Campbell Heights, Surrey - July 2026 Real Estate Report

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

If you have been glancing at your property tax notice and wondering if the numbers add up, here is the short answer: they do not. The city's assessed value for a Campbell Heights house sits at an average of $1,636,090. The average HonestDoor Price? $2,843,765. That is a gap of nearly 74%. 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 different stories right now.

Houses - Still the Priciest on the Block, But Take a Breath

Campbell Heights houses are among the most expensive in all of Surrey. We rank 4th out of 45 neighbourhoods on price - that is elite territory. But the market is taking a breather. Here is the snapshot:

• Average HonestDoor Price: $2,843,765
• Recent price change: -1.41% from the previous period
• Predicted market value: $2,884,327 (down slightly from the 3-month average of $2,895,199)
• Average sale price: $1,970,000
• Price per square foot: $392
• Estimated monthly rent: $8,325
• Rental yield: 3.66%
• Airbnb potential: $410 per night - ranked 5th in Surrey
• Neighbourhood growth: -0.07% year over year
• Growth rank: 36 out of 41 neighbourhoods - bottom tier on the leaderboard

The growth rank is the honest part we do not sugarcoat. On the Surrey neighbourhood leaderboard, Campbell Heights houses sit near the bottom for momentum right now. Values are not cratering - we are talking fractions of a percent - but the market is not charging forward either. If you are a homeowner here, you are holding a high-value asset in a slow-drift phase.

Compare us to nearby neighbourhoods and the picture gets clearer. Simonds, Alice Brown, and Uplands are all cheaper and growing slower. So while Campbell Heights is not leading the growth race, we are still the most expensive option in the area by a wide margin.

Condos - A Brighter Spot

The condo side of Campbell Heights is actually showing some life. Values are moving in the right direction, and the growth rank puts us in above-average territory across Surrey.

• Average HonestDoor Price: $696,500
• Recent price change: +1.11% from the previous period
• Predicted market value: $688,843 (up from the 3-month average of $678,105)
• Estimated monthly rent: $3,274
• Rental yield: 3.46%
• Airbnb potential: $163 per night
• Growth rank: 12 out of 42 neighbourhoods - above average on the leaderboard

Condos here are holding their own against nearby options. Simonds is close in price at around $694,025, but Uplands and Nicomekl are noticeably cheaper. If you own a condo in Campbell Heights, the trend is quietly working in your favour right now.

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

Here is the thing about BC Assessment numbers - they are a snapshot from July 1st of the previous year. By the time that notice hits your mailbox, the data is already stale. The market does not wait for paperwork.

The HonestDoor Price is updated in real time using actual sales data, market trends, and current conditions. For Campbell Heights house owners, that means the difference between a $1,636,090 assessed value and a $2,843,765 HonestDoor Price is not just a number - it is the difference between knowing what your home is actually worth today versus what a government formula said it was worth last summer.

That 74% gap is not unusual in a neighbourhood like this. Large lot properties, acreage, and agricultural land in Campbell Heights behave differently than a standard suburban house. The city's formula struggles to keep up. HonestDoor does not.

The So What - Should You Sell This Summer?

If you are a house owner thinking about listing this summer, here is the honest read. You are sitting on one of the most valuable properties in Surrey by price rank. But the growth momentum is soft right now - 36th out of 41 is not a number that screams "wait another year and it will be worth way more." The 3-month predicted value trend is also drifting slightly downward.

That does not mean panic. It means timing matters. A market that is flat or gently declining is still a market where a well-priced, well-presented home sells - especially when buyers know the assessed value dramatically understates what they are actually getting.

If you own a condo here, the calculus is a little different. Values are ticking up, the growth rank is solid, and the 3-month trend is moving in the right direction. Holding a little longer could make sense.

Either way, the first step is knowing your real number - not the city's number. Check your HonestDoor Price, compare it to what is selling around you, and make the call with current data in hand.

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.