Late Summer Brings More Choice, Fewer Sales & a Market That Rewards the Right Strategy

August in the Columbia Valley is hard to beat. Lake Windermere is still warm, golf season is in full swing, the trails are busy, and there’s just enough coolness in the evening air to remind us that fall isn’t far away.

The real estate market also began showing signs of a late-summer shift.

August saw fewer sales and fewer new listings, while buyers had considerably more inventory to choose from than they did a year ago. At the same time, the average sale price jumped significantly—but that number needs some context. A handful of higher-end sales had an outsized impact on the monthly average.

The bigger story is one we’ve been watching develop throughout the summer: buyers have more choice, negotiations are becoming more important, and sellers need to be increasingly strategic with pricing and presentation.

Market Snapshot – August 2026

• 35 Residential Properties Sold — down 28.6% from August 2025

• 45 New Listings — down 19.6%

• 294 Active Listings at month-end — up 18.6%

• Average Sale Price: $708,449 — up 34.8%

• Average Days on Market: 92 days — down approximately 6% year-over-year

• Average Sale-to-List Price Ratio: 92.2%

• Months of Inventory: 9.19 months

• Year-to-Date Sales: 274 — down approximately 18% from 2025

Buyers Have More Choice Heading Into Fall

Inventory continues to be one of the most important stories in the Columbia Valley market.

At the end of August, there were 294 active residential listings, compared with 248 at the same time last year—an increase of 18.55%.

Inventory did ease slightly from the 304 properties available at the end of July, but we're still sitting above the five-year August average of 276 active listings.

For buyers, that's good news.

More inventory means more opportunity to compare properties, take a little more time with decisions and, depending on the property and price range, negotiate on price and terms.

For sellers, however, it means your property has more competition.

Simply putting a home on the market and waiting for a buyer is becoming less effective. Pricing, presentation, professional photography, video, online exposure and understanding the competition are increasingly important.

Sales Activity Slowed in August

There were 35 residential sales in August, down from 49 during August 2025 and below the five-year August average of 43 sales.

We're seeing the slowdown on a year-to-date basis as well. Through the end of August, 274 properties had sold in 2026, compared with 334 over the same period last year—a decline of almost 18%.

That's an important distinction when interpreting the market.

The Columbia Valley isn't experiencing a lack of properties for sale. Instead, we're seeing more inventory competing for fewer transactions.

That gives buyers more leverage and makes accurate pricing increasingly important for sellers.

Average Sale Price Jumps — But There's More to the Story

At first glance, one statistic jumps off the page.

The average residential sale price increased from $525,623 in August 2025 to $708,449 in August 2026, an impressive 34.8% increase.

Does that mean the average Columbia Valley home suddenly increased in value by nearly 35%?

No—and this is exactly why we need to be careful with monthly average prices.

Four properties sold above $1.175 million during August, with that group averaging approximately $2.25 million. Two of the 5+ bedroom sales averaged more than $3.2 million. Those higher-end transactions significantly influenced the overall monthly average.

Year-to-date numbers give us a more balanced perspective.

The 2026 year-to-date average sale price is $625,378, compared with $578,015 at the same point last year—an increase of approximately 8.2%.

That's still a positive number, but it's a much better example of why we always want to look beyond a single headline statistic.

Negotiating Room Has Increased

Another statistic worth watching is the sale-to-list price ratio.

Properties that sold in August achieved an average of 92.19% of their final asking price, compared with 94.61% last August. That's also down from 94.88% in July and 96.15% in June.

That's a noticeable change over the summer.

It suggests buyers are becoming more comfortable negotiating and sellers are increasingly having to adjust expectations to get transactions together.

This doesn't mean every buyer should automatically write an aggressive offer. Great properties that are properly priced can still attract significant interest.

But it does mean both sides need to understand the comparable sales, current competition and how long a property has been on the market before deciding on a negotiating strategy.

More Than Nine Months of Inventory

The Columbia Valley finished August with 9.19 months of inventory, up almost 40% from the 6.57 months recorded in August 2025.

It's also well above the five-year August average of 7.65 months.

This is one of the strongest indicators that market conditions have become more favourable for buyers.

But there's an important caveat.

There isn't one Columbia Valley real estate market.

Conditions can look very different between Invermere, Radium, Fairmont, Windermere, Panorama and Canal Flats—and even more different when comparing condos, single-family homes, recreational properties, acreages and luxury homes.

Price range matters too. The August report shows considerably different inventory levels depending on property value, with the $875,001–$1.2 million range carrying 15.43 months of inventory.

That's why broad market statistics are a starting point—not a substitute for looking closely at the specific property you're buying or selling.

Homes Are Taking Longer Than They Did in July

The average property that sold during August spent approximately 92 days on the market.

That's actually an improvement from the 98-day average recorded in August 2025, but it's a significant increase from the unusually quick 64-day average we saw in July.

Again, price range matters.

Homes selling between approximately $275,000 and $425,000 averaged just 55 days on market, while properties above $1.175 million averaged approximately 161 days.

For sellers, patience may be necessary—particularly in the higher price ranges.

But patience shouldn't be confused with simply waiting.

If a property isn't generating showings or offers, we need to understand why. Sometimes that's marketing. Sometimes it's presentation. And sometimes the market is simply telling us that the price needs to be adjusted.

What This Means for Buyers and Sellers

For Buyers

Late summer and early fall could present some excellent opportunities.

You have more inventory than last year, sales activity has slowed, and we're seeing increased negotiating room. Buyers who are properly financed and prepared to act may find opportunities with properties that have been sitting on the market through the summer.

That doesn't mean every property is a bargain. The best approach is to understand the recent comparable sales and current competition before deciding how aggressively to negotiate.

For Sellers

The market is still producing sales—but buyers have options.

With nearly 300 active residential properties available at the end of August, pricing above the market and hoping a buyer eventually catches up is becoming a riskier strategy.

The first few weeks of a listing remain incredibly important. Strong photography, video, digital marketing, presentation and—most importantly—the right initial price can make a significant difference.

If you've been listed throughout the summer without achieving the result you expected, September is a good time to reassess your position before heading into the traditionally slower late-fall market.

Looking Ahead to Fall

August's numbers don't point toward a market that's collapsing, nor do they suggest we're experiencing runaway price growth.

Instead, they point toward a more balanced and increasingly price-sensitive Columbia Valley market.

Inventory is higher. Sales volumes are lower. Buyers have more negotiating power. Yet properties are still selling, and year-to-date average prices remain ahead of 2025.

As the summer crowds begin to disappear and we head into September, we'll be watching inventory closely. New listings dropped substantially in August, with only 45 properties coming to market compared with 71 in July. If that seasonal slowdown continues, some of today's elevated inventory could begin working its way down through the fall.

For buyers, that means opportunity.

For sellers, it means strategy.

And for both, it reinforces something we've said many times: real estate is local. The numbers for the entire Columbia Valley can provide direction, but the value and marketability of an individual property ultimately come down to its community, price point, condition, competition and location.

If you're wondering what these changing market conditions mean for your home, recreational property or next purchase, we'd be happy to sit down, look at the numbers and help you build a strategy.

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

#SherlockHomesBC #ColumbiaValleyRealEstate #InvermereRealEstate #WindermereBC #RadiumHotSprings #FairmontHotSprings #PanoramaMountainResort #CanalFlats #BCRealEstate #MarketUpdate #ColumbiaValley #MountainLiving

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

#SherlockHomesBC #ColumbiaValleyRealEstate #InvermereRealEstate #RadiumHotSprings #WindermereBC #FairmontHotSprings #MarketUpdate #SummerRealEstate #REMAXInvermere #MountainLiving

Luxury Sales Drive Strong Pricing Despite Slower Activity

Summer has officially arrived in the Columbia Valley, bringing longer days, busy beaches, golf courses in full swing, and buyers looking to secure their mountain getaway before the peak vacation season. While June saw fewer detached home sales and fewer new listings than last year, the homes that did sell commanded significantly higher prices, illustrating that quality properties continue to attract motivated buyers.

Rather than indicating a slowing luxury market, June demonstrates that buyers remain willing to pay premium prices for well-located, well-presented homes that offer the lifestyle the Columbia Valley is known for.

Market Snapshot – June 2026

• 15 Detached Homes Sold (down 16.7% from June 2025)

• 22 New Listings (down 24.1%)

• 111 Active Detached Listings at month-end (up 7.8%)

• Average Sale Price: $1,001,400 (up 28.4%)

• Average Days on Market: 71 days (down 19.6%)

• Average Sale-to-List Price Ratio: 97.84%

• Months of Inventory: 8.88 months

Higher-End Homes Continue to Lead the Market

One of the most notable trends in June was the strength of the upper end of the market. Although only 15 detached homes sold during the month, the average sale price exceeded $1 million, representing a remarkable 28.4% increase over June of last year.

This doesn't necessarily mean every home in the valley increased in value by nearly 30%. Monthly averages can be heavily influenced by the types of homes that sell. June included several luxury transactions that pushed the average price higher, reinforcing the continued demand for premium properties throughout the Columbia Valley.

Inventory Remains Healthy

Active inventory increased modestly to 111 detached homes, giving buyers a healthy selection while still maintaining a competitive environment for desirable listings. Months Supply of Inventory climbed to 8.88 months, suggesting the market continues to offer more balance than the highly competitive conditions seen during the pandemic years.

Interestingly, despite inventory remaining elevated, new listings actually declined by more than 24% compared to last June. If this trend continues through the summer, reduced listing activity could help stabilize inventory levels heading into the fall market.

Sellers Are Receiving Strong Offers

Another encouraging sign is how close homes are selling to their asking price.

Detached homes sold for an average of 97.84% of list price, an improvement from last year's 95.84%. Buyers continue to negotiate, but properly priced homes are attracting serious interest and strong offers.

At the same time, the average time required to sell a home dropped from nearly 89 days to just over 71 days. Even with fewer overall transactions, motivated buyers are acting decisively when the right property becomes available.

What This Means for Buyers and Sellers

For Buyers

Inventory remains higher than it was a few years ago, giving buyers more opportunities to compare properties and negotiate favourable terms. However, the luxury segment continues to demonstrate resilience, meaning desirable homes can still sell quickly when priced appropriately.

For Sellers

June reinforced the importance of preparation and pricing strategy. Buyers continue to recognize value and are paying close to asking price for homes that are professionally marketed and competitively positioned. While the market isn't moving at the frantic pace of previous years, well-presented homes continue to stand out.

Looking Ahead

As we move deeper into the summer season, the Columbia Valley traditionally experiences increased activity from recreational buyers, vacation homeowners, and families looking to settle in before the fall. It will be interesting to watch whether new listings rebound or if tighter supply begins to support pricing through the remainder of the summer.

While market conditions continue to normalize, every neighbourhood and every property type is performing a little differently. Whether you're buying your first home, searching for a recreational property, or considering selling your current home, understanding your specific market is more important than ever.

If you'd like to discuss your home's current market value or talk about 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

#SherlockHomesBC #ColumbiaValleyRealEstate #InvermereRealEstate #WindermereBC #RadiumHotSprings #JuneMarketUpdate #REMAXInvermere #MountainLiving #LuxuryRealEstate #ColumbiaValleyHomes

Longer Days, More Listings, and Opportunities for Buyers

As the Columbia Valley transitions from spring into summer, the real estate market is beginning to reflect the seasonal shift. The warmer weather has encouraged more homeowners to bring their properties to market, resulting in increased inventory and more choice for buyers. While activity remains steady, the market continues to move toward a more balanced environment compared to the fast-paced conditions we experienced a few years ago.

Market Snapshot – May 2026

• 48 Residential Properties Sold (down 9.4% from May 2025)

• 104 New Listings (up 11.8% year-over-year)

• 283 Active Listings at month-end (up 1.4%)

• Average Sale Price: $569,102 (down 12.6%)

• Average Days on Market: 60 days (down 4.2%)

• Sale-to-List Price Ratio: 95.85%

• Months of Inventory: 8.09 months

More Listings Mean More Choice

One of the biggest stories this month is the increase in new inventory. With 104 new listings hitting the market, buyers now have more options than they did this time last year. Active inventory climbed to 283 residential properties, giving buyers additional opportunities to compare properties and negotiate with confidence.

The increase in inventory pushed the Months Supply of Inventory (MSI) to 8.09 months, slightly above last year's 7.97 months and above the five-year May average. This signals a market that is becoming more balanced and less competitive than we've seen in recent years.

Prices Adjusting While Demand Remains

The average residential sale price in May came in at $569,102, a decrease of 12.6% compared to May 2025. It's important to remember that monthly average prices can fluctuate significantly depending on the mix of properties that sell in a given month. Luxury home sales, waterfront properties, and recreational properties can all have a large impact on the averages.

Interestingly, year-to-date statistics continue to tell a more stable story, with average sale prices for 2026 running slightly ahead of 2025 overall.

Homes Still Selling at Strong Values

Despite softer average pricing, sellers are still achieving strong results. Properties sold for an average of 95.85% of asking price, nearly identical to last year's performance. This indicates that well-priced homes continue to attract buyers and sell close to list price.

The average time required to sell a home also improved slightly, decreasing from 62 days to 60 days. For sellers, this is encouraging news as serious buyers remain active in the marketplace heading into the busiest season of the year.

What This Means for Buyers and Sellers

For Buyers:
The increase in available inventory provides more selection and a bit more breathing room when making purchasing decisions. Buyers have greater opportunities to compare properties, negotiate terms, and find the right fit for their lifestyle and budget.

For Sellers:
Pricing strategy is becoming increasingly important. While buyers remain active, they have more choices than they did a year ago. Properties that are priced appropriately, professionally marketed, and presented well continue to generate strong interest and achieve solid sale-to-list price ratios.

Looking Ahead

As we move into June and the heart of the summer selling season, we expect inventory levels to remain elevated while buyer activity increases as vacation property shoppers and summer visitors arrive in the Columbia Valley. The market remains healthy, but success increasingly depends on understanding current market conditions and adapting strategies accordingly.

Whether you're considering buying your first home, purchasing a recreational property, or preparing to sell, having a local market expert on your side can make all the difference.

If you'd like to discuss your property's value or your real estate goals for 2026, feel free to reach out anytime.

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

Fresh listings, renewed activity, and a market starting to bloom.

As the snow melts and the Columbia Valley comes back to life, April brought a sense of renewal to the real estate market. Much like spring itself, we’re seeing signs of growth, momentum, and opportunity—balanced with a bit of patience as the market finds its rhythm.

Let’s dig into what’s happening 👇

🌼 Market Snapshot – April 2026

• 47 Homes Sold ⬆️ (+14.6% year-over-year)

• 90 New Listings ⬆️ (+1.1%)

• Average Sale Price: $585,693 ⬆️ (+1.7%)

• Average Days on Market: 83 days ⬆️ (+2.5%)

• Inventory: 237 homes ⬇️ (–8.5%)

• Months of Inventory: 6.69 ⬇️ (–9.1%)

🐰 Spring Momentum is Building

April delivered a strong jump in sales activity, with 47 homes sold—right in line with the 5-year average, but a noticeable improvement over last year.

This tells us buyers are stepping back into the market with confidence as we move into the busy spring season.

At the same time, new listings remained steady, giving buyers more options without flooding the market. That balance is key—and it’s helping keep conditions relatively stable.

🌸 Prices Holding Strong

The average sale price increased to $585,693, showing continued resilience in property values despite broader economic uncertainty.

Even more telling:

• Homes are selling at 96.01% of list price, indicating sellers are still achieving strong results when priced correctly.

In simple terms—pricing strategy matters more than ever, but well-positioned homes are still performing.

🌱 Inventory Tightening Slightly

We saw inventory drop to 237 homes, down nearly 8.5% year-over-year.

This has pushed months of supply down to 6.69, edging the market closer to balanced territory.

➡️ What does this mean?

• Not quite a seller’s market

• Not fully a buyer’s market

• But trending toward more competition heading into summer

🐣 A Note on Timing

Homes are taking slightly longer to sell (83 days on average), which reflects a more thoughtful buyer pool.

This isn’t a slowdown—it’s a normalization.

Buyers are being selective.
Sellers need to be strategic.
And the deals that come together? They’re strong and well-negotiated.

🌼 What This Means for You

🏡 Sellers:

Spring is your season. With inventory tightening and buyer activity increasing, this is an excellent window to list—especially before competition ramps up further.

🔑 Buyers:

More listings are hitting the market, but competition is quietly building. The best opportunities come from being prepared and acting decisively when the right property appears.

🌷 Looking Ahead

As we move deeper into spring and toward summer, expect:

• Continued buyer activity

• Gradual inventory pressure

• Stable-to-firm pricing trends

The market is waking up—and the next couple of months will be key.

🌟 Thinking of Making a Move This Spring?

Whether you're buying, selling, or just exploring your options, having a clear strategy in this shifting market makes all the difference.

Let’s connect and put a plan together that works for you.

📞 250-688-5151
📧 geoff@remaxinvermere.com

📞 250-409-6464
📧 lindsey@remaxinvermere.com

Spring Awakens in the Columbia Valley

As the snow begins to melt and longer days return to the Columbia Valley, March brings a sense of renewal—not just in nature, but in the real estate market as well.

After a quieter winter stretch, we’re starting to see early signs of momentum building. Buyers are re-engaging, sellers are preparing to list, and the market is beginning its transition into what is typically one of the busiest seasons of the year.

Let’s take a closer look at what’s happening.

🌼 Market Snapshot – March 2026

March showed signs of early spring activity, with movement picking up compared to the slower winter months.

• 📉 Sales activity remains measured, but improving

• 🏡 New listings are starting to increase as sellers prepare for spring

• 💰 Pricing remains steady with pockets of upward pressure

• 📦 Inventory levels continue to provide options for buyers

This is a transitional market—not quite the spring rush yet, but clearly heading in that direction.

🌱 What This Means for Buyers

Spring is one of the best times to be a buyer—and right now, you’re getting a bit of a head start.

With inventory beginning to build:

• You have more choice than earlier in the year

• Less competition than peak spring months

• Opportunity to act before demand ramps up

The key right now is preparation. The buyers who are ready in March are often the ones who secure the best opportunities before things heat up.

🌸 What This Means for Sellers

If you’ve been thinking about selling, this is your window to get ahead of the curve.

March offers:

• Less competition than April/May

• Serious, motivated buyers already in the market

• The ability to position your property before the spring surge

Homes that are priced right and presented well are already starting to attract attention.

🌞 Looking Ahead

As we move into April and May, we typically see:

• Increased listing activity

• Stronger buyer demand

• Faster-paced transactions

March is the launchpad—and what you do now can set the tone for your success in the months ahead.

🌿 Final Thoughts

Spring in the Columbia Valley isn’t just a season—it’s a shift in energy.

The market is waking up.

Opportunities are starting to emerge.

And whether you’re buying, selling, or simply watching the market, now is the time to start planning your next move.

Falling in Love with Opportunity in the Columbia Valley

February is often the month we talk about love — and in real estate, it’s about falling in love with the right home, the right timing, and the right strategy.

This February, the Columbia Valley market showed a mix of softer activity and stronger pricing — a reminder that even in a quieter season, there are meaningful opportunities for both buyers and sellers.

📊 Sales Activity: A Quieter Month

There were 15 residential sales in February 2026, down 44.44% from 27 sales in February 2025 .

New listings also dipped, with 43 homes coming to market — a 33.85% decrease year over year .

February is typically a transition month as we move from winter into early spring activity. While sales were below the 5-year February average, this type of slowdown isn’t uncommon before the spring market begins to build momentum.

💰 Prices: A Strong Upward Shift

Here’s where things get interesting.

• Average List Price: $656,307 (+34.11%)

• Average Sale Price: $616,453 (+30.02%)

Despite fewer sales, prices climbed significantly compared to last year. This suggests that while fewer homes are trading hands, the properties that are selling are commanding stronger values.

Higher-end activity and well-positioned homes are continuing to attract serious buyers.

⏳ Days on Market: Patience Required

The average days on market increased to 123 days, up 100.30% compared to 61 days last February .

Homes are taking longer to sell, which tells us buyers are being more selective. With interest rates and affordability still front of mind, purchasers are taking their time and negotiating more carefully.

🏠 Inventory & Supply: Moving Toward Balance

• End-of-month inventory: 192 homes (down 13.51%)

• Months of Supply: 5.43 (down 14.53%)

A months-of-supply figure around 5–6 months typically signals a balanced market. We’re sitting right in that zone.

That means:

• Buyers have options.

• Sellers still have pricing power — but strategy matters.

❤️ What This Means for You

Buyers

If you’ve been waiting for the right time, February offered something attractive:

• Stable inventory

• Negotiation room

• More time to make decisions

You don’t have to rush — but well-priced homes are still moving.

Sellers

Pricing and presentation are everything right now. Strong average sale prices show that buyers will pay — but only when value is clear and expectations align with the market.

🌷 Looking Ahead

As we move toward March and the early signs of spring, activity typically increases. More listings are likely to come online, and buyer energy often picks up with improving weather and renewed confidence.

February reminds us that real estate isn’t just about volume — it’s about strategy.

If you're thinking about making a move this spring, now is the perfect time to plan.

📞 Geoff Sherlock
RE/MAX Invermere
250-688-5151
geoff@remaxinvermere.com

📞 Lindsey Sherlock
RE/MAX Invermere
250-409-6464
lindsey@remaxinvermere.com

As we welcome the new year, January often brings renewed energy, fresh goals, and a reset mindset. While many are embracing resolutions, the real estate market in the Columbia Valley is also adjusting—though not quite with fireworks. Let’s take a look at how the new year kicked off across Invermere, Radium, Windermere, Fairmont, Canal Flats, and surrounding communities.

📉 A Softer Start to 2026

The year began with 15 homes sold, a 46% drop compared to the 28 sales in January 2025. This is also well below the 5-year January average of 26. New listings were also down 40.7%, with just 35 homes hitting the market compared to 59 the year prior.

Though this may sound like a slow start, it’s important to note that winter months typically bring less market activity as both buyers and sellers ease into the year.

💲 Prices Slide—An Opportunity for Buyers?

Average sale prices dropped 19.85%, from $545,930 in January 2025 to $437,553 in January 2026. Similarly, average list prices fell 18.22% year-over-year. While this shift can feel discouraging to some sellers, it also presents a strategic entry point for buyers looking to invest while prices are lowerdoc.

Additionally, the average days on market rose to 95, indicating buyers are taking more time and being cautious, which is typical after the holidays.

🏠 Inventory and Absorption: A Balanced Start

We saw 186 active listings at the end of January, a 6.5% decline from last year. The months of supply sat at 5.18, down slightly from 5.66 in January 2025. This suggests we're hovering near a balanced market, where neither buyers nor sellers hold a clear advantage.

💡 What This Means for Buyers & Sellers

• Buyers: With softening prices, longer average days on market, and healthy inventory, this could be your chance to shop carefully and negotiate favorably.

• Sellers: It’s more important than ever to position your home competitively. Pricing right and investing in strong marketing strategies will be key in standing out in 2026’s early landscape.

🧭 Geoff’s Tip for January

“As the year kicks off, it’s a great time to revisit your real estate goals. Whether you're planning to upsize, downsize, or invest, the early months of the year can be ideal for strategy and prep. Let’s talk about what makes the most sense for your 2026 plan!”

🔍 January by the Numbers:

🎯 Let’s Make 2026 Your Year

If you’re thinking about making a move this year, let’s sit down and chat. Whether you're buying, selling, or just keeping tabs on the market, having a game plan makes all the difference.

📞 Geoff Sherlock
RE/MAX Invermere | Sherlock Homes Real Estate Team
📧 geoff@remaxinvermere.com
📱 250-688-5151

📞 Lindsey Sherlock
RE/MAX Invermere | Sherlock Homes Real Estate Team
📧 lindsey@remaxinvermere.com
📱 250-409-6464

As twinkling lights glow and holiday magic fills the air, the Columbia Valley real estate market is closing out 2025 with a calm, steady finish. While the snow settles on the rooftops, so too do market trends that reflect a classic winter slowdown—along with signals of a more balanced and stable year ahead.

Let’s unwrap the December numbers and reflect on the full journey of 2025!

❄️ A Chill in Activity, but Stability in Prices

December brought a typical seasonal slowdown, with only 14 residential sales—down from 23 in November. But what stands out is the resilience in pricing:

• 🔹 Average Sale Price: $677,214 (up 4.16% from Dec 2024)

• 🔹 Average List Price: $738,316 (up 3.83% year-over-year)

• 🔹 Sales-to-List Ratio: 91.7% – steady and strong

• 🔹 Days on Market: 107.5 – homes are still moving, just at a relaxed winter pace

Sellers who stay active during the holidays are often rewarded with serious buyers. And with months of inventory now at 8.93, there’s breathing room for buyers to take their time and explore.

🎁 2025: A Year in Review

Let’s look back at how the Columbia Valley real estate market performed throughout the year:

🔹 Sales Volume:

• Total residential sales for 2025: 377

• Down 4.81% from 396 in 2024 — a softening but not a slump

🔹 Average Sale Price:

• 2025: $679,370

• Up 2.23% from $664,552 in 2024 — showing gradual, sustainable growth

🔹 Sales-to-List Ratio:

• Sellers averaged 94.07% of their asking price this year — slightly lower than 2024’s 95.1%, but still very healthy

🔹 Market Tempo:

• Average Days on Market: 89.78 (slightly longer than last year’s 78.41)

• Buyers had a bit more time to make decisions, especially in the latter half of the year

Overall, 2025 was a year of moderation and maturity. Gone were the frantic bidding wars of previous years; in their place, we saw strategic pricing, motivated buyers, and informed sellers creating a much more balanced playing field.

🎅 What This Means for You

🏡 Buyers:

With more inventory and longer timelines, December and January are excellent months to negotiate. There’s less competition, and serious sellers remain on the market. If you’ve been waiting for the right opportunity, it may already be gift-wrapped and waiting.

🏡 Sellers:

While showings may slow, serious buyers don’t disappear over the holidays. With proper staging, winter curb appeal, and realistic pricing, your home can still make a memorable impression.

🥂 Cheers to 2026!

We’re heading into the new year with stability, opportunity, and optimism. Whether you’re thinking of selling in the spring or investing in a weekend getaway, the Columbia Valley remains one of B.C.’s most scenic and sought-after places to call home.

Let’s raise a glass to smart moves, snowy adventures, and your next big real estate step!

Geoff & Lindsey Sherlock
Sherlock Homes Real Estate Team | RE/MAX Invermere
📧 geoff@remaxinvermere.com | 📞 250-688-5151
📧 lindsey@remaxinvermere.com | 📞 250-409-6464

As snow starts to blanket the mountains, the real estate market in the Columbia Valley is cooling—but not frozen.

The days are shorter, the air crisper, and holiday lights are beginning to glow throughout Invermere, Radium, Fairmont, and Windermere. November brought some noticeable shifts to the residential market, with rising inventory and slower sales pointing toward a more balanced (or even buyer-friendly) landscape heading into winter.

Let’s dive into the numbers and see what this seasonal transition means for you:

📊 November 2025 vs November 2024: The Stats You Need to Know

🧣 What’s Driving the Market?

📉 Sales Slide, Inventory Climbs
November saw only 19 homes sold—down nearly 27% from the same time last year. Meanwhile, new listings jumped by 67%, and inventory reached 313 active listings, the highest in over a year.

❄️ Market Cool-Down Is Official
With 12.58 months of inventory, the Columbia Valley has officially moved into buyer’s market territory, where supply outweighs demand. Properties are now taking an average of 108 days to sell—a nearly 50% increase.

💰 Prices Remain Resilient (For Now)
Despite the cooler pace, average sale prices still rose 12.4% year-over-year, showing the Valley’s long-term value holds strong. But sellers should note: the sale-to-list price ratio dropped to 97.11%, which means buyers are negotiating harder.

🔑 What This Means for You

🏠 Sellers:

• Expect longer days on market and more price-sensitive buyers.

• Pricing strategy is key—overpriced homes will sit.

• Highlight winter-friendly features like energy efficiency, hot tubs, and garages.

🔍 Buyers:

• You have more choices and stronger negotiating power than we've seen in months.

• Be patient—motivated sellers are out there.

• This is a great time to secure your dream home before the busier spring season hits.

🌨️ Winter is Here—But So is Opportunity

As the Columbia Valley transitions into its winter wonderland, the real estate market offers a unique chance for buyers and sellers who understand the shift. With more inventory and slower competition, savvy buyers can make confident moves, and sellers can still attract attention with the right prep and pricing.

Let us help you navigate this market with confidence—whether you’re looking to cozy up in a new home or prepare to list in the new year.

📞 Geoff Sherlock
📧 geoff@remaxinvermere.com
🕵️ Sherlock Homes Real Estate Team | RE/MAX Invermere

📞 Lindsey Sherlock
📧 lindsey@remaxinvermere.com
🕵️ Sherlock Homes Real Estate Team | RE/MAX Invermere

The Columbia Valley Market Shows Signs of a Spooky Shift…

October crept in with frosty mornings, fall colours—and a few chilling twists in the Columbia Valley real estate market. While sales remained relatively strong, a cooling in buyer urgency and a climb in inventory signalled a return to more balanced conditions. Still, some “treats” await for well-prepared buyers and sellers alike.

Here’s your ghoulishly good breakdown of October’s real estate stats across Invermere, Radium Hot Springs, Windermere, Fairmont, and beyond:

🧛 October 2025 vs October 2024 – Frighteningly Fresh Stats

👀 Ghosts of Market Trends

🧟‍♂️ Sales Slump
Compared to last October, sales fell by nearly 23%. This slowdown may spook some sellers, but don’t panic—this is a normal seasonal shift as buyers start bundling up for winter and become more selective.

🎁 Inventory: A Treat for Buyers
Inventory jumped 15% and months of inventory climbed to 9.06 months. That’s the highest we've seen in over a year—giving buyers more choice and room to negotiate.

🧙‍♀️ Prices Still Brewing Higher
Despite fewer sales, prices remain strong. The average sale price rose by 18.6% year-over-year, though the sale-to-list price ratio dipped slightly. Sellers may need to manage expectations as more competition emerges.

🕯️ Longer Days on Market
Homes are lingering about 10 days longer than they did last October. It's a sign the market is cooling—but not freezing. Proper pricing, staging, and marketing remain critical.

🧟 What Buyers & Sellers Should Know

🎃 Buyers:

• You now have more listings to choose from and stronger negotiation power.

• Keep your eyes peeled for stale listings that may be open to price adjustments.

• Get pre-approved and be ready to pounce when you find a good fit—fall and winter can still offer solid buying opportunities.

🦇 Sellers:

• Expect longer timelines and more pricing competition.

• That said, prices are still historically high—and a well-presented home will stand out in the growing inventory.

• Consider listing before holiday distractions kick in or start prepping for the new year market surge.

🏡 Final Thoughts: Don’t Be Spooked, Be Strategic

As the fog settles over the Columbia Valley, one thing is clear: we’re entering a more balanced market, not a haunted one. Whether you're buying your first home or preparing to list, this season offers opportunity—with the right game plan.

Need help making sense of the market? We’re here to help you navigate every twist and turn—without the fright.

📞 Geoff Sherlock
📧 geoff@remaxinvermere.com
🕵️ Sherlock Homes Real Estate Team | RE/MAX Invermere

📞 Lindsey Sherlock
📧 lindsey@remaxinvermere.com
🕵️ Sherlock Homes Real Estate Team | RE/MAX Invermere

Back to School, Back to Balance: Buyers and Sellers Sharpen Their Pencils

September brings the return of routine—and the Columbia Valley real estate market is settling into its own rhythm, too. With balanced sales activity, slight price adjustments, and steady buyer interest, the post-summer season is shaping up to be a smart time to move, whether you're buying your first home or making a strategic sale.

Here’s your September market recap to help you plan your next move wisely:

📊 September 2025 Market Snapshot (Year-over-Year)

🍂 Key Market Takeaways – Sharpen Those Fall Strategies

📉 Inventory Tightens
New listings dropped nearly 14% while sales held steady, tightening the market and creating more balanced conditions. The current Months of Inventory sits at 7.86, slightly leaning toward a seller’s market.

📈 Prices Nudge Up
The average sale price rose 4.43% year-over-year, and sellers are achieving 95.5% of their list price on average. It’s a subtle signal of growing buyer confidence heading into fall.

⏱️ Homes Selling Faster
Days on market dropped by over 17%, showing that well-priced and well-marketed homes are moving quicker than they did this time last year.

🧠 What This Means for You

🎯 Buyers:

• The fall market offers less competition than spring or summer.

• With inventory slightly down, being pre-approved and offer-ready gives you an edge.

• Many listings priced earlier in the season may now be open to negotiation.

🏡 Sellers:

• September’s stats show a healthier list-to-sale price ratio and quicker turnaround—a good sign for motivated sellers.

• With fewer new listings entering the market, your property has a better chance to stand out.

• Back-to-school buyers are often serious buyers. Strike while motivation is high!

📚 Final Thoughts: Class is in Session

As we flip the calendar into fall, the Columbia Valley market is neither overheated nor cooling—it’s smart and steady. Whether you're upgrading, downsizing, or buying your first home, the current conditions offer clarity and opportunity.

Need help navigating your next real estate decision with confidence? Let’s chat.

📞 Geoff Sherlock
📧 geoff@remaxinvermere.com
🧭 Sherlock Homes Real Estate Team | RE/MAX Invermere

📞 Lindsey Sherlock
📧 lindsey@remaxinvermere.com
🧭 Sherlock Homes Real Estate Team | RE/MAX Invermere