Cleveland, North Vancouver - October 2026 Real Estate Report
Cleveland, North Vancouver: Your Neighbour Just Got a Better Number Than the City Gave Them
The Vibe Right Now
If you've been watching the "For Sale" signs in Cleveland, here's what's actually happening. The market is not crashing. It's not on fire either. It's doing that classic North Vancouver thing where it holds its value quietly while everyone else panics. Houses are the story here. Condos need a closer look.
Houses - Steady, With Some Upside
We're sitting at an average HonestDoor Price of $2,297,067 for houses in Cleveland. That's up 1.27% from the previous period. Not a rocket ship, but not a slide either. The average sale price is coming in around $2,070,000, with price per square foot at roughly $1,275. For context, that's actually ahead of Canyon Heights sales, which are averaging $2,010,000 - so we're holding our own against one of the pricier neighbourhoods next door.
- Average HonestDoor Price (Houses): $2,297,067
- Average Sale Price: $2,070,000
- Price Per Square Foot: $1,275
- Predicted Market Value: $2,268,215
- 3-Month Moving Average: $2,267,742 (values are climbing)
- Estimated Monthly Rent: $7,517
- Rental Yield: 3.57%
- Neighbourhood Growth: -0.05% year over year
- Growth Rank: 18 out of 53 neighbourhoods - above average in North Vancouver
- Price Rank: 21 out of 47 - above average in North Vancouver
That growth rank is worth paying attention to. Out of 53 comparable neighbourhoods in North Vancouver, Cleveland houses land in the top third. That's the leaderboard stat that matters when you're deciding whether to list or wait.
One thing to flag: neighbourhood growth is technically down 0.05% year over year. That's a small number, but it tells us the market is taking a breather. Not a red flag - just a reason to price smart, not greedy.
Condos - A Softer Picture
Condos in Cleveland are a different conversation. The HonestDoor Price is $1,145,220, up 3.50% from the previous period - which sounds great. But the predicted market value is sitting at $1,106,540, and that number is actually trending down from the 3-month moving average of $1,143,833. Values have shifted -3.55% recently. That gap between the HonestDoor Price and the predicted value is something to watch.
- Average HonestDoor Price (Condos): $1,145,220
- Predicted Market Value: $1,106,540
- 3-Month Moving Average: $1,143,833 (values are dipping)
- Estimated Monthly Rent: $4,524
- Rental Yield: 2.66%
- Airbnb Estimate: $230 per night
- Growth Rank: 39 out of 48 - bottom performers in North Vancouver
That growth rank of 39 out of 48 is the honest number here. Condo owners in Cleveland are not in the strongest position right now compared to the rest of North Vancouver. Nearby Handsworth condos are slightly ahead at $1,150,667. Upper Delbrook is in a completely different league at $1,563,067. If you own a condo here and you're thinking about selling, timing and pricing are everything right now.
The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here's the thing about your BC Assessment number. It's a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it's already old news. The market has moved. Buyers don't care what the government assessed your home at last year - they care what it's worth today.
For houses in Cleveland, the average assessed value is $2,247,216. The average HonestDoor Price is $2,297,067. That's a $49,851 difference - and the HonestDoor number is the one that reflects what's actually happening in the market right now. That 2.22% gap between the two numbers is real money on the table.
If you're a house owner in Cleveland, your HonestDoor Price is your real-world check. It updates in real time. It factors in recent sales, market movement, and what buyers are actually paying - not what a government formula calculated months ago. Check it before you do anything else.
The So What - Thinking About Selling This Summer?
For house sellers, the window is reasonable right now. Values are holding, the predicted market value is nudging upward past the 3-month average, and Cleveland ranks above average on both price and growth in North Vancouver. You're not in a panic-sell situation. But with neighbourhood growth at -0.05%, you're also not in a "wait another year and watch it climb" situation. This summer is a solid time to move if you're ready.
For condo sellers, be honest with yourself. The growth rank of 39 out of 48 means there are a lot of North Vancouver condos outperforming yours right now. Buyers have options. Price it right from day one - don't chase the HonestDoor Price if the predicted value and the 3-month trend are telling a softer story. A well-priced condo in a cooling segment still sells. An overpriced one just sits.
Either way, start with your HonestDoor Price. It's the number that tells you where you actually stand - not where you stood last July.
cleveland | north vancouver | october 2026This 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.