State of BC Real Estate — July – September 2025
Published 2026-05-16 · By Bronson Job PREC, REALTOR® · Royal LePage Ben Gauer & Associates
Through the late summer and early fall of 2025, prices kept drifting gently lower while sales steadied. By the end of September the Greater Vancouver composite benchmark was $1,142,100, down 3.2% from a year earlier; the Fraser Valley benchmark was $926,300, down 5.4%. Sales were close to flat against the same point in 2024 — the year-long decline had slowed — but still well short of a normal year. Both boards described conditions that favoured buyers.
Market notes
Greater Vancouver
The composite benchmark stood at $1,142,100 in September 2025, down 3.2% year over year. September sales of 1,875 were actually up about 1.2% from the same month a year earlier — the first hint that the year-long sales slide was levelling — though still roughly 20% below the 10-year seasonal average. The board described a buyer-favourable, broadly balanced market.
Fraser Valley
The Fraser Valley composite benchmark was $926,300 in September 2025, down 5.4% from a year earlier. The board recorded 962 sales — about 2% below the same month in 2024, and roughly 28% below the seasonal norm — and continued to call it a buyer’s market, with a low sales-to-active ratio near 9%.
Prices by home type
Greater Vancouver benchmarks in September were $1,933,100 for detached, $1,069,800 for townhouses, and $728,800 for apartments. The Fraser Valley read $1,420,000, $795,600, and $510,400. Detached homes continued to absorb the steepest year-over-year declines.
Where these numbers come from
Every figure in this review is drawn from the monthly statistics releases published by Greater Vancouver REALTORS and the Fraser Valley Real Estate Board. Benchmark prices are MLS® Home Price Index values.
Implications by audience
For buyers
A market that has stopped sliding but has not yet turned is a comfortable one to buy in: prices are soft, inventory is ample, and there is no fear of missing a fast-moving market.
For sellers
With the sales-to-active ratio in single digits in the Fraser Valley, a seller needed sharp pricing and strong presentation to stand out. Time on market ran longer than in a normal year.
Reading the signal
Flat sales after a long decline can read as a floor forming. It was a genuinely steadier reading than the quarters before it — but steadier is not the same as rising, and prices kept easing through the quarter.
What followed
The market did not catch fire. Through the fourth quarter, benchmark prices eased a little further, and 2025 closed as one of the slowest years on record for both boards — Greater Vancouver’s quietest in more than two decades.
Related
- BC Real Estate Codex — every fact cited above with full provenance
- Cross-fact Codex changelog
- Vancouver Special Index — Lower Mainland affordability
- Monthly board market reports (FVREB, GVR)
- All quarterly reports
Verified sources (2)· re-verified 2026-05-19Click to expand
Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.
- BC Governmentretrieved 2026-05-19Property Transfer Taxhttps://www2.gov.bc.ca/gov/content/taxes/property-taxes/property-transfer-tax
- BC Governmentretrieved 2026-05-08Property Transfer Tax Act, RSBC 1996, c. 378https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/96378_01
bc.ptt.brackets · v1View in Codex →Verified sources (1)· re-verified 2026-05-08Click to expand
Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.
- OSFIretrieved 2026-05-08Guideline B-20: Residential Mortgage Underwriting Practices and Procedureshttps://www.osfi-bsif.gc.ca/en/guidance/guidance-library/final-revised-guideline-b-20-residential-mortgage-underwriting-practices-procedures
osfi.b20.stress_test · v1View in Codex →Cite this report: Bronson Job (2026). State of BC Real Estate — 2025 Q3. https://www.bronsonjob.com/reports/state-of-bc-real-estate-2025-q3.
