Cleveland, North Vancouver - August 2026 Real Estate Report

Cleveland, North Vancouver: What Your Home Is Actually Worth Right Now

If you live on the Cleveland side of North Vancouver and you have not checked your HonestDoor Price lately, this is your nudge. The city's assessment number is already old news. Here is what the market is actually doing on your street.

The Vibe: Houses vs. Condos - Two Very Different Stories

We are seeing a split market in Cleveland right now, and it matters which side of it you are on.

Houses: The average sale price sits at $2,200,000, with price per square foot around $1,586. That is actually slightly ahead of Canyon Heights, where houses are selling around $2,010,000. So if someone tells you Cleveland is a step below Canyon Heights, the sales data disagrees. That said, the predicted market value of $2,269,257 is running below the 3-month moving average of $2,329,265 - a gap of about $60,000. Values have shifted -3.94% recently, and on the neighbourhood growth leaderboard, Cleveland houses rank 40 out of 52 in North Vancouver. Below average on growth, but above average on price - ranking 17 out of 47. Only 1 house sold last month, so we are not exactly in a frenzy.

Condos: This is where Cleveland surprises us. Condo predicted values are at $1,177,680 and climbing - up from a 3-month moving average of $1,144,707. Recent value change is up 6.53%, and on the growth leaderboard, Cleveland condos rank 5 out of 48 neighbourhoods in North Vancouver. That is a top-10 finish. Rental yield on condos comes in at 2.55%, with estimated rent around $4,712 per month. Not a cash-flow goldmine, but solid for this market.

• House average sale price: $2,200,000
• House price per sq ft: $1,586
• House predicted value: $2,269,257
• House recent value change: -3.94%
• House growth rank: 40 out of 52 in North Vancouver
• House price rank: 17 out of 47 in North Vancouver
• Condo HonestDoor Price: $1,147,280
• Condo predicted value: $1,177,680
• Condo recent value change: +6.53%
• Condo growth rank: 5 out of 48 in North Vancouver
• Condo estimated rent: $4,712/month
• House estimated rent: $7,519/month
• House Airbnb potential: $374/night
• Condo Airbnb potential: $230/night

The Secret Sauce: Why Your HonestDoor Price Beats the Assessment Right Now

Here is the thing about BC assessments - they are a snapshot from July 1 of the previous year. By the time that number lands in your mailbox, the market has already moved. For Cleveland houses, the average assessed value is $2,247,216. The HonestDoor Price is $2,265,754 - about $18,500 higher. That is a real-world gap that a static government number simply cannot capture in real time.

The HonestDoor Price updates continuously using actual sales data, listing activity, and market signals. It is not a guess - it is the closest thing to what a buyer would actually put on paper today. With 924 properties assessed in Cleveland this year and only 4 transactions recorded in 2026 so far, the pool of real sales data is thin. That makes a live, data-driven estimate even more valuable than waiting for the city to catch up.

For condos, the gap is even more relevant. The HonestDoor Price has dipped 2.58% from the previous period, but the predicted value is trending up. Those two signals together tell a more nuanced story than any single assessment number ever could.

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

If you own a house in Cleveland and you are eyeing a summer sale, here is the honest read. You are priced above average for North Vancouver, which is a strong starting position. But the 3-month trend on predicted values is heading down, not up. Waiting another quarter to list is not obviously the right call. The buyers who are active right now are comparing you directly to Canyon Heights and Handsworth - both of which are priced slightly higher and showing slightly better growth. You need to be sharp on price from day one.

If you own a condo, the picture is more encouraging. A top-5 growth rank out of 48 neighbourhoods is not a small thing. If you have been sitting on the fence, the momentum is currently in your favour. That does not last forever.

Either way, the first step is checking your HonestDoor Price - not your assessment notice. One of those numbers reflects what is happening right now. The other one reflects last summer.

• Total transactions in Cleveland in 2026: 4 - ranked 1st in North Vancouver for transaction volume
• Neighbourhood growth: -0.05% year over year
• HonestDoor Price vs. assessed value: $2,265,754 vs. $2,247,216 - HonestDoor is 0.82% higher
• Nearby comparison - Handsworth house HD Price: $2,700,789
• Nearby comparison - Canyon Heights house HD Price: $2,694,852
• Nearby comparison - Grousewoods house HD Price: $2,076,911

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.