 of $699,000 for a fifth straight month. At this price a first-time buyer pays no BC property transfer tax, because the first-time home buyers' exemption under BC's Property Transfer Tax Act covers the first $500,000 of a purchase priced at $835,000 or less (current since April 1, 2024), worth up to $8,000. Our first-time buyer guide for BC covers what else that qualifies you for.
2,796 active listings. Median price $1,219,000. Median $796 per square foot. 47 days on market. The townhouse median gave back $6,000 of September's $26,000 jump, and days on market rose five days from 42. Townhouses are still the fastest-moving Greater Vancouver segment, but the fresh September supply is starting to age.
Detached houses: 5,453 active listings. Median price $1,999,010. Median $756 per square foot. 71 days on market. For a third month the detached median barely moved, down $989 from September. The 25th percentile is $1,498,000 and the 75th $2,990,000, each within $8,000 of September. The average asking price fell $22,880 to $2,729,108. Detached inventory shrank 1.4 percent, the largest drop of any Greater Vancouver segment.
The Fraser Valley closed October with 7,447 active residential listings at a $949,900 median and $530 per square foot. Inventory was flat against September's 7,511, but it is 8.2 percent below the 8,108 listings the board carried at the end of October 2025, the larger of the two boards' year-over-year supply drops. Median days on market edged up from 59 to 60.
The board-wide median fell $29,100 from September's $979,000. Unlike September, this time the individual property types moved with it.
Fraser Valley condos: 2,091 active listings. Median price $489,900. Median $628 per square foot. 60 days on market. After four straight months at exactly $499,000, the condo median dropped $9,100. It remains the cheapest major segment on either board and sits well inside the BC first-time buyer exemption window.
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Fraser Valley townhouses: 1,750 active listings. Median price $799,000. Median $494 per square foot. 52 days on market. The median held at $799,000. At $494 per square foot against $796 in Greater Vancouver, a Fraser Valley townhouse costs about 38 percent less per square foot, the same gap the segment has shown all year.
Fraser Valley detached houses: 3,606 active listings. Median price $1,499,900. Median $520 per square foot. 68 days on market. The detached median fell $39,100 and slipped under $1,500,000, the largest asking-price move of any segment on either board this month. Inventory grew 1.1 percent, the most of any Fraser Valley segment.
Our sales figures count residential sales reported to Zealty's MLS® feed during the month, which is the same measure the charts on our housing-market pages use. Counting by report month rather than sale date means a month is complete on its last day, instead of waiting weeks for late sale reports to arrive.
A rise from September to October is normal. Last year Greater Vancouver's October sales also ran about a fifth above September. The useful comparison is the year-over-year one, and on that measure Greater Vancouver is still selling about one home in ten fewer than it did a year ago, out of an almost identical inventory.
Prices on the homes that actually sold, by median sale price of sales reported in October:
The Fraser Valley's flat headline hides the biggest condo decline in the report. The board-wide sale median held only because detached homes made up 45 percent of October's sales, against 41 percent a year earlier.
The homes that sold also sold quickly. Greater Vancouver's median sold listing took 22 days, down from 32 in September and level with last October. 7.2 percent sold above asking, against 6.4 percent in September. The median sale closed at 96.8 percent of its final list price on both boards. Our days on market guide explains why a 22-day sold reading and a 53-day active reading can both be true.
In September, half of the listings that expired, terminated or cancelled were back on the market as a new listing within the month. That relist wave reset days-on-market clocks and original list prices and made September look healthier than it was.
October saw 5,284 residential exits across the two boards, 3,555 in Greater Vancouver and 1,729 in the Fraser Valley, about the same as September. By November 1, 2,378 of them had come back as a new listing on the same property. That is 45.0 percent, down from the 50.3 percent we measured for September on October 1. Relists still made up about one in three of October's 6,673 new listings across the two boards.
Fewer relists mean fewer reset price histories, and the price-cut share shows it. Of 22,262 residential listings active across the two boards at the October close, 5,844 were asking less than their original list price. That is 26.3 percent, up from 23.9 percent in September and above August's 25.1 percent. Greater Vancouver sits at 25.4 percent and the Fraser Valley at 28.0 percent. Our price cut tracker follows this number through the year.
The size of the cuts has not changed. The average reduction is 6.2 percent off the original ask, and detached sellers cut hardest at 7.3 percent, or about $180,000. Listings that have cut have been on the market a median of 102 days, against 46 for listings that have not. More than a third of active inventory, 34.7 percent, has been listed for over 90 days, and 11.8 percent for over 180. What expired listings tell you about the BC market goes further into reading a listing's full history.
As of November 1, neither Greater Vancouver Realtors nor the Fraser Valley Real Estate Board had published October figures. Their reports normally land in the first few days of the month. Every number in this post comes from Zealty's own MLS® data.
Expect the board figures to differ from ours, for the same reasons we covered in the September report. The boards publish their own sales counts, their own full listing universe and benchmark prices. Our inventory is a residential-only cut of condos, townhouses including half duplexes, and detached houses. Neither is a correction of the other.
One note on our own counts: inventory in this post is reconstructed for each month-end from our listing records, so the September 30 figures here differ slightly from the counts in last month's report, which were measured on the morning of October 1.
City figures come from Zealty's live market pages on November 1, across all property types.
City of Vancouver: 4,479 active listings. Median $1,349,000. Median $1,014 per square foot. 52 days on market. Inventory was flat, but the median fell $40,000 from September's $1,389,000, the largest dollar drop of any city here. Vancouver is still the only market on this list above $1,000 per square foot.
Surrey: 3,901 active listings. Median $968,000. Median $546 per square foot. 66 days on market. Surrey moved away from the $1,000,000 line it had been circling since June, down $30,400 on the month. Inventory fell 2.1 percent, a fourth straight monthly decline.
Richmond: 1,759 active listings. Median $1,018,000. Median $763 per square foot. 68 days on market. Richmond is the only city on this list where the median rose, up $18,100, after holding within $100 of $1,000,000 for three months. Inventory fell 6.2 percent, the biggest drop of any city we track, and Richmond is now the slowest market on the list.
Burnaby: 1,814 active listings. Median $849,000. Median $802 per square foot. 55 days on market. After September's $38,050 drop, Burnaby held almost exactly where it landed, $950 lower. Days on market improved by two.
North Vancouver: 948 active listings. Median $1,250,000, down $28,000 from September. Median $869 per square foot. 41 days on market. In September we called North Vancouver's 25-day drop in days on market a supply story rather than a sales story. October bore that out: inventory fell 3.8 percent and the median climbed back from 30 days to 41 as that new supply aged.
October is the month the flow improved and the prices did not. Sellers held back, buyers closed more deals than in September, and supply stopped growing. Sale prices are still lower than a year ago in every segment we track, and a rising share of sellers are cutting.
If you are buying, the price-cut filter matters more this month than it did in September. The 5,844 listings asking less than their original price are easier to find now that fewer of them are hidden behind a relist. Half of the listings that have cut have been on the market more than 102 days. Check a home's full history, not just its current day count.
If you are selling, the sold data is the benchmark that counts. Greater Vancouver condos are selling at a $627,500 median against a $698,000 median ask, and detached at $1,648,800 against an ask just under $2,000,000. Some of that gap is mix, because the homes that sell are not the same set as the homes still waiting, but it is a wide gap to price into.
For first-time buyers, the BC property transfer tax picture has not changed. Greater Vancouver condos at $698,000 and Fraser Valley condos at $489,900 both sit inside the exemption window, worth up to $8,000.
The thing to watch in November is whether new listings keep falling faster than sales. Last year Greater Vancouver inventory fell from 14,948 at the end of October to 11,546 at the end of December as sellers pulled listings for the winter. If that happens again with sales holding near this October's pace, months of inventory will keep tightening into the new year.
Every number in this post comes from Zealty's MLS® data across Greater Vancouver and the Fraser Valley, pulled on November 1, 2026 (Pacific time). October closed with inventory flat, new listings down 23 percent from September, sales up 18 percent on the month but down 10 percent on the year, and the price-cut share back above a quarter of all listings. Set up a saved search by neighbourhood, price range and property type, and Zealty will email you new matches as they list.
Search BC listings on Zealty and filter by region, property type, and price to find the homes that fit your plan for November.
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Greater Vancouver closed September 2026 with 14,958 active listings at a $1,149,000 median and 56 days on market. Fraser Valley: 7,449 listings, $979,000. Inventory turned back up and days on market fell for the first time since March, but 2,631 of the 5,228 listings that came off the market in September are already back on it.
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Greater Vancouver closed August 2026 with 14,590 active listings at a $1,159,000 median and 66 days on market. Fraser Valley: 7,678 listings, $969,000. Every property type median held flat for the month, but listings kept aging and more than a third have now sat past 90 days.
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Greater Vancouver closed July 2026 with 15,262 active listings at a $1,178,000 median and 59 days on market. Fraser Valley: 7,913 listings, $979,000. Detached fell below $2 million for the first time this year, and one listing in four has already cut its price.
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