Broadmead, Saanich - October 2026 Real Estate Report
Broadmead, Saanich: Your Neighbour Just Got a Surprise on Their Assessment
If you own a home in Broadmead and you haven't checked your HonestDoor Price lately, here's the short version: the city's assessment is already behind. The average assessed value sits at $1,551,917, but the average HonestDoor Price is $1,604,644 - that's a $52,727 gap. Real money. And with 1,048 properties assessed this year across the neighbourhood, a lot of Broadmead owners are probably looking at a number that doesn't tell the full story.
The Vibe: What's Actually Happening in Broadmead Right Now
We're in a neighbourhood that's holding its value well, but the two property types are telling very different stories right now. Let's break it down.
Houses - Steady, But Buyers Have the Edge
If you've been watching the "For Sale" signs in Broadmead, here's what's actually happening with houses. The market is stable - not exciting, not crashing, just steady. Six houses sold recently, and they averaged $1,953,333. Listings are sitting at $1,979,500 on average right now.
- Average sale price: $1,953,333
- Average list price: $1,979,500
- Price per square foot: $813
- Sale-to-list ratio: 98.39% - buyers are negotiating small discounts
- Average days on market: 30 days
- Predicted market value (HonestDoor): $1,624,795
- Estimated monthly rent: $5,847
- Rental yield: 3.95%
That 98.39% sale-to-list ratio is the number to watch. It means buyers in Broadmead are landing homes slightly below asking. Not a fire sale - but sellers who price sharp are the ones closing deals. Houses are sitting for about 30 days on average, which puts us at rank 7 out of 14 neighbourhoods in Saanich for speed. Middle of the pack. On the neighbourhood leaderboard for growth, houses rank 9 out of 17 - below average for Saanich right now. The market is taking a breather.
Condos - Fast and Sellers Are Winning
The condo side of Broadmead is a completely different conversation. One condo sold recently, and it went for $975,000 - above the average list price of $948,800. That 102.76% sale-to-list ratio means buyers are competing and paying over ask. It also spent just 7 days on the market, which ranks us 2 out of 11 neighbourhoods in Saanich for speed. That's fast.
- Average sale price: $975,000
- Average list price: $948,800
- Price per square foot: $636
- Sale-to-list ratio: 102.76% - buyers are paying over list
- Average days on market: 7 days
- HonestDoor Price: $746,813 - up 5.27% from last period
- Estimated monthly rent: $3,191
- Rental yield: 3.47%
That 5.27% jump in the condo HonestDoor Price is the standout number here. While the broader neighbourhood growth is flat, condo values are moving up. On price, Broadmead condos rank 3 out of 12 in Saanich - we're near the top of the leaderboard for what condos cost here.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now
Here's the thing about your city assessment - it's a snapshot from months ago, built on sales data that's already old by the time it lands in your mailbox. It doesn't know what happened on your street last month. The HonestDoor Price updates in real time, pulling from actual recent transactions. For Broadmead houses, that means a predicted market value of $1,624,795 - already tracking above the 3-month moving average of $1,609,914 and climbing. For condos, the HonestDoor Price jumped 5.27% in the last period alone.
If you're making any financial decision - refinancing, selling, even just understanding your net worth - the assessed value is the wrong number to anchor to. The HonestDoor Price is the real-world check. Use it.
The "So What?" - Thinking About Selling This Summer?
Here's the honest take for Broadmead owners considering a summer sale.
For house sellers: you're in a stable market, not a hot one. Buyers are negotiating, and homes are taking about a month to sell. That's not bad news - it just means pricing strategy matters more than ever. Come in sharp and you'll move it. Overprice it and you'll sit. With only 21 total property transactions recorded in 2026 so far across Broadmead, inventory is tight and serious buyers are still out there. Your price rank of 4 out of 17 in Saanich means you're selling a premium product - lean into that.
For condo sellers: the timing looks good. Buyers are paying over ask, units are gone in a week, and your HonestDoor Price is trending up. If you've been sitting on the fence, this summer is worth a serious look.
One more thing worth knowing - Broadmead's Airbnb rank is 3 in Saanich, with an average of $288 per night for houses. If you're an investor or thinking about a short-term rental play, that's a strong signal about demand in this neighbourhood.
Bottom line: Broadmead is a premium address in Saanich. The growth rate isn't setting records right now, but the fundamentals - price rank, rental income, Airbnb demand - are all pointing in the right direction. Check your HonestDoor Price before you make any moves this summer.
broadmead | saanich | 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.