The West Vancouver detached market has experienced a meaningful multi-year correction, and new REBGV data confirms just how much the landscape has changed since the peak years. What was once one of the most competitive detached markets in the region has shifted into a slower, more price-sensitive environment. Buyers now have more room to negotiate, and sellers are adjusting to a market that no longer resembles 2021.
2021: The peak of the cycle
The detached market reached its high point in 2021, with 688 sales recorded for the year — one of the strongest results in the last decade. Demand was broad, inventory turned over quickly, and buyers were often competing for quality properties. Average prices reflected the intensity of that period.
2022: A sharp change in direction
By 2022, conditions had already cooled. Detached sales dropped to 437, a substantial decline from the previous year. This marked the start of a significant recalibration in buyer behaviour, with fewer multiple-offer situations and more pricing pressure on listings that were not perfectly aligned with market value.
By 2022, conditions had already cooled. Detached sales dropped to 437, a substantial decline from the previous year. This marked the start of a significant recalibration in buyer behaviour, with fewer multiple-offer situations and more pricing pressure on listings that were not perfectly aligned with market value.
2023: Continued slowdown and more negotiation
2023 brought further softening, with detached sales slipping to 368. Homes sat longer, pricing needed to be more precise, and the higher-end market in particular saw reduced activity. Inventory accumulated more visibly, and buyers became selective, especially around homes requiring updates or those on less desirable lots.
2023 brought further softening, with detached sales slipping to 368. Homes sat longer, pricing needed to be more precise, and the higher-end market in particular saw reduced activity. Inventory accumulated more visibly, and buyers became selective, especially around homes requiring updates or those on less desirable lots.
2024: Activity remains below historical levels
In 2024, detached sales totalled 401 — a slight improvement from 2023 but still far below the peak activity of 2021. The market continued to show caution, and offers frequently came in below list price. Sellers who adjusted quickly to current conditions fared better, while aspirational pricing often resulted in extended days on market.
In 2024, detached sales totalled 401 — a slight improvement from 2023 but still far below the peak activity of 2021. The market continued to show caution, and offers frequently came in below list price. Sellers who adjusted quickly to current conditions fared better, while aspirational pricing often resulted in extended days on market.
2025 year-to-date: A slower start
As of October 31, 2025, the detached market has recorded 316 sales. This indicates that overall activity remains muted, with buyers still evaluating affordability, interest rates, and long-term value before making decisions. Well-priced homes continue to transact, but the pace is nowhere near the levels seen in 2021.
As of October 31, 2025, the detached market has recorded 316 sales. This indicates that overall activity remains muted, with buyers still evaluating affordability, interest rates, and long-term value before making decisions. Well-priced homes continue to transact, but the pace is nowhere near the levels seen in 2021.
What the repricing means for sellers
The past four years have brought a noticeable decline in both sales volume and urgency. For sellers, the key is understanding that pricing must reflect today’s realities, not the conditions of 2021. Homes positioned correctly at launch tend to attract early interest, while those priced optimistically often require reductions before securing an offer.What the repricing means for buyers
The current environment offers opportunities that simply did not exist during the peak. Buyers have more choice, more negotiating power, and more time to make informed decisions. Properties that would have commanded intense competition in 2021 are now selling at adjusted values that better reflect the broader market shift.The bottom line
West Vancouver’s detached market has undergone a clear and significant repricing since 2021. While the transition has been challenging for some sellers, it has also opened pathways for buyers who were previously priced out. Understanding the year-by-year evolution helps clarify where the market stands today — and where opportunities may lie next.Whether you’re planning to sell or looking for the right opportunity to buy, I’m available to provide guidance based on real data and local experience. You can reach me through my contact page.
The past four years have brought a noticeable decline in both sales volume and urgency. For sellers, the key is understanding that pricing must reflect today’s realities, not the conditions of 2021. Homes positioned correctly at launch tend to attract early interest, while those priced optimistically often require reductions before securing an offer.What the repricing means for buyers
The current environment offers opportunities that simply did not exist during the peak. Buyers have more choice, more negotiating power, and more time to make informed decisions. Properties that would have commanded intense competition in 2021 are now selling at adjusted values that better reflect the broader market shift.The bottom line
West Vancouver’s detached market has undergone a clear and significant repricing since 2021. While the transition has been challenging for some sellers, it has also opened pathways for buyers who were previously priced out. Understanding the year-by-year evolution helps clarify where the market stands today — and where opportunities may lie next.Whether you’re planning to sell or looking for the right opportunity to buy, I’m available to provide guidance based on real data and local experience. You can reach me through my contact page.