The median sale price across the Greater Edmonton Area was $445,000 in May, up 1.6% from April and 2.5% from a year earlier. But the three housing types moved in different directions.

Detached homes led at a median of $530,000, up 2.9% on the month and 2.8% over the year. Attached homes (duplexes and townhouses) climbed fastest, reaching $370,000 on gains of 5.7% from April and 5.6% from a year earlier.

Condo apartments went the other way, slipping to $192,000, down 4.0% on the month and 2.3% on the year — the only segment trading below where it sat last spring.

Homes selling under asking

The typical Greater Edmonton home in May sold for about $5,250 under its final list price, a gap of roughly 1.5%, and 70.7% of all sales closed below asking. One in five (20.5%) still sold above list, so competition has not vanished.

The room to negotiate was widest for condos, which sold a median 3.2% below asking, and narrowest for detached homes at 1.1%, with attached homes in between at 1.7%.

Condo buyers in two of the city’s core communities are negotiating hardest of all. Nearly four in 10 condo sales in Oliver, and close to three in 10 in Downtown Edmonton, closed at least 5% below the seller’s list price — the highest concentration of deep below-asking deals anywhere in the region. The median Downtown Edmonton condo was also sold for 10% less than one year previously.

The month’s outlier sales-vs-list prices

A few sales fell well outside the typical range in terms of list price versus final sale. The largest premium paid in dollar terms was a four-bedroom detached home in North-West Edmonton that sold for $2.56 million, $310,000 above its $2.25 million asking price. The biggest jump by percentage was a four-bed bungalow in St. Albert, which sold for $521,500 against a $400,000 list, 30.4% over.

At the other end of the scale, a six-bedroom, 5,646-square-foot mansion in Rural Strathcona County sold for $1.5 million, $200,000 below its $1.7 million asking price. The deepest percentage discount was ceded by the seller of a Drayton Valley manufactured home, which sold for 22.1% under its modest $43,000 asking price.

What it all means for buyers and sellers

Buyers have real room to negotiate this spring, and the most of it is in the condo market, particularly in close-in communities like Oliver and Downtown Edmonton where below-asking sales are most common. On the flip side, detached buyers in established neighbourhoods are likelier to face competition and should be ready to move on well-priced listings.

For sellers, the takeaway is to price to the market from the outset, because with most homes closing below ask, an ambitious list price tends to invite negotiation rather than a premium.

Check out the full Greater Edmonton May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: Where Edmonton condos buyers can find the most — and biggest — below-list price cuts appeared first on HouseSigma.

The typical home across the Calgary region sold for $595,000 last month, unchanged from a year earlier and down slightly from April’s $600,000. However, that steady headline figure hid a market splitting along property lines.

Detached houses kept edging higher on a monthly basis, reaching a median of $717,800 after rising in each of the past several months, although this price is still 1.7% lower than a year ago. Condo apartments went the other way, slipping to $293,000, the lowest figure in months and down 7.6% year over year. Attached homes landed in between at $470,000, down 5.5% year over year.

Sale vs list prices

About 77% of homes across the region sold for less than their list price in May, and the typical sale closed around $9,900 below asking, at a median discount of just under 2%.

That gap ran deepest at the more affordable end. The median Greater Calgary condo sold 2.8% under list, a wider markdown than attached homes at 1.8% or detached houses at 1.6%.

Condos are both the softest segment on price and the one where sellers are conceding the most ground, so buyers shopping there found lower prices and lighter competition at the same time.

Regional trends

The buyer-friendly conditions weren’t confined to the city. The Greater Calgary region runs from the mountain town of Canmore, comfortably the most expensive area, out to far more affordable towns on the surrounding prairies, and prices swing enormously from one community to the next.

What held almost everywhere in May was the direction: more homes for buyers to choose from, and a clear majority selling below their asking price. Several communities outside the city saw an even larger share of sales close under list than Calgary itself did (see infographic below), so the negotiating room on offer wasn’t a city-only story.

The month’s biggest outliers

A region-wide average still says nothing about any single home. Roughly one in six Calgary-area sales closed above asking in May, proof that plenty of properties drew enough interest to push past their list price.

The spread between the strongest and weakest results was wide. One acreage property in Rocky View County, listed at $1.275 million, sold for $1.68 million, which is $405,000, or nearly 32%, over asking. In Calgary itself, a half-duplex listed at $399,900 sold for $290,000, about 27% under. Two properties selling in the same month and same region can create opposite results.

That unevenness is the catch in any buyer’s market. The favourable conditions are a regional average, and averages don’t apply evenly to every listing. Some homes still attract competing offers while others sit for weeks. Working out where a specific home falls takes more than the monthly stats, and this is what we cover in a separate guide: How to spot your negotiating room on any home purchase in 2026.

What it all means for buyers and sellers

For buyers, May’s figures confirm the advantage is real, with most homes selling below asking and condos in particular leaving room to negotiate. But that advantage shows up home by home rather than across the board, so the trick is identifying which listings have actually lost momentum before making an offer.

For sellers, the same numbers underline that realistic pricing matters more than ever, since the homes that drew offers above asking were the ones priced to attract attention, while those set too high are the listings now sitting and often selling for well below where they began.

Check out the full Calgary May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: As most Greater Calgary homes sell below asking price, condos get the biggest cuts appeared first on HouseSigma.

In May, about seven in 10 homes sold for less than their asking price in Ontario and Alberta, and roughly eight in 10 in British Columbia. Across all three provinces, the average sale closed about two to three percent below list. Sellers, on the whole, are taking less than they hoped for.

The other market signals point the same way. Listings are sitting on the market longer than they were a year ago, in every major market from Metro Vancouver to the GTA. There’s more to choose from, too: Metro Vancouver alone had more than 20,000 homes for sale in May. And the bidding-war years of 2021 and 2022 are firmly behind us, at least for now.

So far, so good for buyers. But does that mean you always have negotiating room when making an offer? Is lowballing a solid blanket strategy these days?

Here’s how to tell where you actually have the upper hand — and where you don’t — before you make an offer.

“Buyer’s market” doesn’t mean every home is a deal

If you’re house-hunting this year, the broad conditions are working in your favour, but that’s not the whole story. That’s simply the broad market climate, not a guarantee for any one home. Even now, about 20-30% of homes (depending on your region) still sell at asking price or above, because enough buyers wanted them.

The trouble is that a market report can’t tell you which group the home in front of you belongs to. If you walk into a hot-commodity listing assuming you have the upper hand, you can lose it. If you walk into a quiet one without realizing how quiet it is, you might leave money on the table.

So before you make an offer, it’s worth checking where you stand on that specific home. Two numbers on every HouseSigma listing page make that very easy.

Number one: the listing’s individual popularity score

On every listing (below the comparable sold listings), there’s an individual popularity score for that home. This score rates a home out of 100 based on how much attention it’s drawing, through views and saves, compared with similar listings nearby. A high score means other buyers are watching this home, and low score means they aren’t watching it as much as other listings.

On its own, this score is a useful first read on whether you’re likely to face competition. However, attention can be nothing but noise. A home can pile up views because it’s overpriced, unusual, been shared on social media, or simply new. It doesn’t necessarily mean anyone’s actually about to make an offer. So treat the score as the start of the picture, not the whole of it.

Number two: how long it’s really been listed

Days on market tells you how long the listing has been up. This information, paired with the popularity score, is much more powerful. A home drawing steady attention that still hasn’t sold is telling you the interest isn’t converting into offers, which usually points to a price the market hasn’t accepted yet.

However, it’s worth noting that if a seller takes a stale listing down and quickly puts it back up, the days-on-market clock resets to zero. A home that’s been struggling for months can look like it only hit the market this morning.

That’s what property days on market is for. It counts the full time a property has spent trying to sell, and it doesn’t reset when a home is delisted and quickly relisted. So when a listing shows only a handful of days on market, check the property days on market beside it.

If the two match, the home really is new. If the property number is higher, you’re looking at a listing that’s been around for a while, was terminated (or expired) and reposted. That might be with a new price (check the listing history tab), or just to look fresh.

As a buyer, that data is one of the most useful signals you have. A home with a high property days on market has struggled to find a buyer, whatever the current listing says, and that often means a more motivated seller and real room to negotiate.

Reading the numbers together

Here’s how the four combinations of popularity score and property days on market play out for you as a buyer:

• Low popularity score (below 70), on the market a while: your strongest position. Few buyers are circling, and you have a concrete reason to make a confident offer under asking.
• High score, but still unsold after several weeks: the early attention never converted, usually a sign the price is too high. Watch it; a price cut may be coming, and your opening with it. If you’re really interested, an under-asking offer may work.
• High score, only just listed: the ambiguous case. Early attention can be real competition or just the noise we mentioned above, and you might not be able to tell which yet. Is it an unusual property? Did it get shared on social media because of a quirk in pricing or the home itself? Check the asking price against recent comparable sales — if it’s sharp, and the home has no obvious quirks that would account for the attention, treat the interest as likely real and get your number ready to move. If the price is above the comps, the attention may fade and the home may sit. Don’t let the score alone push you into overpaying.
• Low score, just listed: too early to read. Check back in a week or two and see whether interest builds. If it doesn’t, this takes us up to the first bullet point.

Check before you make any offer

When you find a home you like, take a minute to look at both the home’s popularity score and its Property Days on Market, side by side. Ask whether the attention matches the time on market, and what that tells you about competition. Then decide whether this is a home to push on with a lower offer, or one to chase before someone else does.

None of this replaces a good agent or a close look at comparable sales nearby. It simply gives you a faster, clearer read on your own position, so you’re not guessing.

Sammy Kohn, a leading HouseSigma agent in the Greater Toronto Area, said, “It’s a buyer’s market, but exceptions do happen. A unit my buyer client loved, sold before we could see it. It was priced appropriately from the get-go with competitive cost per square foot. Clearly the seller was well informed.

“I also see that a first offer often triggers more offers, even with homes that have a high days on market, confirming buyers taking a wait-and-see approach until another offer stimulates their buying decision.

“I always tell my buyers: if you love a place and would regret seeing it go to someone else at a price you would have paid, it’s time to act.”

Making it work for you

It’s always worth remembering that a buyer’s market only hands you leverage on average. It doesn’t spread that leverage evenly. The homes where you have the most room are the ones nobody else has noticed yet; the homes where you have the least room are the ones already drawing a crowd.

Knowing which is which, listing by listing, is what turns a general advantage into a better offer, and often a better price.

The post How to spot your negotiating room on any home purchase in 2026 appeared first on HouseSigma.

This market quirk sits alongside the Bank of Canada’s June 10 decision to hold its policy rate at 2.25% for a fifth straight time. With borrowing costs steady, what’s interesting is less about rates than about which property type offers the better deal, and in May that was condos.

The median GTA condo apartment sold for $549,000 in May 2026 (see infographic below). That’s down 7.7% from May 2025, the steepest decline of the three home types; detached homes, by comparison, slipped just 2.3% annually. Condos also sold for a median 3.21% below asking price, the widest gap of any home type.

The middle of the market held firmest compared with the price sellers hoped to achieve. Attached homes such as townhouses and semis sold at a median of 1.87% below asking, the closest to list of any segment, and at a median price of $853,000. Detached homes sat between the two, typically selling 2.65% under asking and at a median of $1,230,000. Across all property types, 73.9% of GTA homes sold below their list price in May, with the typical sale closing about 2.56%, or roughly $20,000, under asking.

The market as a whole is firming, even as it sits below last year. The overall median sale price was $922,050 in May, up from April and higher across all three home types, though still 4.4% below May 2025. As in much of the country, monthly prices have been edging up while year-over-year figures stay negative, so the gap with last year is closing rather than widening.

The month’s extreme sales vs list prices

The condo market is not uniformly offering deep discounts. The single largest jump from list to sale price in May was a two-bedroom North York condo apartment listed at $399,000 that sold for $660,000, 65% over asking. It’s proof that the right unit at the right price still draws a crowd even in the most-discounted segment. The biggest premium in dollar terms was a Toronto semi-detached home that sold $711,000 above its $1,599,000 list price.

The steepest discounts went the other way, at the top of the market: a North York detached bungalow listed at just under $3.75 million sold for $2,650,000, 29% below asking, which is the month’s biggest percentage drop. And the biggest dollar cut was seen by a five-bedroom luxury home, also in North York, which sold for a whopping $1.45 million under its asking price of $8,995,000.

What it all means for buyers and sellers

For buyers, those looking for a condo are getting not only the lowest entry point but also the most room to negotiate, while move-up buyers shopping the firmer middle should expect to pay much closer to asking.

For sellers, the lesson runs in the same direction, since condo sellers in particular are meeting buyers well below their initial price, and the homes that move are the ones priced to recent comparable sales rather than to last year’s market.

With the Bank of Canada keeping borrowing costs steady, neither side is waiting on cheaper money any more, and the task now is reading where each part of the market actually stands, which in May meant three very different places.

Check out the full GTA May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

Find all your market trends data for the Greater Toronto Area here – and keep up to date with our Ontario blog page here.

The post Infographic: With rates on hold and prices down, the GTA’s cheapest homes come with deepest discounts appeared first on HouseSigma.

The region-wide median across all types combined edged up over the year, but that is due to a higher proportion of detached homes selling this spring rather than any single home type gaining value. Every property type in the region is, in fact, selling for less than a year ago.

New HouseSigma data (see infographic below) has found that the median detached home sold for $1,615,000 in May 2026, down 5.0% from May 2025; attached homes sold at a median of $947,000, down 3.4%; and condos at $642,000, down 2.5%.

Those declines have been easing, though. The year-over-year gap has narrowed steadily through the spring — on detached homes to about 5% from 10% in January, and on condos to under 3% from 9% — and all three home types edged up in median sale price from April to May. So, prices still sit below last year, but the slide is flattening, not deepening.

Monthly mortgage costs vs last year

Because the interest rate held in today’s announcement, those year-over-year lower prices flow straight through to lower monthly costs for buyers, instead of being offset by pricier borrowing.

At a representative fixed rate of about 4.1%, with 20% down and a 25-year amortization, the monthly payment on a median-priced condo runs roughly $2,740 a month, down from about $2,810 a year ago. An attached home is near $4,040, down from $4,185, and a detached home under the same theoretical conditions would be about $6,895, down from $7,255. (This ignores the fact that most detached home purchases are less reliant on financing than condos, due to factors such as equity accrual and wealth transfer.)

That said, this payment relief is modest, and it is entirely the lower home price doing the work. It is also rate-dependent: a single quarter-point increase, which markets see as possible later this year, would add about $71 a month to that condo payment, almost exactly what the past year’s price drop saved.

Prices down, sellers negotiating, rates frozen since October. If you’re waiting for a better time to buy, I’d love to know what you’re waiting for. The data is practically begging you. I’m just the messenger!

Jeremy Bator, leading HouseSigma agent in Lower Mainland of BC

Sale vs list prices

Buyers held the upper hand on negotiation as well. Across the region, 82.7% of homes sold below their asking price in May, with the typical sale closing about 2.58% under list, a gap of roughly $22,500. Only 9.1% of sales finished above asking.

The discounting reached every property type, if not evenly: detached homes sold furthest below list at a median of 2.96% under, condos at 2.55%, and attached homes nearest to asking at 2.06% under.

A handful of sales sat well outside that pattern. The largest percentage premium over asking went to a two-bedroom White Rock ocean-view condo built in 2020, listed at $699,900 and sold for $850,000, 21.4% above list and the kind of bidding that was rare in May. The biggest dollar amount achieved over list price was a modern detached home in Vancouver’s Cambie neighbourhood, which sold for $6 million, $511K over its asking price.

The steepest discount in percentage terms was a 1930-built home, likely a teardown, on a corner lot in New Westminster. It was listed at $1,300,000 and sold for $910,000, 30% below asking. And in dollar terms, a West Vancouver waterfront condo listed at $10,898,000 sold for $9,275,000, a cut of more than $1.6 million.

What it all means for buyers and sellers

For buyers, May was a reasonably good moment to act, and that continues into June. Prices sit below last year, most sellers are taking offers under asking, and borrowing costs are steady. But the price relief is leveling off rather than building: the year-over-year price gap has been closing, so holding out for much deeper discounts is a weaker bet than it was over the winter, while a rate increase would press on affordability from the other side. Condo buyers, typically the most reliant on financing a large portion of their home price, are the most exposed there.

For sellers, the month rewarded pricing to the current market over last year’s expectations, since homes sold below asking in every category and an above-list result was the exception.

The number worth watching from here is less about the listing price and more about the all-in monthly cost of ownership, which hinges on the path of interest rates as well as on where prices go next.

Check out the full Metro Vancouver May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

Find all your market trends data for Metro Vancouver here and keep up to date with our BC real estate blog here.

The post Infographic: With BoC rate held, falling Metro Vancouver home prices have lowered monthly costs — for now appeared first on HouseSigma.

New HouseSigma data (see infographic below) shows that in April 2026, 69.4% of Edmonton-area homes sold for less than their final list price. A year earlier, in April 2025, that figure was 57.3%. The 12 percentage-point gap shows how differently this spring is playing out from last spring for anyone shopping for a home in the Edmonton region — buyers this year have a lot more leverage.

The typical sale-vs-list-price difference has moved in the same direction. April 2025 saw a median discount of just −0.9% off list. April 2026 came in at −1.4%, with a median discount of roughly $5,000.

Neither figure suggests a market in retreat, but together they describe a spring where most buyers are paying less than the asking price rather than meeting or exceeding it.

The pattern is broad rather than concentrated. Detached homes closed at a typical −1.1% under list, attached at −1.6%, and condo apartments at −3.4%. Of the 2,846 residential sales we tracked in April, 1,974 closed under list, against 621 above and 251 at asking.

December saw the peak discount

However, what the year-over-year comparison misses on its own is that buyer position has been weakening through 2026 so far, not strengthening.

December 2025 was the peak: 85.0% of sales closed under list that month, the highest share in the 25 months of data we reviewed for this analysis. The typical December buyer paid 2.3% under asking. Each month since has chipped away at that share. January came in at 80.0%, February at 76.2%, March at 71.3%, and April at 69.4%. The typical discount has narrowed in step, from −2.3% off list in December to −1.4% in April.

Some of this is seasonal. Greater Edmonton’s spring market historically sees more competitive pricing as listings rise and buyer interest comes back. But the pace of the decline is steady with four consecutive monthly drops.

Communities where buyer room is deepest

The data points to established Edmonton neighbourhoods. The Walker community saw 96.2% of April sales close under list, on 25 of 26 transactions. Meadows Area came in at 90.9%, Windermere Area at 90.2%, Downtown Edmonton at 89.3%, and McConachie Area at 87.0%. (Each met our research’s 20-sale minimum that filters out small-sample noise.) In the broader region, Wetaskiwin led at 83.3%, followed by Rural Parkland County at 76.5% and Stony Plain at 76.0%.

These are areas where the typical 2026 buyer goes in expecting to negotiate below list, and succeeds. The widespread under-list closings don’t signal distressed selling. They reflect realistic pricing meeting realistic offers.

Takeaways for buyers and sellers

For buyers, the read is straightforward. The window of widest negotiating room has likely passed, but the level still sits noticeably above where it was last spring. Those who are buying now can comfortably offer below list price in most instances, while knowing that now is a good time to strike.

For sellers, the implication runs the other way. The rapid-fire spring conditions of 2024 and 2025, when roughly four in 10 Edmonton homes closed at or above asking, have not returned. A sharp pricing strategy matters more than it did 12 months ago.

Check out our interactive March 2026 Edmonton PriceWatch infographic, below, to see the full stats breakdown by property type and community. Just hover over or click on the graph to see the precise data.

Find Edmonton-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Infographic: Edmonton home buyers have more negotiating room than last spring, but gap is narrowing appeared first on HouseSigma.

New HouseSigma data (see infographic below) shows that in April 2026, the median sale price for a home in the Greater Calgary region was $600,000 — the exact same figure as was recorded in April 2025. The headline median has caught up to where it sat a year ago, posting its first non-negative year-over-year reading after months of declines.

But this median figure hides the truth of the home price data. Every one of Calgary’s three main home types — detached, attached, and condo apartment — sold for less in April 2026 than in April 2025.

Detached homes are down about $15,000 from a year ago, attached the same amount, and condos roughly $22,000. The deepest drop is in the condo segment, now down nearly 7% year-over-year. These figures align with what CREB and other Calgary market commentary have been describing: softening across all property types, sharpest in apartments.

So why is the regional headline price figure flat?

Sales mix is doing the work

The composition of what’s selling has shifted noticeably between April 2025 and April 2026. Condos accounted for 23.1% of all regional sales a year ago. This April they made up just 17.8%, a 5.3-point drop in the lowest-priced segment’s share of the market, reflecting the fact that condo sales in the region are down more than 25% year over year.

On the other hand, detached homes, the priciest segment, moved in the opposite direction, growing from 51.1% to 54.2% of sales.

When more of the priciest homes sell and fewer of the cheapest do, the middle of the distribution moves upward, even with each individual segment softening. The headline median climbed for a structural reason: the kinds of homes selling have shifted. Prices within each segment have not recovered.

Behind that mix shift is a real divergence in demand. With the plummeting condo sales, Calgary’s apartment market is sitting on multi-year-high inventory. Condo buyers can afford to wait, and many appear to be doing exactly that. Whereas detached supply remains tight, and detached buyers continue to compete for what’s available.

Month-to-month sharpens the same picture

The segment split has widened, not narrowed, through the spring.

• Detached median prices have climbed three months running: $680,000 in February, $699,900 in March, $715,000 in April, a $35,000 gain.
• Condo median prices have drifted slightly downward each month: $305,000 in February, $303,000 in March, $302,000 in April.
• Attached homes have been the steadiest of the three, hovering near $480,000 with little net movement.

Where the negotiating room is

Even with detached prices climbing, most Calgary sellers are still accepting offers below their list price. What’s changed is how many. The share of sales closing below list has been falling: 80.8% in February, 78.4% in March, 77.3% in April. The typical April sale closed 1.82% below list — a smaller discount than at any point so far in 2026.

However, the regional average hides sharp neighbourhood variation. In Calgary’s South West, the priciest quadrant at a $677,500 median, only 70.4% of April sales closed below list. Nearly three in ten sales there matched or beat asking. The highest dollar amount over asking was a four-bedroom detached home in Calgary that listed at $1.8 million and sold for $2.2 million — $400,000 above the seller’s price. In the North East, the most affordable quadrant at $489,125, 90.3% of April sales still closed below list. A buyer with a North East budget has substantially more negotiating room than one competing for a South West home.

What to take from it

In practical terms, Calgary’s market is offering very different prospects to different buyers. A detached buyer, especially in the South West, should be prepared for competition and accept a narrower discount window than three months ago. A condo buyer has the opposite position: ample inventory, sellers visibly more open to negotiation, and time to take their pick. The two camps are operating in markets that have less and less in common.

For sellers, the same segmentation runs in reverse. Pricing strategy depends sharply on what and where you’re listing. A well-priced detached home in a tight-supply South West neighbourhood can list with renewed confidence. A condo, especially in higher-supply areas, needs sharper pricing discipline or it will sit through the spring.

Check out our interactive April 2026 Calgary PriceWatch infographic, below, to see the full stats breakdown by property type and community. Just hover over or click on the graph to see the precise data.

Find Calgary-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Infographic: Calgary’s median home price matches a year ago — but every property type sold for less appeared first on HouseSigma.

So, what does this actually feel like for buyers today, in terms of what you can now get for your hard-earned dollar compared with 2022?

Across the region’s 21 municipalities, the median detached home sale price in April 2026 was $1,600,000, down 15.8% from April 2022. Townhouses are at $868,000, down 13.2%, while condos are at $620,000, down 10.8%.

To show what those price declines truly feel like to buyers on the ground, we picked three price points ($2 million for a detached home, $900,000 for a townhouse, $600,000 for a condo) and pulled real April 2022 and April 2026 sales at each band to take a closer look at how the homes compare.

For each home type we examined two things: what your money gets you now compared with what the same money bought at the spring 2022 peak; and what today’s sample home would likely have cost you four years ago (i.e. what you’re saving from the peak). The results may surprise you!

Detached: What $2M buys you now

Metro Vancouver’s median detached price has fallen 15.8% since April 2022. Two real, fairly typical “Vancouver Special” home sales at around the $2 million mark show what that means for buyers.

2026 detached house: Just last month in April 2026, $2,010,000 bought 6372 Elgin Street in East Vancouver. The six-bed, four-bath home is 3,048 square feet and built in 1987. It had failed to sell at $2.39M in 2025; the seller relisted at $2.15M in March this year and accepted under ask after 28 days.

Details: $2,010,000 | 6 bed, 4 bath | 3,048 sqft | Built: 1987 | Sold: April 8, 2026

2022 detached house: Four years earlier, $1,978,000 was paid for 6702 Doman Street, also in East Vancouver. The five-bed, three-bath home was 2,608 square feet and built in 1982, and it needed more work than our first example. It listed at $1.88M and sold $98,000 over ask in 39 days.

Details: $1,978,000 | 5 bed, 3 bath | 2,608 sqft | Built: 1982 | Sold: April 29, 2022

What this means: For almost the same money in 2026, today’s buyer gets one more bedroom, 440 extra square feet, and a more updated home.

What you’re saving versus 2022: A fairly close April 2022 comparable to our 2026 sale, 7178 Culloden Street (a bit smaller at 2,756 square feet, a bit newer as a 1995 build), sold for $2,250,000. Which shows that buying a similar home today, such as Elgin Street, saves around $240,000. In fact, the typical (median) saving is $300,000 when looking at all detached sales in April 2026 ($1.6M) versus April 2022 ($1.9M) .

Townhouse: What $900K buys you now

Townhouses have softened slightly less than detached, with the regional median down 13.2%, but you can still get a lot more for your money than four years ago. The two sample townhouses we chose to demonstrate this are both in New Westminster, both move-in ready, and they sold within $5,000 of each other.

2026 townhouse: In April 2026, $905,000 bought 9-100 Wood Street: a riverfront townhouse with three bedrooms, three bathrooms, 1,554 square feet, built in 2014. The seller listed at $953,800 and accepted $48,800 under ask after three listing attempts.

Details: $905,000 | 3 bed, 3 bath | 1,554 sqft | Built: 2014 | Sold: April 21, 2026

2022 townhouse: Four years earlier, $910,000 was paid for 30-1010 Ewen Avenue: also three-bed, three-bath, but 1,313 square feet and built in 2004. It was listed at $899,000 and sold over ask in 50 days.

Details: $910,000 | 3 bed, 3 bath | 1,313 sqft | Built: 2004 | Sold: April 5, 2022

What this means: For the same money in 2026, today’s buyer gets 241 more square feet and a townhouse a decade newer with gorgeous finishes and river views.

What you’re saving versus 2022: A 2022 sale on the same riverfront street as our 2026 example, 28-188 Wood Street (nearly identical at 1,552 sqft, built 2017), went for $1,149,000. Which shows that buying that a very similar home in April 2026 can cost $244,000 less than in April 2022, a 21% saving. That said, the typical (median) saving when comparing all townhome sales across each period is $132K.

Condo: What $600K buys you now

Condos have been the most resilient at the median, with the regional median down 10.8% to $620,000. What that headline number misses is that Metro Vancouver condo sales volume fell 42% over the same window.

The clearest example the price-per-dollar shift comes from a single Vancouver building, 5665 Boundary Road, where two units sold four years apart.

2026 condo: In April 2026, $615,000 was paid for unit 519: a two-bed, one-bath, 744-square-foot apartment in this 2016-built tower. It sold at its $615,000 ask in 28 days.

Details: $615,000 | 2 bed, 1 bath | 744 sqft | Built: 2016 | Sold: April 20, 2026

2022 condo: In April 2022, $608,000 (just $7,000 less) bought unit 3204 in the same building: one bed, one bath, only 512 square feet, but much higher up in the building. It was listed at $568,000 and sold $40,000 over ask in 17 days.

Details: $608,000 | 1 bed, 1 bath | 512 sqft | Built: 2016 | Sold: April 14, 2022

What this means: For the same money in 2026, today’s buyer in the exact same building gets an extra bedroom and 232 additional square feet (although not such epic views), with both units in the same fairly new condition.

What you’re saving versus 2022: A spring 2022 sale in the same building, closer in size to our 2026 sample, (678 sqft, 2-bed/1-bath) but with more updated finishes, unit 1802 sold for $790,000. That puts our 2026 unit at $175,000 less for a slightly larger floor plan in the same building, albeit with less fancy decor. It’s worth noting that overall, the median saving on Metro Vancouver condos in April 2026 vs April 2022 is $75,000, when looking at all condo sales in both months.

“To buy a home in 2022 you needed a blindfold, a bidding war budget, and a prayer – and then we watched rates climb from 2.5% to nearly 6% in the same year. Today in Metro Vancouver and the Fraser Valley, prices are down roughly 10-15% from their peak, five-year fixed rates are sitting around 4%, and you actually get to sleep on a home before deciding. The market is still complicated, but for buyers right now, complicated looks a lot like opportunity.”

Jeremy Bator, leading HouseSigma agent in the Lower Mainland

Find all your market trends data for Metro Vancouver here and keep up to date with our BC real estate blog here.

The post Same money, more house: What your buck buys today vs. Metro Vancouver’s 2022 home price peak appeared first on HouseSigma.

Detached home sales in the Greater Toronto Area rose 6.8% year-over-year in April 2026, even as the typical detached buyer paid below asking. That combination, more deals closing and more of them at a discount, looks contradictory at first. The data shows it isn’t, because asking prices were lower YOY too.

The median detached listing price across the GTA was $1,200,000 in April 2026, down from $1,279,900 a year earlier. That’s a 6.2% drop in what sellers were willing to ask as a starting point. Attached and condo sellers moved similarly: median list prices for both fell about 5.5% to 5.8% YOY.

Sale prices fell almost as much. The median detached sale closed at $1,200,000 in April 2026, compared with $1,275,000 in April 2025, a 5.9% drop.

Finding more middle ground for transactions

So most of what looks like a “deeper discount” story is actually a “lower list prices” story. Within each transaction, buyers did push for slightly more off the asking price — the typical detached sale closed 2.86% below list this April, versus 2.02% below list last April — but that 0.84-percentage-point shift is small compared to the 6% reduction in list prices.

The result of this is more middle ground. With less daylight between asking prices and what buyers were prepared to pay, more transactions found a place to close. This is likely a key reason why detached sales rose 6.8% YOY, and total GTA sales were up 3.5%.

“One likely factor in detached sales rising is that upsizers get a better deal in this market. With sale and listing prices lower across the board, the buyer may lose some dollars in the sale of their smaller home, but will gain more with deeper discounts on the larger home they are buying. In this market, it makes much more sense to upsize than to downsize from a house to a condo.”

Jeremy Bator, leading HouseSigma agent

Market outliers: Home sells for nearly a million over its $2M asking price

There were exceptions, including one striking one. A four-bedroom detached home in North Riverdale, Toronto, more than a century old, was listed on April 14 at $1,999,000 and sold just six days later for $2,952,000. That’s $953,000 over ask, the largest dollar over-bid in the GTA in April, and nearly the highest in percentage terms at 49.7% above list.

The list price wasn’t unusually low in terms of comps, yet this beautifully decorated home drew a buyer who valued it well above what similar homes had been fetching. And it shows us that this is a market where competitive pricing can still create a great result for the seller. What it doesn’t definitively do, however, is suggest that widespread detached bidding wars are coming back. Right now, it’s more of an exception to the rule.

The home that saw the largest percentage increase from list to sale price was this four-bedroom attached Toronto home, which looks ripe for renovating or redeveloping. It went for 51.4% over its $699K list price, selling for $1,058,000.

At the other end of the spectrum, the biggest dollar discount from asking was given to the buyer of this fabulous lakeside home in Oakville. The seller had been asking a whopping $15.5 million but the buyer paid $12.6 million. And the deepest percentage discount was a three-bedroom condo-townhouse that sold for $530K, which is more than a third less than the $799K asking price.

What this varied market means for buyers and sellers

For all buyers, the practical message is the same as it was last month, just with more confidence behind it: don’t be afraid to offer below ask. The math is on your side. More than seven in 10 detached buyers paid below list in April, with the typical discount running about $32,500 below the asking price. That said, the detached market warmed up in April so it’s possible these conditions may not remain this way for long. Condos are still selling for significantly below asking, and have condo sales have softened the most.

For sellers, the data points the same direction it has all year, only more so: list prices and recent comparable sold prices have moved closer together, and pricing that is aligned to recent comps will draw more activity than pricing aligned to last year’s expectations. Properties priced well still attract attention. Properties priced for a market that no longer exists tend to sit, drop, and then sell below where a sharper initial price would have landed them.

Check out the full GTA April 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

Find all your market trends data for the Greater Toronto Area here – and keep up to date with our Ontario blog page here.

The post Infographic: Does Toronto home selling for nearly $1M over $2M list price herald a detached market comeback? appeared first on HouseSigma.

The segment-level numbers tell a different story. Sales, prices, and supply are moving in noticeably different directions for detached homes, attached homes, and condo apartments. Treating Metro Vancouver as one real estate market in April 2026 means missing what’s actually happening.

Sales: detached up sharply, condos down

Detached sales reached 891 across Metro Vancouver in April, an 18% increase from 756 a year ago and the strongest detached sales month since October 2025. But condo apartment sales went the other way, falling 12% to 1,194 from 1,360, a drop of 166 transactions. Attached homes posted a small gain of 4%.

The shift is large enough to move the headline price statistic. Detached homes made up 32% of all April sales, up from 27% a year ago. That five-percentage-point swing toward higher-priced inventory is the entire reason the all-types median price rose year-over-year. Strip out the mix change and the picture would look softer, not stronger.

Median prices: every home type fell, but not equally

Every individual property type sold for less than it did a year ago.

• Detached median sale prices fell 7.9%, from $1,737,500 to $1,600,000, a reduction of $137,500
• Attached median sale prices fell 4.1%, from $978,000 to $938,000
• Condo median sale prices fell 6.3%, from $662,000 to $620,000

Detached prices took the biggest hit, and that could explain the sales volume rebound. Buyers who were sitting on the sidelines a year ago are finding detached homes at meaningfully lower prices, and they seem to be acting. The condo story works in the opposite direction. Prices fell, but transactions fell faster — meaning lower prices alone weren’t enough to pull condo buyers back into the market.

Supply: most home types steady, attached homes rising

Active listings at month-end show the third divergence. Detached active inventory was essentially flat year-over-year (7,794 vs 7,750). Condo apartment inventory was also flat (8,257 vs 8,385). The attached segment was different: active inventory rose 16%, from 3,534 to 4,098.

The increase is concentrated in one subtype: half-duplex and semi-detached active listings rose 41%, from 593 to 835, and new listings for that subtype rose by an almost identical 41% over the same window. Owners of half-duplexes are listing in larger numbers than they did a year ago, and the matching buyer demand has not yet shown up. May will be a useful test of whether spring activity catches up to the supply.

One factor every segment shares

Property days on market gives a full picture of how long homes are taking to sell by counting any prior days from when a home was previously listed, delisted, and quickly relisted. By this measure, listing times have lengthened across every segment compared with April 2026, even if they have been lessening month over month.

Active detached listings averaged 77 days of cumulative listing time in April, up from 62 a year ago. Active townhouses averaged 63 days, up from 49. Active condo apartments averaged 72 days, up from 57. This means that listings of every kind have been on the market longer than last spring (which in itself was considered slow), including the detached segment that has otherwise reactivated.

The “detached homes coming back” story doesn’t mean the detached market is hot. It means detached sales are more active than they was a year ago, against a build-up of slow-moving inventory, within an overall market that remains even slower than April 2025.

What this means for buyers and sellers

The clearest read from April is that “Metro Vancouver real estate” is no longer a useful single unit of analysis when the segments are pulling apart this much. A buyer shopping for a detached home and a buyer shopping for a condo are not in the same market, and using the all-types median price or the all-types sales count to read either one will mislead more than it informs.

For detached buyers, the $137,500 year-over-year drop in the median is real money, amplified by lower mortgage rates than a year ago. The opening may not last if enough buyers reach the same conclusion. Detached sellers are pricing into a market where buyers expect to negotiate, which puts more weight on pricing tightly to current comparables from the start.

“The data makes this one simple: buyers have time and selection on their side, while sellers need to show up polished or get comfortable watching their listing clock tick. However, the market vibe is still plenty confusing, and that’s why having an agent who can actually read the data makes all the difference.”

Jeremy Bator, leading HouseSigma agent in the Lower Mainland

The next two months will settle some open questions. Whether detached momentum sustains once the most attractive discounts are absorbed will tell us if the segment has found its price floor or if April was a single-month bump. Whether condo buyers re-engage through the spring, or stay cautious into the summer, will be the real test of where the entry-level market sits.

Check out the full April 2026 MarketWatch infographic for Metro Vancouver below, including more breakdowns by property type and area. Hover or click on the data points to see the full detail.

Find all your market trends data for Metro Vancouver here and keep up to date with our BC real estate blog here.

The post Infographic: April real estate figures reveal Metro Vancouver’s three-way housing market split appeared first on HouseSigma.