Big White Real Estate Report: Q2 2025 Update
Another half a year has passed and Summer season is back at Big White with more interest than ever. Big White’s operations team have been busy preparing the mountain biking and hiking trails and resort facilities, the community came together once again for the Big White Community Clean Up, and the sun came out to welcome us to Summer with a heat wave this first week of July.
Over the past three months the Big White real estate market has been seasonally quite typical in relation to that experienced during the first quarter. There were a total of 18 Big White vacation properties sold in the second quarter of 2025 which is just 1 shy of transactions recorded in both Q2-2024 and Q2-2023. The overall number of sales thus continues to show stability, even if it is relatively slow compared to much of the past decade. Sales for Q2-2025 included 10 ski condos. 6 townhouses, 1 private ski home and 1 building lot. There were no Big White commercial properties sold during the quarter.
Big White Sales Numbers and Values
The average sale price across all Big White vacation properties this past quarter was CDN $645,867. This figure reflects a 6.9% increase from the CDN $603,816 recorded in Q2-2024. The total sales in dollar volume came in at CDN $11,625,600 which is roughly the same as it was in Q2-2024 but with one less transaction.
Big White Ski Condos
Looking at ski condos of which 10 sold at Big White. This was a modest 16.6% decrease in sales compared to the 12 that sold in Q2-2024. The lowest priced condo sold for just CDN $169,500 and the highest priced condo sold for CDN $908,500. The average sale price for Big White condos was CDN $546,460, a figure which reflects a substantial increase of 48.6% over the CDN $367,750 average sale price recorded in Q2-2024. With that said, the sales mix appears to be quite different with the average size of condo residences sold this past quarter coming in at 1,191 sq.ft. (111m²), 68.9% larger than the average size of those sold in the same quarter last year. On an adjusted-for-size basis, the average sale price this past quarter was $491/sq.ft. ($5,285/m²), representing a 4.32% decrease YOY. Beyond size, other factors that impact the average sale price comparison are building age, location, and functional size — how many bedrooms, bathrooms, etc. and not just the quantity of living space.
In Q2-2024, nearly two thirds of all condo residences sold were older in older buildings. That stat appears again for this past quarter with 6 of the 10 condo residence sold having been built prior to the year 2000. A noticeable change was in the functional size, 3 of those 6 “older condos” were 4-bedroom condos and only one of them was smaller than a 2-bedroom, whereas in Q2-2024 only 1 of the 7 was larger than a 1-bedroom. In total, 40% of the condo residences sold this past quarter had 4 bedrooms, highlighting that purchasers are choosing larger homes with more bedrooms.
The most popular building in Q2 was Plaza on The Ridge, a 1993-built building, known for it’s larger floor plans, where 2 condo residences changed hands. No other building saw more than one sale.
Ski condos sold for within $1,400 and $140,500 of their original asking price and on average, for $46,360 less than the original asking price. The average selling price thus was 7.8% lower than the average original asking price. These all remain very similar to their counterparts from Q2-2024.
The average time on the market for ski condos that sold was 165 days with the fastest sale occurring after just 18 days on the market and the longest having been exposed for 420 days. The average time on the market has increase by 229% since this time last year when the average time on the market was just 72 days; however, the figure from Q2-2024 was a bit of an anomoly compared to Q1 and Q3 of that year. Nonetheless, 60% of condo residences that sold in Q2 had been exposed to potential purchasers for more than 4 months and 40% for more than 6 months. This is a very important piece of information for anybody considering selling their Big White condo in the next 3-12 months — there is a much greater likelihood that it will take considerable time than the likelihood it will sell quickly.
Ski Condo Inventory
There were only 20 ski condos new to market in Q2 with 3 of them selling within the quarter with an average of 26 days on the market. The quarter ended with 57 ski condos listed for sale with an average time of 207 days already on the market. While the number of active listings at the end of quarter remains nearly flat YOY, the number of new listings is down by a staggering 44.4%! There is a growing number of ski condos that just aren’t selling — more than 20% of the current inventory has already been exposed to the market for more than a year. This is why we’re seeing that average time on the market increase so much, rising 38% YOY.
Of the 57 ski condos listed for sale as we move into Q3, only a smidge more than a quarter are newer condos built after the year 2000. The other 74% are older condos built anywhere from the 70s through to the end of the 90s. Another inventory feature to watch is the functional size. Remember that 40% of the condo residence sold in Q2 were 4-bedroom residences, well if demand for those larger condo residences persist purchasers are going to struggle to find the right place; 4-bedroom residences make up only 10% of all inventory. On the flipside, smaller condo residences with 1-bedroom or less (studio suites) are currently making up 46% of properties currently for sale even though their showing in the Q2 sales mix was only 10%. This discrepancy between what is available to purchase and what people want to purchase is one of the driving factors for that increasing time on the market.
Another interesting observation is how listings are priced compared to prevailing market prices. For this we need to segment the condo category further, so let’s start with studio and 1-bd condo residences in buildings built before the year 2000. Although only one sale in this category, the average sale price was $169,500 in Q2. There are 26 such ski condos currently on the market and none of them are priced below that — the average asking price is $231,615 or 36.6% more than that average selling price. Next, let’s look at what is usually a fairly active category: 2-bd condo residences in buildings built after the year 2000. The average sale price for this category was $540,866 in Q2. There are currently only 6 such ski condos currently on the market and only one of them is priced below the average sale price for this past quarter. The average asking price is $678,341 or 25.4% more than the that average selling price. Although there is definitely a wide range of features even within one category the difference between current asking prices and actual sale prices realized is yet another driving factor for that increasing time on the market.
For existing owners thinking of selling before the ski next ski season you may join others in pricing well above the average selling price — let’s face it, there really is not a lot of supply with just 10 ski condos for sale — however, prospective purchasers have proven over the past three years now that they are willing to wait for the right opportunity. Thus for existing owners that are prepared to sell closer to the current average sale price, there is a very real opportunity to beat the competition simply by being realistic.
Big White Townhouses
Now looking at townhouses of which 6 Big White townhouses sold in Q2. This was exactly the same number that sold in Q2-2024. The lowest priced townhouse sold for CDN $435,000 and the highest priced townhouse sold for CDN $980,000. That low price sale was the lowest sale price for a townhouse at Big White since September 2021. The average price for Big White townhouses was CDN $696,833, a figure which reflects a substantial decrease of 21.5% over the CDN $888,250 average sale price recorded in Q2-2024. It would seem reasonable that the average sale price for Big White townhouses would be lower YOY seeing as over the past year we did see townhouse sale prices coming down, then Q1 saw a rebound, but not when it comes to the average sale price adjusted0-for-size. Let’s look through that lens again here. The average size of a townhouse sold in Q2 was 1,519 sq.ft. (141m²), representing a decrease in size of 18.4% compared to average size of 1,862 sq.ft. (173m²) in Q2-2024. On an adjusted-for-size basis, the average sale price this past quarter was $463/sq.ft. ($4,984/m²), representing only a slight 2.11% decrease YOY.
Earlier, when looking at condos I wrote about the different aspects of a property that can impact the sale price even when it’s similar in some ways. Here is a great example. A 2-bedroom, 2-bathroom, townhouse with 1,174 sq.ft () in Whitetail, located in Happy Valley, sold for $435,000. A 3-bedroom, 2-bathroom, townhouse with 1,139 sq.ft. in Timber Ridge, located at the top of the Upper Village adjacent the Moguls ski run, sold for $761,000 — a 75% premium — a $330,000 high sale price for a very smiliar sized townhouse, but as anyone who knows these two properties more intimately can tell, there are quite a few difference that arguably warrant that premium, including, functional size, location, view, etc.
There was no one townhouse community more popular than another in Q2 nor was there one Big White neighbourhood that stood out with townhouses selling in the Upper Village, Village Centre, Happy Valley, and Snow Pines neighbourhoods.
Townhouses sold for within $19,900 and $64,000 of their original asking price and on average, for $32,450 less than the original asking price. The average selling price thus was 4.4% lower than the average original asking price. This marks a noticeable shift compared to Q2-2024, when the average sale price was 12.2% lower than the average original asking price. For transactions record in Q2-2024, all but one townhouse sold for at least $60,000 less than the original asking price. Gone are the days of townhouses asking a quarter million more than they should be selling for; It would appear that townhouses sellers mean business.
The average time on the market for townhouses that sold was 132 days; however, it’s noteworthy that the median was just 68 days. The fastest sale occurred after just 34 days on the market while the longest had been exposed to the market for 381 days. Two thirds of the sales occured within less than 90 days on the market. This is a very dramatic shift since this time last year. The average time on the market for townhouses that sold in Q2-2024 was 321 days and even the median was 199 days. For further comparison: only 1 out of the 6 townhouses sold wihtin less than 90 days. This is absolutely a reflection of the increased knowledge, acceptance of the market, and seriousness of townhouse sellers. You can’t will a higher-than-market sale price into fruition so pricing for the market is critical to seeing success quickly and for those who fear selling too quickly may mean leaving money on the table, note: the average sale price for townhouses decreased by just 2.11% YOY while the average time on the market was reduced by 65%.
Townhouse Inventory
Speaking of townhouse sellers… where are you? There were only 5 townhouses new to market in Q2 with 2 of them selling already. Okay, there may have been 6 but I sold one of them off market before listing for sale publicly so it didn’t get included in the public market figures. This marks yet another shift for the townhouse market. With a 74% decrease in new townhouses coming up for sale, and total inventory down 37% YOY to just 22, there is a serious shortage for those considering the purchase of a townhouse at Big White. What’s even worse is that the average time on the market for existing inventory is 270 days so anyone that’s been watching the market for some time has not been seeing much for new inventory for some time. More than a third of the townhouses currently for sale have been for sale for a year or more!
Want a 3-bedroom townhouse near the Village or in Happy Valley? There is 1 for sale. How about a 2-bedroom townhouse near the Village or in the Upper Village? There is 1 for sale. Looking for a 4-bedroom townhouse with more than 2,500 sq.f.t of living space? You can can buy a new home in Sundance Resort starting at CDN $1.425M, otherwise there is only 1 other option. If you’re a purchaser that’s been looking for a townhouse you know the struggle I am talking about.
Big White Private Ski Homes
Now looking at private ski homes of which there was only 1 Big White home sold in Q2. This home was half-duplex home in the exclusive White Forest Estates community, just steps from the Happy Valley Way ski run and walking trail. As one of the very first homes built in that community it was now 25 years old and had never been renovated so it was showing it’s age compared to a lot of other private homes on this side of the mountain. This was definitely a challenge for the seller who had the home on the market for 485 days before inking a deal with the eventual purchaser. During that time they also reduced the price by a staggering $500,000! Yes, they had originally priced it at CDN $1,599,000 and sold it for CDN $1,100,000. On an adjusted-for-size basis, this private ski home sold for $421/sq.ft. which is very comparable to the one private ski home that sold in Q2-2024; a detached home of about the same age and also in White Forest Estates which sold for $446/sq.f.t.
Private home Inventory
No private ski homes came to market in Q2. The quarter ended with only 3 private ski homes listed for sale with an average time of 165 days already on the market. This figure has come down by a dramatic 35% YOY. However, are we really to believe that private home inventory is not aging as it was last year? The fact is that if we were to include the 4 private ski homes that came off the market during the quarter (and only factoring the time until their listings ended), the average time on the market would jump to 306 days.
Big White Building Lots
Finally! For the first time in 2 years, a vacant building lot has been sold at Big White. This was a larger, 0.39 acre exterior homesite, backing on to the Shortcut ski run and it sold for CDN $742,857. This sale was only realized after 531 days on the market and a price reduction of $245,000 from its original asking price.
Building lot Inventory
There was 1 vacant building lot new to market in Q2 bringing the total number of available building lots to 8. With that said, it’s been a challenging to sell these properties as evidence by the 2-year lack of sales, and the 5 building lots that came off the market during the quarter without realizing a sale. In all likelihood, there are still 13 building lots available to a purchaser. Building lots range in asking price from $399,000 to $899,000 and the average asking price is $518,669. These properties have already been on the market for an average of 508 days with 5 of them having been for sale for more than 2 years.
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