Cleveland, North Vancouver - July 2026 Real Estate Report

Cleveland, North Vancouver: Your Neighbour Just Got a Reality Check on Their Home Value

If you own a home in Cleveland and you have not looked at your property value since your last tax assessment arrived, you are probably working with a number that is already out of date. Here is what is actually happening on our streets right now.

The Vibe: What the Market Is Doing in Cleveland

The short version? Houses are holding strong at a premium price point, while condos are showing some softness. Let us break it down.

Houses in Cleveland

If you have been watching the "For Sale" signs in Cleveland, here is what is actually happening with detached homes. The average sale price sits at $1,775,000, with price per square foot coming in around $1,209. That is a serious number, and it puts us above average in price across North Vancouver - ranking 21st out of 47 comparable neighbourhoods.

The predicted market value for houses is $2,362,234, and that figure is trending upward from the 3-month moving average of $2,341,242. That upward momentum matters. It means the market is not sliding - it is inching forward.

• Average HonestDoor Price: $2,269,257
• Average Assessed Value: $2,247,216
• HonestDoor Price vs. Assessment: 0.98% higher
• Recent price change: -3.94% from the previous period
• Predicted market value: $2,362,234
• Price per square foot: $1,209
• Estimated monthly rent: $7,761
• Rental yield: 3.54%
• Neighbourhood growth rank: 41 out of 54 in North Vancouver
• Properties sold in 2026: 3 total transactions

One thing worth flagging: our growth rank of 41 out of 54 puts us in below-average territory on the neighbourhood leaderboard. We are not leading the pack. Canyon Heights and Handsworth, both sitting just above us in price, are also growing faster. That is not a crisis - but it is worth knowing if you are thinking about timing a sale.

Condos in Cleveland

The condo picture is a bit more mixed. The average HonestDoor Price for condos is $1,177,680, which is actually up 6.53% from the previous period - a bright spot. But the predicted market value of $1,105,540 tells a more cautious story, with a recent value change of -3.94%.

• Average HonestDoor Price: $1,177,680
• Recent HonestDoor Price change: +6.53%
• Predicted market value: $1,105,540
• 3-month moving average: $1,099,813
• Estimated monthly rent: $4,522
• Rental yield: 2.66%
• Airbnb estimate: $234 per night
• Growth rank: 43 out of 48 in North Vancouver

On the neighbourhood leaderboard, condos in Cleveland rank 43 out of 48 for growth. That puts us near the bottom of the pack right now. Upper Delbrook condos are priced significantly higher at $1,670,233, which shows there is room above us in the market - but we are not chasing that gap quickly.

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

Here is the thing about your city assessment: it is a snapshot from months ago, calculated using broad formulas that do not account for what your specific street, your specific floor plan, or this specific moment in the market is doing. It is a government estimate built for tax purposes - not for real-world decisions.

The HonestDoor Price is a real-time check. For houses in Cleveland, the HonestDoor Price of $2,269,257 already sits 0.98% above the average assessed value of $2,247,216. That gap - roughly $22,000 - is money that the assessment is not capturing. And with the predicted market value climbing to $2,362,234, the real-world number is pulling even further ahead of the static government figure.

If you are making any decision - selling, refinancing, or just figuring out where you stand - the HonestDoor Price gives you the current read, not last year's guess.

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

Here is the straight talk for Cleveland homeowners eyeing a summer sale.

For house sellers, the market is not on fire, but it is not stalling either. Prices are above average for North Vancouver, the predicted value is trending upward, and you have a real asset in a premium price bracket. The catch is that we are ranked 41 out of 54 neighbourhoods for growth - meaning some of our neighbours in Canyon Heights and Handsworth are seeing faster appreciation. If you wait, you are not necessarily losing ground, but you are not riding a rocket either. Summer inventory tends to rise, which means more competition. Getting your HonestDoor Price now gives you a realistic anchor before you set an asking price.

For condo sellers, the picture calls for more urgency. A growth rank of 43 out of 48 is a signal that the market is taking a breather in this segment. The HonestDoor Price is up 6.53% recently, which is encouraging - but the predicted value change of -3.94% suggests some softness underneath. If you are thinking about selling, waiting for the market to "come back" may not be the right play here.

• House sellers: above-average price, below-average growth - price it right and move with confidence
• Condo sellers: near the bottom of the growth leaderboard - sooner may be smarter than later
• Both: your HonestDoor Price is your best starting point before any listing conversation
• Rental alternative: houses can pull $7,761 per month with a 3.54% yield if selling does not feel right yet
• Airbnb option: houses sit at $374 per night, ranking 15th in North Vancouver for short-term rental potential

Cleveland is a strong neighbourhood with real value. Knowing your actual number - not the government's old guess - is the first step to making a smart move.

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.