http://www.mattcouncil.com/, http://www.realestatenorthshore.com/

Matt Council Real Estate, 1-110 East 1st Street, North Vancouver, BC (2026)

05/06/2026

North Shore Market Update - May 2026 | Steady but Selective
The North Shore market remains stable but uneven as we move through the heart of the spring season. While activity is steady, it remains more subdued than typical seasonal cycles, with buyers and sellers taking a very price-sensitive approach.

April Highlights:

North Vancouver: Sales dipped year-over-year and month-over-month. With inventory levels 54.6% above the 10-year average, buyers continue to have significant choice and leverage.

West Vancouver: Activity picked up from a quiet baseline, with sales increasing 54.1% over last April.

The Condo Lag: Apartments are seeing the slowest recovery, currently sitting 39.6% below their 10-year average in North Van.

Townhome Demand: This remains the most competitive segment, with townhomes significantly outperforming detached and condo ratios.

The spring market is unfolding in a more segmented pattern than we usually see. If you are thinking about buying or selling, navigating these micro-trends is essential to a successful outcome.

Call/Text: 604-317-4464
Email: [email protected]

04/08/2026

North Shore Market Update - Q1 2026 | Measured Gains & A Cautious Spring
March brought a typical seasonal lift to the North Shore, but the headline is the highly selective nature of the market. While sales built on February’s momentum, activity remains well below the pace of stronger market cycles as both buyers and sellers proceed with caution.

Q1 Highlights:

• Measured Gains: North Vancouver sales rose 36.3% month-over-month but remain 29.5% below the 10-year March average.

• Buyer Choice: North Vancouver inventory is now 54.3% above the 10-year average, providing buyers with significant choice and a bit more negotiating room.

• Active Segments: While the broader market is calm, specific pockets remain tight. Well priced move-in-ready duplexes remain a hot corner of the market and, surprisingly, apartments led the way with a 22.5% absorption rate in March - a reflection of a larger buyer segment at the entry level as well as condo sellers making the adjustments in price to realize sales.

• West Vancouver Update: Sales improved 15% year-over-year in March, yet remain 42.2% below historical norms.

Overall, these numbers signal continuity rather than a shift in direction. Buyers are prioritizing long-term value over urgency, and a "wait and see" environment continues to temper broader momentum.

If you are thinking about a move this spring, I am always happy to share a quick pricing read for your street to see how these trends apply to your goals.
Matt Council Personal Real Estate Corporation | Rossetti Realty

03/06/2026

North Shore Market Update - March 2026 | Sales Data and Insights from February 2026
The North Shore began its crawl toward spring with a typical seasonal increase in sales compared to January, but the story this month is the highly selective nature of the market. While overall activity remains below historical norms, specific segments are tightening up as active buyer subsets ready themselves for the right opportunity.

February highlights:
• Selective Dynamics: Broader conditions are calm, but inventory is tight in the "missing middle," specifically entry-level townhomes, well-priced duplexes, and family detached homes.
• North Vancouver Sales: 135 reported, down 11.2% year-over-year but showing a seasonal uptick from January.
• West Vancouver Sales: 33 reported, down 17.5% year-over-year.
• Inventory Divergence: North Vancouver supply rose to 43.5% above the 10-year average, while West Vancouver saw a modest 2.8% decline in total listings.
• Standout Performer: North Vancouver townhomes reached a 24.4% sales-to-active ratio, signaling a seller's market in that specific niche.

Overall, the February stats signal continuity. We are seeing a market gradually settling into a new normal characterized by a slower pace and ample opportunity for thoughtful decision-making on both sides of the transaction.

Whether you are looking for a detached home in Lynn Valley or a condo in Lower Lonsdale, success right now comes down to sharp pricing and a clear understanding of your specific micro-market. If you are thinking about a move this spring, I am always happy to help you understand how these trends apply to your goals.

Call/Text: 604-317-4464
Email: [email protected]

02/06/2026

North Shore Market Update - February 2026 | Sales Data and Insights from January 2026
The North Shore real estate market began 2026 much as 2025 ended, with a cautious and selective tone across both North and West Vancouver. Sales softened compared to last January, while inventory remained elevated, shaping a market where choice and negotiation continue to define outcomes.

January highlights:
• North Vancouver sales down 37.4% year-over-year
• West Vancouver sales down 6.5% year-over-year
• Inventory remains above long-term averages
• Buyers focused on value and long-term suitability
• Outcomes increasingly property-specific

Rather than signalling a shift in direction, January reflects continuity. Buyers are taking their time, sellers are adjusting expectations, and pricing and preparation are playing a larger role in success.

As the year unfolds, conditions are likely to remain steady and balanced unless there is a meaningful change in buyer confidence or broader economic factors. If you’re thinking about buying or selling in 2026, I’m always happy to help you understand how these trends apply to your plans.

01/12/2026

North Shore Real Estate 2025 Year in Review
2025 brought a more measured pace to the North Shore real estate market. Sales declined across both North and West Vancouver, inventory remained elevated, and buyers took a deliberate, value-focused approach throughout the year.

Key takeaways:
• North Vancouver sales down 7.8% year-over-year
• West Vancouver sales down 12.2% year-over-year
• Activity well below 10-year averages in both markets
• Detached homes led activity as pricing adjusted
• Condos and townhomes saw more selective demand

Lower borrowing costs improved affordability, but many buyers remained patient, waiting for the right opportunity rather than moving quickly. Sellers faced longer timelines, with outcomes increasingly dependent on pricing, presentation, and location.

As we move into 2026, elevated supply and moderated pricing continue to shape a balanced market where preparation matters. If you’re thinking about buying or selling this year, I’m always happy to help you understand how these trends apply to your plans.

👉 Curious how these trends could shape your plans for the year ahead? Let’s connect.

(604) 317-4464
[email protected]

01/08/2026

The North Van $50M Club. 🏔️

While BC Assessment values may have softened on paper, the actual market tells a different story for these North Van luxury homes.

We tracked the top 10 sales in North Vancouver for 2025, and the luxury segment is showing real resilience. Total volume for these ten homes hit nearly $50M, with the median sale price ticking up 3.6% over last year.

The big takeaway? It’s the year of the Village. Edgemont and Forest Hills absolutely dominated the leaderboard, claiming 8 of the top 10 spots.

Here is the official 2025 Top 10:

10 | 821 E 16th St, Boulevard
List: $4.75M | Sale: Pending*
Sutton Group-West Coast Realty

09 | 956 Belmont Ave, Edgemont
List: $4.99M | Sale: $4.61M
Re/Max Masters Realty

08 | 2707 Colwood Dr, Edgemont
List: $4.89M | Sale: $4.63M
Stilhavn Real Estate Services

07 | 1275 Bedford Crt, Edgemont
List: $5.00M | Sale: $4.80M
Royal LePage Sussex

06 | 883 Wavertree Rd, Forest Hills
List: $4.98M | Sale: $4.85M
Re/Max Crest Realty

05 | 940 Leovista Ave, Edgemont
List: $5.48M | Sale: $5.04M
Vanak Realty

04 | 960 Essex Rd, Forest Hills
List: $5.49M | Sale: $5.10M
Sutton Group-West Coast Realty

03 | 4015 Sunnycrest Dr, Forest Hills
List: $5.49M | Sale: $5.15M
Re/Max Crest Realty

02 | 4262 Lions Ave, Forest Hills
List: $5.90M | Sale: $5.24M
Re/Max Masters Realty

01 | 2902 Crescentview Dr, Edgemont
List: $5.99M | Sale: Pending*
Stilhavn Real Estate Services

The Strategy: While sellers asked slightly more this year (median list price up 5%), buyers are still negotiating. The “Sold” column is healthy, but it rewards accurate pricing.

Curious how these numbers impact your street - from the Boulevard to Lynn Valley? Send me a message for a neighbourhood-specific look.

☎️ 604-317-4464
📧 [email protected]

01/08/2026

The West Van Top 10. 🏛️

Counting down the significant sales of 2025.

Total volume for the top tier hit $113M. While the British Properties claimed 3 of the top 10 spots, the data shows that high list prices didn’t guarantee a deal - buyers negotiated hard.

Here is the full breakdown of the top tier:

10 | 3704 Mckechnie Ave, West Bay
List: $10,950,000 | Sale: Pending*
Agency: Angell, Hasman & Associates

09 | 1112 Gilston Rd, British Properties
List: $10,980,000 | Sale: $9,100,000
Agency: Angell, Hasman & Associates

08 | 4580 Marine Dr, Olde Caulfeild
List: $9,980,000 | Sale: $9,300,000
Agency: Royal LePage Sussex

07 | 2964 Mathers Cres, Altamont
List: $10,998,000 | Sale: $10,250,000
Agency: Angell, Hasman & Associates

06 | 6060 Blink Bonnie Rd, Gleneagles
List: $13,890,000 | Sale: $10,300,000
Agency: Royal LePage Sussex

05 | 925 Fairmile Rd, British Properties
List: $16,880,000 | Sale: Pending*
Agency: Sutton Group-West Coast Realty

04 | 5375 Kew Cliff Rd, Caulfeild
List: $15,000,000 | Sale: $11,500,000
Agency: Sotheby’s International Realty

03 | 2303 Palmerston Ave, Queens
List: $12,880,000 | Sale: $12,380,000
Agency: Angell, Hasman & Associates

02 | 166 28th St, Dundarave
List: $14,800,000 | Sale: $13,600,000
Agency: Sutton Group-West Coast Realty

01 | 820 Eyremount Dr, British Properties
List: $18,888,000 | Sale: $17,500,000
Agency: Luxmore Realty

*Note: Sales marked Pending have accepted offers but have not yet closed as of early 2026.

The Takeaway: Smart pricing is moving inventory, even at the $15M+ mark. If you are curious about where your home fits in the 2026 market, luxury or otherwise, send me a message.

☎️ 604-317-4464
📧 [email protected]

12/12/2025

The End of Single-Family Zoning in the City of North Van? 🏗️
The City of North Vancouver has officially adopted the new Ground Oriented Housing bylaws. If you own a standard lot in the City, the rules of what you can build just changed dramatically.

The Headlines: Depending on your lot size and location, "Single Family" zoning is now effectively:
🔹 3 Units: On smaller lots (under 280 m²).
🔹 4 Units: On standard lots in most residential neighbourhoods.
🔹 6 Units: On lots near frequent transit (the R2 & 240 lines).

The Reality Check: Before you start counting your development dollars, you need to read the fine print. While the unit counts are up, the allowable size (FSR) is still strictly capped.

Standard lots are limited to 0.85 FSR.

Transit-oriented lots (the "Pink Zones") get a lift to 1.0 FSR.

Matt's Take: This isn't an overnight gold rush. High construction costs + strict density caps mean only specific sites (mostly the 6-unit zones) will "pencil out" for developers right now. However, for families looking to build multi-generational housing, this is a game-changer.

Want the full breakdown? I’ve written a new Market Minute blog post detailing the specific setbacks, height limits, and zone maps.

👇 Click the link below to see what you can build on your lot.
https://www.realestatenorthshore.com/news/market-minute/cnv-ground-oriented-housing-zoning-update/

12/05/2025

North Shore Market Update | December 2025 🎄
November marked a noticeably quieter month on the North Shore as the market continued its steady, measured pace. Sales eased from October and year-over-year numbers varied between the two communities, highlighting the uneven conditions that have shaped much of this year.

📊 Highlights this month:
• North Vancouver sales down 9.2% compared to last November
• West Vancouver sales up 17.8% year-over-year
• Inventory remains above the 10-year averages in both markets
• Buyers continue to be patient and selective
• Many listings are taking longer as negotiation becomes more common

Even as new listings taper for the season, overall supply remains steady enough to give buyers choice. Well-priced homes are still finding success, while others are taking more time as purchasers weigh their options in a softer economic environment.

As we head toward the holidays, activity usually slows, but motivated buyers and sellers will still be active. Most will wait for early 2026 to make larger decisions.

If you're planning a move or want to understand what this market means for your home or search, feel free to reach out. Wishing you a warm and peaceful start to the holiday season.

🤙🏼(604) 317-4464
📧[email protected]

11/04/2025

October 2025 North Shore Market Update: A Steady and Measured Market
The North Shore real estate market carried its steady, thoughtful pace into October. Sales softened in North Vancouver and held level in West Vancouver compared to last year, reflecting the same balance and caution that have defined much of 2025.

Another Bank of Canada rate cut provided some relief for buyers, but its impact on overall demand remains limited so far. Most activity continues to be driven by individual motivation rather than major economic shifts, and both buyers and sellers are taking a measured approach to decision-making.

📊 Market Highlights:
• North Vancouver: 191 sales (down 15.1 percent year-over-year), with inventory up 10.2 percent and still sitting more than 35 percent above the 10-year average.
• West Vancouver: 58 sales (unchanged year-over-year), with listings up 5.8 percent and inventory 14 percent above the long-term average.
• Detached homes continue to lead activity, while condos and townhomes are seeing more selective demand as buyers take their time to evaluate options.

Across Metro Vancouver, the same pattern is visible: slower overall sales, elevated inventory, and pricing that has remained relatively stable through the fall. On the North Shore, those trends are creating a balanced environment that leans slightly toward buyers, giving them more time and leverage while encouraging sellers to focus on realistic pricing and presentation.

As we move toward the end of the year, listings are expected to taper, and the market will likely stay quieter until early 2026. For now, conditions remain steady and balanced — a calm finish to what has been a consistently cautious but resilient year.

📍If you are considering a move, now is an excellent time to start planning for the year ahead. Let’s connect to discuss timing, pricing strategy, and what these conditions mean for your next step.

Matt Council Real Estate

05/06/2026

04/08/2026

03/06/2026

02/06/2026

01/12/2026

01/08/2026

01/08/2026

12/12/2025

12/05/2025

11/04/2025

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