Cariboo-Armstrong, Burnaby - July 2026 Real Estate Report

Cariboo-Armstrong, Burnaby: Your Home Is Worth More Than You Think - But the Condo Market Is Telling a Different Story

The Vibe Right Now

If you've been watching the "For Sale" signs on your street and wondering what's actually going on, here's the honest read. Cariboo-Armstrong is a tale of two markets right now. Houses are holding strong. Condos are taking a breather. And the gap between what the city thinks your place is worth and what buyers would actually pay is tighter than you'd expect - which is either reassuring or a wake-up call, depending on which side of the fence you're on.

Houses: Steady, With a Pulse

For those of us with detached homes in Cariboo-Armstrong, the numbers are pretty solid. The average sale price is sitting at $1,670,000, and price per square foot is around $721. That's not a market in freefall - that's a market catching its breath.

• Average sale price: $1,670,000
• Price per square foot: $721
• HonestDoor Price (predicted market value): $1,665,896
• 3-month moving average: $1,643,932 - the current predicted value is trending above this, which is a good sign
• Estimated monthly rent: $5,966
• Rental yield: 3.95%
• Properties sold in 2026: 3 houses, 5 total transactions in the neighbourhood

Here's what those numbers actually mean for your wallet. The predicted value is climbing above the 3-month average. That tells us momentum is quietly building, even if the headlines aren't screaming about it. On the leaderboard, Cariboo-Armstrong houses rank 14 out of 36 Burnaby neighbourhoods for growth - that puts us in the above-average tier, not at the top, but well clear of the bottom. For price, we rank 11 out of 34, which means we're sitting in premium territory compared to most of Burnaby.

For context, nearby Second Street has a predicted house value of $1,365,318. We're running about $300,000 ahead of that. Location is doing its job here.

Condos: Time to Pay Attention

The condo picture is a bit more complicated, and we should be straight about it. Values have dipped 0.52% recently, and the predicted market value of $939,340 is actually sitting below the 3-month moving average of $945,204. That's the market telling us it's cooling, not crashing, but cooling.

• HonestDoor Price: $958,217 (up 2.01% from the previous period)
• Predicted market value: $939,340
• 3-month moving average: $945,204
• Estimated monthly rent: $4,052
• Rental yield: 3.00%
• Airbnb rank in Burnaby: 11th - a genuinely strong short-term rental position

The growth rank is where condo owners need to sit up. We're ranked 30 out of 37 Burnaby neighbourhoods for condo growth. That puts us near the bottom of the pack right now. The silver lining? The HonestDoor Price itself is up 2.01% from the previous period, and we're still running ahead of nearby Victory Heights condos at $893,723. But if you own a condo here and you're thinking about your next move, this is not the time to assume the market will do the heavy lifting for you.

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

Here's something most homeowners in Cariboo-Armstrong don't realize. The city's assessed value of $1,670,662 for houses is a snapshot from the past. It's calculated once a year using data that's already months old by the time it lands in your mailbox. The HonestDoor Price is updated in real time, pulling in actual transaction data, market shifts, and what comparable homes are doing right now.

In this case, the HonestDoor Price for houses is $1,665,607 - about 0.30% below the assessed value. That gap might sound small, but on a $1.6 million home, we're talking roughly $5,000. If you're using your assessment to price a listing, negotiate a sale, or even just understand your net worth, you could be working with a number that no longer reflects reality. The HonestDoor Price is the real-world check. Use it.

For condos, the HonestDoor Price of $958,217 gives you a live read on where the market actually is - not where it was when the city last looked.

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

If you own a house in Cariboo-Armstrong and you're thinking about listing this summer, the conditions are reasonable. You're in an above-average growth neighbourhood, your price per square foot is competitive, and the predicted value is trending upward against the 3-month average. With only 3 house sales recorded so far in 2026, inventory is tight - and tight inventory generally works in a seller's favour. The rental market is also strong at $5,966 per month, which means buyers who are on the fence about moving in themselves have a solid backup plan. That keeps demand healthy.

If you own a condo, the honest advice is this: don't wait for the market to come back to you. With a growth rank of 30 out of 37 and values trending slightly below the moving average, the window for a strong summer sale is open right now, but it may not stay that way. The Airbnb ranking of 11th in Burnaby is a real selling point - lean into that when you're marketing the unit. Buyers who see income potential move faster.

Either way, pull your HonestDoor Price before you have a single conversation with an agent. It's the most current number you have, and in this market, current beats everything.

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.