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

#SherlockHomesBC #ColumbiaValleyRealEstate #InvermereRealEstate #WindermereBC #RadiumHotSprings #FairmontHotSprings #PanoramaMountainResort #CanalFlats #BCRealEstate #OctoberMarketUpdate #FallRealEstate #ColumbiaValleyLiving #MountainLiving #HalloweenInTheValley #eXpRealty

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

#SherlockHomesBC #ColumbiaValleyRealEstate #InvermereRealEstate #WindermereBC #RadiumHotSprings #FairmontHotSprings #PanoramaMountainResort #CanalFlats #BCRealEstate #SeptemberMarketUpdate #FallRealEstate #ColumbiaValleyLiving #MountainLiving

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 | eXp Realty
📞 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 | eXp Realty
📞 250-688-5151 📞 250-409-6464
🌐 www.sherlockhomesbc.com

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