Big White Real Estate Report: Market Intelligence from Q2 2026
Big White recorded 19 property sales during the second quarter of 2026, the strongest second-quarter transaction total since 2022 and approximately 5% higher than the same period last year. The quarter also produced a 14.8% increase in the average sale price and a 20% increase in total dollar volume despite only one additional sale compared with Q2-2025.
At first glance, those figures suggest a rapidly appreciating market. The underlying data, however, tells a more nuanced story. While townhouse demand remained exceptionally strong throughout the quarter, condo activity slowed to its weakest second-quarter performance in more than a decade, excluding the pandemic-affected market of 2020. The increase in the overall average sale price was driven primarily by the mix of properties selling rather than broad-based price appreciation across the market.
Three months have passed since the lifts stopped spinning and Big White settled into its quieter spring season. While many full-time residents use the off-season to travel or spend time with family away from the resort, purchasers and sellers continued putting deals together throughout the spring.
Sales during the quarter included: 7 ski condos, 10 townhouses, 1 private ski home, and 1 building lot, bringing the year-to-date total to 51 transactions. There were no commercial property sales during the quarter.
Big White Sales Numbers and Values
The average sale price across all Big White vacation properties this past quarter was CDN $732,437 compared to CDN $638,248 recorded in Q2-2025. The total sales in dollar volume was CDN $13,916,300, compared to CDN $11,625,600 in the same period last year.
On the supply side, 52 listings were activated throughout Q2-2026, although only 34 represented genuinely new-to-market properties. New listing activity increased approximately 17% year-over-year, reversing a two-quarter trend of declining supply. At the same time, roughly 35% of listings activated during the quarter were relisted properties that had previously failed to sell, down from 48% in Q2-2025. While relistings continue to represent a significant portion of available inventory, the decline suggests more new sellers are entering the market than we have seen in recent quarters.
Big White Ski Condos
Condo sales slowed to just seven transactions during the second quarter, the lowest non-pandemic second-quarter total since 2010. While the headline numbers suggest a softer market, adjusted-for-size analysis indicates values remained relatively stable and, in some cases, continued to improve. The story this quarter is less about declining values and more about a changing sales mix.
Only 7 condos sold during Q2-2026, down 30% from the same period last year. The average sale price declined to CDN $475,929, approximately 13% lower than Q2-2025. On its own, that figure suggests weakening prices, but it does not tell the full story.
Looking beneath the averages reveals two very different trends.
Newer condominiums, built after 2000, sold for an average of CDN $593,000 compared with CDN $632,775 one year earlier. At the same time, the average residence sold was considerably smaller, declining from 1,351 square feet to 1,047 square feet. Once adjusted for size, the average sale price increased from approximately $468 per square foot to $566 per square foot, an increase of roughly 21%.
Older condominiums followed a similar pattern. The average sale price declined from CDN $488,917 to CDN $319,833, but the average residence sold also became dramatically smaller, falling from 1,085 square feet to 632 square feet. On an adjusted basis, average sale prices increased from approximately $450 per square foot to $506 per square foot, an increase of just over 12%.
Taken together, these figures suggest that average sale prices were influenced far more by the types of residences selling than by a broad decline in market value. Larger and higher-priced residences represented a much smaller portion of this quarter's sales, pulling down the overall average despite stronger adjusted sale prices.
One example illustrates this well. Sundance Resort was the only condominium community to record more than one sale during the quarter. Two similar two-bedroom residences sold for $550,000 and $500,000, averaging $525,000 with an average size of 937 square feet. During the same quarter last year, a comparable 1,021-square-foot residence sold for $500,000. While no two sales are perfectly identical, this comparison suggests modest appreciation rather than declining values within that segment of the market.
Marketing times varied considerably. The average condominium remained on the market for 180 days, while the median was just 113 days. This tells us that although some well-positioned properties continue to find purchasers within a reasonable timeframe, a handful of long-running listings continue to pull the average higher. At the current pace, most successful condominium sales are occurring after approximately four to six months on the market.
Negotiations also remained relatively consistent. On average, condominiums sold for approximately CDN $18,500 below their original list price, representing a price concession of about 4%. This excludes one significant outlier that ultimately sold approximately CDN $200,000 below its original asking price. The data continues to reinforce a trend we've seen for several quarters: purchasers remain willing to pay fair market value, but only for properties that are competitively priced from the outset.
The range of sales during the quarter highlights just how diverse the condominium market has become. The lowest-priced sale was a studio residence at The Moguls that sold for CDN $195,000 after 609 days on the market. At the opposite end of the spectrum, a three-bedroom residence at Copper Kettle Lodge sold for CDN $910,000 after just 13 days. Those two sales demonstrate how dramatically property type, pricing, and purchaser demand can influence marketing times within the same market.
Ski Condo Inventory
The quarter began with 70 active condominium listings, while 19 additional condominiums were brought to market. Of those new listings, only one sold during the quarter. As Q3 begins, there are 62 active condominium listings available for purchase.
Although the number of active listings declined from 70 to 62, that reduction deserves a closer look. Adding 19 new listings while ending the quarter with eight fewer properties means many sellers chose not to renew expired listings or temporarily withdrew their properties from the market. Approximately 30% of active condominium sellers who entered the quarter with a listing elected to step away rather than continue marketing their property.
Even with those withdrawals, inventory remains elevated. At the current pace of sales, the market now holds more than two years' worth of condominium inventory without accounting for any future listings. If the properties withdrawn following Q1 were to return to the market, available supply would exceed three years at today's absorption rate. This is the highest level of condominium inventory we've seen in well over a decade.
Inventory alone, however, is only part of the story. Purchasers continue to be selective, and many appear willing to wait for the right property rather than compromise on location, layout, or price. That disconnect is clearly visible when comparing current listing prices with recent sales.
Newer condominiums currently listed for sale are asking an average of approximately $665 per square foot. By comparison, newer condominiums that sold during Q2 averaged approximately $566 per square foot, leaving an average pricing gap of about 17.5%. Only four of the twenty-four new condominium listings introduced during the quarter were priced at or below the average adjusted sale price, while 83% entered the market above that level.
Current condominium inventory has now been available for an average of 265 days, approximately 28% longer than at this time last year. Although inventory continues to age, the year-over-year increase is considerably smaller than what we observed during Q1, suggesting conditions may be beginning to stabilize.
Ultimately, the condominium market remains highly competitive for sellers and favourable for purchasers. Well-priced properties continue to sell, but elevated inventory and a noticeable gap between purchaser expectations and seller pricing mean accurate pricing remains more important than ever.
Big White Townhouses
Townhouses continued to be the strongest-performing segment of the Big White real estate market during the second quarter. Sales reached their highest second-quarter level in five years, marketing times fell dramatically, and inventory remained relatively tight despite an increase in new listings. Unlike the condominium market, where purchasers have abundant choice, the challenge in the townhouse segment is often finding the right property rather than simply finding a property.
A total of 10 townhouses sold during Q2-2026, representing a 67% increase from the same quarter last year. For the second consecutive quarter, townhouse sales outpaced condominium sales, reinforcing the shift we've seen in purchaser demand over the past several months.
The average sale price climbed to CDN $958,980, approximately 38% higher than Q2-2025 and the third-highest quarterly average ever recorded for the townhouse segment. On the surface, those numbers suggest substantial price appreciation. Much like the condominium market, however, the sales mix tells a more complete story.
The average townhouse sold this quarter measured 2,083 square feet, up 37% from 1,519 square feet during the same period last year. Once adjusted for size, the average sale price was approximately $460 per square foot, essentially unchanged from $463 per square foot in Q2-2025. In other words, larger townhouses accounted for a much greater share of sales this quarter, driving the average sale price higher while underlying values remained relatively stable.
Marketing times improved considerably. The average townhouse sold after just 76 days on the market, down from 132 days one year ago, while the median fell from 68 days to only 30 days. Six of the ten townhouse sales occurred within the first month, illustrating how quickly well-positioned properties continue to attract purchasers.
Negotiations also remained relatively modest. On average, townhouses sold for approximately CDN $41,480 below their original list price, representing a discount of roughly 4%. The median price reduction was just CDN $24,000, or less than 2.5% of the original asking price. This is one of the closest relationships between original list prices and completed sale prices we've seen in recent years and reflects continued purchaser confidence in well-priced properties.
The range of townhouse sales once again demonstrated the diversity of the market. The lowest-priced transaction was a two-bedroom residence at Tree Tops that sold for CDN $550,000 after 230 days on the market. At the opposite end, a brand-new five-bedroom residence in Grizzly Ridge Estates sold for CDN $2,200,000. The fastest sale of the quarter was a three-bedroom townhouse in South Point, which found a purchaser after just 16 days. Grizzly Ridge Estates and Powderview Lodge each recorded two sales, making the Snow Pines neighbourhood home to half of all townhouse transactions during the quarter.
Townhouse Inventory
The quarter began with 28 active townhouse listings, and 14 additional properties were brought to market. As we enter Q3, only 26 townhouses remain available for purchase.
Although active inventory is approximately 18% higher than this time last year, sales have increased even faster. At the current pace of demand, the market holds approximately eight months of townhouse inventory, nearly 29% less than one year ago. By comparison, the condominium market currently has more than two years of inventory, highlighting just how differently these two segments are performing.
Inventory also remains remarkably fresh. Half of the available townhouses have been on the market for three months or less, while nearly three-quarters have been listed for fewer than six months. The median marketing time for current inventory is 119 days, while the average of 220 days is heavily influenced by four long-term listings that have been available for more than two years. Excluding those outliers, today's inventory is relatively new to the market and continues to turn over at a healthy pace.
Perhaps the most interesting characteristic of the townhouse market isn't the number of listings available, but how those listings are distributed. Although there are 26 townhouses currently for sale, purchaser choice narrows considerably once inventory is divided by neighbourhood and bedroom count. There are presently 14 distinct neighbourhood-and-bedroom combinations with at least one property available, yet eight of those groups contain only a single listing. Purchasers searching for a four-bedroom townhouse in Happy Valley currently have no options. Those looking for a two-bedroom townhouse in the Lower Village also have none. In many cases, the challenge isn't a lack of inventory overall, but a lack of inventory that matches a purchaser's specific needs.
Pricing expectations continue to reflect the strength of the segment. Current townhouse listings average approximately $525 per square foot compared with an average adjusted sale price of $460 per square foot during Q2, leaving an average pricing gap of about 14%. Looking a little deeper, however, reveals several high-priced listings priced well above the rest of the market. Removing those outliers reduces the average list price to approximately $503 per square foot, narrowing the gap to roughly 9%. That relationship is considerably tighter than in the condominium market and suggests sellers are responding to stronger demand while remaining closer to current market values.
Overall, the townhouse market remains the healthiest segment of Big White's real estate market. Purchasers continue to absorb well-priced inventory quickly, but finding the right property is becoming increasingly difficult as available options narrow by neighbourhood, bedroom count, and property type.
Big White Private Ski Homes
The private home market continues to be defined by limited inventory rather than limited demand. With only four homes available for purchase at the beginning of Q3, purchasers looking for a private ski home have fewer options than at any point in recent years. As a result, interpreting market trends from a single quarterly sale remains difficult, but the broader story is one of exceptionally constrained supply.
Only one private home sold during the second quarter.
The property, a six-bedroom residence in Snow Pine Estates built in 1994, offered 2,084 square feet of living space and sold for CDN $735,000 after 172 days on the market. On an adjusted basis, the home sold for approximately $353 per square foot.
Compared with the only private home sale recorded during Q1, which averaged approximately $453 per square foot, this represents a noticeably lower adjusted sale price. However, with just one sale in each quarter and no comparable private home sales during Q2-2025, it would be inappropriate to draw broader conclusions about changes in market value from such a limited sample. Individual property characteristics can have a much greater influence on sale prices than overall market conditions when transaction volumes are this low.
Inventory remains the defining characteristic of this segment. As we enter Q3, just 4 private homes are listed for sale, with one property available in each of Snow Pine Estates, the Upper Village, Feathertop Estates, and Monashee Ridge. Although every neighbourhood offers something different in terms of size, age, ski access, and views, purchasers have remarkably little choice. Finding a home that satisfies even a handful of "must-have" criteria has become increasingly difficult.
For sellers, limited competition continues to be a significant advantage. For purchasers, however, the challenge is rarely negotiating price. More often, it is simply waiting for a property that meets their needs to become available. Until inventory improves, the private home market is likely to remain driven more by the availability of suitable properties than by broader shifts in demand or pricing.
Big White Building Lots
The building lot market remains the quietest segment of Big White's real estate market. While available inventory has declined significantly over the past several quarters, purchaser demand for vacant land continues to lag well behind other property types. The primary challenge isn't the supply of lots available for purchase, but the economics of building.
Only one building lot sold during the second quarter.
The property, a 0.07-acre mountainfront homesite in Feathertop Estates, sold for CDN $260,000 after 1,021 days on the market. It was the first interior lot in Feathertop Estates to sell since Q2-2022. Four years ago, two comparable interior lots in the same neighbourhood sold during the second quarter for an average of CDN $654,950, suggesting values for this type of building lot have declined substantially from their peak. With so few transactions taking place, however, individual sales should be interpreted cautiously and are not necessarily representative of the broader market.
The quarter began with 11 active building lot listings, yet no new lots were introduced to the market. As Q3 begins, only five lots remain available for purchase, meaning more than half of the available inventory has either sold, expired, or been withdrawn over the past three months.
At first glance, a decline in available inventory would normally suggest improving market conditions. In this case, however, the opposite appears to be true. Rather than demand strengthening, many sellers have simply chosen to withdraw their properties after extended marketing periods instead of reducing their asking prices further. Several lots have now spent more than three years on the market, demonstrating that many owners remain willing to wait rather than sell at today's prices.
The underlying challenge facing this segment extends well beyond the price of the land itself. Purchasing a building lot is only the first step in a much larger financial commitment. Construction costs remain elevated, financing vacant land typically requires a substantial down payment, and construction loans carry additional borrowing costs throughout a build that can easily take two to three years given Big White's relatively short construction season. By the time a home is completed, the total investment often exceeds the cost of purchasing a comparable existing home.
For many purchasers, that comparison has become difficult to ignore. Why commit to years of construction, higher financing costs, and the uncertainty that comes with building when an existing home can often be purchased for less and occupied immediately? Until the financial equation shifts, many purchasers are likely to continue favouring existing homes over vacant land.
Ultimately, stronger demand for building lots is unlikely to return simply because lot prices decline or inventory becomes more limited. It will likely require renewed strength in the private home market, where completed homes once again command values that justify the cost, time, and risk of building from the ground up. Until that relationship improves, the building lot market is likely to remain the slowest-moving segment of Big White's real estate market despite the sharp reduction in available inventory.
Want to know what’s been selling in your building or Big White community?
Here’s a look at some of what sold in Q2 — 2026
Ski Townhouse
175 Grizzly Ridge Trail - a brand new detached home within the Grizzly Ridge townhouse community offering 5 bedrooms, 4 bathrooms, across 3,600 square feet of luxuriously appointed living space. This home consists three stunning levels , with gorgeous panoramic views that take centre stage from every floor. The main floor evolves around a dramatic great room with soaring vaulted ceilings and a natural stone fireplace. The gourmet kitchen features Fisher & Paykel appliances, leathered natural stone countertops, and a satin copper pull-out faucet, complemented by a fully appointed pantry and mudroom with heated tile floors and a wine fridge.
Learn more about Grizzly Ridge Estates at Big White.
14 - 5095 Snowbird Way - a spacious 3-bedroom, 3-bathroom townhouse in South Point sitting directly on the Happy Valley Way ski run. This home, built in 2004, offered a total of just shy of 2,000 square feet across three levels of living space. According to the listing, “Vaulted ceilings crown two exceptional primary suites, each with a private ensuite and in-floor heating.” If that wasn’t enough, this home came with a private hot tub and a private sauna.
Ski Condo
#327 - 255 Feathertop Way - a 2-bedroom, 2-bathroom, ski-in/ski-out condo built in 2006, offering a little more than 1,000 square feet of living space and including a lock-off room with kitchenette . According to the listing, “This property is on the top floor and has a perfect view south to the Monashee mountains, providing direct sunlight all day long from sunrise to sunset.” Sundance Resort is situated right next to the Bullet Express chair lift for convenient day and night skiing. It is also an amenity rich community with an outdoor heated pool with waterslide, shared hot tubs, a steam room, kid’s games room, movie theatre, and fireside lounge and pool table.
#104 - 250 Feathertop Way - a fantastic ski-in/ski-out condo residence in Copper Kettle Lodge is located immediately adjacent the Shortcut Ski run and just up the hill from the Black Forest Express chair lift. This 2006-built top-floor condo residence offered 3 bedrooms, 2 bathroom, and just over 1,500 square feet of living space. With timber-clad ceilings, and hand-scraped hardwood floors, it would make a warm, inviting, place to relax and enjoy family time before and after a day on the mountain. Located in Big White’s only concrete building it’s a super quiet and offers outstanding views of Monashee Mountains.
What does the future hold?
As we head into the second half of 2026, I'll be paying particular attention to three trends. First, whether elevated condominium inventory begins to translate into increased sales as purchasers recognize improved selection and negotiating opportunities. Second, whether townhouse inventory can keep pace with demand heading into the winter season. Finally, whether the continued shortage of private homes encourages more owners to bring properties to market. Those trends will likely tell us far more about the direction of the Big White market than average sale prices alone.
There seems to always be someone building on the mountain. This summer, construction is happening in Feathertop Estates, Monashee Ridge, and The Glades, and possibly other areas of the mountain. Below is a quick summary of the new construction projects underway or available for pre-sale:
New Construction Townhouse
Cambia Creekside Residences — in the new Black Forest neighbourhood
Sundance Resort — limited townhouse units still available
New Construction Private Ski HOme
The Glades at Big White — in the new Black Forest neighbourhood
Black Forest Homes — off-market building lots and custom home options along Black Forest Road
Monashee Ridge — off-market building lots and custom home options below the Serwa’s ski run
Thinking about purchasing at Big White? Check out these Featured Listings available now.
