The Metro Vancouver real estate market entering fall 2026 is giving buyers more selection while putting increased pressure on sellers to price accurately. August home sales were 20.7 percent below the 10 year seasonal average, while available inventory was 26.2 percent above the 10 year seasonal average, according to Greater Vancouver REALTORS®.

For buyers and sellers in Coquitlam, Port Moody, Port Coquitlam and Burnaby North, those broader Metro Vancouver numbers provide important context, but they don't tell the entire local story.

From what we're seeing at Apex Real Estate Group, buyers are highly price sensitive. Well positioned properties can still attract attention, but buyers have more alternatives and are carefully comparing value.

So should you buy or sell this fall?

For buyers: higher inventory can create more choice and, depending on the property, negotiating opportunities.

For sellers: homes can still sell successfully, but pricing against today's comparable sales rather than yesterday's expectations is increasingly important.

For move up buyers: a softer market can create an interesting opportunity because the price difference between the property you're selling and the more expensive property you're buying may matter more than the value of either property on its own.

Let's look at the numbers.

Metro Vancouver Real Estate Market: September 2026

The latest complete monthly statistics available are for August 2026.

According to Greater Vancouver REALTORS®, 1,869 residential properties sold across Metro Vancouver in August.

That was 4.6 percent fewer sales than August 2025 and 20.7 percent below the 10 year seasonal average.

There were 4,100 new detached, attached and apartment listings during August.

At the end of the month, there were 15,798 properties available for sale across Metro Vancouver, 26.2 percent above the 10 year seasonal average.

Is Metro Vancouver Currently a Buyer's Market?

There isn't one answer that accurately describes every neighbourhood and property type.

The overall sales to active listings ratio was 12.3 percent in August 2026.

Detached homes were at 9.6 percent, attached homes at 15.1 percent and apartments at 13.7 percent.

Greater Vancouver REALTORS® notes that, historically, sustained ratios below 12 percent have been associated with downward pressure on prices, while sustained ratios above 20 percent have been associated with upward pressure.

Those thresholds are historical observations, not predictions about what prices will do next.

What the current numbers clearly show is that buyers have considerably more inventory to choose from than would be typical for August.

Are Metro Vancouver Home Prices Falling in 2026?

Metro Vancouver's composite benchmark price was $1,081,900 in August 2026, down 5.6 percent from August 2025 and 0.6 percent from July.

By property type:

Detached homes: $1,799,400, down 7.2 percent annually.

Townhouses: $1,028,800, down 4.4 percent annually.

Apartments: $686,200, down 6.6 percent annually.

These are Metro Vancouver wide benchmark figures.

They are not an estimate of what your home is worth.

Individual results can differ significantly depending on the municipality, neighbourhood, property type, condition, lot, building, price range and competing inventory.

What Is Happening in Coquitlam Real Estate?

The broader Metro Vancouver statistics provide context for Coquitlam, but buyers and sellers should be careful about applying regional averages to an individual Coquitlam property.

From our experience working in the local market, buyers are paying close attention to recent comparable sales and competing listings.

This makes accurate pricing particularly important.

A detached home in Burke Mountain should not simply be valued according to the Metro Vancouver detached benchmark.

The same applies to a condo near Coquitlam Centre, a townhouse on Burke Mountain or a detached home in Central Coquitlam.

The most relevant evidence is recent comparable activity involving properties that buyers would realistically consider alternatives to yours.

What Is Happening in Port Moody Real Estate?

Port Moody has its own mix of detached homes, townhouses and condominiums, and conditions can vary considerably between neighbourhoods and property types.

A condo in Suter Brook or Newport Village competes in a different market from a detached home in Heritage Woods, College Park or Glenayre.

That's why we look beyond regional averages when advising a Port Moody buyer or seller.

What Is Happening in Port Coquitlam Real Estate?

Port Coquitlam can offer buyers different housing options and price points from neighbouring Coquitlam and Port Moody.

But again, the appropriate comparison depends on the property.

Detached homes in Citadel, Mary Hill or Oxford Heights shouldn't be evaluated solely against a regional detached benchmark, just as a condo or townhouse needs its own relevant comparable sales.

What Is Happening in Burnaby North Real Estate?

Burnaby North contains several distinct real estate markets.

A newer Brentwood condominium, an older apartment near Lougheed, and a detached property in Capitol Hill or Government Road attract different buyers and should be analyzed separately.

For buyers, comparing these submarkets can uncover opportunities.

For sellers, understanding exactly which properties buyers are comparing against yours is critical.

What We're Seeing at Apex Real Estate Group

From what we're seeing on the ground, buyers are extremely price sensitive.

That's our professional observation from working in the current market rather than a statistic published by GVR.

When a well located, well presented home comes to market at a price buyers recognize as reasonable relative to recent comparable sales, it can still attract attention.

When the asking price is substantially above what the evidence appears to support, buyers have enough alternatives that they may simply move on.

That's why the question for sellers shouldn't simply be:

“What's the highest price we can list for?”

A better question is:

“At what price will today's buyers see value?”

Should You Price Your Home High and Reduce It Later?

Sometimes testing a higher price can make sense.

But sellers need to understand the tradeoff.

New listings receive immediate exposure to active buyers watching a neighbourhood and price range.

If those buyers decide a home is overpriced compared with the available alternatives, reducing the price later doesn't guarantee they will return.

Before establishing an asking price, we look closely at recent comparable sales, current competition, expired listings where relevant and how market conditions have changed since older comparables sold.

Is Fall 2026 a Good Time to Buy a Home?

For some buyers, current conditions may present opportunities.

Higher inventory means more properties to compare. Slower overall sales may also create negotiating opportunities in certain situations.

That doesn't mean every property is a bargain.

Desirable properties can still attract significant interest.

The advantage for buyers is having the ability to properly evaluate what they're purchasing.

Review the comparable sales.

Read the strata documents.

Investigate the building.

Complete appropriate due diligence.

Understand future expenses.

And determine whether the asking price is supported by today's market.

What Is the Bank of Canada Interest Rate in September 2026?

The Bank of Canada maintained its target overnight rate at 2.25 percent on September 2, 2026.

The Bank Rate remains 2.5 percent and the deposit rate is 2.20 percent.

The next scheduled Bank of Canada rate announcement is October 28, 2026.

The Bank of Canada does not directly set the mortgage rate a lender offers you.

Variable mortgage rates tend to respond more directly to changes in lenders' prime rates, which are influenced by the Bank's overnight rate. Fixed mortgage rates are influenced by lenders' funding costs and broader financial market conditions.

Should I Wait for Mortgage Rates to Fall Before Buying?

Nobody can know with certainty where mortgage rates and home prices will be six months from now.

Instead of trying to predict both, consider three questions:

Can I comfortably afford the property at today's numbers?

Does the property suit my expected needs for the next several years?

Is the price supported by today's comparable sales?

If those answers make sense, you can evaluate the purchase based on information available today rather than making a major financial decision based on a forecast.

What Can I Buy in Coquitlam, Port Moody, Port Coquitlam or Burnaby North?

This is where regional averages become much less useful.

A $750,000 budget can produce very different options depending on where you look.

The same applies at $900,000, $1.2 million and $1.5 million.

Instead of starting with averages, we generally start with:

Budget. Location. Lifestyle.

Then we can show you what has actually sold and what's currently available within those parameters.

Want to Know What Your Budget Buys Right Now?

Tell us your approximate budget and the communities you're considering.

We'll help you understand what types of properties are realistically available in Coquitlam, Port Moody, Port Coquitlam and Burnaby North based on the current market.

How Do I Know What to Offer on a Home?

List price and market value aren't necessarily the same thing.

Before advising a buyer on an offer, we look at:

Recent comparable sales.

Current competing properties.

Previous listing history.

Days on market.

Property condition.

Location.

Strata documents where applicable.

Potential upcoming expenses.

And other factors that could materially affect value or future resale.

Already Found a Property?

Send us the address or MLS® number.

We can look at the recent comparable sales, listing history and current competition and help you understand how the asking price fits into today's market before you decide how to proceed.

Should I Sell My Home in Fall 2026 or Wait Until Spring 2027?

Waiting doesn't guarantee a higher selling price.

Market conditions, inventory, mortgage rates and competition can change.

An equally important question is:

What are you planning to do after you sell?

If you're leaving the real estate market entirely, the sale price may be your primary consideration.

If you're selling one property to purchase another, you should look at both sides of the transaction.

Is a Softer Market Good for Move Up Buyers?

It can be.

A homeowner selling a less expensive property and purchasing a more expensive property should consider the difference between the two prices.

Here's a hypothetical example.

Suppose your existing property is worth $1,000,000 and the home you'd like to purchase costs $1,600,000.

The difference is $600,000.

Now suppose market conditions change and your property is worth $950,000 while the larger property can be purchased for $1,480,000.

The difference becomes $530,000.

You received $50,000 less for your existing property, but the gap between the two properties decreased by $70,000.

This is purely an illustration, not a prediction of future prices. Different property types and neighbourhoods can move differently.

The important point is that a move up buyer should evaluate the entire transaction, not just the selling price of the home they currently own.

What Is My Home Worth in September 2026?

There is no Metro Vancouver statistic, online calculator or BC Assessment value that can determine exactly what an individual property would sell for today.

A proper market analysis should consider:

Recent comparable sales.

Current competing listings.

Expired and cancelled listings where relevant.

Changes in the market since older comparables sold.

Location and lot.

Condition and renovations.

Floor plan.

Views and exposure.

Parking and storage.

Suite potential.

Strata finances and condition where applicable.

Current buyer demand.

Want to Know What Your Home Could Sell For?

If you own a home in Coquitlam, Port Moody, Port Coquitlam or Burnaby North, we can prepare a current market analysis using recent comparable sales and today's competing inventory.

Even if you're six months or a year away from selling, knowing the numbers now can help you make a better plan.

September 2026 Real Estate Market: Frequently Asked Questions

Are Metro Vancouver home prices down from last year?

Yes. The Metro Vancouver composite benchmark price in August 2026 was $1,081,900, which was 5.6 percent lower than August 2025.

Is there more housing inventory available?

Yes. There were 15,798 active listings at the end of August 2026, 26.2 percent above the 10 year seasonal average.

Is it a buyer's market?

Conditions vary by property type, municipality, neighbourhood and price range. The overall Metro Vancouver sales to active listings ratio was 12.3 percent in August, but detached, attached and apartment properties had different ratios.

What is the Bank of Canada rate?

As of September 16, 2026, the Bank of Canada's target overnight rate is 2.25 percent.

When is the next Bank of Canada rate announcement?

The next scheduled announcement is October 28, 2026.

Should I wait until spring to sell?

Waiting doesn't guarantee a better selling price. The answer depends on your property, current competition, your reason for selling and what you intend to purchase next.

How do I find out what my Coquitlam home is worth?

Start with recent comparable sales involving properties similar to yours, then account for current competing inventory, condition, location, lot, renovations and current buyer demand. A current local market analysis will generally provide considerably more context than relying on an older assessment or broad regional average.

Thinking About Buying or Selling?

The September 2026 market isn't simply good or bad.

It's a market where the details matter.

Buyers have more inventory to consider.

Sellers need to pay close attention to pricing and competition.

Move up buyers need to consider the difference between what they're selling and what they're buying.

And every neighbourhood and property type can behave differently.

If you're considering buying, selling or making a move in Coquitlam, Port Moody, Port Coquitlam or Burnaby North, reach out to

There is an interesting economic story developing in Canada right now, and it could have meaningful implications for the real estate market over the next year.

On one hand, Canada is making a significant push toward major infrastructure, energy, mining, electricity and transportation projects. RBC estimates that Canada could require approximately $1.8 trillion in capital investment over the next decade to reach its economic potential.

That represents an enormous amount of potential investment, construction, employment and economic activity if these projects actually move forward.

At the same time, however, the Canadian economy continues to face uncertainty from its trading relationship with the United States, tariffs and broader geopolitical issues.

That leaves the Bank of Canada in an interesting position heading into its next interest rate announcement on September 2, 2026.

The Bank's overnight rate currently sits at 2.25%, and economists widely expect it to remain there this week. The reason is relatively simple: the Bank is receiving conflicting signals.

Trade uncertainty and slower economic activity can create an argument for lower interest rates. Inflation, which came in at 3.0% in July and remains above the Bank's 2% target, creates an argument for keeping rates where they are.

Even the forecasters are not fully aligned. Recent surveys show nearly every economist expecting a hold this week, yet two of Canada's largest banks, National Bank and Scotiabank, are forecasting the Bank could raise rates before the end of the year. When bank economists themselves are split on direction, it says something about just how uncertain the broader picture really is.

For homeowners and prospective buyers, the important takeaway is that we do not appear to be entering an environment where significantly higher interest rates are the obvious next step.

And that matters for real estate.

Lower or stable borrowing costs improve affordability, give buyers more confidence and make monthly payments easier to plan around. At the same time, major investment in Canadian infrastructure and industry could eventually support employment and economic growth.

None of this means the real estate market suddenly takes off. Metro Vancouver remains a very price sensitive market, and buyers are still being selective.

But the economic backdrop is worth watching.

If Canada can successfully attract major investment while interest rates remain relatively low, we could gradually move toward a more supportive environment for housing than we have experienced over the last several years.

The next piece of the puzzle comes Wednesday when the Bank of Canada makes its latest rate decision.

We'll be watching closely and will break down what the decision actually means for buyers, sellers and homeowners here in the Tri-Cities and Metro Vancouver. Reach out anytime if you'd like to talk through what it means for your specific situation.

Colin Colpitts PREC

Apex Real Estate Group

Royal LePage Sterling Realty

First Class Service. Always.

One of the questions I get asked most often is:

“How is the market right now?”

It is a fair question, but there is rarely one simple answer.

The real estate market can look completely different depending on whether you are buying a detached home in Coquitlam, a townhouse in Port Moody, or a condo in Port Coquitlam.

Instead of focusing only on headlines, I encourage my clients to look at a few simple indicators that tell us what is actually happening.

Start With Supply and Demand

One of the best indicators is the sales to active listings ratio.

Simply put, it compares how many homes are selling with how many homes are currently available.

When the ratio is lower, buyers generally have more choice and negotiating power.

When the ratio is higher, sellers generally have more leverage because buyers are competing over fewer available properties.

As a general guide, a ratio below about 12 percent tends to favour buyers, while a ratio above about 20 percent tends to favour sellers.

The important part is looking at the right market.

A detached home in Coquitlam may be experiencing completely different conditions than a townhouse in Port Moody during the exact same month.

You can follow the latest local market updates on my Market Reports page.

Do Not Focus Only on the Benchmark Price

You will often hear about the MLS Home Price Index benchmark price in the news.

It is useful for understanding whether values are generally moving up or down, but it does not tell you what your specific property is worth.

Real estate is extremely local.

Two homes a few streets apart can sell for very different prices because of lot size, renovations, location, school catchment, views, condition, development potential and how well the property was marketed.

The benchmark gives us context.

Recent comparable sales tell us much more.

Pay Attention to How Quickly Homes Are Selling

Price is important, but pace tells us a lot too.

If homes are selling quickly and new listings are being absorbed almost immediately, buyer demand is usually strong.

If properties are sitting for several weeks or months and sellers are reducing their prices, buyers usually have more negotiating room.

Days on market and the amount of available inventory can sometimes tell us where the market is heading before prices begin to move.

The Tri Cities Can Behave Differently From the Broader Market

Greater Vancouver statistics are useful, but they do not always tell the whole story in Coquitlam, Port Coquitlam, Port Moody, Anmore and Belcarra.

There are local factors that can affect property values and buyer demand here differently from the broader market.

Transit

Access to SkyTrain continues to influence buyer demand throughout Coquitlam and Port Moody.

Neighbourhoods near stations such as Burquitlam, Moody Centre, Inlet Centre and Coquitlam Central continue to attract buyers who want convenient access to Vancouver while living outside the city.

Changing Density

Provincial housing legislation is also affecting how certain properties are valued.

Small Scale Multi Unit Housing rules mean many residential lots now have greater redevelopment potential than they did only a few years ago.

Separate Transit Oriented Area rules have also increased density potential around designated SkyTrain stations.

That does not mean every property is suddenly a development site.

Lot size, location, zoning and other requirements all factor in. Buyers and sellers should understand what is actually permitted on a property before assigning value to its development potential.

The local municipality is the best place to confirm what may be possible on a specific property.

Land Still Matters

The Tri Cities have many established neighbourhoods with larger residential lots.

That attracts families looking for long term homes as well as builders and developers looking for redevelopment opportunities.

Those two groups can sometimes place very different values on the exact same property.

What Buyers Should Watch

If inventory is increasing and homes are taking longer to sell, buyers can usually afford to be more patient.

There may be opportunities to negotiate on price, dates, conditions or other terms.

When inventory becomes tight and good homes begin selling quickly, buyers need to be prepared to act when the right property appears.

That does not mean overpaying.

It means understanding the market before writing the offer.

My Buyer’s Guide walks through the process in more detail.

What Sellers Should Watch

For sellers, pricing matters in every market, but it becomes especially important when buyers have lots of choice.

What a neighbour is asking is not necessarily what the market is willing to pay.

Recent comparable sales, competing listings and buyer activity give us a much clearer picture of where a property should be positioned.

The first few weeks of a listing are usually when a property receives the most attention, so getting the pricing and marketing right from the beginning can make a significant difference.

If you are weighing whether now is the right time to sell, a home evaluation is a good place to start.

The Bottom Line

There is no single Tri Cities real estate market.

There are dozens of smaller markets operating at the same time.

A condo in Port Moody, a townhouse in Burke Mountain and a detached home in Central Coquitlam can all be experiencing completely different conditions.

The goal is not to predict exactly where prices will be six months from now.

The goal is to understand the market you are buying or selling in today.

That means looking at the neighbourhood, property type, price range, competing listings and recent sales around the individual property.

If you would like to know what the numbers are saying in your neighbourhood, or you are considering buying or selling in the Tri Cities, reach out anytime.

Colin Colpitts PREC
Apex Real Estate Group
First Class Service. Always.