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The Okanagan real estate market in October 2025 maintained steady momentum as the fall season progressed, with both the Central and North Okanagan regions showing resilience despite modest year-over-year declines in some metrics. The Central Okanagan saw a slight dip in sales activity but maintained strong transaction values, while the North Okanagan posted a solid increase in units sold.
Central Okanagan Market Overview
October 2025 data for the Central Okanagan revealed a stable market with activity levels comparable to the previous year. Inventory decreased slightly, and the market continued to offer a balanced range of options for buyers.
Market Statistics
- New Listings: 920 new properties were listed, a decrease of 3.36% from 952 in October 2024.
- Units Sold: 386 properties changed hands, a slight decrease of 5.16% compared to 407 units sold last October.
- Sales Volume: Total transaction value reached $345,886,606, nearly flat with a 0.57% decrease from $347,869,349 last year.
- List/Sell Ratio: Properties sold for 94.05% of the list price on average, down from 95.59% last year.
- Days to Sell: Properties took an average of 76 days to sell, longer than the 69 days in October 2024.
- Active Listings: Inventory decreased slightly to 3,917 properties, down 0.25% from 3,927 last year.
Property Type Analysis
- Single Family Homes (excluding lakefront and acreages): 171 homes sold; average price $1,024,158; median price $900,000; 1,320 active listings.
- Condos & Apartments: 84 units sold; average price $474,107; median price $429,500; 793 active listings.
- Townhouses: 55 units sold; average price $647,279; median price $645,000; 430 active listings.
Market Analysis
The Central Okanagan's market showed stability in October, with sales activity and transaction values remaining consistent with last year despite a modest 5.16% decline in units sold. The slight decrease in inventory suggests a balanced market. The list-to-sell ratio dipped slightly, indicating buyers may have gained marginally more negotiating power.
Absorption Rate
With 386 units sold out of 3,917 active listings, the absorption rate in October 2025 was approximately 9.86%, or about 10.1 months of supply, signalling a Buyer's Market with steady activity.
North Okanagan Market Overview
The North Okanagan market in October 2025 demonstrated resilience with a year-over-year increase in units sold, though sales volume declined. Inventory levels grew modestly, and properties sold at a similar pace to last year.
Market Statistics
- New Listings: 245 properties were listed, down 1.21% from 248 in October 2024.
- Units Sold: 164 properties sold, an increase of 6.49% from 154 units sold last October.
- Sales Volume: Total sales value reached $110,521,970, an 8.44% decrease from $120,704,447 last year.
- List/Sell Ratio: Properties sold for 93.26% of the list price, a slight increase from 92.75% last year.
- Days to Sell: Homes took an average of 85 days to sell, down from 88 days last year.
- Active Listings: Inventory rose to 1,424 properties, a 4.63% increase from 1,361 last year.
Property Type Analysis
- Single Family Homes (excluding lakefront and acreages): 77 homes sold; average price $760,490; median price $699,000; 406 active listings.
- Condos & Apartments: 11 units sold; average price $348,627; median price $300,000; 81 active listings.
- Townhouses: 24 units sold; average price $505,429; median price $497,000; 127 active listings.
Market Analysis
The North Okanagan's 6.49% increase in units sold demonstrates continued buyer interest, though the 8.44% decline in sales volume suggests a shift toward more moderately priced properties. The improved list-to-sell ratio and slightly faster selling times indicate a market finding its equilibrium. The modest growth in inventory provides adequate supply to meet demand.
Absorption Rate
With 164 units sold out of 1,424 active listings, the absorption rate was approximately 11.52%, or about 8.7 months of supply, indicating a Buyer's Market with healthy sales activity.
September 2025 vs. October 2025
Central Okanagan
- New Listings: Decreased by 17.34% from 1,113 in September to 920 in October.
- Units Sold: Decreased by 3.02% from 398 in September to 386 in October.
- Sales Volume: Decreased by 0.25% from $346,768,826 in September to $345,886,606 in October.
- Days to Sell: Decreased from 78 days in September to 76 in October.
- Active Listings: Decreased by 6.29% from 4,180 in September to 3,917 in October.
North Okanagan
- New Listings: Decreased by 25.53% from 329 in September to 245 in October.
- Units Sold: Decreased by 8.89% from 180 in September to 164 in October.
- Sales Volume: Decreased by 7.25% from $119,616,932 in September to $110,521,970 in October.
- Days to Sell: Increased from 84 days in September to 85 in October.
- Active Listings: Decreased by 8.13% from 1,550 in September to 1,424 in October.
Market Outlook
- For Buyers: A healthy selection of properties remains available across both regions. With absorption rates indicating a Buyer's Market, buyers have time to make informed decisions and negotiate favorable terms.
- For Sellers: Steady demand persists, but with inventory levels remaining robust, competitive pricing and strong presentation are essential for attracting offers and achieving a successful sale.
- For Investors: The market's stability presents opportunities. The Central Okanagan's consistent transaction values are ideal for those seeking a predictable market, while the North Okanagan's increased sales activity signals sustained buyer interest and potential for growth.
Conclusion
The Okanagan real estate market in October 2025 demonstrated resilience as the fall season progressed, with both regions maintaining relatively stable conditions year-over-year. Absorption rate calculations show both the Central and North Okanagan remain in Buyer's Market territory, given inventory levels relative to sales. For buyers, this creates opportunities with more choice and negotiation power. For sellers, competitive pricing remains key to achieving a sale in a market where supply continues to outweigh demand.
Source: Association of Interior REALTORS®
The content of this article is for informational purposes only and should not be considered as financial, legal, or professional advice. Coldwell Banker Horizon Realty makes no representations as to the accuracy, completeness, or suitability of the information provided. Readers are encouraged to consult with qualified professionals regarding their specific real estate, financial, and legal circumstances. The views expressed in this article may not necessarily reflect the views of Coldwell Banker Horizon Realty or its agents. Real estate market conditions and government policies may change, and readers should verify the latest updates with appropriate professionals.
