Big White Real Estate Report: Q1 2026 Update
Another fun-filled winter season has come and gone at Big White. Although the weather proved challenging for most resorts throughout Western North America, Big White was fortunate to have relatively consistent, albeit lighter than usual, snowfall for most of the season. If anything, the elevation and unique microclimate enticed more people from across the Pacific Northwest and further abroad to come check out what this mountain has to offer.
The Big White real estate market remained active through the first quarter of 2026 with the number of sales increasing 10% from this time last year. In total, there were 32 Big White properties sold throughout these past three months, including: 14 ski condos, 15 townhouses, and 2 private homes. There were no building lots sold during the quarter. This marked the first quarter with more than 1 private home sale since the first quarter of last year. Headline pricing metrics continue to mask what is truly happening beneath the surface but this report will shine a light on all the details.
Big White Sales Numbers and Values
The average sale price across all property types was CDN $782,277, effectively flat compared to Q1-2025 when it was CDN $775,931. While this suggests stability on the surface, the 26% increase from the previous quarter is misleading. That increase is primarily the result of a greater concentration of higher-priced properties selling, not a broad-based rise in property values.
Total dollar volume reached CDN $25.03 million, representing an approximate 11% increase over Q1-2025 and aligning closely with the increase in transaction count. Compared to Q4-2025, dollar volume rose by roughly 39%, despite only three additional transactions. This again highlights the impact of sales mix, with 11 properties selling at or above CDN $990,000 in Q1 compared to just 6 in the previous quarter.
On the supply side, 84 listings were activated throughout the quarter, though only 44 were new-to-market properties. This represents a decline of approximately 12% year-over-year and marks the second consecutive quarter of reduced new listing activity. Notably, 48% of all listings were relisted properties that had previously failed to sell, reinforcing the idea that a meaningful portion of available inventory continues to struggle to transact even as overall activity increases.
Big White Ski Condos
Condo activity showed modest improvement; however, the underlying data suggests a market still working through pricing misalignment. There were 14 condo sales in Q1, a slight increase year-over-year. That said, this increase represents only one additional transaction and follows an unusually weak Q1-2025, which was the slowest first quarter for condo sales since 2013. As such, this should not be interpreted as a meaningful rebound in demand.
The average sale price rose to CDN $519,343, up approximately 20% year-over-year. At first glance, this appears to signal strong price growth. In reality, this increase is largely explained by changes in sales composition.
For newer condos (built after 2000), the average sale price was CDN $704,250, essentially unchanged from Q1-2025. For older condos, the average sale price increased significantly to CDN $334,088. However, this increase is almost entirely attributable to a shift toward larger units transacting this year. In Q1-2025, nearly all older condo sales were studios or one-bedroom units, whereas this quarter included several larger two- and three-bedroom residences.
Adjusting for size provides a clearer view of value trends. Newer condos averaged 1,153 square feet and sold for approximately $610 per square foot, down from $651 per square foot in Q1-2025, a decline of roughly 6%. Older condos averaged 738 square feet and sold for approximately $453 per square foot, down from $488 per square foot the year prior, a decline of roughly 7%. These adjusted figures confirm that, despite rising average sale prices, underlying values have declined across both segments of the condo market.
One notable trend is the continued lack of transactions involving two-bedroom condos with private hot tubs. Historically, this has been one of the most in-demand product types. Only one such unit sold in Q1, consistent with the subdued activity seen in 2025. This stands in contrast to historical norms, where this segment regularly represented a significant share of total condo sales.
Market liquidity also continues to soften. The average time on market increased to 169 days, though this figure is influenced by an outlier. The median time on market, at 161 days, provides a clearer picture and is significantly higher than the 36-day median recorded in Q1-2025. Regardless of the metric used, properties are taking substantially longer to sell.
Pricing behaviour reinforces this trend. On average, condos sold for approximately $39,000 below their original list price, representing a 7% price concession. Only one property sold at its full asking price, and most required one or more price reductions before attracting a purchaser.
Ski Condo Inventory
Inventory levels and pricing strategies continue to define the condo market. The quarter began with 58 active listings, and 27 new condos were brought to market. Of these new listings, approximately 19% sold during the quarter. As we enter Q2, there are 70 active condo listings, representing an increase of roughly 9% year-over-year.
If sales activity remains consistent with 2025 levels, approximately 40 condo transactions can be expected over the remainder of the year. Even in the absence of additional inventory, this implies that a significant portion of current listings will not sell. Should new supply continue at recent levels, total available inventory could exceed 120 units, with less than one-third successfully transacting.
Current inventory is also aging. The average time on market is 273 days, with 44% of listings exceeding six months and 30% exceeding one year. This is indicative of persistent price discovery challenges.
The core issue remains pricing misalignment. Newer condos are transacting at approximately $610 per square foot, yet fewer than one-third of active listings are priced at or below this level. A significant portion of inventory is priced well above recent sale benchmarks. The same trend is evident in older condos. With average sale values around $453 per square foot, nearly 80% of current listings are priced above this level, and more than half exceed it by at least 15%.
This disconnect continues to be driven by seller behaviour. Many sellers are not under pressure to transact and are willing to wait for higher prices. At the same time, there is a strong belief in long-term value appreciation due to limited land availability, high construction costs, and the absence of new condo development since 2018.
The result is a market where inventory is elevated, pricing is aspirational, and transactions occur selectively when properties align with purchaser expectations.
Big White Townhouses
The townhouse segment remains the strongest-performing category within the Big White market. There were 15 townhouse sales in Q1, representing a 25% increase year-over-year and the highest level of activity since late 2021. Notably, this is one of the few instances in the past decade where townhouse sales exceeded condo transactions in a given quarter.
The average sale price reached CDN $1,029,493, an increase of approximately 5% year-over-year and the highest quarterly average on record. However, as with other segments, sales mix plays a role. On an adjusted-for-size basis, values were effectively flat, with an average of $475 per square foot, down slightly from the previous year.
The average size of townhouses sold increased to 2,165 square feet, up nearly 7% year-over-year. A notable contributor to this was the sale of four brand-new homes in Grizzly Ridge Estates. This community dominated activity, accounting for nearly half of all townhouse transactions and included both brand new homes and resales. Sundance Resort was the only other community with more than one sale.
Time on market metrics present a more nuanced picture. The average time on market increased significantly to 229 days; however, the median remained stable at 114 days. This suggests that while some properties are taking considerably longer to sell, well-positioned listings continue to transact within a typical timeframe.
Price negotiations were more pronounced than in previous years. Townhouses sold for an average of approximately $106,000 below their original list price, representing a 9% discount. When isolating properties that had been on the market for less than one year, the average concession was closer to 6%, indicating that pricing discipline remains critical.
Townhouse Inventory
Townhouse inventory remains constrained relative to demand and composition challenges are emerging. The quarter began with 27 active listings, and 16 new properties were introduced. As we enter Q2, there are 28 townhouses available for purchase, representing a slight decline year-over-year. This equates to approximately 3.5 months of inventory, significantly lower than the condo segment and indicative of a more balanced, if not undersupplied, market.
Inventory is also relatively fresh. Approximately two-thirds of listings have been on the market for less than six months. The median time on market is 121 days, closely aligned with recent transaction data. A key shift has been the near sell-out of Grizzly Ridge Estates, which previously represented a substantial portion of available inventory. As this project approaches completion, its influence on overall supply is diminishing.
The primary challenge within the townhouse segment is now product mix. Approximately 40% of available inventory consists of two-bedroom units, while the majority of purchaser demand is concentrated in larger three- and four-bedroom homes. In Q1, only a small fraction of transactions involved properties with fewer than three bedrooms.
From a pricing perspective, townhouse inventory appears relatively well aligned with market expectations. The average asking price, when adjusted for size, is approximately $521 per square foot, roughly 10% above recent sale values. Excluding a small number of high-priced outliers, most listings are positioned within a reasonable range of purchaser expectations.
Big White Private Ski Homes
Activity in the private home segment remained limited, with only two transactions recorded in Q1, both located in Snow Pine Estates.
The average sale price was CDN $1,063,933, with an average size of 2,350 square feet, translating to approximately $453 per square foot. This represents a modest increase of roughly 3% year-over-year on an adjusted basis.
Inventory remains extremely limited, with only six homes currently available for purchase across the resort. With such constrained supply, this segment continues to be driven more by availability than by broader market dynamics.
Big White Building Lots
The building lot segment saw minimal activity, with only one transaction recorded during the quarter.
The property — a 0.7 acre development site in the Upper Village — sold for $565,000 and offers potential for higher-density development. No single-family lots transacted during the period.
There are currently 11 building lots available, the majority of which have been on the market for extended periods. Approximately 73% have been listed for more than one year, and nearly half for more than two years. This prolonged exposure suggests that pricing expectations remain misaligned with current purchaser demand, particularly in a segment that is more sensitive to development costs and financing conditions.
Want to know what’s been selling in your building or Big White community?
Here’s a look at some of what sold in Q1 — 2026
Ski Townhouse
225A Grizzly Ridge Trail - a brand new 4-bedroom, 4.5 bathroom, luxury home in Grizzly Ridge Estates with more than 2,900 square feet of living space across three floors, plus an oversized private garage and additional driveway parking. According to the listing, “Inside, you’ll love the open, thoughtful layout and high-end finishes throughout. The main level features a chef’s kitchen, a spacious living room with vaulted cedar ceilings and stone fireplace.”
Learn more about Grizzly Ridge at Big White.
50A Forest Lane - a spacious 3-bedroom, 3-bathroom duplex style ski home in the quiet community of The Forest. This ski home offered a total of 1,774 square feet across three levels of living space plus a loft overlooking the main living area below. The living room’s vaulted ceilings, stone fireplace, wet bar, and access to the private hot tub is the perfect gathering place for après ski. The lower level entry has plenty of storage for all your gear. Ski-in directly to your door from Serwa's ski run.
Ski Condo
#4-602 - 7700 Porcupine Road - a 2-bedroom, 2-bathroom, ski-in/ski-out condo built in 2007 offering just more than 1,000 square feet of living space. According to the listing, “Retreat to the inviting primary suite with a luxurious steam shower, while guests enjoy their own private haven in the second bedroom. Cozy up by the stone gas fireplace, chill your favourites in the wine fridge, or soak in your private hot tub as you take in the serene alpine vistas.” The Aspens is situated at the top of Upper Village, backing directly on to the Highway 33 ski run for the easiest ski-in and ski-out around and access to 5 different chair lifts.
#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 ground-floor condo residence offered 3 bedrooms, 2 bathroom, and just over 1,500 square feet of living space. With timber-clad ceilings, and handscraped 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 don’t let being on the first floor fool you — due to the terrain, the view side of residence is way above the ground and offers oustanding views of Monashee Mountains. Advertised as having, “New high-end hot tub, extensive custom wood furnishings & fixtures, updated lighting, cedar ceilings, a modernized in-floor hydronic heating system with five smart thermostats.”
Private Ski Homes
5946 Snow Pines Crescent - an exceptional 4-bedroom, 4.5-bath half duplex home backing on to the Snow Pine Estates access trail offers more than 3,300 square feet of living space across three levels. Rich wood finishes throughout, soaring vaulted wood ceilings, large wood beams, and and two inviting fireplaces create a warm alpine atmosphere. The main level features a bright, open-concept living space that extends onto a generous covered deck with private hot tub—ideal for unwinding after a day on the slopes. Enjoy true ski-in/ski-out access and outstanding entertaining spaces, including a spacious lower-level rec room with bar area, full-size fridge, dishwasher, and walk-out covered patio. Two additional bedrooms and bathrooms on the lower level comfortably accommodate guests, while a private sauna completes the ultimate apres-ski retreat. Perfect as a family mountain escape or a high-performing investment, this home offers the quintessential Big White lifestyle.
What does the future hold?
Current market conditions suggest a continuation of existing trends rather than a meaningful shift in direction. Based on historical seasonality, Q2 transaction volume is expected to decline relative to Q1. If patterns hold, approximately 20 sales may occur over the next quarter.
Where change may emerge is in sales composition. Strong demand for larger townhouses has the potential to sustain elevated activity in that segment, provided additional inventory comes to market. In contrast, the condo market is likely to remain constrained by pricing misalignment and elevated inventory levels. Building lots may present an opportunity for increased activity as aging inventory and carrying costs begin to influence seller behaviour.
Overall, the Big White market remains segmented. Townhouses are supported by limited supply and steady demand, while condos continue to face elevated inventory and pricing resistance. Until this imbalance corrects, market performance will continue to diverge across property types.
With Grizzly Ridge Estates nearly selling out, look for The Glades development in Black Forest to start gaining sales momentum. For many, this community is much better situated (just down the road from the Black Forest Day Lodge and future base area) with excellent ski-out that takes you directly past the Adventure Park to the Gondola in Happy Valley. This makes accessing the village quite easy when the gondola is operational. Ski access back to The Glades is not formally developed yet but will be along Black Forest Road. One home in The Glades has been completed and expect a few more by the time winter comes around. Others will like that this is not a strata community and each home has its own individual lot and title.
Another project that is about to rise from the ground is the Cambria Creekside townhouse development on the corner of Black Forest Road and Big White Road. This development spent last summer and autumn servicing the site and equipment is back and ready to get started on the first building’s foundation.
Below is a quick summary of the numerous new construction projects underway:
New Construction Townhouse
Cambia Creekside Residences — in the new Black Forest neighbourhood
Sundance Resort — the continuation of the existing Sundance Resort community
New Construction Private Ski HOme
The Glades at Big White — in the new Black Forest neighbourhood
Black Forest Homes — building lots and custom home options along Black Forest Road
Monashee Ridge — building lots and custom home options below the Serwa’s ski run
I hope you have made some fantastic memories with friends and family at Big White this past season. I look forward to updating you again as we welcome yet another Summer season three months from now. Until then, take care!
Thinking about purchasing at Big White? Check out these Featured Listings available now.
