Kelowna Real Estate Market Update: October 2026
What's happening with Kelowna, West Kelowna and Lake Country home prices right now, broken down by month, property type and neighbourhood, with an honest read on what it means if you're buying or selling.
$1.14M
Avg Detached Price
$950K
Median Detached Price
9 mo
Months of Inventory
55
Median Days to Sell
Giuseppe Gaspari
REALTOR® | Okanagan Real Estate Specialist
Born and raised in Kelowna. Helping families find their perfect Okanagan home.
Last updated: October 16, 2026
Kelowna's average detached house price was $1,137,518 from January through September 2026, up 1.8% year over year. The median sale price was $949,950, down 2.1%. Sales volume fell 3.8%. Average up, median down means more high-end homes sold this year.
$1,137,518
Average detached price, +1.8% YoY
$949,950
Median detached price, -2.1% YoY
9 months
Inventory, detached, Sep 2026
| Measure | Jan-Sep 2026 | Jan-Sep 2025 | Year-over-year |
|---|---|---|---|
| Average price | $1,137,518 | $1,117,064 | +1.8% |
| Median price | $949,950 | $970,750 | -2.1% |
| Number of sales | 1,514 | 1,574 | -3.8% |
Source: Association of Interior REALTORS® MLS® System, Central Okanagan, data to September 30, 2026. Pulled October 2026.
"Central Okanagan" in these numbers means Kelowna, West Kelowna, Lake Country and Peachland together, the way the Association of Interior REALTORS® reports it. These figures are detached, single-family homes only. If you want the condo-only breakdown, I keep that on a separate Kelowna Condo Market report so this page can stay focused on houses, townhomes and the overall market.
Average House Price in Kelowna
The $1,137,518 average I opened with covers January through September. Zoom into the third quarter alone (July through September) and the average climbs to $1,160,531 on 517 sales, up 4.4% from the same quarter in 2025 ($1,111,350 on 533 sales). September itself came in at $1,128,102 on 151 sales, almost flat against September 2025's $1,134,642 on 164 sales.
Notice the sales counts dropping even as the price holds. That's the story of 2026 in one sentence: fewer transactions, but the ones happening are skewing toward pricier homes.
Average versus median, and why I quote both: The average adds up every sale and divides by the count, so a handful of multi-million-dollar homes can pull it upward. The median is the middle sale, a better read on what a typical buyer actually pays. When they move in opposite directions, like this year, it almost always means the mix of what's selling has shifted, not that every home got more or less valuable.
Detached prices vary a lot by neighbourhood. I run comps on the specific area before I quote anyone a number.
Kelowna Home Prices by Month in 2026
Here's the month-by-month average sale price and sales count for detached homes and condos across the Central Okanagan, January through September 2026. June and July ran the hottest for detached, both on price and volume. Condos peaked in June on price but stayed choppier month to month than detached did.
| Month | Detached Avg | Detached Sales | Condo Avg | Condo Sales |
|---|---|---|---|---|
| January | $1,091,352 | 93 | $501,550 | 55 |
| February | $1,025,816 | 114 | $497,379 | 74 |
| March | $1,054,288 | 162 | $443,900 | 104 |
| April | $1,168,343 | 194 | $495,516 | 95 |
| May | $1,142,405 | 210 | $502,295 | 123 |
| June | $1,189,331 | 224 | $538,228 | 118 |
| July | $1,208,750 | 218 | $477,988 | 107 |
| August | $1,122,593 | 148 | $475,971 | 96 |
| September | $1,128,102 | 151 | $492,287 | 83 |
Source: Association of Interior REALTORS® MLS® System, Central Okanagan, data to September 30, 2026. Pulled October 2026.
Kelowna Housing Prices by Property Type
Median prices tell a quieter story than the detached average does. Townhomes softened about as much as detached homes did. Condos barely moved at all. For the detailed condo breakdown, see my Kelowna Condo Market report, this table is just here for comparison across types.
| Property Type | Median Jan-Sep 2025 | Median Jan-Sep 2026 | Change |
|---|---|---|---|
| Single-Family Detached | $970,750 | $949,950 | -2.1% |
| Townhouse | $685,000 | $670,000 | -2.2% |
| Condo / Apartment | $435,000 | $435,000 | Flat |
Source: Association of Interior REALTORS® MLS® System, Central Okanagan, data to September 30, 2026. Pulled October 2026.
Kelowna House Prices by Neighbourhood
This is the breakdown I wish more market updates included. Detached medians by area, past 12 months (November 2025 through October 16, 2026). Crawford Estates tops the list, but on a small sample, treat it as a curiosity, not a benchmark.
What "small sample" means: under 20 sales in 12 months. A couple of unusual homes can swing a small-sample median by six figures. I've flagged Crawford Estates below; Westside Road, Big White and Joe Rich had too few sales to list here at all.
| Area | Median Price | Sales |
|---|---|---|
| Crawford Estates(small sample) | $1,785,000 | 17 |
| Wilden | $1,535,000 | 43 |
| McKinley Landing | $1,517,500 | 26 |
| Kettle Valley | $1,450,000 | 33 |
| Upper Mission | $1,393,500 | 122 |
| Lake Country South West | $1,265,000 | 56 |
| Dilworth Mountain | $1,225,000 | 31 |
| Lower Mission | $1,216,000 | 132 |
| Black Mountain | $1,100,000 | 101 |
| Lakeview Heights (West Kelowna) | $1,072,500 | 128 |
| Lake Country North West | $1,060,000 | 53 |
| South East Kelowna | $1,046,850 | 58 |
| University District | $990,000 | 22 |
| Smith Creek (West Kelowna) | $956,750 | 28 |
| Shannon Lake (West Kelowna) | $955,000 | 76 |
| Glenmore | $950,000 | 108 |
| West Kelowna Estates | $934,163 | 74 |
| Kelowna North | $865,000 | 41 |
| Lake Country East / Oyama | $852,000 | 45 |
| North Glenmore | $850,000 | 85 |
| Kelowna South | $837,000 | 76 |
| Peachland | $822,000 | 67 |
| Rutland North | $790,000 | 93 |
| Glenrosa (West Kelowna) | $765,000 | 45 |
| Rutland South | $762,000 | 77 |
| Springfield/Spall | $731,250 | 56 |
Source: Association of Interior REALTORS® MLS® System, Central Okanagan, data to September 30, 2026. Pulled October 2026.
Upper Mission: $1,393,500 median on 122 sales, one of the more reliable numbers on this list.
Is Kelowna a Buyer's or Seller's Market?
I use a simple rule of thumb: under 4 months of inventory favours sellers, 4 to 6 months is balanced, and over 6 months tips toward buyers. In September 2026, both detached homes and condos sat at roughly 9 months of inventory, squarely in buyer's-market territory, and in the same spot detached was a year earlier. The low point this year was 6 months back in June and July, so even the "hot" stretch of 2026 barely touched balanced.
Days to sell backs that up. Detached homes took a median of 55 days in September, up from 46 a year earlier. Condos took 83 days, up from 62. Spring moved faster, 35 to 44 days for detached, which is the usual seasonal pattern here.
9 mo
Detached inventory, Sep 2026 (also 9 in Sep 2025)
9 mo
Condo inventory, Sep 2026 (up from 8 in Sep 2025)
My honest take
Nine months of inventory for both detached and condos means buyers genuinely have room to negotiate right now, especially on anything that's sat past that 55 to 83 day mark. My honest limitation: I don't have sale-to-list price ratio or price-per-square-foot data yet to tell you exactly how much room there is on a given home, and I won't guess at a number I can't back up. If you want that read on a specific property, send me the address and I'll pull the comps.
The Long View: Detached Prices Since 2016
Zooming out helps more than any single month does. 2022 was the peak year on record at an annual average of $1,184,151. Our 2026 year-to-date average of $1,137,518 sits 3.9% below that peak, but well above anything before 2021.
| Year | Avg Price | Sales |
|---|---|---|
| 2016 | $627K | 3,355 |
| 2017 | $695K | 2,758 |
| 2018 | $745K | 2,214 |
| 2019 | $723K | 2,135 |
| 2020 | $838K | 2,916 |
| 2021 | $1.02M | 3,466 |
| 2022 (peak) | $1,184,151 | 2,186 |
| 2023 | $1.11M | 1,854 |
| 2024 | $1.09M | 1,779 |
| 2025 | $1.12M | 2,007 |
| 2026 (Jan-Sep) | $1,137,518 | 1,514 |
Source: Association of Interior REALTORS® MLS® System, Central Okanagan, data to September 30, 2026. Pulled October 2026.
The jump from 2020 to 2021 is the real story of this chart, a climb of roughly 22% in a single year, followed by another leg up into the 2022 peak. What's happened since is a gentle step down, not a collapse. If you bought before 2020, at $723K to $838K, you're still sitting on substantial gains even after this year's softening.
What I Expect Next (My Read, Not a Prediction)
I'll say this plainly: I don't attach numbers to forecasts. Anyone who tells you exactly where prices land in six months is guessing with more confidence than the data earns. What I will share is how I'm reading the current pattern and what would change my mind.
Inventory near 9 months doesn't swing fast, it took most of the year to climb back from June's 6-month low, and a market this loose usually stays loose for a while. I expect condos to keep lagging detached on price momentum, since condo supply is running heavier relative to buyer interest than detached supply is. I expect the gap between average and median to keep showing up in the data as long as higher-end detached sales make up a larger share of the mix.
What I'm watching before I'd change my read
- Whether months of inventory holds near 9 or eases back toward the 6-month low we saw in June and July.
- Whether the average and median stop pulling in opposite directions, that would signal the high-end skew is fading.
- Whether days to sell keeps stretching past 55, or settles back down the way it did last spring.
- What happens to sales volume once the winter listings thin out, that usually tells me more than any single price print.
What This Means for Buyers
At 9 months of inventory, this is a genuine buyer's market for both detached homes and condos. Here's how I'd use that if I were shopping right now.
You have real room to negotiate
Nine months of inventory means sellers aren't fielding multiple offers on most listings. If a home's been sitting past the 55-day median, that's your opening to ask for more than list price concessions.
Conditions are standard again
Financing and inspection conditions are back in normal use. Protect yourself with them rather than waiving everything to compete, you likely don't need to compete as hard as you think.
Watch what the median, not the average, is doing
The average detached price is up this year mostly because of high-end activity. Don't assume a 'typical' home got more expensive just because the average did. The median, down 2.1%, is the better guide for a home like the one you're shopping for.
Take your time, within reason
You can view a property more than once and sleep on a decision. Just don't confuse 'buyer's market' with 'no competition at all', well-priced homes in good areas still move inside the median timeline.
Ready to see what's available?
I can set you up with listing alerts for homes that match your criteria before they hit the public sites.
What This Means for Sellers
Selling into 9 months of inventory takes a different approach than selling into a seller's market. Here's the honest version of what it takes right now.
Price to the median, not the headline average
The $1,137,518 average is being pulled up by more high-end sales this year. If your home is a typical detached property, $949,950 (the median) is the far more realistic anchor for your comps.
Plan for roughly 55 days, not 30
That's the current median for detached homes, up from 46 days a year ago. Price and present your home well from day one rather than testing a high number and chasing it down later.
Preparation matters more with this much inventory
With 9 months of supply, buyers have options. Declutter, make repairs, and consider professional photography. First impressions decide whether you get a second showing at all.
Expect negotiation
Offers below asking, financing and inspection conditions, and requests for repairs are all normal again. Flexibility usually nets you more than digging in and waiting for a better offer that may not come.
You're likely still ahead if you bought before 2020
The annual average detached price has gone from $723,000 in 2019 to $1,137,518 so far this year. Even after this year's softening, long-term owners are sitting on real equity.
Preparation still matters, even with more inventory on the market.
Get the Market Recap
I post a Kelowna market recap on video every other day, the numbers, what I'm seeing on showings, and what changed from the last one. It's the fastest way to catch movement between my monthly refreshes of this page.
This page itself gets refreshed monthly with the latest Association of Interior REALTORS® data, so bookmark it if you want the standing numbers without digging through video archives.
Watch my market updates on YouTubeYour Situation: What I'd Do
| Your Situation | What I'd Do |
|---|---|
| I want to buy a detached home and have time to wait | Take it. With 9 months of inventory, nobody's racing you. Get financing sorted, then negotiate on how long a listing's been sitting, not just the asking price. |
| I need to sell a detached home this fall | Price to the $949,950 median for homes like yours, not the inflated average. Expect something close to 55 days if you're priced right from day one. |
| I'm buying or selling a condo | This page stays focused on detached and the broader market. Head to my Kelowna Condo Market report for condo-specific pricing and the 83-day timeline. |
| I'm shopping in a small-sample area (Crawford Estates, Joe Rich, Westside Road) | Treat the posted median as a rough guide, not gospel. A handful of sales can swing the number hard. Ask me to pull recent comps one at a time. |
| I'm watching from out of town before committing | The long view below shows we're still well above 2019 levels even after this year's softening. Don't wait on a crash the data isn't showing. |
| I want the month-by-month trend before deciding | Scroll back to the monthly table, or get the recap below. I refresh this page every month with the latest numbers. |
Frequently Asked Questions
What is the average house price in Kelowna?
The average detached house price in the Central Okanagan was $1,137,518 from January through September 2026, up 1.8% from the same period in 2025. That figure covers Kelowna, West Kelowna, Lake Country and Peachland together, the way the Association of Interior REALTORS® reports it. The median detached price, a better read on a "typical" home, was $949,950, down 2.1%.
Is Kelowna a buyer's market right now?
For detached homes and condos, yes. Both sat at about 9 months of supply in September 2026, well into buyer's-market territory. Detached homes took a median of 55 days to sell and condos took 83 days, both longer than a year earlier. Buyers have room to negotiate, especially past that median timeline.
Are Kelowna house prices going down?
It depends which number you mean. The average detached price is up 1.8% year over year to $1,137,518, pulled up by more high-end sales. The median, which better reflects a typical home, is down 2.1% to $949,950. Townhome medians are also down slightly (-2.2%), while condo medians are flat.
What's the median home price in Kelowna?
The median detached home price in the Central Okanagan was $949,950 from January through September 2026, down 2.1% from $970,750 over the same months in 2025. The median is a more honest read on a "typical" sale than the average, which this year is being pulled upward by more high-end activity.
How long does it take to sell a house in Kelowna?
In September 2026, the median time to sell a detached home was 55 days, up from 46 days in September 2025. Condos took longer, a median of 83 days, up from 62. Spring 2026 moved faster for detached homes, 35 to 44 days, so the timeline shifts with the season.
Which Kelowna neighbourhood has the highest home prices?
Over the past 12 months, Crawford Estates posted the highest detached median at $1,785,000, though that's based on only 17 sales, a small sample. Wilden is the highest reliable figure at $1,535,000 on 43 sales, followed by McKinley Landing at $1,517,500 on 26 sales.
How much have Kelowna home prices dropped from the 2022 peak?
The 2026 year-to-date detached average of $1,137,518 is 3.9% below the 2022 peak annual average of $1,184,151. We're still well above pre-pandemic levels: the 2019 annual average was $723,000, less than two thirds of where we sit today.
What's Your Home Worth in This Market?
With medians softening and inventory sitting at 9 months, pricing right matters more than ever. Tell me a bit about your home and I'll give you an honest read, no pressure.
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Have Questions About the Kelowna Market?
Whether you're buying, selling, or just want an honest number on what your home is worth, I'm happy to walk through what these numbers mean for your situation.