Okanagan · Market Intelligence
Okanagan Market Report
October 2026
A monthly read on the Okanagan residential market from the Association of Interior REALTORS® MLS®. Start with the whole valley, then drill into each sub-region, home type and community.
The short version Buyer’s market
The Okanagan is a buyer’s market this October, as it has been for each of the last 3 months. At the current pace of sales it would take about 8 months to sell every home listed. Sellers are still getting $97 of every $100 asked.
Active listings
4,638
residential inventory, down 8.6% on Oct 2025
New · October
1,122
came to market, down 9.7% on Oct 2025
Sales · October
535
reported sold, down 17.1% on Oct 2025
Median $ / sq ft
$372
sold homes, last 90 days
Sale to list
96.8%
median, sold homes
Days on market
59
median, sold homes
Months of inventory
8.4
active ÷ monthly sales pace, 1,650 sales in 90 days
Reduced · October
14.2%
659 active listings cut
Typical sale, all types and areas blended: $660,000. A single blended median shifts with the mix of what happens to sell, so it is a weak gauge on its own. The breakdowns below are the truer read.
Across the Okanagan, 4,638 active listings met 1,650 sales over 90 days (about 550 a month), leaving roughly 8.4 months of inventory; sold homes closed at 96.8% of asking in 59 days. Per square foot, apartments lead at $426 against roughly $371 for single family homes and townhomes, because apartments are smaller, land-light footprints, even though their total price is far lower. Read $/sq ft as the mix-robust momentum gauge and the segment medians as the price you would actually pay.
If you’re buying
This is a buyer’s market, so you have time and plenty of choice. At the current pace it would take about 8 months to sell every home listed, and sellers are getting $97 of every $100 asked.
If you’re selling
For you, a sale here takes some patience. The typical home takes 59 days to sell, and 1 in 7 sellers cut their price in October.
Residential sales across the three Okanagan areas, Oct 2025 to Oct 2026. The gold mark is the same month a year earlier.
Active listings divided by the average monthly sales of the last three months. Higher means more choice for buyers and more competition for sellers.
All home types. Counted at each month’s end, so it can differ slightly from the snapshot figures above.
Okanagan by home type
If you’re buying
Condos are a buyer’s market, with about 9 months to sell everything at this pace. Houses and townhomes sit somewhere between a buyer’s market and a balanced market, moving toward balanced. Houses sell for $97 of every $100 asked.
If you’re selling
Houses move a little quicker than condos. A typical house sells in 53 days, while a typical condo takes 67 days.
| Home type | Sales · Oct | Median sold | $/sq ft | Sale/list | Med DOM | Active | Sold 90d | MOI |
|---|---|---|---|---|---|---|---|---|
| Single family | 247−22.6% | $830,000 | $371 | 97.0% | 53 | 1,966 | 791 | 7.5 |
| Townhomes | 84−12.5% | $595,000 | $371 | 97.3% | 55 | 650 | 213 | 9.2 |
| Apartments | 110−9.8% | $400,000 | $426 | 96.4% | 67 | 1,073 | 351 | 9.2 |
By price range
| Price range (list) | Active | Sold 90d | Sale/list | MOI |
|---|---|---|---|---|
| Single family | ||||
| Under $600K | 219 | 128 | 96.5% | 5.1 |
| $600K to $800K | 415 | 219 | 97.3% | 5.7 |
| $800K to $1M | 379 | 186 | 97.6% | 6.1 |
| $1M to $1.5M | 475 | 175 | 96.3% | 8.1 |
| $1.5M to $2M | 221 | 41 | 95.3% | 16.2 |
| $2M+ | 257 | 42 | 95.4% | 18.4 |
| Townhomes | ||||
| Under $500K | 178 | 62 | 97.2% | 8.6 |
| $500K to $650K | 175 | 68 | 97.5% | 7.7 |
| $650K+ | 297 | 83 | 97.2% | 10.7 |
| Apartments | ||||
| Under $350K | 328 | 123 | 95.7% | 8 |
| $350K to $500K | 344 | 146 | 96.5% | 7.1 |
| $500K to $750K | 235 | 55 | 97.1% | 12.8 |
| $750K+ | 166 | 27 | 96.1% | 18.4 |
Single family homes listed under $1.5M had 6.3 months of inventory; above $1.5M, 17.3. $1.5M is the ceiling for an insured mortgage, so above it a buyer needs at least 20% down.
If you’re buying
The higher the price, the more time you have to choose. Houses listed over $1.5 million would take over a year (about 17 months) to sell everything at the current pace.
If you’re selling
Lower priced houses tend to sell sooner. Houses listed under $1.5 million would take about 6 months to sell everything at this pace.
Central Okanagan
Kelowna, West Kelowna, Lake Country, Big White, Peachland, Beaverdell and smaller communities.
If you’re buying
This is a buyer’s market, with more choice than in most past Octobers. At this pace it would take about 9 months to sell every home listed, and the typical price is $730,000.
If you’re selling
It has been a slower October than most for selling here. Sellers are getting $97 of every $100 asked, and 1 in 7 cut their price in October.
- Active
- 2,625
- Sold 90d
- 911
- Median sold
- $732,000
- Median $/sq ft
- $398
- Sale to list
- 96.8%
- Months supply
- 8.6
By home type over the last 24 months, each point a three-month average of the monthly median to steady the smaller segments.
Where the supply sits. Long bars are the price ranges where buyers have the most room to negotiate.
By home type
| Home type | Benchmark · Oct | Sales · Oct | Median sold | $/sq ft | Sale/list | Med DOM | Active | Sold 90d | MOI |
|---|---|---|---|---|---|---|---|---|---|
| Single family | $1,003,100−2.2% | 132−23.3% | $952,000 | $385 | 97.0% | 47 | 1,121 | 424 | 7.9 |
| Townhomes | $727,400+3.2% | 46−17.9% | $665,000 | $401 | 97.4% | 56 | 386 | 129 | 9 |
| Apartments | $465,100−3.8% | 72−10.0% | $410,000 | $443 | 96.4% | 63 | 739 | 243 | 9.1 |
By price range
| Price range (list) | Active | Sold 90d | Sale/list | MOI |
|---|---|---|---|---|
| Single family | ||||
| Under $600K | 42 | 19 | 97.2% | 6.6 |
| $600K to $800K | 164 | 92 | 97.2% | 5.3 |
| $800K to $1M | 231 | 120 | 97.6% | 5.8 |
| $1M to $1.5M | 315 | 130 | 96.5% | 7.3 |
| $1.5M to $2M | 165 | 30 | 95.4% | 16.5 |
| $2M+ | 204 | 33 | 94.7% | 18.5 |
| Townhomes | ||||
| Under $500K | 48 | 18 | 96.7% | 8 |
| $500K to $650K | 105 | 42 | 97.6% | 7.5 |
| $650K+ | 233 | 69 | 97.2% | 10.1 |
| Apartments | ||||
| Under $350K | 138 | 65 | 95.7% | 6.4 |
| $350K to $500K | 262 | 113 | 96.6% | 7 |
| $500K to $750K | 204 | 43 | 97.1% | 14.2 |
| $750K+ | 135 | 22 | 95.7% | 18.4 |
By community
| Community | Active | Sold 90d | Median sold | $/sq ft | Sale/list | Med DOM | MOI | Reduced · Oct |
|---|---|---|---|---|---|---|---|---|
| Kelowna | 1,626 | 644 | $744,000 | $407 | 96.8% | 51 | 7.6 | 15.2% |
| West Kelowna | 587 | 154 | $663,000 | $363 | 96.9% | 57 | 11.4 | 13.1% |
| Lake Country | 179 | 58 | $765,000 | $394 | 97.3% | 67 | 9.3 | 12.3% |
| Big White | 101 | 21 | $700,000 | $553 | 95.1% | 92 | 14.4 | 12.9% |
| Peachland | 98 | 29 | $740,000 | $384 | 96.6% | 73 | 10.1 | 14.3% |
| Beaverdell | 17 | 2 | $320,000 | $267 | 91.1% | 152 | 25.5 | 5.9% |
| Other communities | 17 | 3 | $960,000 | $451 | 93.3% | 196 | 17 | 5.9% |
North Okanagan
Vernon, Coldstream, Lumby, Enderby, Armstrong, Silver Star, Spallumcheen, Falkland and smaller communities.
If you’re buying
This area sits somewhere between a balanced market and a buyer’s market, moving toward balanced. Your choice is about normal for an October here, at about 7 months to sell everything, with a typical price of $620,000.
If you’re selling
Houses are moving faster than the area as a whole, at about 5 months to sell everything. Some sellers are adjusting, with 1 in 6 cutting their price in October.
- Active
- 833
- Sold 90d
- 368
- Median sold
- $620,000
- Median $/sq ft
- $342
- Sale to list
- 97.1%
- Months supply
- 6.8
By home type over the last 24 months, each point a three-month average of the monthly median to steady the smaller segments.
Where the supply sits. Long bars are the price ranges where buyers have the most room to negotiate.
By home type
| Home type | Benchmark · Oct | Sales · Oct | Median sold | $/sq ft | Sale/list | Med DOM | Active | Sold 90d | MOI |
|---|---|---|---|---|---|---|---|---|---|
| Single family | $755,100+1.5% | 64−22.9% | $730,000 | $354 | 97.2% | 56 | 345 | 193 | 5.4 |
| Townhomes | $594,200+7.4% | 22−4.3% | $500,000 | $316 | 97.3% | 52 | 126 | 52 | 7.3 |
| Apartments | $305,000−1.6% | 18+80.0% | $325,000 | $374 | 96.8% | 83 | 81 | 41 | 5.9 |
By price range
| Price range (list) | Active | Sold 90d | Sale/list | MOI |
|---|---|---|---|---|
| Single family | ||||
| Under $600K | 73 | 47 | 96.9% | 4.7 |
| $600K to $800K | 99 | 63 | 97.2% | 4.7 |
| $800K to $1M | 50 | 42 | 97.9% | 3.6 |
| $1M to $1.5M | 73 | 28 | 96.5% | 7.8 |
| $1.5M to $2M | 29 | 6 | 96.5% | 14.5 |
| $2M+ | 21 | 7 | 96.6% | 9 |
| Townhomes | ||||
| Under $500K | 57 | 25 | 97.3% | 6.8 |
| $500K to $650K | 37 | 20 | 96.9% | 5.5 |
| $650K+ | 32 | 7 | 98.0% | 13.7 |
| Apartments | ||||
| Under $350K | 41 | 24 | 96.2% | 5.1 |
| $350K+ | 40 | 17 | 97.4% | 7.1 |
By community
| Community | Active | Sold 90d | Median sold | $/sq ft | Sale/list | Med DOM | MOI | Reduced · Oct |
|---|---|---|---|---|---|---|---|---|
| Vernon | 543 | 258 | $590,000 | $342 | 97.1% | 60 | 6.3 | 15.8% |
| Coldstream | 82 | 28 | $913,000 | $385 | 97.1% | 41 | 8.8 | 20.7% |
| Lumby | 50 | 16 | $620,000 | $312 | 97.4% | 67 | 9.4 | 12.0% |
| Enderby | 46 | 21 | $560,000 | $303 | 96.0% | 85 | 6.6 | 19.6% |
| Armstrong | 38 | 18 | $748,000 | $318 | 97.2% | 49 | 6.3 | 13.2% |
| Silver Star | 18 | 8 | $553,000 | $614 | 98.5% | 27 | 6.8 | 5.6% |
| Spallumcheen | 18 | 9 | $825,000 | $417 | 97.1% | 83 | 6 | 11.1% |
| Falkland | 15 | 4 | $950,000 | $356 | 93.6% | 49 | 11.3 | 20.0% |
| Other communities | 23 | 6 | $620,000 | $322 | 98.5% | 99 | 11.5 | 13.0% |
South Okanagan
Penticton, Osoyoos, Oliver, Summerland, Princeton, Keremeos, Okanagan Falls, Naramata, Kaleden, Cawston, Apex Mountain and smaller communities.
If you’re buying
This is a buyer’s market, and you have a lot to choose from. At this pace it would take about 10 months to sell every home listed, with a typical price of $560,000.
If you’re selling
For you, this has been a slower October than most. Sellers are getting $97 of every $100 asked, and a typical house takes 76 days to sell.
- Active
- 1,180
- Sold 90d
- 371
- Median sold
- $560,000
- Median $/sq ft
- $346
- Sale to list
- 96.5%
- Months supply
- 9.5
By home type over the last 24 months, each point a three-month average of the monthly median to steady the smaller segments.
Where the supply sits. Long bars are the price ranges where buyers have the most room to negotiate.
By home type
| Home type | Benchmark · Oct | Sales · Oct | Median sold | $/sq ft | Sale/list | Med DOM | Active | Sold 90d | MOI |
|---|---|---|---|---|---|---|---|---|---|
| Single family | $706,900−4.6% | 51−20.3% | $669,000 | $363 | 96.8% | 76 | 500 | 174 | 8.6 |
| Townhomes | $484,000−2.4% | 16−5.9% | $453,000 | $343 | 96.9% | 42 | 138 | 32 | 12.9 |
| Apartments | $408,100−6.2% | 20−37.5% | $330,000 | $341 | 95.8% | 79 | 253 | 67 | 11.3 |
By price range
| Price range (list) | Active | Sold 90d | Sale/list | MOI |
|---|---|---|---|---|
| Single family | ||||
| Under $600K | 104 | 62 | 96.4% | 5 |
| $600K to $800K | 152 | 64 | 97.4% | 7.1 |
| $800K to $1M | 98 | 24 | 97.5% | 12.3 |
| $1M to $1.5M | 87 | 17 | 95.4% | 15.4 |
| $1.5M+ | 59 | 7 | 94.1% | 25.3 |
| Townhomes | ||||
| Under $500K | 73 | 19 | 97.5% | 11.5 |
| $500K to $650K | 33 | 6 | 98.7% | 16.5 |
| $650K+ | 32 | 7 | 96.7% | 13.7 |
| Apartments | ||||
| Under $350K | 149 | 34 | 95.4% | 13.1 |
| $350K to $500K | 63 | 20 | 96.1% | 9.4 |
| $500K to $750K | 24 | 8 | 96.9% | 9 |
| $750K+ | 17 | 5 | 97.7% | 10.2 |
By community
| Community | Active | Sold 90d | Median sold | $/sq ft | Sale/list | Med DOM | MOI | Reduced · Oct |
|---|---|---|---|---|---|---|---|---|
| Penticton | 397 | 153 | $575,000 | $349 | 96.8% | 47 | 7.8 | 17.1% |
| Osoyoos | 270 | 49 | $530,000 | $304 | 95.8% | 104 | 16.5 | 3.7% |
| Oliver | 138 | 38 | $565,000 | $356 | 97.2% | 111 | 10.9 | 15.9% |
| Summerland | 123 | 36 | $623,000 | $363 | 96.7% | 79 | 10.3 | 13.8% |
| Princeton | 57 | 22 | $526,000 | $306 | 95.5% | 64 | 7.8 | 12.3% |
| Keremeos | 53 | 22 | $445,000 | $250 | 95.8% | 92 | 7.2 | 28.3% |
| Okanagan Falls | 43 | 13 | $438,000 | $313 | 97.1% | 105 | 9.9 | 9.3% |
| Naramata | 24 | 8 | $1,041,000 | $443 | 94.9% | 93 | 9 | 4.2% |
| Kaleden | 16 | 8 | $802,000 | $388 | 95.7% | 94 | 6 | 12.5% |
| Cawston | 15 | 4 | $620,000 | $452 | 91.3% | 121 | 11.3 | 6.7% |
| Apex Mountain | 15 | 5 | $265,000 | $381 | 94.7% | 39 | 9 | 20.0% |
| Other communities | 29 | 13 | $258,000 | $273 | 94.0% | 125 | 6.7 | 6.9% |