Alice Brown, Langley - July 2026 Real Estate Report

Alice Brown, Langley: Your Home Is Worth More Than the City Thinks

The Headline

"Hey, did you know your house is probably worth more than what's on your tax notice?" That's the conversation happening in Alice Brown right now - and the numbers back it up.

The Vibe: What's Actually Happening with Houses in Alice Brown

If you've been watching the "For Sale" signs around here, here's what's actually happening. The average sale price for houses in Alice Brown is sitting at $1,200,000, with price per square foot around $680. Sales volume is quiet - only 1 home traded hands recently - but that's not panic, that's just a tight, low-inventory market doing its thing.

What's more interesting is where values are heading. The predicted market value for houses here is $1,328,965, and that number is climbing above the 3-month moving average of $1,299,233. In plain terms: the trend line is pointing up, even if the day-to-day feels slow.

• Average sale price: $1,200,000
• Price per square foot: $680
• Predicted market value: $1,328,965
• 3-month moving average: $1,299,233
• Recent value change: +0.95%
• Growth rank: 3 out of 17 neighbourhoods in Langley - top tier
• Price rank: 7 out of 16 neighbourhoods - above average

We're also sitting at a rental yield of 4.20%, which signals moderate but real returns for anyone thinking about the investment angle. Average rental income lands around $5,102 per month. Not bad for a neighbourhood that doesn't always get the spotlight.

The Secret Sauce: Why Your HonestDoor Price Matters Right Now

Here's the thing about your BC Assessment notice. It's a snapshot from last July. A lot has happened since then. The city's average assessed value in Alice Brown is $1,239,679 - but the average HonestDoor Price is $1,290,141. That's a $50,000-plus gap, and it's the difference between what a government spreadsheet says and what the real world is actually doing.

The HonestDoor Price updates in real time. It pulls from current sales, market movement, and comparable activity - not a once-a-year calculation that's already stale by the time it hits your mailbox. Right now, that price is 4.07% higher than the average assessed value in Langley. For us as homeowners, that gap is money left on the table if you're making decisions based on the old number.

Yes, the HonestDoor Price has dipped 2.92% from the previous period. The market is taking a breather. But the predicted value of $1,328,965 tells us the underlying story is still positive. Use the HonestDoor Price as your real-world check - not the assessment.

• Average assessed value: $1,239,679
• Average HonestDoor Price: $1,290,141
• HonestDoor Price vs. assessment: +4.07%
• HonestDoor Price change from last period: -2.92%
• Total properties assessed: 714

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

If selling is on your radar, here's the honest take. Alice Brown ranks 3rd out of 17 neighbourhoods in Langley for growth. That's a leaderboard stat worth knowing. You're not in a struggling pocket - you're in one of the stronger-performing areas in the city right now.

Neighbourhood growth is essentially flat at -0.08% year over year, and that's consistent across nearby areas too. Uplands is at -0.08%, Simonds is at -0.08%, Blacklock is at -0.08%. This isn't an Alice Brown problem - it's a broader market moment. The difference is that our predicted values are still moving upward, which gives sellers a real window before conditions shift.

How does Alice Brown stack up against the neighbours?

• Uplands: HonestDoor Price $1,477,306 - more expensive, same growth rate
• Simonds: HonestDoor Price $1,295,042 - nearly identical pricing to us
• Blacklock: HonestDoor Price $1,171,455 - cheaper, same growth rate

The short version: Alice Brown is competitively priced, outperforming most of Langley on growth, and your home's real-world value is almost certainly higher than your last assessment says. If you're thinking about listing this summer, get your HonestDoor Price first. It's the number that actually reflects today's market - not last year's.

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.