Broadmead, Saanich - July 2026 Real Estate Report

Broadmead Real Estate Update: Your Home Is Worth More Than the City Thinks

If you own a home in Broadmead and you haven't looked at your HonestDoor Price lately, now is the time. The city's assessment is sitting at an average of $1,551,917 - but the real-world number is already higher than that, and the gap matters when you're making decisions about selling, refinancing, or just knowing where you stand.

The Vibe: What's Actually Happening in Our Neighbourhood

Broadmead is one of the pricier pockets in Saanich, and the numbers back that up. We rank 6th out of all Saanich neighbourhoods for average assessed value, and our house growth rate sits 3rd out of 17 comparable areas. That's a top-performer position, not a middle-of-the-pack one. With 1,048 properties assessed this year and 10 transactions recorded in 2026, this is a neighbourhood where people stay put - which keeps supply tight and values supported.

Houses: Strong Prices, Fast Sales, Low Inventory

Here's what's happening on the house side right now. One sale closed recently at $1,500,000 - up 18.3% from the month before. That's a big jump, and with only one transaction, a single sale can move the average. But the direction is clear: prices are heading up, not down.

• Average list price this month: $1,549,888
• Average sale price: $1,500,000 (properties sold at 96.78% of list price)
• Price per square foot: $721
• Average days on market: 13 - ranking 3rd fastest in Saanich
• Predicted market value: $1,622,611 - up from the 3-month average of $1,595,763
• Estimated monthly rent: $5,841 with a rental yield of 3.94%

Homes are selling in under two weeks. That tells us buyers are ready to move when the right property shows up. The 96.78% sale-to-list ratio means buyers have a little room to negotiate, but not much. If you're a seller, you're not leaving a lot on the table here.

Condos: Fast Off the Market, Sellers Have the Edge

The condo story in Broadmead is a different one - and honestly, a pretty good one if you own one. One condo sold at $975,000, and it sold at 102.76% of list price. That means the buyer paid over asking. Days on market averaged just 7 days, ranking 2nd fastest in all of Saanich. We're not sitting on condo inventory here.

• Average list price this month: $948,800
• Average sale price: $975,000 (sold above list price)
• Price per square foot: $636
• Average days on market: 7 - ranking 2nd fastest in Saanich
• Predicted market value: $708,093 - up from the 3-month average of $681,675
• Estimated monthly rent: $3,194 with a rental yield of 3.47%
• HonestDoor Price: $695,256 - higher than nearby Blenkinsop ($594,963) and North Quadra ($569,639)

The growth rank for condos sits 12th out of 17 - that's the one honest caveat here. Condo values have dipped 1.97% recently. But when units are selling in a week and going over asking, the demand side is clearly still there. It's a tale of two metrics: slower appreciation, but very fast absorption.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here's the thing about your BC Assessment number - it's a snapshot from the past. The city calculates it based on data from July 1 of the prior year. By the time it lands in your mailbox, it's already months out of date.

The HonestDoor Price updates in real time. Right now, the average HonestDoor Price for a Broadmead house is $1,594,042 - that's $42,125 higher than the average city assessment of $1,551,917. That 2.71% gap isn't just a rounding difference. On a home worth $1.5 million, it's real money. If you're using your assessment to decide whether to sell, refinance, or even just benchmark your net worth, you're working with a number that's already behind the market.

Yes, the HonestDoor Price has dipped 1.71% from the previous period - the market is taking a breather after a strong run. But it's still running ahead of what the city says your home is worth. That's the number to watch.

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

If selling is on your radar for summer 2025, here's the straight talk on where Broadmead stands.

• Houses are moving in 13 days on average - that's fast. You won't be sitting with a sign on the lawn all season.
• The predicted value of $1,622,611 is climbing above the 3-month average, which means momentum is pointing in the right direction heading into summer.
• Broadmead ranks 4th in Saanich for total transactions - we're an active market, not a sleepy one.
• Nearby Falaise is growing slightly faster (0.02% vs our 0.01%), but our prices are higher. We're the premium option in this corner of Saanich.
• Airbnb rank of 4th in Saanich means short-term rental income is a real conversation point for buyers - useful if you're marketing a property with a suite or secondary space.

The window this summer looks solid for sellers. Inventory is tight, buyers are active, and Broadmead's reputation as one of Saanich's top-tier neighbourhoods isn't going anywhere. The one thing to watch: with only a handful of transactions happening each month, pricing your home accurately from day one matters more here than in a high-volume market. One overpriced listing can sit. One well-priced listing can spark a fast, clean sale.

Check your HonestDoor Price before you call an agent. It's the most current read on what your home is actually worth - not what it was worth last July.

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.