Fleetwood, Surrey - September 2026 Real Estate Report

Fleetwood, Surrey Real Talk: Your Home Is Worth More Than the City Thinks - But the Market Is Taking a Breather

The Vibe Right Now

If you have been watching the "For Sale" signs in Fleetwood lately, here is what is actually happening. The market is not crashing - it is just catching its breath. Prices are softer, sales volume is thin, and the gap between what the city assessed your home at and what a buyer will actually pay is tighter than ever. That matters for your wallet, so let us break it down by property type.

Houses: Solid Foundation, Soft Short-Term Numbers

The honest picture for Fleetwood houses right now is this - the city says your home is worth around $1,190,383 on average, but the real-world number is sitting just below that. The average HonestDoor Price for a house in Fleetwood is $1,185,590, down 1.14% from the previous period. That is not a freefall - it is a small dip. But it is worth paying attention to.

• Average HonestDoor Price (Houses): $1,185,590
• Average Assessed Value: $1,190,383
• HonestDoor Price vs. Assessment: 0.40% lower
• Average Sale Price This Month: $820,000 (down 16.8% from last month)
• Price Per Square Foot: $434
• Properties Sold This Month: 1
• Predicted Market Value: $1,199,322
• 3-Month Moving Average: $1,201,430
• Estimated Monthly Rent: $4,692
• Rental Yield: 4.49%
• Neighbourhood Growth: -0.06% year over year
• Growth Rank: 24 out of 46 neighbourhoods in Surrey
• Price Rank: 33 out of 45 neighbourhoods in Surrey

One sale in a month is a thin data set, so do not read too much into that $820,000 average sale price on its own. What matters more is the predicted market value of $1,199,322 - and the fact that it is slowly drifting below the 3-month moving average of $1,201,430. The trend is pointing slightly downward. Not dramatically, but it is moving in one direction.

On the neighbourhood leaderboard, Fleetwood houses rank 24th out of 46 for growth in Surrey. That puts us squarely in the bottom half. For context, nearby Tynehead is priced higher at $1,584,007 and growing a touch faster. Johnson Heights comes in at $1,242,072 - slightly more expensive than us and also growing slower. We are not the worst performer on the block, but we are not leading the pack either.

Condos: A Surprise in the Numbers

Here is where Fleetwood gets interesting. The condo story is actually more compelling than the house story right now - at least on paper.

• Average HonestDoor Price (Condos): $608,964
• Average Assessed Value: $537,965
• HonestDoor Price vs. Assessment: 13.20% HIGHER
• Average Sale Price This Month: $537,500 (up 19.4% from last month)
• Price Per Square Foot: $548
• Properties Sold This Month: 2
• Predicted Market Value: $608,798
• 3-Month Moving Average: $614,505
• Estimated Monthly Rent: $2,850
• Rental Yield: 3.70%
• Neighbourhood Growth: -0.08% year over year
• Growth Rank: 30 out of 44 neighbourhoods in Surrey
• Price Rank: 20 out of 27 neighbourhoods in Surrey

That 13.20% gap between the city assessment and the HonestDoor Price is a big deal. The city assessed the average Fleetwood condo at $537,965 - but the HonestDoor Price says it is actually worth $608,964. If you own a condo here and you are basing any financial decision on that government number, you are leaving real money on the table. The condo sale price also jumped 19.4% from last month, though again - two sales is a small sample. The 3-month moving average of $614,505 is the more reliable benchmark, and the predicted value of $608,798 is just slightly below that, suggesting a mild softening trend.

On the leaderboard, Fleetwood condos rank 30th out of 44 for growth and 20th out of 27 for price. Below average on both counts. Johnson Heights condos are cheaper at $501,126 but growing faster. That is a trade-off worth knowing if you are comparing neighbourhoods.

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

Here is the thing about your BC Assessment notice - it is a snapshot from July 1st of the previous year. By the time it lands in your mailbox, the market has already moved. In a flat or declining market like we are seeing in Fleetwood right now, that lag can seriously mislead you.

The HonestDoor Price updates in real time using actual sales data, market trends, and comparable properties. For houses, it is telling us the city's number is slightly high right now - the real-world value is about 0.40% below assessment. For condos, it is the opposite - the city is dramatically undervaluing them by over 13%. Neither of those facts shows up on your tax bill.

If you are a condo owner in Fleetwood and you are thinking about refinancing, selling, or even just understanding your net worth - the HonestDoor Price is the number you should be looking at. The assessment is not your market value. It is a tax calculation. Those are two very different things.

So What? What This Means If You Are Thinking About Selling This Summer

Straight talk: this is not the hottest seller's market Fleetwood has ever seen. But it is not a disaster either. Here is how to think about it depending on what you own.

If you own a house - you have a strong asset. The HonestDoor Price of $1,185,590 is real money. But with only one house sale recorded this month and values drifting slightly below the 3-month average, you need to price sharp and present well. Buyers have options. The $4,692 monthly rental estimate and 4.49% yield give you a solid backup plan if you decide to hold and rent instead of selling into a soft market.

If you own a condo - the gap between your city assessment and your actual market value is your biggest talking point. A buyer or their agent may anchor to that $537,965 assessed number. Do not let them. Your HonestDoor Price of $608,964 reflects what the market is actually doing. That is a $71,000 difference. Know your number before you sit down at the table.

For both property types, Fleetwood pulled in 49 house transactions and 14 condo transactions in 2026 so far. The total transaction rank of 2nd in Surrey for houses tells us this neighbourhood moves product - even when the market is quiet. That is a good sign for liquidity if you need to sell.

Bottom line: Fleetwood is a steady, established neighbourhood in a market that is pausing. If you are selling this summer, price it right from day one. Overpricing in a slow market just means more days on market and a lower final sale price. Check your HonestDoor Price, know where you stand, and make 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.