The Vancouver Market Shift Nobody's Talking About

The Vancouver market isn’t crashing. It’s rebalancing into a skill-based market, where sharp pricing and strong negotiation win and old information costs you money.

Most buyers and sellers right now?
They’re operating on old information in a new market.

And that’s exactly where people lose money.

I’m going to break this down the same way I explain it to my clients, fast, sharp, and straight to what actually matters for your next move.

✅ Is the Vancouver Market Crashing? No, It’s Rebalancing

Here’s the reality:

We’re not in the frenzy market anymore.
But we’re also not in a downturn.

We’re in a skill-based market.

That means:

• Overpriced homes = sitting

• Sharp pricing = action

• Strong negotiation = massive wins

If you’re expecting 2021 results in today’s conditions…
You’re going to be disappointed.

✅ Why Are Vancouver Rents Falling?

A big part of this rebalancing is happening in the rental market, and most people aren’t watching it. Vancouver rents have been falling for more than two years, back to levels last seen in early 2022, in a city that has historically had one of the tightest rental markets in the country. That tells you the forces at work are quite powerful, and it comes down to supply and demand.

Supply. Virtually all of the increase in homes under construction over the past two years has come from rentals, while construction for homeowners has declined. Those buildings are now reaching completion. Housing starts can fool you here, too. Under CMHC’s methodology, a project only counts as a start when the foundation reaches grade, which in a large development is often 12 to 18 months after work began. The numbers we see today reflect decisions made when borrowing costs were lower and rental demand was stronger.

Demand. Between 2021 and 2024, the number of non-permanent residents in Canada grew sharply, and nearly all of them were renters. That drove tight vacancy and rapid rent increases. Federal policy is now targeting a smaller share of the population for that group, so the very group that drove rental demand is expected to shrink through at least 2027.

The published rents don’t capture everything either. Landlords are offering free months and moving bonuses that lower what tenants actually pay. You can see the change at one of the largest apartment REITs in Canada. At the peak in 2023, it could raise rents sharply when a tenant moved out. By the most recent quarter when I recorded this video, that room had almost disappeared, and for tenants who’d been there less than 2 years, the rent at turnover was actually going down. Landlords are accepting lower rents to keep their buildings occupied.

✅ What Do Falling Rents Mean for Condo Owners and Investors?

In Vancouver, a large portion of condo purchases are made by investors, and many bought expecting rents to rise steadily. When rents fall while rates stay elevated, some investors end up covering bigger monthly shortfalls than they expected. Some will hold and absorb it. Others decide it no longer works and sell, which has been contributing to the increase in inventory, especially in the smaller condos commonly used as rentals. That’s part of why some properties are struggling to reach their old values.

Many analysts believe it may take at least another 18 months for the rental market to stabilize. If you’re a landlord, focus on tenant retention and stable cash flow. For myself, I haven’t touched the rents on my rentals over the last couple of years, because I just want to keep my tenants in place. If you’re thinking of buying an investment property, run conservative projections, because counting on aggressive rent growth may not be a reliable strategy in the near term.

✅ Should You Buy in Vancouver Right Now? Only If You’re Smart About It

Right now?

You’ve got something buyers didn’t have for years:

Leverage.

• More inventory

• Less competition

• Sellers actually willing to negotiate

But here’s the mistake I keep seeing:

Buyers hesitate… wait… overanalyze…

And then miss the exact property they wanted.

💡 The move right now isn’t to wait endlessly.

It’s to:

• Track the right properties

• Understand seller motivation

• Strike when the numbers make sense

That’s how you win in THIS market. My buyer page is a good place to start.

✅ How Should You Price a Vancouver Home? You Don’t Get a Second First Impression

Let me be blunt:

If your property sits for 30+ days right now
you’ve already lost leverage.

Today’s buyers are hyper-aware.

They’re watching:

• Price reductions

• How long it’s been listed

• Listing history

And they use that against you.

📢 Translation:

Your pricing strategy matters more than ever.

Start with What’s my home worth? and read the Kyle Mark Report for your area.

You either:

• Come in sharp and create momentum

• Or chase the market down with price drops

There’s no middle ground anymore.

✅ The Real Advantage Right Now = Strategy

Anyone can list a home.

Anyone can browse listings.

That’s not where deals are won.

They’re won in:

• Positioning

• Timing

• Negotiation

This is where I see the biggest gap between average agents… and top performers.

🧠 The clients I work with aren’t guessing.

They’re making decisions based on:

• Real-time data

• Micro-market trends

• Buyer and seller psychology

That’s how you outperform the market, even when it’s shifting.

✅ What Most People Get Wrong (And Pay For Later)

Here’s the truth nobody says out loud:

Waiting for “perfect conditions” is how people:

• Overpay

• Miss opportunities

• Sell below potential

The market doesn’t reward hesitation.

It rewards informed action.

📞 Ready to Actually Win in This Market?

If you’re buying or selling in Vancouver right now
you need a game plan, not guesses.

Let’s map it out properly.

📞 Book a 30-Minute Strategy Call

We’ll break down:

• Your exact situation

• What the data is really saying

• The smartest move for YOU right now

No pressure. Just clarity, and a serious edge.