Henderson, Oak Bay - August 2026 Real Estate Report

Henderson, Oak Bay: Your Home Is Worth More Than the City Thinks

If you own a home in Henderson and you have not checked your HonestDoor Price lately, you are probably leaving money on the table - or at least walking around with the wrong number in your head. The city's assessment says one thing. The real world says something else entirely.

The Vibe: What Is Actually Happening in Henderson Right Now

Henderson is a quiet, established corner of Oak Bay. It is not the flashiest neighbourhood on the leaderboard - and that is fine. But there are some real differences between what is happening with houses versus condos here, and we think it is worth breaking down both.

Houses: Taking a Breather, But Still Holding Value

Let us be straight with you. The house market in Henderson is moving slowly right now. Here is the snapshot:

• Average sale price: $1,400,000 - up 6.9% from last month
• Average list price this month: $1,474,000
• Price per square foot: $1,012
• Homes are selling at 94.98% of list price - buyers are negotiating, and getting results
• Average days on market: 56 days
• Only 1 house sold this month
• Predicted market value: $1,553,860
• 3-month moving average: $1,570,498 - values are dipping slightly
• Estimated rent: $5,676 per month, with a rental yield of 4.02%
• Recent value change: -2.38%

On the neighbourhood leaderboard, Henderson houses rank 6 out of 6 for growth rate and 6 out of 6 for days on market in Oak Bay. That means houses here are among the slowest sellers in the area right now. Pricing it right from day one is not optional - it is everything.

The silver lining? That 6.9% jump in average sale price month over month tells us demand is not dead. It is just selective. Buyers are here, but they are patient and they know it.

Condos: A Different Story Altogether

If you own a condo in Henderson, the picture looks considerably better. This segment is actually gaining momentum while houses cool off.

• Average sale price: $1,725,000
• Average list price this month: $1,749,700
• Price per square foot: $1,024
• Condos are selling at 98.59% of list price - nearly full ask
• Average days on market: 35 days - significantly faster than houses
• Only 1 condo sold this month
• Predicted market value: $3,397,215
• 3-month moving average: $3,237,950 - values are climbing
• Estimated rent: $9,437 per month, with a rental yield of 2.00%
• Recent value change: +3.16%

On the neighbourhood leaderboard, Henderson condos rank 3 out of 6 for growth - solidly above average in Oak Bay. Price rank is 1 out of 3, meaning these are among the higher-priced condos in comparable neighbourhoods. If you own one, that is not a bad place to be.

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

Here is the thing about government assessments. They are calculated once a year, based on data that is already months old by the time it lands in your mailbox. The market does not wait for paperwork.

The average assessed value for a Henderson house sits at $1,454,363. The average HonestDoor Price is $1,595,646. That is a gap of 9.71% - and it is not a rounding error. It is real money. For a neighbourhood with 1,382 assessed properties, that difference adds up fast across the street.

The HonestDoor Price updates in real time, pulling from actual sales, current listing activity, and live market signals. It is the number that reflects what a buyer would actually pay today - not what the city guessed last July. The HonestDoor Price for Henderson houses has also moved up 2.58% from the previous period, which means momentum is still there even if the day-to-day market feels quiet.

For condos, the HonestDoor Price of $3,567,682 - up 3.27% from the previous period - is a strong signal that this segment has real upward energy right now.

Bottom line: your assessment is a tax document. Your HonestDoor Price is your real-world number.

The So What: Should You Sell in Henderson This Summer?

If you own a house in Henderson and you are thinking about selling, here is our honest take. The market is not racing right now. Homes are sitting for 56 days on average, and buyers are consistently paying below list price. That does not mean you should wait forever - but it does mean you need to price sharp and present well. Overpricing in this environment is the fastest way to go stale.

With 15 total property transactions in Henderson in 2026, and a total transaction rank of 2 in Oak Bay, there is real activity here - just not a flood of it. Serious buyers are moving. Casual ones are watching.

If you own a condo, the calculus is different. Faster sales, values trending up, and buyers paying close to full ask. If you have been on the fence, this summer looks like a reasonable window.

Either way, start with your HonestDoor Price. Know your real number before you talk to anyone. It is the difference between negotiating from confidence and negotiating from guesswork.

Henderson is not the loudest neighbourhood in Oak Bay right now - but it is steady, it is established, and for the right property priced right, buyers are absolutely showing up.

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.