July was relatively slow, but still telling. With three sales — one triplex and two half duplexes — out of approximately 10 listings, this market produced a 30% ‘sales-to-active-listings’ ratio. That is healthy activity for this niche property type, especially when the broader North Vancouver half-duplex market, with 20 listings, did not see any sales.

What did sell varied: two homes for under $2 million, while one larger, more distinctive home sold above that mark. They offered three-, four-, and five-bedroom layouts ranging from 2,056 to 2,924 square feet.

The homes that found buyers

The fastest timeframe was the largest of the three - a 7 year old home that offered a hard-to-find package. With generous interior space, two outdoor areas, a rooftop with views, a legal suite, and a double garage, it delivered a complete lifestyle offering. It was the kind of home that can work for a growing family while also providing flexibility for income, guests, or extended family.

The other two homes, both 10 years old, took a more patient path to the finish line. One was relisted at a lower price, while the other reduced its asking price before attracting a buyer. The contrast between each continues to reflect this year’s sentiment: buyers are willing to act for the right set-up and price.

Longer exposure

Cumulative days on market ranged from 52 to 57 days, noticeably longer than June. That does not mean there is no demand; it means buyers are not rushing into compromises.

For half-duplex sellers, this is an important distinction. A well-located home may attract interest quickly, but it still needs the right combination of layout, condition, features, and price to turn that interest into an offer. When one of those pieces is missing, the market is giving buyers permission to wait.

Pricing vs Tax Assessed Value

Two of the homes sold slightly below their tax assessed value, with the third going above - all-in-all creating a +1.3 percent sale price to tax assessed value. It’s important to note that third sale does skew the data because its assessment was low relative to the actual market value. Overall, these results reflect a fairly balanced relationship between assessed values and what buyers were prepared to pay.

What current listings show

Current Central Lonsdale half-duplex inventory appears to be split between homes that need work or have layout compromises, and newer offerings where GST is an additional consideration. Buyers still need to see a clear reason to choose them over other options in North Vancouver.

That is where this market becomes especially competitive. A half duplex is often being compared not only with other duplexes, but also with townhomes, detached homes, and at times properties farther east that may offer more space or a different mix of features for a similar budget.

The takeaway

Last month’s sales reinforce that Central Lonsdale buyers are looking beyond the label “half duplex.” They are asking: Does the layout work? Is there enough space? What is the outdoor living like? Is there income potential? Does the price reflect the home’s condition and limitations?

Homes that answer those questions well perform. But the longer cumulative days on market are a reminder that sellers need to be realistic from the start. In today’s market, a strong presentation and a fair price are not extras — they are what move a buyer from interested to committed.

Townhomes in the neighbourhood were still finding their footing with very little turnover last month - 2 sales out of 19 listings. A noticeably softer result than the broader North Vancouver townhome market, which recorded 25 sales. While the two sales were very different, the common thread was still the same: Pricing and selectivity continue to matter. Homes that are aligned with current expectations are moving, while those that are asking too much are not.

North Vancouver Townhome Pricing Trends

Last month was quieter for most property types in Metro Vancouver, but the North Vancouver townhome sales that did occur reiterate that buyers are active continuing to be highly discerning with value, condition, and layout. In a market where affordability remains front and center, the townhomes that sold most successfully were the ones that felt like value for money.

Pricing remained relatively steady in July. The average sale price came in at $1,261,260, up slightly from $1,242,288 in June, while the median sale price increased to $1,250,000 from $1,225,000. The ‘sales-to-active-listings’ ratio was 15.8% with the 1.3M (or less) price point achieving 60 percent of the sales. Many buyers were also going a little further East, looking for bang for their buck. 

As with June, sales were close to asking, primarily selling within 96.1% to 97.5% of the list price. Another important measure is the relationship between sale price and tax assessed value. Last month, the figures came in about 1.7% below assessed value, which is much closer to alignment than June, when sales were around 7.7% below assessed value. Even though overall activity was softer than some sellers may hope for, this market is stable and buyers and sellers are meeting closer to the middle.

What Buyers Were Responding To

As with June, homes that performed best tended to be either newer, quality renovated, or simply offered more home for the price. Features that stood out included functional layouts, more usable space, updated interiors, and neighbourhood appeal. Buyers continue to respond to homes that feel move-in ready and well aligned with today’s expectations. Again, buyers were drawn to:

• Strong value for money

• Renovated or newer condition

• Larger homes for the price

• Functional layouts

• Good location and lifestyle appeal

Central Lonsdale Townhomes and Assessed Value

One of the most important takeaways is the current relationship between tax assessed value and sale price. In today’s market, if a townhome does not align well with what buyers are looking for, it’s likely to trade slightly below assessed value. This can happen when the layout is less desirable, the home has not been updated in some time, or there is a feature that buyers see as a drawback and cannot change.

On the other hand, if a townhome offers the kind of layout, space, and emotional appeal that buyers are actively looking for, it will likely command a stronger result. Homes that feel special, practical, and well positioned can outperform the market when presentation and pricing work together.

Takeaway for Homeowners

For sellers, the message is straightforward. If your townhome is not matching current buyer expectations, you need to be realistic about pricing in order to achieve a timely and successful sale. The market is rewarding homes that show well and/or offer clear value, not homes that rely on wishful pricing.

July’s numbers reinforce what we have been seeing all year: condition, presentation, and price matter more than ever. Buyers are looking to get the most for their money, and the homes that deliver that are the ones getting attention.

Way to go, Central Lonsdale. Even as the broader market moved through a slower summer period, our neighbourhood saw a solid level of activity in July. With 7 sales out of 23 listings, this resulted in a 30% sales-to-active-listings ratio, reinforcing that well-positioned homes continue to find buyers.

Pricing

Buyers are still active across multiple price points, but last month just over half of the homes sold in the higher-value segment, with most sales falling between $2M and $3M. That’s a shift from the majority of 2026 sales, which have tended to cluster in the entry-level and land-value segment, primarily under $2.1M.

Price per square foot varied from roughly $703 to $916, reflecting differences in age, condition, layout and location within the neighbourhood. Homes with newer construction tended to achieve stronger per-square-foot values, while older homes, or those requiring more work sold at lower levels.

What buyers were responding to

Larger family homes with newer finishes, more functional layouts, emotional appeal, legal suites and a desirable street appeal commanded premium prices. At the same time, there was still demand for homes that needed work, as long as the pricing aligned with the property’s condition and long-term upside.

Takeaway for homeowners

If you are thinking about selling, this month’s results reinforce the importance of strategy from day one. Several homes were relisted at lower prices before selling. In a market where buyers are comparing carefully, the right pricing approach can make the difference between an efficient sale or a longer, complicated process. The homes that sold in July were not necessarily the cheapest or the newest — they were the ones that offered the right mix of value, lifestyle fit, and market-aligned pricing.

Summary

• Despite a slow July for most areas, Central Lonsdale experienced a solid level of activity with a 30 percent ‘sales-to-active’ listings ratio (7 out of 23 homes sold).

• It’s worth noting that 71% of these homes were on the market for a few months and re-listed (typical conditions for 2026 in Metro Vancouver) for less adjusting their price to meet value.

• Prices ranged from $1,500,000 to $3,000,000, attracting both upper-end and moderately priced buyers.

• The average sale price in this group was about $2.36 million, with the median sitting at $2.50 million. 

• The successful homes were diverse in both size and style. Living space ranged from 2,133 sq. ft. to 4,155 sq. ft., with lot sizes spanning roughly 4,256 sq. ft. to 7,492 sq. ft.

• Homes sold around 7.3% below their tax assessed values, and within approx. 96% of their re-listed price.

Central Lonsdale - July Snapshot

• 7 sales out of 23 listings (Note the SnapStats report shows nine, we accounted for those two in June):
  - 4 between $2-3M
  Less than 15 year old homes with either an emotional appeal, the right amount of space, a good layout, rental income, and the right price for the location and set-up
  - 3 under $2M
  Homes that had potential to rebuild or renovate, and were attractive due to their price and potential

• Listings decreased from 31 to 23, typical for the summer and following the overall Metro Vancouver trend

North Vancouver Detached Homes - July Snapshot

• Sales-to-active listings ratio: 15.3% (balance market conditions - down from 23 percent in June):
  - When the ratio stays above 20% for several months, prices often feel upward pressure
  -When it falls below 12% for a sustained period, downward pressure tends to follow

• Homes sold within around 95-96% of the list price

• The more active price segment was under $2.5M:
  - 37 out of 55 total sales occurred in this range
  - Last month saw a mixed bag of new listings, along with homes that had been listed (and re-listed) throughout various times in 2026

North Vancouver Overall Market Conditions

• The North Vancouver detached market remains balanced

• Benchmark price: $2,078,200 (-1.1 percent from June)
  - 5 percent from July 2025

• Average sale price: $2,348,994 (+6.2 percent from June)
  + 14 percent from July 2025

• Median sale price: $2,088,000 (+3 percent from June)

1ST HALF OF 2026 MARKET UPDATE

Central Lonsdale and North Vancouver

• Townhomes continue to appeal to buyers who want space, lower maintenance, and a more accessible price point

• In June, Central Lonsdale recorded 3 townhome sales out of 20 listings - North Vancouver recorded 29 sales

• Buyers were active, but highly selective about price, layout, condition, and location

What sold in North Vancouver

• The townhomes that sold most successfully tended to offer strong value for money

• Many were either newer, renovated, or offered a larger home for the price

• Unique lifestyle features also stood out, including:
  - Garages
  - Views
  - Private outdoor space
  - Specific pocket areas in desirable locations

North Vancouver Townhome Numbers

• Average sale price was $1,242,288

• Median sale price was $1,225,000

• Homes sold within 96-97.4% of the asking price, people are negotiating, but not heavily discounting homes that feel well-positioned

• Sales were also around 7.7% below tax assessed values - the market is moving forward when the numbers make sense

Why Central Lonsdale was quieter

• The June sales likely reflect a shortage of listings that matched what buyers were looking for

• Buyers seem to be prioritizing homes that combine:
  - A good size
  - Functional layout
  - Updated, or if not up-dated, move-in-ready condition
  - A location that feels worth the price

• In other words, it wasn’t just about having a townhome available — it had to feel like the right townhome, at the right price.

2026 Central Lonsdale Activity

• Central Lonsdale recorded around 25 townhome sales this year

• Those sales have generally been moving quickly, with days on market between 15 and 24 days

• The Average sale price year-to-date is $1,299,628

• The Median sale price is $1,347,500

• More than half of the sales landed between $1,350,000 and $2,130,000

• The mid-$1.4M to early-$1.5M range has performed especially well

• Townhomes in Central Lonsdale have also been selling close to list, generally between 96.3-97.7% of the asking price.

Market ratios and direction

• North Vancouver townhome "sales-to-active-listings" ratios have been strong through 2026, moving between balanced and seller’s-market territory

• Here’s the pattern:
  -January 17.9%
  - February 24.4%
  - March 18.7%
  - April 24.4%
  - May 24.7%

• When the ratio stays above 20% for several months, prices often feel upward pressure

• When it falls below 12% for a sustained period, downward pressure tends to follow

• Benchmark HPI prices for North Vancouver townhomes dipped slightly by 1.9% from May to June, and were down 6.9% year over year, but still showed stability over the last 3 and 6 month periods 

What this means 

• The market is still rewarding homes that are priced with today’s buyer mindset in mind

• For Central Lonsdale townhome sellers, the key is not just being on the market — it’s being positioned well enough to stand out. Know today's market psyche, present your home well, have a clear strategy with features that justify the value and price for the current environment.

• For Central Lonsdale townhome buyers, you have choices, breathing room, and some negotiating power. But if what you’re looking for falls into one of the segments currently lacking supply, you should act fast.

1ST HALF OF 2026 MARKET UPDATE

Central Lonsdale Overall Market Trends

• These homes continue to perform as a strong alternative to detached properties

• Demand remains steady, largely influenced by:
  - Layout and functionality
  - Number of bedrooms
  - Price point
  - Overall condition

• This property type attracts people prioritizing:
  - Prime location
  - Efficient use of space
  - Value for money related to age
  - Low-maintenance living

Central Lonsdale - June Snapshot

• 5 sales  

• Days on Market were quick, ranging from 4 to 10 days

• Sale metrics
  - Sold within 97.7% and 101.8% of the list price
  - Sold at about 2.5% above tax assessed values

• Additional insights
  - 3 of the 5 homes were relisted at refreshed pricing
  - Property ages ranged from 1977 to 2020
  - Sizes ranged from 1,425 to 2,924 sq ft
  - 3 to 5 bedrooms
  - 3 out of 4 homes featured generous living space per level with traditional, functional layouts

Year-to-Date Performance (2026)

• Total sales: 26 properties
  - 20 half duplexes
  - 3 fourplex units
  - 3 triplex units

• Homes sold within 97.8% and 98.3% of asking price

• 5 properties sold above asking price reflecting strong positioning and timing in the market

• Sale prices varied in relation to assessed values
  - Homes requiring updates typically sold below their tax assessed value
  -Most homes either sold around, above or below their tax values - indicative of balanced conditions

• Price ranges
  - Lowest sale: $1,125,000
  - Highest sale: $2,382,857

Pricing Trends & Median Movement

• Median price progression
  - January $1.55M
  - February $1.125M
  - March $1.83M
  - April $1.546M
  - May $1.725M
  - June $1.807M

• Overall median price change (Jan → Jun) +16.6%

Market Insights

• The market strengthened through the spring months

• March and June stood out as the strongest periods, driven by newer construction and larger floor plans

• February’s dip reflects a one-off lower sale rather than a shift in market conditions

• Well-presented, quality homes in Central Lonsdale continue to sell above $1.7M when priced appropriately

Pricing Concentration

• Well-priced homes continue to see strong absorption, especially when newly listed and aligned with current buyer expectations

Central Lonsdale – Key Observations

• The majority of 2026 sales (approximately 85%) have occurred in the entry-level and land-value segment, primarily under $2.1M

• These properties experienced the most activity:
  - Older homes (at the right price) requiring updates or offering redevelopment potential
  - Renovated homes that were well-priced offering value for money due to their specific location

• Pricing and perceived value continue to be the deciding factors driving activity

Central Lonsdale - June Snapshot

• There were 6 sales recorded out of 36 listings:
  - 5 below $2M
  Most of these properties appealed to investor buyers seeking value opportunities, with one renovated, plus suite and another with a unique character set-up 
  - 1 just over $2M
  This home had a quality renovation, rental income potential, and a functional layout at an attractive price point due to its particular location

Central Lonsdale Current Inventory & Market Response

• Approximately 36 homes were available in June, making it a relatively slow but balanced month

• Why didn’t more homes sell? Many of the current listings are struggling to meet expectations in terms of:
  - Pricing
  - Presentation
  - Location
  - Overall value

• The market remains active but selective, waiting for the right combination of home, location, and price

• Detached homes are often in competition with attached homes

• Well-priced homes near the Median are selling more efficiently, while higher-priced, or less compelling listings, are taking longer and often require price adjustments

North Vancouver  detached homes - June Snapshot

• Sales-to-active listings ratio: 23% (indicating seller’s market conditions) NOTE:
  - When the ratio stays above 20% for several months, prices often feel upward pressure
  -When it falls below 12% for a sustained period, downward pressure tends to follow

• Homes sold within about 97.9% of the list price

• On average, properties sold around 0.42% above their tax assessed value, aligning with an overall balanced and stabilizing 2026 market

• The most active price segment was under $2.5M:
  - 38 out of 51 total sales occurred in this range
  - Nearly half of these were newly listed in June, showing strong absorption of fresh inventory

Overall Market Conditions

• The North Vancouver detached market remains balanced, and could possibly be turning a corner

• Benchmark price: $2,102,200
  - No change from May
  - Down 4.6% year-over-year

• Average sale price: $2,211,671

• Median sale price: $2,032,500