Summer Brings More Choice for Buyers While Well-Priced Homes Continue to Move

July is traditionally one of the busiest months in the Columbia Valley. The beaches are full, golf courses are buzzing, and families from Alberta and beyond continue to visit our communities looking for vacation homes, retirement properties, and full-time residences.

This year's market tells an interesting story. While overall sales slowed compared to last July, buyers remained active and decisive when the right property came to market. Homes sold more quickly, average sale prices continued to climb, and sellers received a higher percentage of their asking price—even as inventory reached its highest July level in several years.

Market Snapshot – July 2026

• 39 Residential Properties Sold (down 20.4% from July 2025)

• 70 New Listings (up 1.5%)

• 303 Active Listings at month-end (up 11.0%)

• Average Sale Price: $708,462 (up 2.1%)

• Average Days on Market: 64.9 days (down 37.6%)

• Average Sale-to-List Price Ratio: 94.8%

• Months of Inventory: 9.16 months

More Inventory Creates Greater Opportunity

One of the biggest stories this month is inventory.

There were 303 active residential listings at the end of July, an 11% increase over the same time last year. Buyers now have more options across nearly every price range, allowing them to compare properties more carefully and make well-informed decisions. At the same time, new listings remained almost identical to last year, with 70 homes entering the market during July.

More inventory doesn't necessarily mean falling prices—it creates a healthier, more balanced market where buyers have choice while sellers still benefit from strong demand for quality homes.

Prices Continue Their Upward Trend

Despite fewer completed sales, average sale prices continued to increase.

The average residential property sold for $708,462, up just over 2% from July 2025. Year-to-date, the average sale price has climbed nearly 5% compared to the same period last year, highlighting the long-term resilience of the Columbia Valley market.

While monthly averages can fluctuate depending on the mix of properties that sell, the overall trend remains encouraging. Buyers continue to recognize the long-term value of owning property in one of British Columbia's premier four-season recreational destinations.

Buyers Are Acting Faster

Perhaps the most encouraging statistic for sellers is how quickly homes are selling.

The average time on market fell dramatically from 104 days last July to just 65 days this year, representing nearly a 38% improvement.

This tells us buyers aren't waiting around when they find the right property. Homes that are priced competitively, professionally marketed, and presented well continue to generate strong interest.

Negotiations Remain Healthy

Homes sold for an average of 94.8% of their asking price, a slight improvement over last July. Buyers continue to negotiate, but pricing remains disciplined and sellers are generally achieving solid results when their expectations align with current market conditions.

Today's market rewards realistic pricing far more than ambitious pricing. Properties that enter the market at the right value tend to generate stronger interest, sell faster, and often require fewer price adjustments.

What This Means for Buyers and Sellers

For Buyers

Inventory continues to improve, giving buyers more selection than we've seen in recent years. While this creates greater negotiating opportunities, the best homes are still attracting attention quickly. If you've been waiting for more choice, this summer has delivered exactly that.

For Sellers

Competition is increasing, making first impressions more important than ever. Professional photography, compelling marketing, strategic pricing, and broad exposure continue to make a measurable difference. The good news is that buyers remain active, values remain stable, and well-prepared listings are still achieving excellent results.

Looking Ahead

As we move toward late summer and into the fall market, inventory will be one of the key trends to watch. If new listings continue to outpace sales, buyers may enjoy additional negotiating power. However, if demand remains steady while listing activity slows after Labour Day, we could see inventory begin to tighten once again.

The Columbia Valley has consistently demonstrated long-term stability because buyers aren't simply purchasing homes—they're investing in a lifestyle. Whether it's lake days, skiing, golf, hiking, or simply escaping the pace of city life, demand for this region continues to be supported by its exceptional quality of life.

Whether you're considering buying, selling, or simply curious about your home's current value, understanding your specific neighbourhood is far more important than looking at overall averages. Every community—and every price point—has its own story.

If you'd like to discuss your property's value or your real estate goals, we'd be happy to help.

Geoff & Lindsey Sherlock
Sherlock Homes Real Estate Team | RE/MAX Invermere
📞 250-688-5151 📞 250-409-6464
🌐 www.sherlockhomesbc.com

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