Eight consecutive weeks. Not once did sales exceed failures. Here is what the Central Okanagan market has been telling us since May.
This week we tracked 106 completed sales across the Central Okanagan. We also tracked 152 listing failures — properties that expired without a sale or were cancelled by sellers who ran out of time, price, or patience. That ratio isn't new. It has been the story every single week since we started publishing this analysis in late May. Eight weeks. Not one exception. It is time to say clearly what the data has been showing: this is not a market in temporary correction. It is a market that has established a new operating reality — and sellers who haven't adjusted to it are the ones appearing in the failure column week after week.
"Eight consecutive weeks. Not once did sales exceed failures. That is not a correction. That is a pattern."
The Eight-Week Record
| Week | New Listings | Sales | Fails | Rate |
|---|---|---|---|---|
| May 25–31 | 216 | 123 | 151 | 55% |
| June 8–14 | 259 | 116 | 116 | 50% |
| June 15–21 | 264 | 117 | 122 | 51% |
| June 22–28 | 246 | 106 | 118 | 53% |
| June 29–Jul 5 | 212 | 89 | 184 | 67% |
| July 6–12 | 234 | 100 | 135 | 57% |
| July 13–19 | 231 | 106 | 152 | 59% |
May 25–Jun 21 figures from Single Family Residential board graphics. Jun 22 onwards from Royal LePage Kelowna weekly board data, Single Family Residential, Central Okanagan. Methodology consistent within each period.
What the table actually shows
The numbers are consistent. The message is not complicated.
New listings have held remarkably steady — between 212 and 264 each week for eight consecutive weeks. That consistency tells us supply is not the variable. Sellers are bringing homes to market at a reliable, predictable rate.
What has varied is the failure rate — and what it has varied between is bad and worse. The best week in our eight-week record produced a 50% failure rate. The worst produced 67%. This week sits at 59%. In no week did the market reward the average seller with better-than-even odds of closing.
The brief improvement we noted last week — when sales climbed back to 100 and failures dropped to 135 — did not hold. This week failures climbed back to 152. Last week was a data point. Eight weeks is a pattern.
"The best week in eight produced a 50% failure rate. The worst produced 67%. This week sits at 59%."
Where Westbank is going
One neighbourhood dominated new listings this week by a margin that demands attention.
Westbank Centre produced 52 new listings this week — more than twice the volume of any other neighbourhood in the Central Okanagan. At a median asking price of $609,000, these listings represent a diverse mix of condos, townhomes and entry-level detached homes that span the most active price brackets in the current market.
What this volume signals is worth watching carefully over the coming weeks. High listing volume in a single area without a corresponding surge in buyer activity typically leads to one outcome: downward pressure on prices as sellers compete for a finite pool of buyers. Whether Westbank's surge this week is a one-week anomaly or the beginning of a supply build-up is a question the next two weeks of data will answer.
Lower Mission added 20 new listings at a median of $949,000 — consistent with its recent pattern of strong supply at prices that have historically proven challenging to transact. Kelowna North also added 20 listings at a far more accessible median of $499,900.
The supply picture in detail
213 new listings came to market this week. Here is what sellers are asking — and what that implies.
Condos dominated new supply this week with 71 new listings — the largest single property type to come to market. The $400K to $600K bracket led with 33 listings at a median of $499,900. That is a price point with genuine buyer demand but also significant existing inventory. Sellers entering this bracket right now are joining a competitive field.
On the detached side, the $900K to $1.2M bracket saw the most new listings with 25 properties at a median ask near $1M. This has been one of the more consistently difficult price brackets across our eight weeks of tracking — high enough that buyers are selective, not so high that scarcity provides any protection.
Notably only 5 new detached listings came to market under $700K this week — the price point with the strongest historical absorption in our dataset. Scarcity of supply in the bracket with the most buyer demand continues to be one of the quiet structural stories in this market.
"Only 5 new detached listings under $700K this week — the price point with the strongest buyer demand. Scarcity where demand exists is not a coincidence."
What this means — price, position, promotion
Eight weeks of data has one consistent practical implication for anyone thinking about selling.
The sellers succeeding in this market — and they exist, 106 of them closed this week alone — share a common characteristic. They arrived at market having had an honest conversation about the three things that determine outcomes in any market: price, position and promotion.
Price: not what the home is worth to you, or what it sold for down the street two years ago, but what buyers in July 2026 are prepared to pay for a property like yours in your neighbourhood. The eight-week data makes this number increasingly precise.
Position: how your home is presented relative to the alternatives a buyer is comparing it against. In a market with 230 new listings per week, presentation is not optional.
Promotion: whether the right buyers are finding your listing through the right channels. Eight weeks of failure data is full of well-positioned, well-presented homes that simply weren't seen by the people who would have bought them.
Get all three right and this market rewards you. Get any one wrong and the probability of joining the failure column is above 50% — the data says so, every single week.
Graham Team Take · Week Eight
The market this time of year carries its own rhythm. Showings slow down, agents take holidays, buyers pause. That's normal for July. What eight weeks of consistent data tells us is that the seasonal slowdown is real but it's sitting on top of something structural — a market where buyer expectations and seller expectations have not yet found each other at scale.
What we're telling every seller we talk to right now is straightforward: your home needs to be compelling on at least one of three fronts — price, position, or promotion. Buyers in this market aren't settling. They're comparing. They have more choice than they've had in years and they know it. The homes closing right now are the ones that gave buyers a reason to act. The ones sitting are the ones that assumed the address would do the work.
We will keep tracking this every week. Because the most valuable thing we can offer any seller or buyer in this market is an honest read on what is actually happening — not what anyone hopes is happening.
Graham Real Estate Team · Royal LePage Kelowna
Data sourced from Royal LePage Kelowna weekly board statistics and Association of Interior REALTORS® MLS system. Single Family Residential, Central Okanagan. Eight-week tracking period May 25 – July 19, 2026.
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