Heffley Creek, Kamloops - September 2026 Real Estate Report

Heffley Creek Real Talk: Your Home Is Worth More Than You Might Think - But the Market Is Taking a Breather

The Vibe Right Now

If you have been watching the "For Sale" signs out here in Heffley Creek, here is what is actually happening. The market is quiet - not dead, just quiet. Two property transactions recorded in 2026 across 172 assessed properties tells you this is a tight, low-turnover community. That is not a bad thing. It just means when a home does sell, the numbers matter a lot.

Neighbourhood growth slipped 0.01% year over year. Tiny number, but it puts us at rank 22 out of 27 Kamloops neighbourhoods for growth. On the leaderboard, that is bottom-tier territory. Worth knowing before you price a listing.

Houses - What We Are Actually Seeing

The average sale price for houses is sitting at $788,900, essentially unchanged from last month. Listings are averaging $824,900, and homes are selling at 95.64% of list price - meaning buyers are paying below ask. On average, houses are sitting on the market for 64 days, which ranks 15 out of 21 Kamloops neighbourhoods for days on market. Slower than average. Buyers know they have time.

• Average sale price: $788,900
• Average list price: $824,900
• Sale-to-list ratio: 95.64% - buyers are negotiating
• Average days on market: 64 days
• Price per square foot: $331
• HonestDoor predicted value: $582,262
• 3-month moving average: $584,637 - values are dipping slightly
• Estimated rent: $2,747 per month
• Rental yield: 5.46% - that is a strong return
• Price rank in Kamloops: 10 out of 23 - above average
• Growth rank: 22 out of 27 - bottom of the leaderboard

The price rank is actually decent - top half of Kamloops. So we are not cheap, we are just slow-moving right now. The rental yield of 5.46% is a bright spot. If you are holding a house here and not selling, renting it out pencils in pretty well.

Condos - A Different Story

Condos in Heffley Creek are a smaller slice of the market, but there is some positive movement. The HonestDoor Price for condos is $331,044, up 0.98% from the previous period. That is the one green arrow in this update. The predicted market value sits at $327,822, slightly below the 3-month moving average of $328,896 - so values are softening a touch, but the recent 1.69% change in property values is encouraging.

• HonestDoor Price: $331,044 - up 0.98%
• Predicted market value: $327,822
• 3-month moving average: $328,896
• Estimated rent: $1,748 per month
• Rental yield: 4.15% - moderate but workable
• Airbnb estimate: $88 per night
• Growth rank: 15 out of 27 - below average but not at the bottom

Compared to nearby neighbourhoods, Heffley Creek condos are cheaper than Noble Creek ($362,700) and Westsyde ($595,001), but pricier than Rayleigh ($321,700). If you own a condo here, you are sitting in the middle of the pack - not the flashiest address, but not the cheapest either.

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 1 of last year. The market has moved since then. The average assessed value in Heffley Creek is $571,781. The HonestDoor Price is $569,073 - that is 0.47% below the assessed value. In a market that has seen a -2.27% shift from the previous period, your assessment is already starting to look stale.

The HonestDoor Price updates in real time using actual transaction data and current market signals. It is the real-world check against a number the city locked in months ago. If you are making any financial decision - refinancing, selling, even just benchmarking your net worth - the HonestDoor Price is the number you want in front of you, not the one on your tax notice.

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

Straight talk: this is a buyers' market right now. Homes are selling below list price, sitting on the market for over two months on average, and growth is ranked near the bottom of the Kamloops leaderboard. That does not mean do not sell - it means price it right from day one.

Overpricing in this market is the fastest way to sit on MLS through the summer while your neighbours watch. With a sale-to-list ratio of 95.64%, buyers are already expecting to negotiate. If you list at $824,900 hoping to land at $788,900, that math works - but only if the listing is priced with the current HonestDoor data in hand, not last year's assessment.

The rental yield story is genuinely good here - 5.46% for houses. If selling feels rushed, holding and renting is a real option worth running the numbers on. And with Airbnb ranked 24th in Kamloops, short-term rental income is not going to be your saving grace out here.

Bottom line: know your real number before you make a move. Check your HonestDoor Price, compare it to what is actually selling nearby, and go from there.

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.