Week ending Friday, July 10, 2026 · North Shore · Tri-Cities · Burnaby / New Westminster

If you’ve been wondering whether it’s a buyer’s or a seller’s market right now, this week’s numbers give the most honest answer I can give you: it depends entirely on where you’re standing. Coquitlam buyers and North Vancouver sellers are living in two different markets — and the data makes it clear.Here’s what actually happened across the North Shore, Tri-Cities, and Burnaby in the last seven days.

Supply: Coquitlam is where the choice is

166 new detached homes came to market this week across the areas I track. But that supply is anything but evenly spread.
Coquitlam led with 49 new detached listings — nearly double North Vancouver’s 27. Port Moody and Port Coquitlam each added 19, New Westminster 16, and Burnaby North, South and East rounded things out. The message for buyers is simple: where there’s more supply, there’s more leverage.

North Vancouver is telling a condo story

Zoom into North Vancouver and the picture flips. The freshest supply here isn’t detached at all — it’s apartments.59 new apartment and condo listings hit the North Van market this week — more than double the 27 new detached homes. Townhouses and row homes added another 25. If you’re an entry or move-up buyer eyeing the North Shore, this was a strong week to be shopping the attached market.

Demand: what actually sold — and for how much

In North Vancouver, 15 detached homes sold this week at a median price of $1,923,750 and an average just under $1.98 million.
The single most useful figure for anyone thinking of selling: the sale-to-list ratio landed around 96–97%. Homes are trading roughly 3% under asking — not a crash, not a bidding war. And the median home sold in 22 days.

The whole story lives in the details

• A home on East 20th Street sold in just 5 days, and a Bellelynn Place home sold at exactly its asking price.
• Meanwhile, homes on Mahon Avenue (56 days) and Tompkins Crescent (64 days) sat for two months — and both sold well below list.

Same week. Same city. Opposite outcomes. The difference wasn’t luck — it was the price on day one.

What to do about it this week

If you’re a detached buyer: Look east. Coquitlam and the Tri-Cities have the supply this week, and supply is leverage.If you’re a North Vancouver seller: The market is rewarding discipline, not optimism. Priced right, you’re looking at a sale in about three weeks at 96–100% of list. Don’t chase the market down — meet it on day one.If you’re an entry or move-up buyer on the North Shore: This was a condo-rich week — 59 new apartment listings in North Van alone means more negotiating room for you.

The bottom line

This is a market of averages hiding two very different stories: the well-priced home that sells fast and near full price, and the over-priced home that lingers and discounts. Which story you end up in is largely a decision you make before the sign goes in the ground.I track every one of these numbers — new listings and sales, by area and property type, every single day. If you’d like me to run the figures for your specific neighbourhood, or you’re weighing a move this summer, reach out anytime. No pressure — just the real numbers.— Kevin Lynch, Upper LonsdaleData source: BCRES / Paragon MLS, sales and new listings for the 7 days ending July 10, 2026. Figures are for general information and not a substitute for a professional evaluation of a specific property. All values in Canadian dollars.