Fall Brings Renewed Sales Activity as the Columbia Valley Market Finds Its Rhythm
There's something special about September in the Columbia Valley. The summer crowds begin to thin, the mountains turn brilliant shades of gold, the mornings get a little cooler, and life settles into a quieter rhythm. It's a beautiful time of year, and as we transition from lake days to hiking trails lined with fall colours, the real estate market is experiencing a seasonal shift of its own.
After a summer marked by slower sales and increased inventory, September delivered some encouraging signs for the Columbia Valley real estate market.
Sales increased compared to last September, properties sold more quickly, and average sale prices moved higher. At the same time, buyers continue to enjoy a healthy selection of available properties, creating opportunities on both sides of the transaction.
This month's report takes a broader look at the Columbia Valley market rather than focusing exclusively on residential properties, giving us a wider perspective on activity throughout the region.
The biggest takeaway? The market remains price-sensitive, but September showed that motivated buyers are still active and well-positioned properties continue to sell.
Market Snapshot – September 2026
48 Properties Sold — up 20% from September 2025
69 New Listings — down 4.2%
405 Active Listings at month-end — up 1.3%
Average Sale Price: $566,380 — up 7.8%
Average Days on Market: 99 days — down 17.7%
Average Sale-to-List Price Ratio: 93.33%
Months of Inventory: 10.66 months
Year-to-Date Sales: 369 properties — down 14.8% from 2025
Total September Sales Volume: $27.19 million
Source: Association of Interior REALTORS®, September 2026 Columbia Valley Market Report.
Sales Activity Rebounds as Summer Comes to an End
One of the most encouraging statistics this month is the increase in completed sales.
There were 48 properties sold throughout the Columbia Valley in September, compared with 40 during September 2025. That's a 20% increase year-over-year and also above the five-year September average of 43 sales.
It's a welcome improvement after a summer that saw buyers taking more time to make decisions.
Looking at the past three months, sales activity has been relatively consistent, with 47 sales in July, 39 in August, and 48 in September.
While September's results are encouraging, it's important to keep the bigger picture in perspective.
Year-to-date, 369 properties have sold in 2026, compared with 433 over the same period last year, representing a decline of nearly 15%.
So, while we're seeing signs of renewed activity, overall transaction volumes remain below last year's levels.
What this tells us is that buyers haven't disappeared. They're still actively looking, but they're being more selective about what they purchase and what they're willing to pay.
Inventory Begins Its Seasonal Decline
One of the more interesting developments this September is the reduction in available inventory.
The Columbia Valley finished the month with 405 active listings, down from 454 at the end of August and 461 at the end of July.
That's a reduction of nearly 11% in just one month.
This seasonal decline isn't unusual. As summer comes to an end, some sellers choose to remove their properties from the market, while others successfully complete sales before winter.
Interestingly, inventory remains almost identical to last September, when 400 properties were available.
It's also slightly below the five-year September average of 415 listings.
For buyers, there is still a healthy selection of properties available throughout Invermere, Windermere, Radium Hot Springs, Fairmont Hot Springs, Panorama, Canal Flats, and the surrounding communities.
For sellers, the reduction in inventory is encouraging. Fewer competing listings can help properly priced properties attract more attention, particularly as we head into the quieter fall and winter months.
The key will be whether inventory continues to decline faster than buyer demand over the coming months.
Average Sale Prices Continue to Show Strength
September's average sale price came in at $566,380, an increase of 7.77% compared with September 2025, when the average was $525,526.
That's a positive year-over-year result, particularly considering the slower overall sales activity we've experienced throughout 2026.
However, the monthly average was also down from August's $651,403 and July's $666,255.
Does that mean property values dropped significantly over the past two months?
Not necessarily.
One of the challenges with analyzing the Columbia Valley market is the diversity of properties being sold. Vacant land, recreational properties, condos, family homes, luxury estates, and other property types can have dramatically different price points.
When the mix of properties sold changes, the average price can move considerably without necessarily reflecting a change in the underlying value of individual properties.
That's why year-to-date statistics are particularly useful.
Through the end of September, the average sale price for 2026 is $573,230, compared with $535,861 over the same period in 2025.
That's an increase of approximately 7% year-over-year.
While this doesn't mean every property in the Columbia Valley has appreciated by 7%, it does suggest that the overall market continues to demonstrate resilience despite lower transaction volumes.
Properties Are Selling Faster Than Last Year
Another encouraging sign is the improvement in the average time it takes to sell a property.
In September, properties spent an average of 99 days on the market before selling, compared with approximately 120 days during September 2025.
That's an improvement of nearly 18%.
It's also right in line with the five-year September average of 99 days.
However, the trend over the past few months tells a slightly different story.
Average days on market increased from 81 days in July to 87 days in August and 99 days in September.
This suggests that while properties are selling faster than they did last year, buyers are taking a little more time as we transition into fall.
The good news for sellers is that motivated buyers are still making decisions.
Properties that offer good value, are presented well, and are priced appropriately continue to attract interest.
But with plenty of competition still available, overpricing a property can quickly lead to extended time on the market.
Buyers Continue to Negotiate
September's average sale-to-list price ratio came in at 93.33%, compared with 92.98% during September 2025.
That's a slight improvement year-over-year and also an increase from the 92.21% recorded in August.
In practical terms, properties sold for an average of approximately 6.7% below their final asking price.
That doesn't mean every property is selling at a substantial discount. Some properties continue to achieve prices close to asking, while others require more significant negotiations.
The detailed September report highlights this difference across price ranges.
Properties selling between $850,001 and $1.15 million achieved an average of 97.18% of asking price, while properties in the $700,001 to $850,000 range averaged 89.41%.
This reinforces an important point.
Negotiating power isn't the same across every price range or property type.
Some segments of the market are experiencing stronger demand, while others have more competition and longer selling timelines.
Understanding those differences can make a significant impact when preparing an offer or determining a listing price.
More Than Ten Months of Inventory — What Does That Mean?
The Columbia Valley finished September with 10.66 months of inventory, compared with 9.11 months in September 2025.
That's an increase of approximately 17% year-over-year.
Months of inventory measures how long it would theoretically take to sell the available listings at the average sales pace over the previous 12 months, assuming no new properties came onto the market.
Generally speaking, higher inventory levels tend to favour buyers, while lower inventory levels create more competition.
At more than ten months of supply, the Columbia Valley continues to offer buyers considerable choice and negotiating opportunities.
However, there's some encouraging news.
Inventory has improved from 12.16 months in August and 11.85 months in July.
That reduction suggests the balance between available properties and buyer demand improved during September.
It's also worth remembering that the overall Columbia Valley market includes a wide range of property types and price points.
A vacant lot, a condominium in Radium, a family home in Invermere, and a luxury waterfront property in Windermere can all experience very different market conditions.
That's why looking at the specific market segment is essential before deciding whether conditions favour buyers or sellers.
What This Means for Buyers and Sellers
For Buyers
Fall can be an excellent time to explore the Columbia Valley real estate market.
With 405 active listings and more than ten months of inventory, buyers continue to have plenty of opportunities to compare properties and negotiate favourable terms.
Some sellers who have been on the market throughout the summer may also be more motivated to make a deal before winter arrives.
However, September's increase in sales is a reminder that good properties are still attracting attention.
If you've found a property that fits your needs and is priced appropriately, waiting too long could mean missing an opportunity.
The best approach is to understand the recent comparable sales, evaluate the competition, and negotiate based on the property's actual market position.
For Sellers
September delivered some encouraging news.
Sales increased, properties sold faster than last year, and inventory declined significantly from August.
Those are all positive signs heading into the fall market.
However, buyers remain selective, and with more than ten months of inventory, pricing strategy continues to be critical.
If your property has been on the market throughout the summer without generating the interest you expected, now may be a good time to reassess your position.
Professional photography, video, strong digital exposure, and thoughtful presentation are important, but they need to be supported by realistic pricing.
The goal isn't simply to be listed. It's to stand out from the competition and give buyers a compelling reason to act.
Looking Ahead to October and the Fall Market
As the leaves continue to change and the Columbia Valley settles into autumn, we'll be watching a few important trends.
Will September's increase in sales activity continue into October?
Will inventory continue its seasonal decline?
And will buyers take advantage of the negotiating opportunities available before winter arrives?
September's numbers offer reasons for cautious optimism.
Sales were stronger than last year, average prices remained higher on a year-over-year basis, and the market absorbed some of the inventory that had accumulated throughout the summer.
At the same time, year-to-date sales remain below 2025, and elevated months of inventory remind us that buyers continue to have the advantage in many segments of the market.
What makes the Columbia Valley unique is that people aren't simply purchasing real estate. They're investing in a lifestyle.
Whether it's enjoying the final rounds of golf, hiking through golden larch forests, spending weekends at the lake, or getting ready for another ski season, there's something special about calling this valley home.
And while market conditions will always change, the lifestyle that draws people here remains one of our greatest strengths.
Real estate is local, and every property has its own story.
Whether you're thinking about selling before winter, searching for a recreational getaway, considering an investment property, or simply curious about what your home might be worth in today's market, we'd be happy to help you understand the numbers and make a confident decision.
Geoff & Lindsey Sherlock
Sherlock Homes Real Estate Team
📞 250-688-5151 📞 250-409-6464
🌐 www.sherlockhomesbc.com
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