Gordon Head, Saanich - October 2026 Real Estate Report
Gordon Head, Saanich: What Your Neighbour Isn't Telling You About Home Prices Right Now
If you've been watching the "For Sale" signs on the Gordon Head streets this year, here's what's actually happening. The market is taking a breather - but your property is still worth more than the city thinks it is. Here's the real breakdown.
The Vibe: Houses vs. Condos in Gordon Head
For those of us with houses in Gordon Head, the numbers tell a mixed story. The average sale price sits at $1,236,625 - down 8.4% from last month. Only 4 houses sold, which is half the volume from the month before. Homes are sitting on the market for an average of 39 days, and buyers are landing deals at about 95.76% of list price. Translation: if you list at $1,289,475 (the current average ask), expect to negotiate. This is a buyers' market, and the buyers know it.
On the condo side, things are quieter. Just 1 condo sold recently at an average of $346,500, with a price per square foot around $481. The good news? Condos are moving faster - averaging just 13 days on market. Buyers are paying 96.52% of list price, which is steady. It's not a hot market, but it's not a fire sale either.
- Houses - Average sale price: $1,236,625 (down 8.4% from last month)
- Houses - Average days on market: 39 days
- Houses - Sale-to-list ratio: 95.76%
- Houses - Price per square foot: $918
- Condos - Average sale price: $346,500
- Condos - Average days on market: 13 days
- Condos - Sale-to-list ratio: 96.52%
- Condos - Price per square foot: $481
The Neighbourhood Leaderboard
Here is where Gordon Head gets interesting. On total house transactions across Saanich, we rank 1st. That means more homes change hands here than anywhere else in Saanich. But on growth rate, houses rank 13 out of 17 neighbourhoods, and condos rank 15 out of 17. We move a lot of real estate - we're just not leading the pack on price appreciation right now.
For rental income, Gordon Head houses pull in an estimated $5,158 per month with a rental yield of 4.23%. Condos bring in around $3,090 per month at a 3.56% yield. Both are moderate returns - not spectacular, but solid for a neighbourhood this established.
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, it is already old news. The average assessed value for Gordon Head houses is $1,310,610. That number is what the city uses - but it is not what the market is actually saying today.
The average HonestDoor Price for houses in Gordon Head is $1,368,762. That is 4.44% higher than the assessed value, and it has moved up 0.72% from the previous period. For condos, the HonestDoor Price is $678,205 - up 2.95% from the previous period. These are real-time estimates built on current sales data, not a government figure that gets updated once a year.
If you are making any decision about your property - refinancing, selling, or just figuring out where you stand - the HonestDoor Price is the real-world check. It reflects what buyers are actually paying right now, not what a bureaucrat estimated 12 months ago.
- Houses - BC Assessment average: $1,310,610
- Houses - HonestDoor Price average: $1,368,762 (4.44% higher than assessment)
- Houses - HonestDoor Price change: up 0.72% from previous period
- Condos - HonestDoor Price average: $678,205
- Condos - HonestDoor Price change: up 2.95% from previous period
The So What: Should You Sell in Gordon Head This Summer?
Straight talk: if you are a house seller, the window is tighter than it was six months ago. Fewer buyers are active, homes are sitting longer, and the sale-to-list gap means you need to price sharp from day one. Overpricing right now is the fastest way to watch your listing go stale.
That said, Gordon Head still commands serious money. A predicted market value of $1,360,162 for houses is nothing to dismiss. With 5,007 properties assessed in the neighbourhood and 55 total transactions recorded in 2026, there is real activity here - just not a frenzy.
For condo owners, the story is simpler. Prices are softer and growth ranks near the bottom of Saanich at 15 out of 17. If you are thinking of selling, sooner is probably better than later while values hold relatively steady.
The bottom line: check your HonestDoor Price before you do anything else. It will tell you more about your actual position in this market than any assessment notice ever will. Gordon Head is still one of the most active neighbourhoods in Saanich - but right now, the buyers are in the driver's seat.
gordon head | saanich | 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.