Newsletter

The April numbers are in from both Greater Vancouver REALTORS® (GVR) and the Fraser Valley Real Estate Board (FVREB), and there’s a noteworthy shift this month: after more than a year of year-over-year declines, the Fraser Valley posted its first annual sales increase, while Metro Vancouver’s detached segment continues to quietly gather momentum. Conditions remain firmly in buyers’ favour across both regions, but the spring market is showing its first real pulse.

Metro Vancouver (GVR)

Residential sales totalled 2,110 in April, down 2.5% from April 2025 and 22.9% below the 10-year seasonal average. The headline number masks an interesting story underneath: detached home sales jumped 14% year-over-year (659 sales), while apartment sales fell 10.7% (1,009) and attached/townhome sales slipped 2% (433).

GVR Chief Economist Andrew Lis noted that detached homes have historically acted as a bellwether for broader market sentiment, and the divergence we’re seeing now may signal that other segments could follow. He added it “may only be a matter of time” until the rest of the market catches up — which could tighten inventory unless more sellers come forward.

Key April 2026 numbers:

• New listings: 6,684 (down 2.4% YoY, but 15.5% above the 10-year average)
• Active inventory: 16,236 (up 0.2% YoY, 37.9% above long-term average)
• Composite benchmark price: $1,098,000 (down 6.9% YoY, down 0.6% from March)

Fraser Valley (FVREB)

The Fraser Valley turned a corner in April. For the first time in over a year, sales posted a year-over-year increase — 1,118 sales on the MLS®, up 11% from March and 7% above April 2025. New listings rose 6% from March to 3,549, still above seasonal norms but trending below last year.

FVREB Chair Ishaq Ismail described market activity as picking up through the spring, with conditions still firmly favouring buyers thanks to healthy inventory levels and improving affordability — though buyer confidence remains tempered by ongoing economic uncertainty.

Key April 2026 numbers:

• Active listings: 9,816 (up 7% from March, 45% above 10-year seasonal average)
• Sales-to-active listings ratio: 11% (still buyer’s market territory; balanced is 12–20%)
• Composite benchmark price: $899,200 (up 0.1% from March — the second consecutive monthly increase)

Average days to sell: Detached 37 days · Townhome 32 days · Condo 42 days

Benchmark prices by type:

• Single family detached: $1,374,800 (down 8.8% YoY)
• Townhome: $771,600 (down 7.4% YoY)
• Apartment/condo: $491,000 (down 8.3% YoY, but up 0.4% from March)

What This Means For You

If you’re buying: You still have meaningful negotiating power in both regions, particularly in the multi-family segment. Inventory remains elevated, prices are well off their peaks, and condos in particular are showing the deepest year-over-year discounts. That said, the detached segment is the one to watch — if that momentum spreads, the window of maximum buyer leverage could start to narrow through late spring.

If you’re selling: Pricing realistically matters more than ever. Properties priced to current market conditions are still moving, especially detached homes where demand is clearly strengthening. Condos and townhomes face stiffer competition given inventory levels, so presentation, pricing, and marketing strategy are critical.

As always, hyper-local conditions vary significantly by neighbourhood and property type. If you’d like a tailored read on what’s happening in your specific area or with your home, reach out — I’m happy to walk through it with you.

The BC housing market enters 2026 with over 40,000 active listings province-wide — near the highest inventory levels in more than a decade. For buyers who sat on the sidelines through years of bidding wars, the table has turned. More selection, less competition, and more room to negotiate mean that serious buyers can finally move thoughtfully rather than frantically.

The benchmark price for Metro Vancouver (GVR) sits at $1,104,300, down 6.8% year-over-year as of March 2026. In the Fraser Valley (FVREB), the composite benchmark is $898,300 — more accessible for many buyers and showing early signs of stabilization after months of declines. Townhouses across both boards remain the most resilient segment, holding up better than condos or detached homes.

The BCREA forecasts MLS sales to rise 12% this year as pent-up demand gradually comes off the sidelines. Mortgage rates are expected to hold steady, removing some of the volatility that unsettled 2025. This is not a frenzied market — it’s a measured one, and measured markets reward preparation.

If you’ve been waiting for the right time to start your home search, reach out to me directly. We’ll map out your criteria, your financing, and your timeline before listings pick up in spring.

THE DREAM STAGE

That feeling of scrolling listings late at night, imagining your car in the driveway — that’s where every homeowner begins. It’s not just a financial decision; it’s a life milestone. The buyers who succeed don’t wait until they feel ready. They get informed first. That’s exactly what this series is designed to help you do.

WHAT THIS SERIES COVERS

Over six issues, we’ll walk every stage of the journey together — from where you are now, through research, home touring, making an offer, navigating conditions, and finally closing day. Each issue is practical, honest, and specific to the White Rock and South Surrey market. No fluff. Just what you actually need to know.

WHERE MOST BUYERS START

Most first-time buyers I meet haven’t spoken to a lender yet. They’re curious but hesitant, excited but nervous. That’s completely normal. The best first move isn’t touring homes — it’s a single, no pressure conversation with a mortgage broker to understand your real number. Knowledge dissolves fear faster than anything else.

PROGRAMS YOU MAY NOT KNOW ABOUT

BC has several programs built for first-time buyers: the Property Transfer Tax exemption, the First Home Buyer’s Tax Credit, the Home Owner Grant, and the RRSP Home Buyers’ Plan (up to $35,000 tax-free). These can add up to meaningful savings. We’ll cover each in detail in Issue 2 when we build your real budget.

YOUR ONE ACTION THIS WEEK

Before Issue 2 arrives, write down the three things that matter most to you in a home. Not a wish list — a real one. Neighbourhood, size, must-haves versus nice-to-haves. Getting specific early saves weeks of searching later. The clearer your criteria going in, the faster and less stressful your search
will be.

Reach out with any questions.

The Fraser Valley housing market started 2026 on a sluggish note, with buyer hesitation and rising inventory reinforcing favorable conditions for purchasers.

Key Highlights:

• Sales declined sharply: 619 sales recorded, down 33% from December and 24% below January 2025
• Inventory surged: 7,711 active listings—54% above the 10-year seasonal average
• Buyer’s market confirmed: Sales-to-active ratio fell to just 8% (balanced market = 12-20%)
• Prices continue downward: Composite benchmark price dropped to $897,200, marking the 10th consecutive monthly decline and falling below $900K for the first time since spring 2021

Price Changes (Month-over-Month):

• Detached homes: $1,373,100 (−1.1%)
• Townhouses: $773,100 (−1.0%)
• Apartments: $488,600 (−0.6%)

Average Days on Market: 50-55 days across all property types

Bottom Line: With ample inventory, weakening prices, and cautious buyers, the Fraser Valley remains firmly in buyer’s-market territory as we move through early 2026.