If you have been keeping an eye on property listings, recreational escapes, or family neighborhoods across the Columbia Valley during the Summer, you have likely noticed a change in the air. As we move into late Summer and head toward Autumn, the local housing landscape has been evolving into a more balanced, selective and nuanced market.

Here in the Columbia Valley, the market continues to operate at different speeds depending on the exact neighborhood and property type you are watching. Whether you are hunting for lake-access retreats in Windermere,  ski-in/ski-out condos at Panorama Mountain Resort, or evaluating single-family homes in downtown Invermere, Windermere or Fairmont Hot Springs, understanding the underlying metrics is essential for making a confident, well-timed move. Let's look past the headlines and dive a little deeper into what the August stats tell us about buying and selling in the Valley today.

The Metrics

When evaluating real estate in a unique recreational hub like ours, five specific figures tell the real story.

Days on Market (DOM): Generally, properties are taking longer to find the right buyer (although this varies according to area and property type). The overall average DOM across the Valley has crept up, moving from approx. 70 days in late Spring to roughly 93 days through late Summer. What does this signify? Buyers are taking their time, weighing options carefully, and refusing to rush into hasty decisions.

Sale-to-List Ratio: After holding strong above 94% through May and July, the average Sale-to-List Ratio dropped to 91.75% in August. This shift may signal that sellers are becoming more open to price adjustments during negotiations, giving buyers more leverage to secure favourable terms.

Active Inventory: The total pool of Active Inventory peaked near 458 available properties mid-Summer before tightening to roughly 232 residential units by the end of August. While down from the mid-summer peak, active listings remain nearly 17% higher than last year at this time, offering buyers significantly more options.

Months of Supply (MSI): Inventory relative to the rate of sales currently places our MSI around 9.2 months. Anything over 6 months mathematically indicates a buyer's market, giving purchasers more room to breathe and evaluate choices without the intense pressure that a Seller’s market often brings.

Average Sale Price: Headline figures can be deceptive in a specialized market. While the overall Average Sale Price spiked past $708,000 in August, this was due to a handful of ultra-luxury estate and waterfront sales closing above $2.25 million. The year-to-date average sits at a more stable $625,378.

A Micro-Market View: Communities Across the Valley

The valley isn't a single home market; it is a tapestry of distinct micro-markets. Performance varies significantly across the Valley, depending on geographical locations and property types.

Invermere & Windermere: The Core Hubs: Invermere remains the economic engine of the Valley—driven by year-round demand rather than seasonal vacation traffic alone. Single-family homes in-town continue to demonstrate higher price resilience, with sellers achieving near 98–99% of their original list prices. Right next door, Windermere continues to attract lifestyle buyers searching for prestigious lake-access retreats and more spacious single-family homes, though negotiations on high-end properties have softened compared to two years ago.

Panorama Mountain Resort: Alpine Living: At Panorama Mountain Resort, recreational buyers are taking a more measured approach. Ski-in/ski-out properties and mountain cabins continue to see steady interest from second-home buyers from Alberta and the Lower Mainland, but pricing strategy is key. Condos and townhomes priced realistically for the current market environment are absorbing steadily, while higher-priced recreational units are taking longer to negotiate.

Radium Hot Springs: The Entry-Point Advantage If you are searching for affordable entry points or income-generating investment potential, Radium Hot Springs remains a primary focal point. Featuring a strong mix of condo apartments and townhomes, Radium saw higher sales volume in the $230,000 to $350,000 price band this season. These entry-level attached units have been selling faster than larger, detached homes elsewhere in the Valley.

Edgewater & Canal Flats: Value, Space, and Growth: For buyers seeking rural acreage, larger parcels of land, or spacious detached homes without the higher ‘town’ price tag, communities like Edgewater and Canal Flats offer attractive alternatives. Edgewater has seen a noticeable uptick in buyer interest as families seek extra space, while Canal Flats has expanded its product mix, ranging from budget-friendly residential builds to premium waterfront acreages along the South end of Columbia Lake.

Strategic Advice for Buyers and Sellers

If You Are Looking to Buy: The current environment offers the most favorable conditions buyers have seen in years. With Months of Supply near 9.2 months and a Sale-to-List Ratio hovering around 92%, you hold genuine negotiating power. Whether you are looking for a weekend getaway in Panorama, a cozy condo apartment in Radium Hot Springs, or a forever family residence in Invermere, you have time on your side to compare options and make a prudent choice.

If You Are Looking to Sell: Success in today's market requires precision. With more Active Inventory competing for attention, aggressive "test-the-market" listing prices are resulting in extended DOM for some. To achieve maximum value, focus on three core fundamentals:

Sharpen Your Pricing: Price your home based on realistic, recent comparable sales within your specific community rather than regional headline averages or ‘wish list’ pricing.

Invest in Presentation: Staging, professional photography, immersive video tours, and pristine curb appeal will help your home to stand out in saturated online listing feeds.

Anticipate Negotiations: Expect potential buyers to negotiate terms and asking prices. Working with an experienced local Realtor® will ensure that you navigate counteroffers effectively, while protecting your equity.

Looking Ahead

The Columbia Valley continues to offer an incredible lifestyle that draws people from across Western Canada and beyond. While overall sales velocity has moderated, the fundamental desire for mountain living, lake-access recreation, and tight-knit community life remains as strong as ever.

Whether you are considering selling a rural acreage near Edgewater, purchasing a single-family home in Windermere, or investing in a mountain retreat, having localized, data-driven insight is the best way to ensure that your real estate journey is a success.

Thinking about making a move in the Columbia Valley? Reach out today for insights and advice tailored specifically to your property needs in the community of your choosing!

Mid-summer often brings a distinct pivot in buyer psychology and inventory volume across our region. Looking at the July 2026 data, our local market is showing clear signs of price stabilization, strong seller resolve, and a shift toward buyer leverage.

Whether you are looking to find your dream mountain escape or thinking about listing your property this season, here is what you need to know about where the market stands in The Columbia Valley, and where it is heading as we move through August.

Key Market Drivers

While overall sales slowed down compared to last July, market values remained remarkably stable. Buyers in the valley are taking advantage of an expanded selection of homes, while sellers are holding firm on pricing once an offer is on the table. Properties that are priced effectively from the start are selling significantly faster than they did a year ago.

Slower Transaction Pace, But Prices Held Firm: Overall sales volume slowed down with 47 properties sold in July, compared to 57 sales in July 2025 (a 17.54% decline). However, home values remained resilient. The average sale price rose slightly by 1.12% to $666,255 (up from $658,871 in July last year).

Faster Closing Timelines: Properties that completed a sale in July moved off the market significantly faster than last year. Days on Market (DOM) - which measures how long a home sits for sale from the day it is listed until an offer is accepted - dropped from 131 days in July 2025 down to 80 days (a 38.62% speed-up). Well-priced, appealing homes did not linger.

Sellers Achieving Stronger Asking Price Percentages: The Selling Price to List Price Ratio shows how close the final sale price was to the seller's asking price. Buyers paid an average of 94.58% of the list price in July 2026, compared to 92.59% in July 2025. Sellers held firmer during offer negotiations.

Expanding Inventory Level: Total Active Inventory reached 458 available properties at month-end (a 1.10% increase over 453 listings last year). Paired with our 12-month average pace of 39 sales per month, our Months Supply of Inventory (MSI) climbed to 11.77 months Months Supply of Inventory (MSI) MSI estimates how many months it would take to completely sell off all active listings if no new properties came onto the market.

• Under 4 months: Seller's Market (high demand, low choice)

• 4 to 6 months: Balanced Market

• Over 6 months: Buyer's Market (lots of selection, slower pace)

With an MSI of 11.77 months, the Columbia Valley is firmly in Buyer's Market territory, giving purchasers time and choice.

🌲 What This Means If You Are Looking to BUY

If you are shopping for a valley home, July's numbers bring great news:

• No Pressure: With 458 properties on the market and nearly 12 months of supply, you have plenty of breathing room. You can tour homes, compare options, and include normal subject conditions without feeling pressured into making snap decisions.

• Understand the Market Split: The valley is split between year-round residential demand (like full-time homes in Invermere or Edgewater) and seasonal/recreational demand (like resort condos in Fairmont, Radium or Panorama). While recreational properties offer plenty of inventory and negotiating power, turn-key primary residences still see active attention.

• Keep Expectations Realistic: Even with high selection, sellers are securing almost 95% of their asking prices on average. You have negotiating room, but fair offers based on recent sales will yield the best results.

🏡 What This Means If You Are Looking to SELL  

If you are planning to list your home, success in today's market comes down to strategic execution:

• Price it Right from Day One: Buyers currently have 458 active options to consider. Overpricing your property risks having it sit on the sidelines while buyers focus on better-aligned competition.

• Decisive Buyers are Out There: Serious buyers are not dragging their feet once they spot value. Accurately priced homes are selling in an average of 80 days - almost two months faster than last summer.

• Focus on Presentation: Clean, updated, turn-key properties in year-round neighborhoods continue to command strong interest and solid price-to-list ratios. Staging and addressing minor repairs before listing will give you a clear advantage.

The Bottom Line

July 2026 established a relaxed, buyer-friendly environment across the Columbia Valley. While growing selection gives buyers freedom to shop thoughtfully, stable sale prices ($666,255 average across all property types) and faster closing times (80 days) prove that appetite for the valley lifestyle remains strong.

If you'd like to know what these market shifts mean for your specific neighborhood or property type, reach out anytime! Where in our local market would you like to explore next?

What Happened in June?

June brought some stark contrasts compared to the trends that we saw just last month. While May was characterized by steady sales and an increase in new choices on the market, June 2026 presented a slower, cooling pace of active buyers.

 This shift gives anyone looking to move into the Columbia Valley, from Canal Flats up through Fairmont Hot Springs, Windermere, Invermere and Radium, on into Edgewater) some unique advantages, while presenting sellers with a market that requires patience and razor-sharp pricing.

 Unpacking the latest numbers provided by the Association of Interior REALTORS reveals what is really happening beneath the surface…

The Big Picture: June 2026 vs. June 2025 at a Glance: 

Comparing this June directly to June 2025 reveals a market that has noticeably calmed down.

 Homes Sold: 23 properties found buyers, which is a significant 32.35% drop from the 34 properties sold last June. This also falls below our local 5-year average of 29 sales for the month.

 There were fresh new choices for buyers, with New Listings, as 49 new properties hit the market - holding almost completely steady compared to the 50 homes listed June last year. Average Sale Price across all property types settled at $442,696, representing a 4.21% decrease from last year's June average of $462,147

 How Fast is the Market Moving? (Velocity and Momentum)

 Days On the Market (DOM): To understand the market's current speed, we look at how quickly homes are selling and how much choice buyers have. The June data shows that Days on Market (DOM) is sped up during June. Despite slower sales overall, homes that did sell moved at an average of 83 days - this is almost 29% faster than the 116 days it took last June, and shows that If a property is right, buyers aren't dragging their feet.

 Months Supply of Inventory (MOI): Think of this as a countdown clock. If no new homes were listed for sale starting today, how many months would it take for every existing home to sell out, based on current demand?

Driven by a slower sales pace, our supply across the Columbia Valley rose to 8.27 MOI, (up from 7.82 months last June). This solidifies the valley in ‘Buyer's Market’ territory (traditionally anything over 6 months), meaning options for buyers are accumulating, and competition is increasing for sellers.

 Closed-to-Listed Ratio: This  measures market efficiency by comparing how many homes sold against how many new ones came onto the market. In June, this ratio finished soft at 46.9%—a downswing from the strong 68.0% ratio we saw last year. Less than half of the incoming inventory absorbed by current buyers, which will continue to a build up of selection over the summer unless the pace picks up again.

 The Big Picture: Total available inventory at the end of the month sat at 228 active listings (a 5.07% increase over last year).

Fresh options are steady, but with fewer buyers pulling the trigger, selection is widening.

 Where Is The Action? (Pricing & Segment Splitting)

The valley's overall price landscape softened in June. The average sale price dipped to $442,696 and when you compare this to May's average of $533,781, it initially appears that entry-level properties (cabins, condos, and townhomes) were a more active segment of the market, with the most activity during June being in the $225,000 - $450,000 range (which had double the amount of sales compared to other price brackets.)

 The mid-price and luxury tiers, on the other hand, showed some signs of stagnation, with properties experiencing longer DOM and just over 17% months of supply.

 Meanwhile, if we look at the List-to-Sale Price Ratio, it shows that buyers negotiated transactions down to 94.7% of the asking price, on average. This means that sellers generally gave up just over 5% on average off their list price to secure a deal, which gave buyers some decent room to move.

What This Means For You

Real estate is hyper-local, and June's data showed a shift in leverage.

 If You Are Looking to BUY

If you’ve been dreaming of a Columbia Valley getaway or an upgrade in home, June 2026 has handed you an excellent hand of cards moving through July. With lower average prices across the valley, entry into the market is friendlier than it was in the spring, and with 228 active choices on the market, you have the luxury of time and choice to look around and find exactly what you want - particularly in the higher price brackets, where inventory is growing up.

 The Catch: You don't need to rush into a panic-buy, but don't sleep on a properly priced home. As the data shows, the most competitive price brackets are still seeing homes snapped up around 30 days.

 If You Are Looking to SELL

Sellers, the June data signals that the market requires a very careful, analytical approach, as the competition is real. With a 32% drop-off in sales and inventory ticking upward, you cannot rely on market momentum. You are competing for a smaller pool of active buyers who are highly price-conscious, so be prepared to negotiate, as buyers successfully secured properties at 94.7% of list price in June. When planning their numbers, most sellers build in wiggle room, but a smarter strategy is to use a sharper initial list price to avoid getting bypassed.

 The Silver Lining: Even though buyers are moving cautiously, they aren't dragging their feet once they recognize true value. Properties are moving off the market a full month faster (83 days) than they were last year (116 days).

 Summary

June 2026 officially nudged the Columbia Valley real estate market into a buyer-friendly landscape as we move through July..

Buyers currently have more negotiating power, lower average prices, and healthy choice.

Sellers who adjust to this shift by pricing tightly and ensuring their property is in showcase condition will still see their homes sell faster than they would have done a year ago.

The Columbia Valley is made up of a variety of beautiful communities, each with their own characteristics and market profile. If you would like to know how these shifting dynamics apply to your specific neighborhood or property type, reach out today. Let's look at the exact data for your neck of the woods!

What’s Happening in The Columbia Valley real estate market?

If you have glanced at the headline real estate numbers for the Columbia Valley for May, you might be feeling a bit of whiplash. When you look at the data, on the surface it looks like the market is softening because average sale prices look to have dropped significantly compared to this time last year. But as the old saying goes… the devil is in the details! When you dig beneath the surface of our May data, a completely different story emerges.

Market demand is remarkably resilient. Property values aren't collapsing across the board; instead, the data is showing us a shift in what is selling.

Breaking down the data into key areas – called metrics – helps you to navigate the numbers, and how they shape the market, whether you are looking to buy a mountain getaway or sell your current home.

So what do I see when I look at May’s data?

My first question is always ‘How Fast is the Market Moving?’

To understand market speed, we look at how quickly homes are selling and how much choice Buyers have.

I look at Days on Market (DOM), which shrank in May. Homes sold averaged 59 days on market, which is roughly 10 days faster (an almost 15% drop) than last May’s average. When buyers see a good property, they are moving quickly!

Next, I look at Months Supply of Inventory (MSI). You can think of this as a countdown clock - if no new homes were listed for sale starting from today, how many months would it take for every existing home to sell out, based on current demand?

Right now, we have 7.75 months of supply. Traditionally, anything over 6 months leans toward a Buyer’s Market, because more properties mean more selection for Buyers, and increased competition for Sellers. For the Columbia Valley market, 7.75 actually represents a slight tightening from last May's 8.23 months.

Also important is the Sales-to-New-Listings Ratio (SNLR) number. This basically measures market efficiency, by comparing how many homes were sold against how many new ones came onto the market.

In May, we saw 82 new listings, with 37 sales. This resulted in a ratio of 45% (down from 54.3% last year). This means that essentially, in May, for every two Sellers who listed their homes, one property was sold.

The Big Picture: fresh options are currently outpacing sales, thanks in part to a 17.14% increase in new inventory. While Buyers are snapping up the right homes faster, the volume of new choices means that for Buyers there is less urgency to buy absolutely everything that hits the market.

My second question is always ‘What is happening with Pricing?

So, now we return to the apparent drop in pricing. At first glance, the headline statistic looks a bit scary - the data shows that the Average Sale Price in May plunged 18.4% year-over-year to $533,781 (down from $654,227). But… if we dig deeper, all is not what it seems!

The key word in the metric is ‘average’, and in a smaller market a handful of sales can tip the balance one way or the other, especially when we look at the types of properties that sold. When we look at the Year-to-Date (YTD) numbers—which average out the data over the whole year so far – we see that prices are actually up 3.03% when compared to the same time last year ($584,127 2026 vs. $566,931 2025).

Property values are not dropping. Rather, May’s sales saw a shift towards a higher concentration of low-to-mid priced units (think condo apartments, townhomes, and smaller single-family residences). In comparison, May last year had a more luxury sales, with higher prices that skewed the numbers upward.

Another key metric, the List-to-Sale Price Ratio, is holding steady at 95.79%. This shows that, while Buyers are negotiating, Sellers are not desperate—they are keeping almost identical negotiation room, when compared to last year's LSPR of 95.42%.

My third question is usually ‘Where Is The Action?’

This involves looking at supply and segmentation – which types of property are selling most frequently?

Total active inventory remains stable at 221 units, but the real story is found by looking at the market through the lens of different price brackets and property sizes.

For the Columbia Valley as we move into June, properties under $675,000 make up the bulk of the inventory. This is a balanced and highly active segment of the market, currently sitting at around 7.7 Months Supply of Inventory. These tend to be properties with 1 to 3 bedrooms, and with sales driven by affordability and increased demand.

Meanwhile, properties of $875,000+ are telling a very different story, with MSI currently at 17.7. These properties tend to have 4+ bedrooms, and largely account for the ‘luxury’ segment of our market. As a result of the high MSI, we are seeing increased competition amongst Sellers, with these properties generally spending longer on the market before they sell.

Well, this is all very well, Bev, but what does this mean for me?

Very good question! Moving into June, the Columbia Valley real estate market is healthy, active, and transitioning into a window of equilibrium. Buyers have more affordable entry points and better selection, while Sellers who price smartly are being rewarded with quicker sales cycles.  Real estate is hyper-local, and your strategy will depend entirely upon which side of the closing table you are sitting, which of the local communities you are thinking of, and which segment of the market holds your focus.

If You Are Looking to BUY..

…if you’ve been dreaming of relocating to the Columbia Valley, or thinking of upgrading your space, the outlook is very positive.

With 82 new listings hitting the market in a single month—the highest burst we’ve seen in a few years—you don't have to compromise on your choice, and with a range of fresh options there is something for everyone.

Most sellers are leaving room for respectful negotiations (closing at roughly 95.79% of asking price), especially on larger single-family homes or luxury properties where inventory is sitting for longer.

The Catch? Don't sit on your hands for too long if you find the perfect place! Well-priced, attractive homes are still getting snapped up in under two months (59 days average).

If You Are Looking to SELL…

…if you are planning to put your property on the market, the environment is competitive and your strategy needs to be flawless.

With new listings up over 17%, you are competing with more sellers for the same pool of buyers. Your home needs to stand out through excellent staging, premium marketing and photography, and strategic pricing.

The Bright Spot? Serious buyers are generally moving 10 days faster than last year - if your home is priced correctly, and showcases well, you shouldn't be stuck waiting around for it to sell. 

The Strategy: Success in today’s market may require letting go of last year's peak prices. If you are listing a property under $675k, they are moving relatively quickly. If you are listing over $875k, you are entering a heavier Buyer's market, with over 17 months of active inventory available, which means that your pricing must be sharp, or your home especially attractive to Buyers, in order to stand out in the current market

The Columbia Valley is a diverse recreational market. For localized information for Invermere, Windermere, Panorama Mountain Resort, Radium Hot Springs, Canal Flats, and Edgewater, or for property-specific information for lake-access retreats, ski-in/ski-out properties, mountain cabins, rural acreages and beautiful single-family homes, contact me!

Start your property search here:

www.bevatkinson.com