Henderson, Oak Bay - July 2026 Real Estate Report

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

If you live on a quiet street in Henderson and you have been glancing at your latest property assessment, here is the honest truth - that number is already out of date. The real market has moved on without it.

The Vibe: What Is Actually Happening in Henderson Right Now

Henderson is a neighbourhood where the numbers tell two different stories depending on what you own. Let us break it down.

Houses: Taking a Breather

We saw only 1 house sell this period, down 50% from last month. The average sale price came in at $1,190,000, which is down 25.9% from the previous month. That sounds alarming, but with just one transaction, a single sale can swing the average hard. Do not read too much into one data point.

• Average list price this month: $1,279,900
• Price per square foot: $1,102
• Sold-to-list ratio: 92.98% - buyers are negotiating below asking
• Average days on market: 27 days
• Nearby Shelbourne is moving faster at 16 days on market

Houses are sitting a little longer and selling a little softer than asking. That is the definition of a market taking a breather. Sellers need to price sharp right now - not optimistically.

The HonestDoor Price for houses is sitting at $1,591,712, up 1.65% recently and trending above the 3-month moving average of $1,573,178. That upward momentum in predicted value is worth noting even while sale prices cool short-term.

On the neighbourhood leaderboard, Henderson houses rank 2 out of 6 in Oak Bay for growth rate. That puts us solidly above average in the city - a strong position to be in.

Condos: A Different Animal Entirely

The condo picture in Henderson is genuinely surprising. The HonestDoor Price for condos is $3,567,682 - up 3.27% from the previous period. That is a significant jump, and it puts Henderson condos in a league of their own locally.

• Average condo sale price: $1,725,000
• Average list price: $1,749,700
• Price per square foot: $1,024
• Sold-to-list ratio: 98.59% - nearly full asking price
• Average days on market: 35 days
• Predicted market value: $3,293,105, up from 3-month average of $3,132,359
• Recent value change: 8.92%

Condos here rank 1 out of 3 in Oak Bay for price - that means we are at the top of the condo price ladder in this city. The trade-off is that they are taking longer to sell. Days-on-market ranks 3 out of 3, so patience is required. But the buyers who do show up are paying close to full price.

On the growth leaderboard, Henderson condos also rank 2 out of 6 in Oak Bay. Two property types, same strong growth ranking. That is not a coincidence - it reflects real demand in this pocket of the city.

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

Here is the thing about your BC Assessment notice. It reflects a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it is already six to twelve months behind the actual market.

The average assessed value in Henderson sits at $1,454,363. The average HonestDoor Price is $1,594,030. That is a gap of 9.60% - roughly $139,667 that your assessment is not capturing.

The HonestDoor Price updates in real time using current sales data, market trends, and neighbourhood-level signals. It is the number that reflects what a buyer would actually pay today - not what the city calculated last summer. If you are making any financial decision tied to your home's value, that is the number you want in your hand first.

Rental income potential adds another layer. Houses are estimated at $5,773 per month in rent, with a rental yield of 3.99%. Condos come in at $9,341 per month estimated rent. On the short-term side, houses are estimated at $287 per night on Airbnb, and condos at $464 per night. Henderson ranks 6th in Oak Bay for Airbnb potential on the house side, and 3rd for condos - meaning the condo Airbnb opportunity here is genuinely competitive.

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

If you own a house in Henderson and you are thinking about listing this summer, the honest advice is this - price it right from day one. Buyers are negotiating, days on market are creeping up, and the sold-to-list ratio of 92.98% tells you there is room for pushback. A sharp, realistic list price beats a hopeful one right now.

If you own a condo, the story is more encouraging. Buyers are paying 98.59% of asking, values are climbing fast, and you are sitting at the top of Oak Bay's condo price rankings. Summer inventory tends to be thin, which works in a seller's favour.

Either way, before you call an agent or set a price, pull your HonestDoor Price. With 1,382 properties assessed in Henderson this year and the market shifting month to month, knowing your real-world number - not last year's government estimate - is the smartest first move you can make.

• Henderson house growth rank: 2 out of 6 in Oak Bay - above average
• Henderson condo growth rank: 2 out of 6 in Oak Bay - above average
• Total transaction rank in Oak Bay: 2 - this neighbourhood trades actively
• HonestDoor Price vs. assessed value gap: $139,667 on houses
• Condo values up 8.92% recently - one of the stronger moves in the city

Henderson is not a neighbourhood that makes headlines. It just quietly holds its value and then some. That is exactly the kind of market worth paying attention to.

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.