Alice Brown, Langley - October 2026 Real Estate Report
Alice Brown, Langley: What Your Home Is Actually Worth Right Now
The Headline
If you own a home in Alice Brown and you're still quoting your city assessment to friends, you might be off by more than you think. The market has shifted, and the numbers on paper don't tell the full story.
The Vibe - What's Happening With Houses Right Now
Let's be straight with each other. The Alice Brown market is taking a breather. Here's the snapshot for Houses:
- Average sale price: $1,017,500 - holding steady, essentially flat from last month
- Price per square foot: around $815
- Properties sold in 2026: 2 - a quiet market, no question about it
- Predicted market value: $1,282,345
- 3-month moving average: $1,283,087 - values are drifting slightly downward
- Recent price change: up 0.44% - a small positive tick, but nothing to pop champagne over
Two sales in the neighbourhood this year tells us buyers are being selective. We're not in a frenzy. We're in a "wait and see" moment, which matters a lot if you're thinking about listing.
The Neighbourhood Leaderboard
Here's where Alice Brown sits among its peers in Langley. Growth ranks 13 out of 17 neighbourhoods - that puts us in the below-average tier right now. Price rank is 12 out of 17, also below average. That's not a crisis, but it's worth knowing before you assume your home is outpacing the city.
How do nearby streets compare?
- Uplands - HonestDoor Price $1,427,709, Rental $5,355 per month - more expensive than Alice Brown
- Simonds - HonestDoor Price $1,228,168, Rental $4,819 per month - slightly pricier than us
- Blacklock - HonestDoor Price $1,119,260, Rental $4,532 per month - cheaper than Alice Brown
All three neighbours are sitting at the same growth rate. This isn't an Alice Brown problem - it's a broader Langley story right now.
The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Assessment
Your city assessment was calculated months ago using old data. It's a snapshot of the past, not a price tag for today. The average assessed value in Alice Brown sits at $1,239,679. But the average HonestDoor Price - which updates in real time using actual market signals - is $1,219,723. That's 1.61% lower than what the city says your home is worth.
That gap is the difference between pricing your home confidently and pricing it based on a number that no longer reflects reality. The HonestDoor Price has also moved down 4.88% from the previous period. That's the market talking. Your assessment hasn't caught up yet.
Think of the HonestDoor Price as your real-world check. It's what a buyer is likely thinking when they walk through your door - not what a government spreadsheet calculated last fall.
The So What - Should You Sell in Alice Brown This Summer?
Here's the honest take. If you're thinking about selling this summer, you're working with a few realities:
- Buyer activity is light - only 2 transactions recorded in 2026 so far
- Values are drifting slightly downward against the 3-month average
- Your HonestDoor Price of roughly $1,219,723 is the number to anchor your expectations to - not the assessed value
- Rental income potential sits at $4,816 per month and Airbnb at $239 per night - solid backup options if selling feels premature
- Alice Brown ranks 14th in Langley for Airbnb potential - not the top of the list, but not the bottom either
If you need to sell, price it sharp and price it based on today's HonestDoor Price. Buyers in a slow market have options and they know it. If you can wait, the rental numbers suggest holding the property generates real income while you watch the market find its footing.
Bottom line - Alice Brown is a solid neighbourhood in a market that's pausing. Know your real number, not your assessed number, and make your move from there.
alice brown | langley | october 2026This 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.