Overall, November shows a cool but steady market across Greater Vancouver, with most areas sitting in balanced to buyers’ market conditions as inventory declines slightly month-over-month but sales drop more sharply. Many submarkets saw lower prices, longer days on market, and reduced sales activity, reflecting a cautious buyer pool heading into winter.

Across almost all regions, sales ratios for both detached and attached homes sit in the 7%–20% range, which is mostly buyers’ market to balanced territory. Examples include:

• Vancouver West Attached: 15% sales ratio — Balanced market. Homes selling ~3% below list.
• Vancouver East Detached: 9% — Buyers market. Prices down 11% month-over-month.
• Richmond Attached: 11% — Buyers market with sales down 24% monthly.
• North Vancouver Attached: 20% — Balanced, but slowing from the previous month.
• West Vancouver Attached: 14% — Balanced but soft conditions persist.

A consistent pattern appears:
Inventory is trending down slightly, but sales are dropping faster, which keeps the advantage on the buyer side in many communities.

Key Market Themes (Based on SnapStats):

1. Price Softness Across Many Submarkets

• Vancouver East and Richmond show noticeable price declines month-to-month (–11% and –5% respectively).
  • Vancouver East Detached price fell to $1,641,500.
  • Richmond Attached fell to $685,000.

2. Homes Taking Longer to Sell

• DOM (Days on Market) often increasing — with some areas doubling (e.g., Ladner detached DOM up 100%).
• Buyers are slower and more selective.

3. Select Price Bands Still Performing Well

Despite overall caution, there are pockets of strong demand:

• Vancouver West Attached: $700k–$800k band at 28% sales ratio (Seller’s Market).
• North Vancouver Attached: $400k–$500k at 42% sales ratio (strong Seller’s Market).
• Richmond Detached: $1.25M–$1.5M at 24% (Seller’s Market).

This means value-priced and entry-level homes are moving fastest.

What This Market Means for Buyers

This is one of the best windows in 2025 for strategic buyers.

✔ More leverage: Most areas are in buyers’ market conditions (7%–12% sales ratios).
✔ Negotiation room: Homes are selling 1–4% below list price depending on region.
✔ More days on market: Good properties are sitting longer → increased negotiation power.
✔ Less competition: Sales are down across the board (some areas −40%+).
✔ Best opportunities:

• Vancouver East detached $2M–$2.25M (Buyers Best Bet).
• Richmond attached 3-bed homes and $1.5M–$1.75M band.
• West Vancouver attached up to 1-bedroom units.

Buyer Strategy Recommendation:
Move decisively on well-priced listings. Get ahead of the spring surge, when competition historically increases.

What This Market Means for Sellers

Sellers can still succeed, but strategy matters more than ever.

✔ Price sharply: With many areas selling at 97–99% of list, buyers ignore overpriced listings immediately.
✔ Focus on the most active price bands:

• Vancouver West attached: $700k–$800k is strongest.
• Kitsilano & Mount Pleasant attached continue to outperform.
  ✔ Exceptional presentation is essential: Clean, staged, move-in-ready homes sell faster and closer to list price.
  ✔ Inventory is down: Good for sellers — fewer competing listings, especially heading into winter.

Seller Best Bets from SnapStats:

• Vancouver West: Kitsilano, Mount Pleasant, 1-bedroom and 2-bedroom units.
• Richmond: South Arm, East Cambie, 2-bedroom homes.
• Vancouver East: Victoria neighborhood and 2-bedroom properties.

Final Summary

The November 2025 market is softening, balanced in some pockets, and firmly buyer-tilted in others. Prices have eased, days on market are rising, and sales volumes have dropped. But well-priced, well-presented listings in high-demand neighborhoods still move quickly.

This is a prime moment for buyers who want leverage and selection — and a strategic moment for sellers who price correctly and prepare their homes professionally.