Alice Brown, Langley - August 2026 Real Estate Report

Alice Brown, Langley: Your Neighbour Just Texted You This

If you own a home in Alice Brown and you have been quietly wondering whether now is the time to make a move, here is the honest read on where things stand. No spin, just the numbers and what they actually mean for your wallet.

The Vibe Right Now

The market in Alice Brown is taking a breather. House prices are sitting at an average of $1,200,000, essentially flat from last month. One home sold in the period we are looking at - not a flood of activity, but not a ghost town either. Price per square foot is holding around $680, which keeps Alice Brown in the upper half of Langley neighbourhoods for price - ranked 7 out of 16 comparable areas.

The trickier number is growth. Alice Brown ranks 17 out of 17 on the neighbourhood growth leaderboard right now. Dead last. That does not mean your home is worthless - it means the market here is cooling faster than other parts of Langley. We are not in freefall, but we are not leading the pack either. Worth knowing before you price anything.

• Average sale price - Houses: $1,200,000
• Price per square foot: $680
• Properties sold this period: 1
• Predicted market value: $1,290,141
• 3-month moving average: $1,311,876
• Recent value change: -2.92%
• Growth rank in Langley: 17 out of 17
• Price rank in Langley: 7 out of 16

The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Assessment Right Now

Here is something most Alice Brown homeowners do not realize. Your city assessment is a snapshot frozen in time - it reflects what bureaucrats estimated your home was worth months ago, using data that is even older than that. It is not what a buyer would pay you today.

The HonestDoor Price for Alice Brown homes is currently $1,276,776. Your average assessed value is $1,239,679. That is a gap of nearly $37,000 - and the HonestDoor Price is the one that reflects real-world market conditions right now, not last year's numbers sitting in a government file.

Yes, the HonestDoor Price has dipped 1.04% from the previous period. That is the honest part. But it is still running 2.99% above the assessed value, which means if you are making any financial decision based purely on your assessment - refinancing, listing, or even just benchmarking your net worth - you are working with a number that undersells what you actually have.

• Average assessed value: $1,239,679
• Average HonestDoor Price: $1,276,776
• HonestDoor Price vs. assessment: +2.99%
• HonestDoor Price change from last period: -1.04%
• Total properties assessed: 714

How Does Alice Brown Stack Up Against the Neighbours?

We are not the most expensive block on the street, but we are not the cheapest either. Here is a quick look at what is happening around us.

• Uplands: HonestDoor Price $1,468,576 - pricier than us, growth also at -0.08%
• Simonds: HonestDoor Price $1,271,619 - slightly cheaper, growth at -0.08%
• Blacklock: HonestDoor Price $1,157,067 - notably cheaper, growth at -0.08%

The whole area is moving in the same direction right now. That -0.08% year-over-year growth is not unique to Alice Brown - it is a Langley-wide story. The difference is that our recent short-term dip of -2.92% is hitting harder than some of those neighbours.

The "So What?" - Thinking About Selling This Summer?

Here is the straight talk. If you are planning to list this summer, you need to price sharp. The predicted market value sits at $1,290,141, but the 3-month moving average is $1,311,876 and trending down. That gap tells you the momentum is not in your favour right now - buyers know it too.

That does not mean you should panic-list. It means you should price with your eyes open. A home priced at the HonestDoor Price of $1,276,776 is grounded in current reality. A home priced at last year's peak expectations will sit.

On the rental side, if selling is not urgent, the numbers are decent. Estimated rent is $5,000 per month with a rental yield of 4.25%. That is a moderate but respectable return. Airbnb potential is around $248 per month - not a goldmine, but Alice Brown ranks 12th in Langley for short-term rental potential, so there is some upside there if you run it properly.

• Estimated monthly rent: $5,000
• Rental yield: 4.25%
• Airbnb income estimate: $248 per month
• Airbnb rank in Langley: 12
• Neighbourhood growth year over year: -0.08%

Bottom line - Alice Brown is a solid address in Langley. Right now the market is asking sellers to be realistic and asking buyers to move carefully. Check your HonestDoor Price before you do anything else. It is the most current number you have got.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.