Fleetwood, Surrey - July 2026 Real Estate Report

Fleetwood, Surrey Real Talk: Your Home Is Worth More Than the City Thinks

If you've been glancing at your latest property assessment and wondering if it tells the whole story - it doesn't. Here's what's actually happening on the ground in Fleetwood right now.

The Vibe: Where Fleetwood Sits Today

Fleetwood is a big neighbourhood. We're talking 9,310 assessed properties on the house side alone, which makes this one of the more substantial pockets in Surrey. The market isn't on fire right now, but it isn't falling apart either. It's taking a breather. Growth dipped 0.06% year over year for houses and 0.08% for condos - small numbers that signal a steady, not panicked, market.

One stat worth noting: Fleetwood ranks 2nd in all of Surrey for total property transactions in 2026. That means people are still buying and selling here. Liquidity is real.

Houses: Solid Ground, Modest Movement

Here's the snapshot for houses in Fleetwood right now:

• Average HonestDoor Price: $1,203,122 - up 0.14% from last period
• Average assessed value: $1,190,383
• HonestDoor Price runs 1.07% above the city assessment
• Predicted market value: $1,201,554 - trending up from the 3-month average of $1,195,491
• Average sale price: $945,630 - essentially flat month over month
• Price per square foot: $539
• 10 houses sold in 2026 so far
• Estimated rent: $4,700 per month
• Rental yield: 4.49%
• Airbnb potential: $234 per night
• Neighbourhood leaderboard - Growth rank: 23 out of 41 Surrey neighbourhoods

We're sitting in the middle of the pack on growth, but the direction is positive. The 3-month moving average is climbing, which tells us momentum is quietly building, not fading.

How do we compare to the neighbours? East Newton North ($1,503,389) and Tynehead ($1,601,325) are both pricier, with Tynehead growing faster. Johnson Heights ($1,268,460) is slightly above us in price but growing slower. Fleetwood is the more accessible entry point in this cluster - and that matters to buyers.

Condos: Affordable, But Watch the Trend

The condo side of Fleetwood tells a different story. There's a big gap between what the city says your unit is worth and what the market actually reflects.

• Average HonestDoor Price: $616,905 - that's 14.67% above the average assessed value
• Average assessed value: $537,965
• HonestDoor Price is down 0.15% from last period - a small dip worth watching
• Predicted market value: $617,812 - up from the 3-month average of $613,661
• Average sale price: $370,000 - down 4.9% from last month (only 1 sale, so take that with context)
• Price per square foot: $600
• Estimated rent: $2,875 to $2,887 per month
• Rental yield: 3.68%
• Airbnb potential: $143 per night
• Price rank: 25 out of 26 Surrey neighbourhoods - among the most affordable condos in the city
• Neighbourhood leaderboard - Growth rank: 27 out of 42 Surrey neighbourhoods

One sale in a month doesn't define a trend, but the assessed-to-HonestDoor gap here is striking. If you own a condo in Fleetwood and you're relying on your tax assessment to understand what it's worth, you're looking at a number that's nearly $79,000 below where the real market sits.

Nearby, Johnson Heights condos ($509,629) are cheaper and growing faster. Tynehead ($817,014) and East Newton North ($761,045) are significantly more expensive. Fleetwood condos are the budget-friendly option in this part of Surrey - which keeps buyer demand steady.

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

Your city assessment is a snapshot from the past. It's calculated using data that's already months old by the time it lands in your mailbox. The HonestDoor Price is updated in real time using actual market activity - recent sales, current demand, and live price trends.

For Fleetwood house owners, that gap is about $12,739 right now. For condo owners, it's closer to $79,000. If you're making any financial decision - refinancing, selling, or just figuring out your net worth - using the assessment number means you're working with incomplete information.

Check your HonestDoor Price at HonestDoor.com. It takes 30 seconds and it's free. That number is your real-world check.

The So What - Thinking About Selling This Summer?

Here's the honest read for anyone considering listing in Fleetwood before fall.

For houses - the market is stable, not surging. Prices are essentially flat on recent sales, but the predicted value trend is pointing upward. With 10 sales recorded and Fleetwood ranking 2nd in Surrey for total transactions, there is real buyer activity here. You're not selling into a ghost town. The window is open, but you need to price it right. Buyers are paying attention to value, and with $539 per square foot as the benchmark, overpricing will sit.

For condos - the low sale volume makes timing trickier. One sale per month means your listing could either move fast or wait. The good news is that at $616,905 average HonestDoor Price and some of the most affordable condo prices in Surrey, you have a genuine value story to tell buyers who've been priced out of other neighbourhoods. Lead with that.

Bottom line: Fleetwood isn't the flashiest market in Surrey right now, but it's real, it's active, and it's undervalued on paper. If you're thinking about making a move, this summer is a reasonable time to do it - just go in with current numbers, not last year's assessment.

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.