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)