This report reviews all 55 completed residential sales in North Vancouver over the past 7 days.
These are finalized transactions — not listings, not opinions, not forecasts.And the conclusion is simple:The market is not overheated.
The market is working again.Buyers are active. Sellers are engaging. Almost every deal involved negotiation.

HOT LIST:

• North Vancouver
  
• West Vancouver
  
• Vancouver (West)
  
• Vancouver (East)
  
• Burnaby
  

• North Vancouver
  
• West Vancouver
  
• Vancouver
  
• Burnaby
  

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📊 Weekly Snapshot (Verified Numbers)

• 🏢 25 apartment condos sold
• 🏡 22 detached homes sold
• 🏘️ 8 townhomes sold
• 📈 55 total sales

Average sold price: $1,395,896
Median sold price: $1,360,000

Sale-to-List Outcomes

• 🔼 3 sold above asking
• 🟰 10 sold at asking
• 🔽 42 sold below asking

This is not a bidding war market.
This is a negotiation market.

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🏢 Condo Market — Stable Entry Level, Selective Luxury

Lowest Sale

An apartment condo in the E 15th Street area

• Listed: $399,000
• Sold: $350,000

This sale explains the lower-price buyer mindset right now:
buyers will wait and negotiate if pricing stretches beyond value.

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💰 Condos Under $1,000,000

There were 16 condo sales under $1M

• 9 sold within ±$20,000 of asking
• The rest required moderate negotiation

This is currently the most predictable segment of the North Vancouver market.Why?Because the buyers here are necessity buyers:

• 👨‍👩‍👧 first-time buyers
• 👵 downsizers
• 👪 parent-assisted purchases

Correct pricing = movement.

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🧠 Condos Over $1,000,000 — Where Things Change

There were 9 condo sales listed above $1MThe outcomes varied widely:

• Some sold at asking
• Others sold well below list
• Largest drop: $263,000 under asking

Luxury condo buyers right now are analytical. They are comparing:

• strata health
• building reputation
• layout efficiency
• view quality
• resale risk

In this range, pricing precision matters more than marketing.Under $1M → predictable
Over $1M → negotiation range

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🏡 Detached Homes — Buyers Will Still Pay (With Justification)

There were 22 detached house sales

Highest Sale

Dovercourt Road

• Sold: $3,402,000

Second Highest

St. Pauls Avenue

• Sold: $2,900,000

Price Range Insights

• 💎 9 detached homes sold over $2M
• 🎯 5 homes clustered around the $1.6M range

This clustering is important.
It shows where buyer confidence currently sits.What buyers are paying for:

• usable lots
• renovations
• natural light
• functional layouts
• views

What they are not paying for anymore:
just square footage.

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🏘️ Townhomes — The Quiet Pressure Point

There were 8 townhome salesAverage approximately $1.18MTownhomes continue acting as the bridge between condos and detached houses.
Inventory here is tighter relative to buyer demand — especially for family layouts near schools.Historically, this segment tightens first when markets strengthen.

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📉 Negotiation Pattern (Most Important Insight)

Only 3 properties sold above asking.Most sellers negotiated.This does not signal a declining market.
It signals a balanced market phase — historically the stage right before conditions tighten.Buyers feel they have leverage.They usually don’t keep it for long.

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🧭 What Buyers Should Know

Right now buyers have:

• ✔️ selection
• ✔️ inspection conditions
• ✔️ negotiating power
• ✔️ time to compare

But the psychology is changing.Buyers are no longer asking:“Should we buy?”They are asking:“Which home should we choose?”That shift almost always precedes competition.

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🧭 What Sellers Need To Know

The first 10 days on market now matter most.If priced correctly:
you attract serious buyers immediately.If priced aspirationally:
you become part of the 42 negotiated sales.Today’s market rewards precision and preparation.

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🔍 Micro-Market Observations

This week’s completed sales showed:

• renovated homes outperform dated homes
• view homes command measurable premiums
• entry-level condos remain liquid
• luxury pricing errors are corrected quickly
• buyers are analytical, not fearful

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📌 Final Takeaway

55 completed sales in one week is not hesitation.It is absorption.North Vancouver is in a functional market phase — the stage historically between slowdown and competition.The headlines won’t say the market changed yet.But the transactions already have.And transactions always lead the headlines.