All data courtesy of VIREB 

As 2025 came to a close, the Vancouver Island real estate market remained resilient, even amid broader economic uncertainty. According to the Vancouver Island Real Estate Board (VIREB), residential sales across the region increased modestly year over year, marking the second consecutive year of growth.

A Balanced Market Takes Shape

In total, 7,125 residential properties sold across the VIREB region in 2025, representing a 1.7% increase compared to 2024. The total value of those transactions reached $5.5 billion, up 4.3% year over year. While monthly sales remained below the 10-year average for much of the year, activity was steady enough to keep the market balanced rather than stalled.

Inventory levels stabilized throughout the year after several years of increases. As of December 2025, the region sat at 5.9 months of inventory, a level generally considered healthy and supportive of price stability.

Pricing Remains Stable

Despite ongoing economic pressures, home prices across Vancouver Island held relatively steady in 2025. The regional benchmark price increased 1.0% year over year, reaching $689,200 in December. Notably, prices remain approximately 7.4% below their 2022 peak, offering some perspective for both buyers and sellers navigating today’s market.

In the Cowichan Valley (Duncan area), benchmark pricing for single-family homes ended the year at $752,700, up 1.4% year over year, reflecting modest but consistent demand. Townhomes and apartment prices showed more variation, with a slight softening in some segments.

Uncertainty, But No Disruption

Several factors introduced additional uncertainty into the market in late 2025, including the Cowichan Indigenous title ruling and broader economic concerns. While these developments have encouraged caution—particularly among lenders and developers—they have not led to significant disruption in property ownership or day-to-day market activity.

New housing construction slowed during the year, with 2025 recording the lowest number of residential building permits since 2018. Rising construction costs and development constraints continue to limit new supply, which may help support pricing over the longer term.

Population Trends and Buyer Demand

For the first time since 2002, Vancouver Island experienced a slight population decline in 2025, driven largely by younger residents leaving for employment opportunities elsewhere. At the same time, the region continues to attract older residents aged 65 and over, a demographic that typically brings stronger purchasing power and long-term housing demand.

This shift suggests a slower near-term growth pace rather than a sharp downturn, particularly in lifestyle-focused communities like the Cowichan Valley.

Looking Ahead to 2026

The Bank of Canada held its overnight rate at 2.25% in December and has indicated that further cuts are unlikely in the near term. Fixed mortgage rates are expected to remain relatively stable through much of 2026, offering predictability for buyers and homeowners alike.

Overall, VIREB expects market conditions to remain steady heading into 2026. While uncertainty persists, Vancouver Island continues to benefit from long-term lifestyle appeal, relative affordability, and balanced supply and demand.

Final Thoughts

Every market shift looks different at the neighbourhood level. While regional statistics provide helpful context, buying or selling decisions should always be grounded in local trends and individual circumstances.

If you’re considering a move in the Cowichan Valley, I’m happy to walk through how these broader trends apply to your specific situation.

As we close out 2025, the Cowichan Valley real estate market continues to show signs of stability, even in the face of broader economic uncertainty. According to the Vancouver Island Real Estate Board (VIREB), one word best defined the regional housing market this past year: resilience.

A Steady Year Despite Headwinds

Across Vancouver Island, total home sales in 2025 edged slightly higher compared to 2024, with 7,620 properties sold board-wide. While December activity slowed seasonally, the overall market held up well compared to other parts of British Columbia, particularly larger urban centres on the Lower Mainland.

In the Cowichan Valley specifically, December saw fewer sales than the same time last year, which is typical for this time of year. However, prices remained relatively steady, highlighting the region's underlying housing demand.

Home Prices in the Cowichan Valley

The benchmark price for a single-family home in the Cowichan Valley stood at $752,700 in December 2025, up modestly 1% year-over-year. This stability is notable given ongoing concerns around interest rates, inflation, and global economic uncertainty.

Condo apartments and townhomes across the broader board area experienced more variability, with some price softening in certain regions and modest gains in others. Overall, these segments continue to offer opportunities for buyers looking for alternatives to single-family homes.

Inventory and Market Balance

Active listings across Vancouver Island increased slightly from last year, giving buyers more choice than during the tighter markets of 2021 and 2022. In the Cowichan Valley, this balanced level of inventory has helped prevent sharp price swings while allowing well-priced, well-presented homes to continue attracting interest.

For sellers, this means pricing and preparation matter more than ever. For buyers, it means there is time to make informed decisions without the intense pressure seen in past years.

Looking Ahead to 2026

While interest rate cuts are not guaranteed in the near term, the Cowichan Valley continues to benefit from strong lifestyle appeal, long-term population growth, and steady demand from retirees, families, and move-up buyers. These factors help insulate the local market from more dramatic fluctuations seen elsewhere.

As we head into 2026, the local real estate market appears positioned for continued stability rather than sharp growth or decline.

Dave Hall | Cowichan Valley Realtor

The latest VIREB market statistics are in for October 2025, and the Cowichan Valley continues to show the steady, balanced performance we’ve seen throughout most of the year. While activity has cooled from the spring and summer, pricing across our region remains stable, supported by consistent demand and fewer homes entering the market.

Below is a clear breakdown of what happened in the Cowichan Valley last month — and what it means for both buyers and sellers heading into winter.

Single-Family Prices Remain Steady

The benchmark price for a single-family home in the Cowichan Valley reached:

📍 $803,700

Up 5% year-over-year

This benchmark reflects the typical home in our region and is one of the strongest indicators of underlying market stability. Even with slower sales, prices are holding firm — a sign that the Valley continues to be a desirable, resilient place to live.

The average sale price for the month came in at:

📍 $817,844

Up 5.37% compared to October 2024

This average aligns closely with the benchmark price, showing that the market has remained consistent and that higher-end or outlier sales aren’t skewing the numbers.

Sales Slow Slightly — A Typical Fall Pattern

There were 56 single-family home sales across the Cowichan Valley in October.
This is:

• Down from 61 sales last year

• Down slightly from 62 sales in September

This matches our usual seasonal trend: activity softens as we enter fall and winter, but does so without major price disruptions.

This year is following a normal cycle — something buyers and sellers should find reassuring after several years of unusual market conditions.

Inventory Levels Support a Balanced Market

Across Vancouver Island, VIREB describes the current landscape as a balanced market, with roughly six months of inventory. That’s a healthy place to be — neither favouring buyers nor sellers strongly, and reducing the frantic pace that characterized the last few years.

For Cowichan Valley homeowners, this means:

• Well-presented, well-priced homes will still sell

• Multiple offers are less common, but not impossible

• Buyers are active, but more selective

• Pricing accuracy is more important than ever

For buyers, the balanced conditions offer:

• Less competition compared to spring/summer

• More time to evaluate homes

• Stable pricing without sudden jumps

It’s a calmer environment — which, for many, is exactly what they prefer.

What This Means Heading Into Winter

As we move deeper into November and toward the year’s end, we can expect:

✔ Continued balanced market conditions

Listings tend to taper off heading into December, which keeps supply at moderate levels.

✔ Stable, slightly increasing year-over-year prices

Cowichan Valley pricing has resisted downward pressure and continues to show steady growth.

✔ A good window for serious buyers

With fewer competing buyers, motivated purchasers can take their time and secure favourable terms.

✔ Sellers benefit from accurate pricing

Homes that are priced correctly and show well are still getting strong attention — even in the late fall.

Thinking About Buying or Selling?

If you’re considering a move or simply want a clearer idea of your home’s value in today’s market, I’m always happy to help.

Feel free to reach out anytime for:

• A neighbourhood-specific pricing update

• A buying plan for the winter market

• A free home evaluation

• A simple check-in about what’s happening in your area

I’m here to help make the process clear and steady, start to finish.