Alice Brown, Langley - September 2026 Real Estate Report

Alice Brown, Langley: Your Neighbour Just Got a Reality Check on Their Home Value

The Vibe Right Now

If you've been watching the "For Sale" signs in Alice Brown, here's what's actually happening. The market is taking a breather. Neighbourhood growth is down 0.08% year over year, and the predicted market value for houses has slipped 1.04% recently - sitting at $1,276,776 against a 3-month moving average of $1,298,627. That gap tells us momentum is softening, not crashing, but it's real.

On the sales side, we saw 1 house trade hands last month, with an average sale price of $1,200,000 and a price per square foot of around $680. Volume is quiet. That's just the honest picture.

• Average Sale Price (Houses): $1,200,000
• Price Per Square Foot: $680
• Properties Sold Last Month: 1
• Predicted Market Value: $1,276,776
• 3-Month Moving Average: $1,298,627
• Recent Value Change: -1.04%
• Total Assessed Properties: 714

The Neighbourhood Leaderboard

Here's a stat worth knowing if you care about where Alice Brown sits in the pecking order. On growth, we rank 14 out of 17 neighbourhoods in Langley. That puts us near the bottom of the pack right now. On price, though, we rank 7 out of 17 - above average. So Alice Brown is a pricier neighbourhood that's growing slowly. That combination matters when you're deciding whether to hold or sell.

How do we stack up against the neighbours?

• Uplands: HonestDoor Price $1,499,662 - more expensive, same slow growth (-0.08%)
• Simonds: HonestDoor Price $1,277,504 - cheaper, same slow growth (-0.08%)
• Blacklock: HonestDoor Price $1,173,216 - cheaper, same slow growth (-0.08%)

The whole area is moving at the same pace right now. This isn't an Alice Brown problem - it's a Langley-wide pattern in these neighbourhoods.

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here's why you shouldn't wait for your next tax assessment to know what your home is worth. The average assessed value in Alice Brown sits at $1,239,679. The average HonestDoor Price is $1,282,345. That's a gap of roughly $42,666 - or 3.44% more than what the city has on file for your property.

Government assessments are a snapshot frozen in time. They're calculated months before you ever see them, using data that's already old. The HonestDoor Price updates in real time, pulling from actual market activity. It's the difference between a photo from last year and a live video feed. If you're making a financial decision - refinancing, selling, or just figuring out your net worth - the HonestDoor Price is the number that actually reflects today's market, not last year's.

The HonestDoor Price also ticked up 0.44% from the previous period. Small move, but it's moving in the right direction even as the broader trend softens.

• Average Assessed Value: $1,239,679
• Average HonestDoor Price: $1,282,345
• HonestDoor Price Premium Over Assessment: 3.44%
• HonestDoor Price Change (Recent): +0.44%
• Assessed Value Rank in Langley: 11 out of comparable neighbourhoods

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

Straight talk: if you're thinking about listing this summer, the window is open but it's not wide open. Here's what the numbers are telling us.

Your home is likely worth more than the city thinks - that 3.44% gap between the assessment and the HonestDoor Price is real money. On a $1.28M home, that's over $40,000 the tax office is leaving on the table in their estimate. Use that to your advantage in conversations with buyers who try to anchor on the assessed value.

The softening trend - that -1.04% recent change and the 3-month moving average coming down - suggests that waiting too long could cost you. Markets that are slowly drifting lower tend to keep drifting unless something changes the story.

On the rental side, if selling isn't the plan, the numbers are decent. Estimated rent comes in at $4,966 per month with a rental yield of 4.26%. That's a moderate but respectable return. The Airbnb rank in Langley is 12, with an estimated $247 per night - worth knowing if you're considering short-term rental as a strategy.

• Estimated Monthly Rent: $4,981
• Rental Yield: 4.26%
• Airbnb Estimate: $247 per night
• Airbnb Rank in Langley: 12

Bottom line for Alice Brown homeowners: you're sitting on above-average value in Langley, but growth is slow and the trend is softening. If selling is on your radar, this summer is a better bet than waiting to see if things improve on their own. Check your HonestDoor Price first - it's the most accurate number you've got right now.

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.