Thursday, July 30, 2026This week's North Vancouver dataset covers 102 active listings and closings across 25 sub-areas, split between 71 firm (sold) deals and 31 still in pending status. Total firm sales volume came in at just over $105.4 million, with an average sold price of $1.45M and a median of $1.225M — a reminder that a handful of high-end estate sales are pulling the average well above what the "typical" North Van buyer is actually paying.

The Headline Number: Sellers Are Still Winning, Barely

Across all 71 firm sales, the average sold-to-list ratio sits at 97.2% — meaning most sellers are landing just under asking, not the deep-discount environment some buyers might be hoping for. Median days on market for completed sales is a brisk 30 days (the average of 63.7 is skewed upward by a few stubborn listings — more on those below).That combination — near-full asking price, sub-monthly median DOM — points to a market that's balanced but leans seller-favourable, particularly for well-priced product in the right pocket.

Lonsdale Still Dominates Volume

If there's one clear structural story this week, it's the Lonsdale corridor. Lower, Central, and Upper Lonsdale combined account for 40 of the 102 listings — nearly 40% of all activity in North Vancouver this week:

• Lower Lonsdale — 16 listings, avg sold $881K, avg DOM 41 days
• Central Lonsdale — 15 listings, avg sold $1.20M, avg DOM 61 days
• Upper Lonsdale — 9 listings, avg sold $1.70M, avg DOM 57 days

This is a walkable, transit- and amenity-rich corridor, and it's showing up as the volume engine of the entire market — a mix of entry-level concrete condos in Lower Lonsdale feeding first-time buyers and downsizers, and larger character/new-build houses in Upper Lonsdale serving the move-up family segment.Lynn Valley is the other standout secondary hub — 10 listings, average sold price $1.79M, and the tightest average DOM of any high-volume area at under 47 days, suggesting continued strong demand for its family-house inventory.

What's Actually Selling: Condos Lead on Count, Houses Lead on Dollars

By dwelling type, the split tells a two-speed story:Condos are the volume leader (46% of all listings) — but notably, they're commanding the highest price per square foot of any category at $936/sqft, well above houses ($795) and townhomes ($800). That's a meaningful signal: buyers are paying a premium for turnkey, low-maintenance living in the Lonsdale/Lower Lonsdale core even as they get less physical space for the dollar. Houses remain the volume-dollar leaders given their sheer size, but on a per-square-foot basis they're actually the "value" play in this data.The bedroom mix skews smaller than you might expect for a house-heavy suburb: 1- and 2-bedroom units make up 46% of all listings (18 one-beds, 29 two-beds), reflecting how much of North Van's current inventory is condo and townhouse product rather than large single-family homes.

Speed Wins: The Fastest and Slowest Movers

A few properties this week illustrate just how bifurcated "hot" and "stale" listings can be within the same market:Fastest sales (1–2 days on market, all above or at asking):

• 957 Essex Road, Forest Hills NV — sold in 1 day, $1.705M (8.3% over asking)
• 2111 Philip Avenue, Pemberton Heights — sold in 1 day, $2.499M
• 4384 Highland Boulevard, Forest Hills NV — sold in 2 days, $2.199M
• 3253 Kerrstead Place, Lynn Valley — sold in 2 days, $3.012M (4.2% over asking)

Slowest sales (over 4+ months on market):

• 635 E Keith Road, Queensbury — 406 days, sold at 95.6% of list
• 2201 1632 Lions Gate Lane, Pemberton NV — 322 days, $2.88M
• 2678 Ailsa Crescent, Lynn Valley — 304 days, $2.62M
• 204 137 W 17th Street, Central Lonsdale — 202 days, the week's biggest discount at 91.9% of list

The gap between the fast and slow ends of the market is stark — properties priced right and positioned well (especially entry-level houses under $2.5M in Forest Hills, Pemberton Heights, and Lynn Valley) are moving in a matter of days, sometimes with bidding-war premiums. Meanwhile overpriced or dated listings, particularly in the $400K–$700K condo band and larger executive homes over $2.5M, are sitting for six months to over a year before finding a buyer.

Over-Asking Activity Is Concentrated in Detached Houses

Of the six biggest sold-over-list results this week, five were detached houses — +8.3%,  Indian River home (+6.4%), and  Lynn Valley (+4.2%). This suggests multiple-offer activity is still alive for well-priced single-family homes in family-oriented neighbourhoods, even as the broader market average sits just under asking. Condos, by contrast, dominate the discount list — the week's steepest cuts were almost all in the sub-$1M apartment segment.

Age of Housing Stock: A Tale of Two Product Types

Houses selling this week have a median age of 54.5 years — this is legacy North Shore housing stock, much of it likely candidates for renovation or rebuild given the lot sizes involved (the largest lots this week topped 14,800 sq ft in Dollarton and Blueridge). Condos and townhouses, by contrast, have a median age of 19 and 17.5 years respectively — newer purpose-built product, consistent with the ongoing infill development along the Lonsdale corridor and in Lynnmour/Pemberton NV.

Notable Sales

• Top sale of the week: Forest Hills NV — $5.1M, a brand-new (age 0) 7-bedroom home, though it took 125 days to find its buyer.
• Second highest: Canyon Heights NV — $3.88M, an 8-bedroom, 8-bath home on a 9,450 sq ft lot.
• Best value entry point: Several 1-bedroom Lower Lonsdale and Central Lonsdale condos closed in the $440K–$560K range, underscoring that North Vancouver still has an attainable entry tier for first-time buyers, even amid headline prices well above $1M.

The Pending Pipeline: A Slower Cohort

The 31 listings still marked "Pending" are averaging 87.6 days on market versus 53.2 days for completed firm sales — meaning the deals still working their way to the finish line are, on average, taking meaningfully longer than the ones that have already closed. That's a normal pattern (properties that sell fast get marked firm quickly and drop out of the pending pool), but it's worth watching whether these pending deals close near list or see further negotiation before finalizing, especially the 13 condos and 10 houses that make up the bulk of that pipeline.

Takeaways for Buyers and Sellers This Week

• Sellers: Detached houses priced realistically — especially in Forest Hills, Lynn Valley, and Pemberton Heights — are still capable of generating multiple-offer, over-asking results within days. Overpriced condos, particularly in the sub-$700K band, are the properties most likely to sit and eventually need a price cut.
• Buyers: The Lonsdale corridor offers the deepest and most liquid inventory pool, but you're paying a premium per square foot for that convenience ($936/sqft on condos vs. $795–800/sqft on houses and townhomes). If square footage per dollar matters more than walkability, houses in secondary areas remain comparatively better value — if you're prepared for older housing stock (median age 54+ years) and a renovation or rebuild mindset.
• Overall market read: A 97.2% average sold-to-list ratio and a 30-day median DOM describe a market with real but not runaway momentum — closer to balanced-with-a-seller's-lean than a full seller's market, with wide variance by price point, property type, and sub-area.

This report is based on 102 MLS listings across North Vancouver sub-areas for the week ending July 30, 2026. Individual sub-area sample sizes vary — figures for areas with fewer than 3 listings should be read as directional rather than statistically robust.