No Tricks, Just the Facts: A Spooky Shift in the Columbia Valley Real Estate Market

October in the Columbia Valley is a pretty spectacular time of year. The golden leaves are falling, there's a chill in the morning air, Halloween decorations are popping up around the neighbourhoods, and the mountains are beginning to hint at the winter season ahead.

From pumpkin carving and trick-or-treating to squeezing in those final rounds of golf and getting ready for ski season, fall brings a wonderful change of pace to our valley.

But it's not just the seasons that are changing. The Columbia Valley real estate market experienced a few twists and turns of its own this October.

After September delivered some encouraging signs of renewed sales activity, October brought a noticeable slowdown in transactions, a significant increase in new listings, and longer selling times.

At first glance, some of these numbers might seem a little spooky for sellers. But when we dig deeper, there's more to the story.

Despite fewer sales, average sale prices were considerably higher than last October, and inventory continued its seasonal decline from September.

So, is the market cooling off, or are we simply experiencing the typical transition into the quieter winter months?

Let's take a closer look at the numbers and uncover what's really happening throughout the Columbia Valley.

The biggest takeaway? Buyers have more negotiating opportunities, sellers need to be strategic, and the right property at the right price can still attract serious attention.

Market Snapshot – October 2026

• 29 Properties Sold — down 27.5% from October 2025

• 79 New Listings — up 41.1%

• 363 Active Listings at month-end — up 11.7% year-over-year

• Average Sale Price: $579,703 — up 33.7%

• Average Days on Market: 115 days — up 11.7%

• Average Sale-to-List Price Ratio: 93.85%

• Months of Inventory: 9.88 months

• Year-to-Date Sales: 395 properties — down 15.4% from 2025

• Total October Sales Volume: $16.81 million

Source: Association of Interior REALTORS®, October 2026 Columbia Valley Market Report. Statistics include residential, farm, and vacant land property types throughout the reporting area.

Sales Activity Takes a Chilly Turn

After a stronger September, October's sales numbers cooled considerably.

There were 29 properties sold throughout the Columbia Valley in October, compared with 40 during October 2025. That's a 27.5% decrease year-over-year.

It's also below the five-year October average of 34 sales.

Looking at the past three months, we can see the seasonal shift taking shape.

August recorded 38 sales, September increased to 48, and October dropped back to 29.

While it's not unusual for activity to slow as we move further into fall, this year's decline is worth paying attention to.

Year-to-date, 395 properties have sold in 2026, compared with 467 over the same period in 2025, representing a decline of approximately 15.4%.

This tells us that the slowdown isn't simply an October phenomenon. Overall, fewer properties have changed hands throughout 2026 than last year.

Does that mean buyers have disappeared?

Not at all.

What we're seeing is a market where buyers are taking their time, comparing their options, and being increasingly selective about where they spend their money.

With more choices available and less urgency to make quick decisions, buyers can afford to be patient.

For sellers, that means creating a compelling reason for someone to choose your property over the competition.

The days of simply putting a property on the market and expecting immediate results are behind us in many segments of the Columbia Valley market.

A Halloween Surprise: New Listings Jump 41%

One of October's biggest surprises was the significant increase in new listings.

There were 79 new properties listed during October, compared with just 56 in October 2025.

That's an increase of more than 41% year-over-year.

It's also well above the five-year October average of 60 new listings.

Typically, we expect new listing activity to slow as we move toward winter. However, this October saw more properties coming onto the market than we would normally anticipate.

There are several possible explanations.

Some sellers may be hoping to complete a sale before the end of the year. Others may be positioning their properties ahead of the winter recreational season, while some may be adjusting their plans after an unsuccessful summer selling period.

Whatever the motivation, the result is clear: buyers were presented with a fresh selection of properties throughout October.

Interestingly, despite the increase in new listings, overall active inventory still declined from September.

We'll explore that a little further in the next section.

For now, the important takeaway is that more new listings combined with fewer completed sales creates additional competition for sellers.

If you're planning to list your property, understanding how it compares with both existing inventory and newly listed properties is essential.

Inventory Falls, but Buyers Still Have Plenty of Treats to Choose From

Here's where October's numbers get interesting.

Despite the surge in new listings, the Columbia Valley finished the month with 363 active properties, down from 382 at the end of September.

That's a decrease of approximately 5% month-over-month.

However, compared with October 2025, when there were 325 active listings, inventory is actually 11.7% higher.

So how can new listings increase while overall inventory declines?

The answer lies in properties leaving the market.

In addition to the 29 completed sales, another 46 listings came off the market during October through other off-market activity.

This is an important reminder that a reduction in inventory doesn't necessarily mean properties are selling.

Some sellers choose to withdraw their listings as winter approaches, while others may be considering a different strategy for the following year.

For buyers, the good news is that there are still plenty of opportunities throughout Invermere, Windermere, Radium Hot Springs, Fairmont Hot Springs, Panorama, Canal Flats, and the surrounding communities.

For sellers, fewer active listings heading into winter could help reduce competition, particularly for properties that are well presented and appropriately priced.

The challenge is making sure your property doesn't become one of the listings that sits on the market without attracting serious interest.

Average Sale Prices Rise — But Don't Let the Numbers Trick You

One of the most eye-catching statistics this month is the increase in average sale prices.

October's average sale price reached $579,703, compared with $433,654 in October 2025.

That's a substantial 33.7% increase year-over-year.

At first glance, that might suggest property values have skyrocketed over the past twelve months.

But before we get too excited, it's important to understand what these numbers actually represent.

The Columbia Valley is a relatively small real estate market with an incredibly diverse range of properties.

A vacant lot, a recreational condo, a family home in Invermere, and a luxury property overlooking Lake Windermere can all have dramatically different values.

When only 29 properties sell in a month, a handful of higher-priced transactions can have a significant impact on the overall average.

In fact, October saw seven properties sell for more than $875,000, including two above $1.45 million.

Those higher-value transactions helped push the monthly average upward.

For a more balanced perspective, let's look at the year-to-date numbers.

Through the end of October, the average sale price for 2026 is $574,021, compared with $529,329 over the same period in 2025.

That's an increase of approximately 8.4% year-over-year.

While that's still an encouraging result, it doesn't mean every property in the valley has increased in value by that amount.

Individual property values depend on location, condition, property type, competition, and recent comparable sales.

The lesson here? Average prices can tell us part of the story, but they don't tell us what your specific property is worth.

Properties Are Spending More Time on the Market

Another important trend this October is the increase in the time it takes to sell a property.

The average property spent approximately 115 days on the market before selling, compared with 103 days during October 2025.

That's an increase of nearly 12% year-over-year.

It's also well above the five-year October average of 90 days.

Looking at recent months, the trend becomes even clearer.

Average days on market increased from 86 in August to 99 in September and 115 in October.

This tells us that buyers are taking longer to make purchasing decisions, and properties are generally requiring more time to find the right buyer.

For sellers, this can certainly feel frustrating.

After putting time, effort, and money into preparing a property for sale, nobody wants to watch the weeks go by without an offer.

However, longer selling times don't necessarily mean your property won't sell.

They do mean that pricing, presentation, marketing, and patience are more important than ever.

Buyers have access to extensive information and can easily compare properties online before deciding which ones are worth viewing.

If a property is priced above what buyers perceive as fair market value, it may simply be overlooked.

And the longer a listing sits, the more likely buyers are to wonder whether there's something wrong with it.

Our approach is to position properties competitively from the beginning, maximize exposure, and make adjustments when the market tells us they're needed.

Buyers Are Negotiating — But Sellers Aren't Giving Everything Away

Despite the slower sales activity, October's sale-to-list price ratio actually improved.

Properties sold for an average of 93.85% of their final asking price, compared with 93.14% in October 2025.

That's also an improvement from September's 93.33%.

In practical terms, buyers negotiated an average discount of approximately 6.15% from the final asking price.

However, that doesn't mean every buyer is securing a discount of that size.

The detailed market report reveals some interesting differences between price ranges.

Properties selling between $475,001 and $875,000 achieved an average of 89.87% of asking price, suggesting more substantial negotiations in that segment.

Meanwhile, the two properties selling above $1.45 million achieved an average of 100.79% of asking price.

That's a great example of why we can't treat the entire Columbia Valley as one uniform market.

Some properties are attracting strong offers, while others require significant price adjustments or negotiations to complete a sale.

For buyers, this reinforces the importance of understanding the property you're considering rather than simply assuming every seller will accept a lower offer.

For sellers, it highlights the value of realistic pricing and understanding what buyers are willing to pay.

There are still great opportunities for both sides, but successful negotiations start with good information.

Nearly Ten Months of Inventory — Is That the Scariest Number?

One of the most important indicators of market conditions is months of inventory.

The Columbia Valley finished October with 9.88 months of inventory, compared with 7.46 months in October 2025.

That's an increase of more than 32% year-over-year.

Months of inventory measures how long it would theoretically take to sell all available properties at the average sales pace over the previous twelve months, assuming no new listings came onto the market.

Generally speaking, higher months of inventory indicate more negotiating power for buyers.

At nearly ten months of supply, the Columbia Valley continues to lean toward buyer-friendly conditions in many segments.

However, there's an encouraging trend hidden within the numbers.

Months of inventory has actually declined over the past three months, from 11.78 in August to 10.14 in September and 9.88 in October.

That improvement is partly connected to the reduction in active listings as we move into the quieter season.

It's also important to recognize that inventory varies significantly depending on the type of property.

For example, the October report shows approximately 5.75 months of inventory for four-bedroom properties, compared with 13.03 months for one- and two-bedroom properties.

This demonstrates how different segments can experience very different levels of supply and demand.

A family home in a desirable Invermere neighbourhood may face a completely different competitive environment than a recreational condominium or a luxury property.

That's why understanding the specific market surrounding your property is far more valuable than relying on one valley-wide statistic.

What This Means for Buyers and Sellers

For Buyers: There Are Some Treats Worth Exploring

If you've been considering purchasing property in the Columbia Valley, the current market offers some interesting opportunities.

With 363 active listings, nearly ten months of inventory, and longer average selling times, buyers have the ability to explore their options without the same urgency experienced during stronger seller's markets.

Some properties that have been listed throughout the summer may have motivated sellers who are ready to consider reasonable offers.

And with winter approaching, buyers interested in recreational properties may find opportunities to secure something before the ski season gets underway.

However, not every property is overpriced, and not every seller is motivated.

The key is to understand recent comparable sales, the property's history, and how it stacks up against the competition.

A well-researched offer can make all the difference.

For Sellers: Don't Let Your Listing Become a Ghost

For sellers, October's numbers reinforce the importance of having a strong strategy.

With fewer sales, more new listings, and longer selling times, competition remains significant.

That doesn't mean it's a bad time to sell.

It means you need to be thoughtful about how your property enters the market.

Professional photography, cinematic video, targeted digital advertising, and strong online exposure are all valuable tools.

But even the best marketing can't overcome a property that's significantly overpriced.

If your property has been sitting on the market without generating meaningful interest, it may be time to revisit the strategy.

Sometimes that means adjusting the asking price. Other times, it means refreshing the marketing, improving the presentation, or repositioning the listing to attract a different group of buyers.

And with inventory beginning its seasonal decline, there may be opportunities for well-positioned properties to stand out as competition decreases.

The goal isn't simply to have your property listed. It's to create the strongest possible opportunity for a successful sale.

Looking Ahead: From Halloween to the Holiday Season

As Halloween decorations come down and the Columbia Valley begins preparing for winter, we're entering a quieter but still important period for the real estate market.

The coming months will help us understand whether the slowdown in sales continues or whether reduced inventory creates a more balanced environment.

There are a few key trends we'll be watching.

Will the increase in new listings continue into November, or will sellers begin pulling back for winter?

Will buyers take advantage of longer selling times and increased negotiating opportunities?

And will average sale prices remain elevated as the mix of properties being sold changes throughout the winter season?

October's numbers certainly give us plenty to think about.

Sales declined, new listings increased, and properties took longer to sell.

At the same time, average sale prices remained higher than last year, inventory continued its seasonal decline, and the sale-to-list price ratio improved.

It's a reminder that real estate markets rarely move in a straight line.

And here in the Columbia Valley, seasonal changes, recreational property demand, and the diversity of our communities all contribute to a market that's uniquely our own.

As we trade pumpkin patches for ski slopes and colourful fall trails for snow-covered mountains, one thing remains the same.

The Columbia Valley continues to offer an incredible lifestyle, whether you're looking for a permanent home, a recreational getaway, or an investment in the region.

At Sherlock Homes Real Estate Team, we believe making informed decisions starts with understanding the market, not simply following the headlines.

Whether you're considering selling before winter, exploring your purchasing options, or just curious about what your property might be worth, we're always happy to help.

No tricks, no pressure — just straightforward advice, local knowledge, and a commitment to helping you make the right move.

Geoff & Lindsey Sherlock
Sherlock Homes Real Estate Team | eXp Realty
📞 250-688-5151 📞 250-409-6464
🌐 www.sherlockhomesbc.com

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