A review of current listing activity for three side-by-side residential building lots in North Glenmore, alongside an analysis of active competition in the same corridor and a recommended pricing range based on the data.
Three side-by-side .20-acre infill lots in North Glenmore have generated over two thousand combined listing views without producing a transaction. Closed comparable sales alone do not fully explain the inactivity — the active developer competition in the same corridor does. A coordinated pricing reset to a $374,900–$424,900 range positions the lots competitively against University Heights and Wilden's developer floor while preserving the premium that an established neighbourhood and MF1 zoning support.
Combined view volume of 2,104 across the three listings demonstrates that buyers are finding the lots. After 166 days on the original two listings and 41 days on the third, none have moved to a sale.
University Heights Phase 2 currently lists comparable no-view lots between $338,900 and $358,900. Wilden Hidden Hills opens at $389,900+GST. At $515,000, Portview competes against alternatives priced $125K–$175K lower in the same buyer pool.
Established streetscape, no HOA, no build deadlines, and MF1 zoning that permits multi-unit infill are competitive advantages over new master-planned developments. The market currently supports a $40K–$70K premium for these — not the $150K+ premium implied by the original list price.
A coordinated reset across all three lots into this range positions Portview as a value option in the corridor: better-located than UH, less restrictive than Wilden, and the only MF1-zoned alternative at this price point.
Three side-by-side residential building lots on Portview Avenue in North Glenmore. Identical zoning (MF1 — Infill Housing), identical lot size (.20 acre / 8,712 sqft), identical access to municipal services at the lot line.
View volume across the three listings demonstrates consistent buyer awareness in the corridor. Distribution across the three lots is uneven, with the longest-running listing receiving the highest cumulative attention.
Lot D has the highest views-per-day rate (13.8) despite being the most recently listed, reflecting the early-attention window typical of new listings. Lot C leads on cumulative views due to longer time on market and stronger initial-period exposure. Lot B trails despite identical listing details to Lot C — likely an algorithmic surfacing artifact from the original launch.
Listings receive disproportionate buyer attention in the first weeks of going live. New listings are surfaced to active buyers, agents on alert, and saved searches. Once a listing is past its initial peak, recovery typically requires a meaningful repositioning event — usually a price reduction substantial enough to flag the listing as new in buyer feeds and agent emails.
The original two listings (Lots B and C) are now in the Month 4+ zone. Re-engaging buyer attention from this point typically requires a repositioning event significant enough to re-trigger search alerts and agent watch lists.
A buyer searching for a Kelowna vacant lot in the $400K–$500K range today has multiple active alternatives in the same general corridor. Closed comp data tells one story; what's actively listed and competing for the same buyer dollars tells another. Both stories matter.
An established North Glenmore lot offers genuine advantages over a new master-planned development. Those advantages have real market value. The question is how much value, and against what trade-offs.
Rather than a single number, the recommendation is presented as a $50,000 range. The high end captures the premium that an established neighbourhood and MF1 zoning support. The low end positions the lots aggressively against active developer alternatives in the corridor.
Splits the difference between University Heights no-view ($339K–$359K) and the Wilden floor. Becomes the most aggressively-priced infill MF1 lot in Kelowna proper. Designed to flush out builder buyers waiting on the sidelines and force a decision.
Sits at the Wilden developer floor. Premium of ~$50K over UH no-view comps to reflect the established North Glenmore advantage and MF1 zoning differentiation. Strongest balance of value retention and competitive positioning.
A meaningful reduction from current pricing while preserving an aggressive premium over UH no-view alternatives. Tests the upper bound of what the established-neighbourhood premium currently supports. Slower expected pace.
A pricing reset is the primary lever. There are three secondary moves that compound the impact and are worth weighing alongside the price decision.
Current listing copy reads as a pitch to an end-user buyer dreaming of a custom home. The most logical buyer for these lots is a small builder pursuing infill density under MF1 zoning. Rewriting the descriptions to lead with buildable yield, multi-unit potential, and rental demand in the Glenmore corridor changes which buyers see and respond to the listings.
Three identical listings at the same price compete with each other and signal to buyers that there is no urgency. One option is to temporarily delist two of the three lots and concentrate marketing energy on selling the strongest-performing listing first, then re-list the next. This is a strategic decision that depends on holding-cost considerations and not a recommendation in itself.
Of 27 visible photo slots across the three listings, several are duplicates of each other. Adding a drone overhead with the lot lines marked, a buildable footprint diagram showing MF1 yield potential, and a lifestyle photo of the surrounding neighbourhood would meaningfully strengthen the visual story. Time-to-execute: under one week.