Cleveland, North Vancouver - September 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're still looking at your BC Assessment notice to figure out what your place is worth, it's time to stop. That number is already stale. Here's what's actually happening on the ground right now.

The Vibe: What's Going On in Cleveland

Cleveland is a high-value pocket of North Vancouver. We're not a neighbourhood where prices are flying up right now - but we're holding our ground in a market that's taking a breather across the board. Here's the honest split between houses and condos.

Houses in Cleveland

If you've been watching the "For Sale" signs in Cleveland, here's what's actually happening with detached homes. The average sale price sits at $1,730,000, with price per square foot around $1,438. Only 1 house sold recently, which is a thin slice of data - so take the sale price with a grain of salt.

The bigger number to watch is the predicted market value of $2,265,754. That's slightly down from the 3-month moving average of $2,299,082, which tells us values have dipped a touch in the short term. Property values are down about 0.15% recently. Not a freefall - more like a slow exhale.

• Average HonestDoor Price: $2,268,215
• Average Assessed Value: $2,247,216
• HonestDoor Price is 0.93% above the assessed value
• HonestDoor Price change from previous period: +0.11%
• Average sale price: $1,730,000
• Price per square foot: $1,438
• Predicted market value: $2,265,754
• 3-month moving average: $2,299,082
• Estimated monthly rent: $7,511
• Rental yield: 3.58%
• Airbnb estimate: $373 per night
• Transactions in 2026: 5
• Properties assessed: 924

On the neighbourhood leaderboard, Cleveland houses rank 40 out of 52 for growth in North Vancouver - that puts us in the below-average tier for momentum right now. But flip to the price side and we rank 23 out of 46, which is above average. We're an expensive neighbourhood that's pausing, not crashing.

For context, Canyon Heights houses are selling at an average of $2,010,000 and have a predicted value of $2,694,852. Handsworth is also priced higher. Cleveland is competitive, but our neighbours to the north are pulling ahead on both price and growth pace.

Condos in Cleveland

The condo picture is a bit more turbulent. The average HonestDoor Price for condos is $1,106,540 - but that's down 3.55% from the previous period. That's a meaningful move in a short window, and it's worth paying attention to if you own a condo here.

The predicted market value sits at $1,147,280, which is actually ticking up slightly from the 3-month moving average of $1,143,500 - a small positive signal. But the recent value change of -2.58% shows the near-term pressure is real. On the growth leaderboard, Cleveland condos rank 38 out of 48 in North Vancouver - below average.

• Average HonestDoor Price (condos): $1,106,540
• HonestDoor Price change from previous period: -3.55%
• Predicted market value: $1,147,280
• 3-month moving average: $1,143,500
• Recent value change: -2.58%
• Estimated monthly rent: $4,524
• Rental yield: 2.59%
• Airbnb estimate: $226 per night
• Airbnb rank in North Vancouver: 10
• Growth rank: 38 out of 48 in North Vancouver

Nearby, Grousewoods condos are cheaper at $1,020,510. Handsworth is slightly higher at $1,156,200. Upper Delbrook is in a different league at $1,533,233. Cleveland condos sit in the middle of the pack on price - but the recent dip means condo owners here should be watching their HonestDoor Price closely right now.

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

Your BC Assessment is a snapshot frozen in time - it reflects market conditions from July 1st of the prior year. A lot has moved since then. The HonestDoor Price is updated in real time using current sales data, market trends, and neighbourhood-level signals. It's the real-world check against that static government number.

For Cleveland houses, the HonestDoor Price of $2,268,215 is already $20,999 higher than the average assessed value of $2,247,216. That gap is money. If you're making any financial decision - refinancing, selling, or just figuring out where you stand - the HonestDoor Price gives you a far more current read than waiting for next year's assessment notice to show up in the mail.

For condo owners, the 3.55% drop in HonestDoor Price is exactly the kind of early signal that assessments won't catch for months. Knowing now means you can act now - not after the market has already moved past you.

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

Here's the straight talk for Cleveland homeowners considering a summer sale.

For house sellers - you're sitting on a high-value asset in a neighbourhood that ranks above average on price in North Vancouver. The market isn't roaring, but it's not falling apart either. With only 5 transactions recorded in 2026 so far, inventory is tight. Low supply can work in your favour if you price it right. Lean on the HonestDoor Price as your anchor, not the assessment. And keep an eye on Canyon Heights - buyers who get priced out there often look at Cleveland next.

For condo sellers - the recent price dip of 3.55% is a yellow flag, not a red one. But summer is typically when buyer activity picks up. If you're thinking of selling, sooner is probably better than later while the predicted value is still holding above $1,100,000. A rental yield of 2.59% is moderate - investor buyers will notice that, so pricing competitively matters.

Bottom line - Cleveland is a premium address in North Vancouver. We're not leading the growth charts right now, but we're holding value in a market that's catching its breath. Know your real number, price with confidence, and don't let a year-old assessment be the thing that costs you money.

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.