Kettle Valley Supply Tripled. Here’s What That Did.
Braden Koop Personal Real Estate Corporation · Koop Homes Group · REALTOR® · RE/MAX Kelowna
Kettle Valley had a typical 11 detached homes for sale at any one time in 2021. By 2025 that had risen to 38 — three and a half times the supply. In the first half of 2026 it eased back to 31, the first meaningful decline in five years.
This is the number underneath everything else that happened in the neighbourhood: why homes stopped selling at asking, why they now take nearly two months, and why a buyer here has options that did not exist four years ago.
Five years of Kettle Valley supply
| Year | Typical active listings | Range across the year |
|---|---|---|
| 2021 | 11 | 7 – 20 |
| 2022 | 22 | 10 – 33 |
| 2023 | 32 | 18 – 43 |
| 2024 | 35 | 24 – 42 |
| 2025 | 38 | 28 – 44 |
| 2026 (Jan–Jun) | 31 | 29 – 33 |
Four consecutive years of rising supply, then a break. The 2026 column is also the tightest range in the series — every month between 29 and 33, against a 16-listing spread the year before. Supply is not only lower, it is steadier.
This explains the rest of the neighbourhood’s numbers
Supply is the mechanism behind the two figures sellers actually feel. Line them up:
| Year | Typical listings | Sold-to-list | Median days to sell |
|---|---|---|---|
| 2021 | 11 | 100.0% | 15 |
| 2025 | 38 | 97.3% | 46 |
| 2026 (Jan–Jun) | 31 | 95.4% | 57 |
In 2021, a buyer who wanted Kettle Valley chose between about eleven houses, and if they hesitated the house went. Today they choose between roughly thirty. That is the entire reason the sold-to-list ratio slipped and the selling time nearly quadrupled — not a loss of desirability, just a change in how many alternatives exist.
One thing this table does not show. Sold-to-list kept falling in 2026 even as supply came down — 97.3% to 95.4% while listings dropped from 38 to 31. If supply were the only driver those would move together. They did not, which means something else is also at work, most likely price expectations still adjusting downward from the 2021–22 peak. Six months is not enough to call which effect wins from here, and I would not pretend otherwise.
What the 2026 easing might mean — and might not
A 19% drop in typical inventory is the first genuine tightening since the boom ended. Two readings are available, and honestly I cannot yet distinguish between them:
Demand recovering. More homes selling clears inventory, and Upper Mission’s months-of-inventory figure also tightened this spring — May 2026 was its lowest month since 2022. If that is the driver, this is early evidence of a turn.
Sellers withdrawing. Owners who tested the market in 2024–25, did not get their number and took the home off. That reduces active listings without a single sale, and it would be consistent with a rising sold-to-list only if the remaining listings were better priced — which is the opposite of what the ratio shows.
The second half of 2026 will separate these. If inventory keeps falling and sold-to-list stabilises, demand is back. If inventory falls while the ratio keeps sliding, sellers are simply giving up.
What to do with this
Buying: roughly thirty homes is still a genuine shortlist, and three times what 2021 offered. That is the leverage — use it on terms and on being selective rather than expecting a large discount, because the ratio says sellers here hold within a few points of asking.
Selling: you are competing against roughly thirty homes, not eleven. Being the best-presented and most sensibly priced of thirty is a different job from being one of eleven in a market with no alternatives. The 57-day median is what that competition costs.
The short version
Kettle Valley supply tripled between 2021 and 2025, from a typical 11 listings to 38, and has eased to 31 in 2026 — the first decline in five years.
That single number explains the slower sales and the softer ratios better than any story about demand. Whether the 2026 easing is a genuine turn or sellers withdrawing is not yet answerable, and the second half of this year will show which.
The numbers behind this
Interior REALTORS® Matrix, Residential, Single Family – Detached, Central Okanagan, Kettle Valley sub-area. Active listing counts January 2021 – June 2026; sale-to-list ratios and median days to sell over the same period. Pulled 29 July 2026. Aggregate market statistics only, on a neighbourhood selling roughly four detached homes a month.
Current inventory is on the Kettle Valley homes for sale page, the neighbouring comparison is Upper Mission homes for sale, and these neighbourhoods are tracked in the market report.
Selling into a market with thirty competitors?
Being one of eleven and being one of thirty are different jobs. I will tell you honestly where your home sits against the current Kettle Valley inventory and what would move it to the front of that list.
