REBGV JUNE 2022 Market welcomes activity much calmer than last summer’s record-breaking pace, Home listings are up, sales are down and prices starting to decrease to start the summer season.
The Real Estate Board of Greater Vancouver (REBGV) reports that residential home sales in the region totaled 2,444 in June 2022, a 35 per cent decrease from the 3,762 sales recorded in June 2021, and a 16.2 per cent decrease from the 2,918 homes sold in May 2022.
“Home buyers have more selection to choose from and more time to make decisions than they did over the past year. “Rising interest rates and inflationary concerns are making buyers more cautious in today’s housing market, which is allowing listings to accumulate.” 
– Daniel John, REBGV Chair
There were 5,256 detached, attached, and apartment properties newly listed for sale on the Multiple Listing Service® (MLS®) in Metro Vancouver in June 2022. This represents a 10.1 per cent decrease compared to the 5,849 homes listed in June 2021 and a 17.6 per cent decrease compared to May 2022 when 6,377 homes were listed.
The total number of homes currently listed for sale on the MLS® system in Metro Vancouver is 10,425, a 3.8 per cent decrease compared to June 2021 (10,839) and a 4.1 per cent increase compared to May 2022 (10,010).
“We’re seeing downward pressure on home prices as we enter summer in Metro Vancouver due to declining home buyer activity, not increased supply,” John said. “To meet Metro Vancouver’s long-term housing demands, we still need to significantly increase housing supply.”
For all property types, the sales-to-active listings ratio for June 2022 is 23.4 percent. By property type, the ratio is 14.3 per cent for detached homes, 31.5 per cent for townhomes, and 30.2 per cent for apartments.
Generally, analysts say downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months.
The MLS® Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $1,235,900. This represents a 12.4 per cent increase over June 2021, a two per cent decrease compared to May 2022, and a 2.2 per cent decrease over the past three months.
Sales of detached homes in June 2022 reached 653, a 48.3 per cent decrease from the 1,262 detached sales recorded in June 2021. The benchmark price for a detached home is $2,058,600. This represents a 13.4 per cent increase from June 2021, a 1.7 per cent decrease compared to May 2022, and a 1.8 per cent decrease over the past three months.
Sales of apartment homes reached 1,326 in June 2022, a 25.3 per cent decrease compared to the 1,774 sales in June 2021. The benchmark price of an apartment home is $766,300. This represents a 12.7 per cent increase from June 2021, a 1.7 per cent decrease compared to May 2022, and a 0.8 per cent decrease over the past three months.
Attached home sales in June 2022 totalled 465, a 36 per cent decrease compared to the 726 sales in June 2021. The benchmark price of an attached home is $1,115,600. This represents a 17.8 per cent increase from June 2021, a 2.2 per cent decrease compared to May 2022, and a 2.7 per cent decrease over the past three months.
Vancouver BC – July 5, 2022
Have a look at the REBGV June 2022 Market Update Insights!
- DOWNLOAD the REBGV June 2022 Market Update CLICK HERE
- See the Monthly Market Stats CLICK HERE
- For more market information from the Real Estate Board of Greater Vancouver CLICK HERE
- To view Geoff Jarman’s Listings CLICK HERE
British Columbia’s real estate market has officially entered a new phase
Gone are the days of hyper-hot bidding wars and homes sold drastically over listing value. It’s time to accept, and even welcome in, a new stage: a more balanced market. This sentence might incite panic in some but the shift from a seller’s market to a more balanced market can benefit the industry overall.
In a balanced market, sellers and buyers are on more equal footing with supply and demand. While supply remains an ongoing concern, slight increases in active supply have partially brought on these more equitable market conditions. Interest rates, economic uncertainty and the amount of new housing construction have contributed to buyer behaviours that move away from the extremely competitive environment we’ve become accustomed to and toward more balanced conditions. Homes are beginning to sell at a price closer to the asking prices, and on a less frantic timeline. Buyers have more opportunities to view options, and sellers have the chance to do thorough due diligence. Ultimately, there’s a win-win situation to be found in a more sustainable matching of buyers and homes.
Photo credit: Canva
DEVELOPERS MUST INTENTIONALLY PREPARE FOR CHANGE
The reality of a shifting market means that developers must alter their expectations as the market changes. No longer can we assume that prices will always continue to elevate, and that projects will sell through all at once. The modus operandi of the past 18 months is no longer applicable. Overall, more thought and intention will need to be involved and applied at every step of a project. Developers must be strategic on when, and how, they release a project to market. After looking at the logistics of any financial requirements around a development, a plan to capitalize on strategic sales phasing should be considered. For example, a project might benefit from a phased sales tempo with specific targets on absorption and replenishing costs for each phase. Rather than hitting the market strong and all at once, they release the project over time against those specific targets to maintain attention and generate success.
Developers also get the opportunity to be more creative and intentional about product positioning. It’s key to highlight and showcase the specific consumer needs that each development fulfills – and to have accounted for those needs prior to beginning each build. Of course, pricing is a key driver of sales right now. The demand for housing has not changed, and the need for supply has not reduced, but the cost of homes is what is driving people away from buying. Inflation and interest rates mean that pricing must make sense for the buyer. Thinking strategically and creatively in the way of incentives for both realtors and buyers is necessary. For example, deposit structures on pre-sales may need to be creatively structured in a way that relieves some stress for buyers.
Photo credit: Canva
BUYERS EXPERIENCE MORE CHOICE AND LESS PANIC
If you’re a buyer right now, you might be looking at inflation, interest rates and housing supply with trepidation. Ultimately, a more balanced and stable market equates with less urgency and more options for the purchaser, which leads to a more positive buying experience. Buyers are benefiting from fewer offers and fewer bidding wars. There is more opportunity to talk over each purchase with a realtor and to put conditions for financing and inspection on your offer, with less fear that you’ll be beat out by offers with no subjects. As that competition slows, buyers generally benefit from having more products to choose from at a pace that provides more chances to review a purchase thoroughly.
While the white-hot market returns to a more equitable state after a particularly strong 18-month run, buyers and developers can identify the advantages of this new status quo. Purchases are less likely to be rescinded upon, particularly in pre-sales, and long-term home satisfaction is likely to be higher.
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If you are considering selling or buying a property and need advice from a trusted real estate expert, please contact Geoff or call him at 604-313-7280
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