Downtown, Kamloops - September 2026 Real Estate Report

Downtown Kamloops Real Talk: Your Home Is Worth More Than the City Thinks

The Vibe Right Now

If you've been watching the "For Sale" signs in Downtown Kamloops, here's what's actually happening. The market is taking a breather on the house side, while condos are quietly holding their ground. It's not a crash - it's a recalibration. And if you're a homeowner here, the gap between what the city says your place is worth and what it could actually sell for is the number you need to pay attention to.

Houses: The Honest Picture

Let's not sugarcoat it. The house market in Downtown Kamloops is cooling. The average sale price sits at $620,200 - down 6.2% from last month. Homes are sitting on the market for 42 days on average, which is twice as long as over in Sagebrush where properties are moving in 21 days. Buyers are also negotiating - homes are selling at about 98 cents on the dollar, which means list price is a starting point, not a finish line.

• Average sale price: $620,200 (down 6.2% from last month)
• Average list price this month: $632,425
• Price per square foot: $340
• Average days on market: 42
• Sale-to-list ratio: 97.99%
• Properties sold in 2026: 18 transactions
• Growth rank: 24 out of 27 neighbourhoods in Kamloops

That growth rank is a real signal. On the Kamloops neighbourhood leaderboard, Downtown houses are sitting near the bottom for price growth right now. That doesn't mean panic - it means pricing your home right matters more than ever if you're thinking about selling.

Condos: A Different Story

Condos in Downtown Kamloops are a genuinely different animal right now. Yes, sales volume dipped - only 4 sold last month, down 33% - and yes, they're sitting on the market for 76 days on average. But here's the thing: the predicted market value is $1,017,326 and it's trending up against the 3-month moving average of $998,376. That's momentum, even if it's slow.

• Average sale price: $430,575 (down 4.9% from last month)
• Average list price this month: $439,900
• Price per square foot: $442
• Average days on market: 76
• Sale-to-list ratio: 96.54%
• Rental yield: 3.51%
• Estimated monthly rent: $3,594
• Growth rank: 11 out of 27 neighbourhoods in Kamloops
• Price rank: 3 out of 15 - among the most expensive condos in Kamloops

On the leaderboard, Downtown condos rank 11th for growth out of 27 comparable neighbourhoods. That's above average. And compared to Lower Sahali where condos are sitting for 110 days, our 76-day average actually looks reasonable. The condo market here has more life in it than the headlines suggest.

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here's the number that should get your attention. The city's average assessed value for a Downtown Kamloops house is $723,630. The average HonestDoor Price is $775,474. That's a $51,844 gap - and the HonestDoor Price is up 1.21% from the previous period.

For condos, the gap is even more striking. The average assessed value is $432,898. The average HonestDoor Price is $1,038,480. That's 139.89% higher than what the city has on the books. Government assessments are a snapshot from months ago. The HonestDoor Price is a real-world check built from current market data. If you're making any financial decision - refinancing, selling, even just understanding your net worth - the assessment number alone is not doing you any favours.

We use the HonestDoor Price because it moves with the market. The city's number doesn't.

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

If you're a Downtown Kamloops homeowner thinking about listing this summer, here's the straight talk.

For houses - the window is there, but it's tighter than it was. With 42 days on market and buyers pushing back on price, you need to come in sharp. Overpricing right now will cost you time and leverage. The neighbourhood growth rank of 24 out of 27 tells you this isn't the moment to test the market with a wishful number. Price it to move, and move it before fall.

For condos - there's actually a reasonable case for selling this summer. The predicted value is climbing, the price rank is 3rd out of 15 in Kamloops, and you're still beating nearby neighbourhoods on sale price. The 76-day average means you need patience, but the upside is real. Rental demand is also strong at $3,594 per month estimated, which gives you a solid backup plan if you decide to hold.

Either way - check your HonestDoor Price before you do anything. It's the number that reflects what's actually happening on the street, not what a government office decided six months ago.

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.