Kamloops, Merritt & Logan Lake Real Estate — October 2025 Market Update (What It Really Means)

Looking for the “no B.S.” version of October’s stats? Here’s what moved, what stalled, and how to use it to your advantage in Kamloops, Merritt, and Logan Lake.

The fast take

• Sales cooled across the Kamloops & District region: 191 residential sales in October (-10.3% year-over-year) with $117.9M in dollar volume (-13.0% YoY). Inventory edged up to 1,310 active listings (+2.3% YoY) as 385 new listings hit the market (+15.6% YoY).

• Pricing is flat-to-soft depending on property type:

  • Single-family: 113 sales (-5.8%), benchmark $664,800 (+0.4% YoY), 66 days to sell (+12.9%).

  • Townhouse: 22 sales (-26.7%), benchmark $512,200 (-2.6%), 62 days to sell (+14.3%).

  • Apartment: 18 sales (-35.7%), benchmark $367,700 (-1.4%), 48 days to sell (-25.8%).

Translation: Buyers have more choice and more time; sellers need sharper pricing and flexible terms to stand out.

Kamloops: balanced, patient, price-sensitive

• Region-wide, the sales dip alongside rising new listings says “balanced market with a buyer tilt.” Month’s details above.

• By neighbourhood (single-family benchmarks, October):

  • Sahali: $784,200 (sales down 40% YoY).

  • South Kamloops: $665,000 (sales up 66.7% YoY).

  • Juniper Ridge: $934,500.

  • Westsyde: $732,000.

  • Sun Rivers: $907,000 (townhouse benchmark $688,200; condo $338,600).

What this means in practice:

• Subject-free is rare; conditional offers are standard again.

• Nicely prepped, correctly priced listings still move. Overpriced ones rack up days and price reductions.

• If you’re buying, widen your search to townhomes and condos—benchmarks there are softer and inventory is up.

Merritt: affordability edge holds

• Single-family: 6 sales (+20% YoY), benchmark $470,100 (+1.2% YoY). Townhouse and condo sales registered 0 in October (benchmarks noted in the board table: TH $370,900, Apt $282,500).

Why it matters:

• Merritt’s pricing remains meaningfully lower than core Kamloops, which keeps first-time buyers and right-sizers in the game—even with rates higher than we’d all like.

• With fewer attached sales in October, detached homes carry the momentum—and income-helper suites are still the difference-maker at approval time.

Logan Lake: steady demand, value play

• Single-family: 9 sales (+50% YoY), benchmark $499,100 (+5.0% YoY).

• Apartments: 2 sales, benchmark $171,600. (Townhouse: 0 sales in October.)

Why it matters:

• Logan Lake’s under-$500K single-family benchmark is a compelling alternative for buyers priced out of Kamloops—especially those open to a commute or hybrid work.

Jargon buster (quick, human translations)

• Benchmark Price: A “typical” home’s price—better for trends than averages. (See tables above for each area and property type.)

• Days to Sell: How long the typical sale took. Rising days = more leverage for buyers.

• Active vs. New Listings: Active is what’s on the shelf today. New is what arrived this month. Rising new listings with flat sales = more selection for buyers.

How this compares with the recent trend

• October’s softer sales and flat pricing line up with what we’ve seen through fall: detached holding value best, attached product (townhomes/condos) softer, and inventory gradually building—especially in the attached segment. The October snapshot confirms that pattern with townhome benchmark down 2.6% YoY and apartment benchmark down 1.4% YoY, while detached is roughly flat to slightly up (+0.4% YoY).

Bottom line: We’re in a steady, balanced market—not a surge, not a crash. Strategy beats timing.

What to do next (by city)

If you’re buying in Kamloops

• Get a rate hold and shop broadly across SFH/townhome/condo.

• Use the extra inventory to negotiate repairs, credits, or flexible dates—especially on townhomes/condos where supply is up.

If you’re buying in Merritt

• Leverage the affordability gap: the $470K benchmark puts many buyers within reach—especially with suite income or longer amortizations.

If you’re buying in Logan Lake

• Single-family at a $499K benchmark with rising sales momentum is a clean value story for budget-minded buyers.

If you’re selling (any of the three)

• Price to today’s comps, not last spring’s headlines.

• Tighten condition, staging, and photos—days to sell are up in several segments, so first impressions matter.

• Consider flexible terms (longer possession; vendor-take-back in unique cases) to widen your buyer pool.

Local SEO wrap-up (for readers who googled their way here)

If you’re searching “Kamloops real estate market October 2025,” “Merritt housing update,” or “Logan Lake market stats,” here’s the gist: detached homes are holding value best, attached is softer, inventory is building, and buyers have time. Benchmarks: Kamloops SFH $664,800, Merritt SFH $470,100, Logan Lake SFH $499,100 (October 2025).