Campbell Heights, Surrey - August 2026 Real Estate Report

Campbell Heights, Surrey: Your Home Is Worth Way More Than the City Thinks

If you own a house in Campbell Heights and you have not looked at your HonestDoor Price lately, stop what you are doing. The city has your home assessed at an average of $1,636,090. The actual market reality? Closer to $2,857,611. That is a gap of nearly 75%. That is not a rounding error - that is real money sitting on the table.

The Vibe: What Is Actually Happening in Campbell Heights Right Now

Let us break it down by property type, because houses and condos are telling two very different stories here.

Houses - Expensive, Slow-Moving, and Still Worth a Lot

Campbell Heights houses are among the priciest in Surrey. On the neighbourhood leaderboard, we rank 5th out of 45 neighbourhoods for price. That is top-tier territory. But growth? We are sitting at 44th out of 45. The market is taking a breather here, and the numbers back that up.

• Average HonestDoor Price: $2,857,611 (up 0.49% from last period)
• Average assessed value: $1,636,090 - roughly $1.2 million below what the market says your home is worth
• Average sale price: $1,970,000
• Price per square foot: $392
• Predicted market value: $2,843,765
• 3-month moving average: $2,873,243 (values are drifting slightly lower)
• Recent value change: -1.41%
• Estimated monthly rent: $8,264
• Rental yield: 3.68%
• Airbnb potential: $411 per night - ranked 5th in all of Surrey for short-term rental income
• Properties assessed this year: 271

Only 1 house sold recently, which is consistent with the slow pace we have been seeing. With prices this high, the buyer pool is smaller - that is just math. Nearby neighbourhoods like Simonds ($1,271,619), Alice Brown ($1,276,776), and Uplands ($1,468,576) are all cheaper and growing slower, so we are not losing ground to the neighbours. We are just in a different league price-wise.

Condos - A Brighter Spot on the Leaderboard

If you own a condo in Campbell Heights, the story is a bit more encouraging. Values are ticking up, and we rank 11th out of 44 neighbourhoods for growth - that puts us solidly above average in Surrey.

• Average HonestDoor Price: $682,971 (down 1.94% from last period)
• Predicted market value: $696,500
• 3-month moving average: $687,595 (trending upward - a good sign)
• Recent value change: +1.11%
• Estimated monthly rent: $3,251
• Rental yield: 3.45%
• Airbnb potential: $161 per night - ranked 20th in Surrey

The predicted value of $696,500 is already nudging above nearby Simonds condos at $694,025. Uplands ($523,667) and Nicomekl ($457,023) are both cheaper, which tells us Campbell Heights condos are holding their own in this corner of Surrey.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here is the honest truth about government assessments - they are a snapshot from the past. BC Assessment locks in values based on data from July 1 of the prior year. By the time that number lands in your mailbox, it is already stale.

The HonestDoor Price is updated in real time using current sales data, market trends, and comparable properties. For Campbell Heights house owners, that difference is not small. We are talking about a 74.66% gap between what the city thinks your home is worth and what the market actually says. If you are making any financial decision - refinancing, selling, even just understanding your net worth - you need the current number, not last year's guess.

Think of the assessed value as the city's best estimate from a year ago. Think of the HonestDoor Price as what a buyer would actually write a cheque for today.

The So What - Should You Sell in Campbell Heights This Summer?

If you own a house here, the honest answer is: it depends on your timeline, but the window is worth watching closely.

Values have dipped 1.41% recently and the 3-month trend is pointing slightly downward. We are ranked near the bottom of Surrey for growth right now. That does not mean panic - it means awareness. If you were thinking about selling in the next 6 to 12 months, getting ahead of a continued softening makes sense. Waiting for the market to bounce back is a bet, not a plan.

On the flip side, if you are a condo owner, the short-term picture looks a little better. Values are up 1.11% and trending above the 3-month average. A bit more runway there before urgency kicks in.

Either way, the first move is simple - check your HonestDoor Price today. Not the assessed value. Not what your neighbour thinks their place is worth. The real number, based on what is actually happening in Campbell Heights right now. That is the number that matters when you are deciding whether this summer is your summer to sell.

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.