Caulfield, West Vancouver - August 2026 Real Estate Report

Caulfield Real Estate Check-In: Your Home Is Worth More Than the City Thinks

If you have been glancing at your latest property assessment and wondering if it reflects what your home would actually sell for today, the short answer is: not even close. Here is what is really going on in Caulfield right now.

The Vibe: What the Market Is Doing

Caulfield is a neighbourhood where the numbers tell two different stories depending on whether you own a house or a condo. Let us break it down.

Houses: Steady, But Taking a Breather

We are seeing house values hold their ground, but the momentum has softened a touch. Here is the snapshot:

• Average sale price: $3,200,000 - essentially flat from last month
• HonestDoor Price (predicted market value): $3,787,998
• 3-month moving average: $3,809,043 - values are trending slightly down from that peak
• Recent price change: -1.91%
• Price per square foot: $728
• Estimated monthly rent: $10,610 with a rental yield of 3.17%
• Airbnb income potential: approximately $527 per month
• Properties sold in 2026: 1
• Neighbourhood growth: -0.01% year over year
• Growth rank: 16 out of 25 neighbourhoods in West Vancouver - below average on the leaderboard
• Price rank: 12 out of 26 - above average, meaning we are sitting in premium territory

One sale does not make a trend, but the data is clear: Caulfield houses are high-value and low-volume. That is actually normal for a neighbourhood like this. Fewer sales means each transaction carries more weight. The slight dip in the moving average is worth watching, but it is not a red flag - more of a pause after a strong run.

How do we stack up against the neighbours? Eagle Harbour is in a different price league entirely at an average HonestDoor Price of $8,723,000. Olde Caulfield sits higher at $4,969,466. Upper Caulfield comes in below us at $3,205,152 and is growing at the same -0.01% pace. We are firmly in the middle of a very expensive block.

Condos: A Small Bounce, But Watch the Trend

Condo owners in Caulfield are seeing a different picture. Values ticked up recently, but the short-term trend is pulling back. Here is what we know:

• HonestDoor Price: $750,189 - up 2.30% from the previous period
• Predicted market value: $733,333
• 3-month moving average: $754,222 - current values are slipping below that average
• Recent price change: -3.48%
• Estimated monthly rent: $3,387 with a rental yield of 3.39%
• Airbnb income potential: approximately $168 per month
• Growth rank: 13 out of 19 neighbourhoods in West Vancouver - below average on the leaderboard
• Airbnb rank in West Vancouver: 14

The 2.30% bump in the HonestDoor Price is good news, but the -3.48% recent change and the gap between current values and the 3-month average suggest that bump may be getting tested. Caulfield condos are priced above nearby Olde Caulfield ($617,400) but well below Upper Caulfield ($1,331,767) and Eagle Harbour ($2,458,320). We are in a reasonable middle ground, but this is not a segment where you want to wait around if selling is on your mind.

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

Here is the thing about government assessments: they are a snapshot from the past. The City of West Vancouver bases your assessed value on data that is already months old by the time it lands in your mailbox.

For Caulfield houses, the average assessed value sits at $2,806,500. The average HonestDoor Price is $3,721,705. That is a gap of 32.61% - or roughly $915,000 in real-world value that your assessment is simply not capturing.

The HonestDoor Price pulls from current market activity, recent comparable sales, and live data signals. It is updated in real time, not once a year. If you are making any financial decision - refinancing, selling, estate planning, or just curious what your net worth actually looks like - the HonestDoor Price is the number that reflects today, not last year.

With 631 properties assessed in Caulfield this year, there is a lot of equity sitting in this neighbourhood. Most of it is being underreported by the assessment roll.

The So What: Should You Sell This Summer?

If you own a house in Caulfield and have been thinking about listing, here is the honest take. The market is not crashing - it is cooling slightly. The HonestDoor Price of $3,787,998 is still strong, but it is drifting down from the 3-month average of $3,809,043. Waiting for a big spring surge may not be the play this year.

Selling into a low-volume market like this can actually work in your favour. With only 1 transaction recorded in 2026 so far, a well-priced listing has very little competition. Buyers looking in Caulfield are not spoiled for choice right now.

For condo owners, the calculus is a bit tighter. The -3.48% recent change and below-average growth rank of 13 out of 19 suggest this is not a moment to hold out for a higher number. If your life circumstances point toward selling, sooner is likely better than later in this segment.

Either way, the first step is knowing what your home is actually worth today - not what the assessment says. Pull your HonestDoor Price, compare it to that $2,806,500 average assessment, and you will immediately understand why so many Caulfield owners are surprised by the gap.

That gap is your equity. Know it.

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.