Vancouver Luxury Single-Family Market: July 2026 Data

Vancouver's luxury single-family market closed July with 1,235 active listings and 130 recorded sales, up from June's 116. That lifted the sales ratio to 11 percent, the third consecutive month of improvement since May's low point of 5 percent. The market remains a Buyer's Market by the Institute for Luxury Home Marketing's classification, but it is now approaching the 12 percent threshold that would move it into Balanced territory.

The price bands tell a more layered story than the headline number suggests. The entry tier firmed further, a new pocket of strength surfaced just under four million dollars, and the pocket that opened above four million in June largely cooled. Read together, July looks less like a market lifting evenly and more like one where conviction is concentrating below a specific line.

JULY 2026 KEY METRICS

Active inventory: 1,235 listings
Sales: 130, up 12 percent from June's 116
Sales ratio: 11 percent (Buyer's Market)
Median sales price: $3,310,000, down $195,000 from June
Sale price per square foot: $924
Sale to list ratio: 94.59 percent
Days on market: 21, down from 24 in June, up 5 percent from July 2025
Luxury benchmark price: $2,500,000

WHERE ACTIVITY CONCENTRATED: THE LINE HELD NEAR FOUR MILLION

The entry tier remains the most active part of the market. The $2.5 million to $2.7 million range posted a sales ratio of 19 percent in July, holding its position as the single most active price point for a fourth consecutive month. The band just above it, $2.7 million to $2.9 million, was close behind at 17.5 percent.

The band worth watching this month is $3.5 million to $3.7 million, where the sales ratio reached 18.1 percent on 13 sales, nearly matching the entry tier itself. That is a meaningful strengthening from June and suggests buyer conviction now extends comfortably up to the high threes, not just the low twos.

What did not carry forward from June is the pocket that opened between $4.0 million and $4.5 million. That band posted a 17 percent ratio in June; in July it eased back to 10.3 percent. Taken together with the strength just below it, July's data reads as buyer conviction holding firm near the four million dollar line rather than pushing through it the way June's single month of data had suggested it might.

Viewed in aggregate, homes priced below $4 million posted a blended sales ratio of roughly 15 percent in July, continuing to close in on Balanced Market territory. Homes above $4 million posted a blended ratio of roughly 5.5 percent, softer than June's reading. The gap between the two tiers widened this month rather than narrowed, which is the more important signal than the July headline ratio on its own.

SALES RATIO BY SQUARE FOOTAGE

The 4,000 to 4,999 and 5,000 to 5,999 square foot ranges tied for the strongest ratio in July at 14 percent each, both a clear improvement from June's 8 percent and 10 percent readings in those same bands. The 3,000 to 3,999 square foot range, June's leader at 15 percent, eased to 11 percent. Homes under 2,000 square feet recorded no sales for a second straight month, against 58 listings in both June and July.

THREE-MONTH CONTEXT: MOMENTUM CONTINUING, PRICE PULLING BACK

May closed at 59 sales and a 5 percent ratio, the softest reading of the spring. June reversed that with 116 sales and a 9 percent ratio. July extended the recovery further still, to 130 sales and 11 percent, the third straight monthly improvement. Sales volume has now more than doubled since May's low point.

Median price moved in the opposite direction. After climbing from $3,205,000 in May to $3,505,000 in June, the median pulled back to $3,310,000 in July even as the number of transactions kept rising. That combination, more sales at a lower median, points to the entry tier doing an increasing share of the work: the two lowest price bands, $2.5 million to $2.9 million, together accounted for 41 of July's 130 sales, close to a third of all activity. Buyers and sellers should read July's price figure in that context rather than as a signal that values are broadly softening.

YEAR-OVER-YEAR COMPARISON: JULY 2025 TO JULY 2026

Set against July 2025, inventory is down 19 percent, sales are up 20 percent, and the median price is up 2 percent to $3.31 million. Price per square foot eased 8 percent to $924, and the sale-to-list ratio softened slightly to 94.59 percent from 96.20 percent a year ago. Days on market rose 5 percent, from 20 to 21. This is a notably tighter market than a year ago on the supply side, with meaningfully more transactions clearing against a smaller pool of listings.

WHAT THIS MEANS IN PRACTICE

If you are a buyer below four million, particularly in the $2.5 million to $3.7 million range, recognize that this band of the market has now firmed for three straight months. The negotiating room that characterized the spring is continuing to narrow, and offers that reflect current pricing, submitted promptly, are increasingly the ones that succeed.

If you are a buyer considering the $4.0 million to $4.5 million range specifically, July's pullback in that band is worth noting before assuming June's activity was the start of a trend. This tier softened again this month, and a patient, well researched approach still applies here more than it does just below the four million dollar line.

If you are a seller below four million, especially in the most active bands, July supports a confident pricing strategy. Three consecutive months of improving sales activity is a real pattern, not a single data point.

If you are a seller above four million, July's data argues for realistic pricing and a defined timeline rather than pricing against June's brief pocket of strength. The broader softness in the upper tier reasserted itself this month.

Request the Full August (July 2026 Data) ILHM Report

The complete analysis and the ILHM Luxury Market Report for Metro Vancouver is available upon request at hiatt.com.

Bruce Hiatt is a Guild Elite Member of the Institute for Luxury Home Marketing, serving buyers and sellers across Metro Vancouver's luxury detached and attached segments.