Greater Vancouver & Fraser Valley Real Estate Market: A July 2025 Appraisal Update

Greater Vancouver & Fraser Valley Real Estate Market: A July 2025 Appraisal Update

Welcome to the Adlaw Appraisals blog, where we provide professional insights to help you navigate the ever-changing real estate market. In the complex world of real estate, understanding the underlying data is key. This month, we’re examining the latest figures from Greater Vancouver and the Fraser Valley to provide you with a professional appraiser’s perspective on the market trends for July 2025.

Greater Vancouver: A Stabilizing Market with Healthy Inventory

The Greater Vancouver market is extending the early signs of recovery that first appeared in June. Total residential sales in the region for July 2025 reached 2,286, which is a modest 2% decrease from the 2,333 sales recorded in July 2024. This figure is 13.9% below the 10-year seasonal average of 2,656. According to the GVR’s director of economics, the Bank of Canada’s decision to hold the policy rate steady may have helped sales activity by providing more certainty on borrowing costs.

Key Metrics from an Appraiser’s Standpoint:

• Inventory and Listings: A total of 5,642 new properties were listed in July, an increase of 0.8% from July 2024. The total number of active listings in Metro Vancouver is now 17,168, a significant 19.8% increase compared to July of last year. This healthy level of inventory provides buyers with “plenty of selection to choose from”.
• Sales-to-Active Listings Ratio: The overall sales-to-active listings ratio for July 2025 is 13.8%. The market is considered balanced when this ratio is between 12% and 20%. This suggests that supply and demand remain relatively balanced, and home prices are likely to continue trending sideways in the short term.
• Benchmark Price Activity: The composite benchmark price for all residential properties is currently $1,165,300, a decrease of 0.7% from June 2025 and 2.7% from July 2024.
  • Detached Homes: The benchmark price is $1,974,400, down 1% from June and 3.6% from July 2024. Sales for detached homes were down 4.1% year-over-year.
  • Attached Homes: Attached home sales increased by 5% year-over-year. The benchmark price for a townhouse is $1,099,200, a slight decrease of 0.4% from June 2025 and 2.3% from July 2024.
  • Apartments: Apartment sales saw a 2.9% decrease from July 2024. The benchmark price is $743,700, down 0.6% from June and 3.2% from July 2024.

Fraser Valley: Sales Level Off Amidst Seasonal Slowdown

The Fraser Valley market is in a seasonal slowdown, with July real estate sales activity leveling off. A persistent gap between buyers’ and sellers’ price expectations continues to suppress sales. The Fraser Valley Real Estate Board recorded 1,190 sales in July, down 0.5% from June and 3% year-over-year. These sales were 23% below the 10-year average.

Key Metrics from an Appraiser’s Standpoint:

• A Solid Buyer’s Market: With a sales-to-active listings ratio of 11%, the market remains firmly in a buyer’s territory. Sellers are having to “work harder” to attract buyers, who have ample choice.
• Inventory and Listings: The supply of homes for sale dipped slightly in July, down 2% from June to 10,650. New listings also declined by 5% over June to 3,453.
• Benchmark Price Activity: The composite benchmark price for the Fraser Valley decreased by 0.7% in July to $944,800.
  • Detached Homes: The benchmark price is $1,451,100, down 0.5% from June 2025 and 5.1% from July 2024. The average number of days to sell a single-family detached home was 38 days.
  • Townhomes: The benchmark price for a townhome is $814,900, down 1.2% from June and 4.0% from July 2024. Townhomes took an average of 35 days to sell.
  • Apartments: The benchmark price for an apartment is $519,300, down 1.4% from June and 5.8% from July 2024. Condos also took an average of 38 days to sell.

Overall, both markets show signs of hesitation driven by economic uncertainty and a healthy supply of homes. For both buyers and sellers, having a clear and realistic understanding of current market conditions is more important than ever.

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