Youbou Real Estate Market Report - May 2025

Zone 3 - Cowichan Valley

Source: Vancouver Island Real Estate Board

If you live in Youbou, you’ve likely been asking the same two questions as many other homeowners: Has my property increased in value? and How long would it take to sell if I listed right now? The latest market stats from the Vancouver Island Real Estate Board give us a detailed picture of what’s happening across three key segments: single family homes, waterfront properties, and bare land.

Single Family Detached (not acreage or waterfront)

Detached home prices are rising, but buyer activity has slowed. So far in 2025, the average sale price for a non-waterfront home in Youbou is $644,267, marking a 4.64% increase over the same time last year. The 12-month average is also up, landing at $637,575, which reflects a 5.55% year-over-year gain.

Despite stronger pricing, sales volume has pulled back. Just 3 homes have sold this year compared to 8 by this time in 2024, a 62.5% decline. Total sales dollars are down even more sharply, dropping over 60% year to date.

Current selling timelines have stretched. Homes are now averaging between 72 and 111 days on the market, depending on whether you look at the 12-month trend or just the current year. There are only 5 homes actively listed right now, keeping inventory low.

Waterfront Single Family Detached

Waterfront values remain strong, but listings are turning over slowly. The average sale price this year sits at $2,112,500, a solid 7.66% jump from last year. Looking at the broader 12-month period, the average is $1,973,333, which is up 12.04% year over year.

Only 2 waterfront homes have sold so far in 2025, one less than the same period last year. However, the overall 12-month dollar volume has increased by 34%, showing that when these homes do sell, they’re commanding higher prices.

Sellers should expect a longer wait. Waterfront homes are taking 75 to 113 days to sell on average. With 5 active listings available now, buyers have some choice, but it’s still a relatively small market.

Residential Land (Bare Lots)

The land market in Youbou has been quiet this month, but activity remains up overall. No lots were sold in May, but 2 parcels have sold so far this year, totaling $970,000. That matches the full-year figure for 2024, suggesting early momentum.

The average and median price per lot both remain at $485,000, and the time to sell has held steady at 61 days. There are 6 active land listings at the time of this report, keeping supply modest.

What this means for homeowners

Home values in Youbou are holding strong across the board. Single-family homes, both regular and waterfront have seen steady gains between 4% and 12%, depending on which metric you use. Lot prices have remained unchanged, but they’re selling at a healthy pace.

The catch? Sales volume is down. Fewer transactions mean fewer buyers are acting, even though values are climbing. Whether that’s due to affordability concerns or summer market timing, sellers should expect longer timelines and be ready to negotiate.

If you’re thinking of selling, here’s how long it could take:

• 72 to 111 days for non-waterfront homes

• 75 to 113 days for waterfront properties

• 61 days for residential land

In short, prices are solid, but patience is required. Low inventory continues to support values, even as buyer activity cools. Waterfront properties are commanding premium prices, and residential land remains a steady option for investors or builders.