Broadmead, Saanich - September 2026 Real Estate Report

Broadmead, Saanich: Your Home Is Worth More Than the City Thinks

If you own a home in Broadmead and you've been going off your BC Assessment notice, you're leaving real money on the table. The average assessed value here sits at $1,551,917 - but the average HonestDoor Price is $1,623,860. That's a $71,943 gap, and it matters a lot if you're thinking about selling, refinancing, or just want to know where you actually stand.

The Vibe: Houses vs. Condos

We've got two pretty different stories playing out in Broadmead right now, depending on what you own.

Houses - Strong Prices, But Patience Required

If you own a house here, the headline number looks great. The average sale price hit $1,525,000 recently, up 26.3% from the month before. Listings are sitting at an average of $1,599,000, and price per square foot is around $721. Our growth rate ranks 3rd out of 17 neighbourhoods in Saanich - that puts us near the top of the leaderboard.

Here's the honest part though. Only 1 house sold, and it took 78 days to find a buyer. That's slower than nearby Blenkinsop at 70 days, and homes are selling at 95.37% of list price - meaning buyers are negotiating. The market isn't broken, but it's taking a breather. Sellers need to price sharp and be patient.

• Average sale price: $1,525,000 (up 26.3% from last month)
• Average list price: $1,599,000
• Price per sq ft: $721
• Sale-to-list ratio: 95.37% - buyers are getting small discounts
• Average days on market: 78 days
• HonestDoor predicted value: $1,610,044
• Estimated monthly rent: $5,809 - rental yield of 3.95%
• Growth rank: 3rd out of 17 in Saanich

Condos - Fast, Competitive, and Sellers Are Winning

The condo side of Broadmead is a completely different animal right now. One condo sold in just 7 days - and it went for 102.76% of list price. That means the buyer paid over asking. Days-on-market ranks 2nd out of 10 comparable neighbourhoods in Saanich. If you own a condo here, demand is real.

The average sale price came in at $975,000, with listings averaging $948,800. The HonestDoor predicted value for condos is $704,643, up from the 3-month moving average of $702,664 - a steady, quiet climb. Growth ranks 8th out of 17 in Saanich, which puts us solidly above average. Compared to nearby Blenkinsop condos at $588,448, Broadmead condos are holding a clear premium.

• Average sale price: $975,000
• Average list price: $948,800
• Price per sq ft: $636
• Sale-to-list ratio: 102.76% - sellers are getting over asking
• Average days on market: 7 days
• HonestDoor predicted value: $704,643
• Estimated monthly rent: $3,192 - rental yield of 3.46%
• Growth rank: 8th out of 17 in Saanich

The Secret Sauce: Why Your HonestDoor Price Matters More Right Now

BC Assessment values are set once a year, using data that's already months old by the time it hits your mailbox. The market doesn't wait for that schedule. The HonestDoor Price updates in real time, pulling from actual sales, current listing activity, and neighbourhood trends.

In Broadmead, the HonestDoor Price for houses runs 4.64% higher than the city's average assessed value. On a $1.5 million property, that gap is roughly $70,000 to $75,000. That's not a rounding error - that's a real difference in what a buyer would pay today. If you're making any financial decision based on your assessment alone, you're working with a stale number.

Check your HonestDoor Price at HonestDoor.com. It takes about 30 seconds and gives you a far more current picture of what your home is actually worth in today's market.

The So What - Should You Sell in Broadmead This Summer?

Here's the straight answer. It depends on what you own.

If you own a condo, the window looks good right now. Buyers are moving fast - 7 days on market - and they're paying over asking. That's as close to a seller's moment as we've seen. Price it right and you could be done before summer is over.

If you own a house, the story is more nuanced. Prices are strong and our growth rank near the top of Saanich is a real asset. But with 78 days on market and buyers negotiating below list, you need to go in with the right price from day one. Overpricing in this environment is the fastest way to sit on the market and lose leverage. Use your HonestDoor Price as your starting benchmark - not your assessment, and not wishful thinking.

With 1,048 properties assessed in Broadmead and only 16 transactions recorded in 2026 so far, inventory is tight relative to the total base. That's not a bad position for sellers - but it also means buyers are selective. The homes that sell are the ones priced to reflect today's market, not last year's hope.

Bottom line - Broadmead is one of the stronger-performing neighbourhoods in Saanich. Use that position wisely.

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.