The Winter Blues: Kelowna Real Estate Reality Check (2026)
If you’re a seller right now — you’re not imagining it
Winter in Kelowna brings:
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fewer showings
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fewer calls
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more “we’ll wait until spring”
Snow, holidays, vacations, and spending fatigue all stack up. The market feels stuck — just like the weather.
But here’s the real question:
Is 2026 actually bad… or is this just a normal winter slowdown?
A quick reality check on January 2026
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119 sales so far in January 2026 (Central Okanagan)
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That could make it the slowest January in 10 years
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But: one month does not make a trend
Why this matters:
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Sales often report with a 1–2 week lag
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We’re fully past the holidays now
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January still has time to “fill in”
Perspective matters:
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December 2025 had 267 sales
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That was the 3rd busiest December in the last 5 years
Also — headlines from Toronto or the Lower Mainland don’t tell the Kelowna story.
Central Okanagan sales in 2025 were higher than 2023 and 2024.
Not perfect.
Not a crash either.
What winter → spring usually looks like in Kelowna
(10-year averages + last-5-year median prices to avoid old data dragging things down)
Detached Homes (Single Family)
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Sales: ~122 (Jan) → ~239 (Mar)
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Days on market: ~58 → ~30
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Inventory: ~854 → ~1,066
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Median price: ~$918K → ~$991K
Townhomes
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Sales: ~41 → ~76
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Days on market: ~51 → ~30
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Inventory: ~236 → ~278
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Median price: ~$651K → ~$687K
Condos (Apartments)
- Sales: ~75 → ~139
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Days on market: ~51 → ~32
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Inventory: ~415 → ~506
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Median price: ~$440K → ~$448K
Translation:
Spring doesn’t just feel busier — the data says it is.
What this means for sellers
If your home sat in December or January, it’s usually not because it’s “bad.”
Winter normally brings:
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fewer buyers
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longer timelines
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more cautious decisions
The trap:
Lowering price out of panic or assuming something is wrong.
The smart move:
Use winter as a setup window:
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tighten pricing (buyers are pickier now)
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improve presentation (photos, staging, small fixes)
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remove obvious objections
So when spring buyers show up, you’re ready.
Why this matters:
Spring is when most people list — which is exactly why the prepared sellers win.
What this means for buyers (the upside most people miss)
If you don’t need to sell first, winter can be a quiet advantage:
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sellers feel the slowdown
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fewer competing buyers
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easier negotiations (price, repairs, terms)
The catch:
This leverage usually fades fast once February and March heat up.
Right now, there are more motivated sellers than headlines suggest — especially in condos, townhomes, and older detached homes.
What this means for developers & infill builders
Winter is often the best planning window:
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sellers are more flexible on land pricing
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fewer emotional bidders
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better chance to structure clean deals
As spring demand returns, finished or near-ready infill projects tend to benefit from:
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faster absorption
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improved buyer urgency
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better end pricing if supply stays tight
Waiting until everyone feels bullish again often means paying more for land.
Bottom line
What we’re feeling right now is normal — at least for now.
January alone doesn’t define a year.
Timing, preparation, and local data matter more than headlines.
Mark & Maddie
Selling Okanagan Group | eXp Realty Kelowna
📞 778-744-0872
📩 [email protected]
Thinking about selling, buying, or building in 2026? The smart moves usually start before spring.
