Heritage Mountain, Port Moody - August 2026 Real Estate Report

Heritage Mountain, Port Moody: Your Home Is Worth More Than the City Thinks - Or Is It?

If you live on the mountain and you have been glancing at your latest BC Assessment notice, here is the honest truth: that number is already out of date. The real story in Heritage Mountain right now is a little more nuanced, and it is worth a few minutes of your time before you make any moves this summer.

The Vibe: What Is Actually Happening Up Here

We are in a market that is taking a breather. Neighbourhood growth dipped 0.04% year over year, and with 903 properties assessed and only 3 transactions recorded in 2026 so far, Heritage Mountain is not exactly a flurry of activity. But low volume does not mean low value - this is still one of the priciest addresses in Port Moody, ranking 2nd for average assessed value across the city.

Houses: Solid Ground, But Watch the Trend

If you own a house up here, you are sitting on a serious asset. Here is a quick snapshot of where things stand:

• Average HonestDoor Price: $1,762,068 - up 1.52% from last period
• Average assessed value: $1,808,602
• Average sale price: $1,627,000
• Price per square foot: $892
• Predicted market value: $1,735,663
• 3-month moving average: $1,771,245 - and the predicted value is trending below it
• Recent value change: -1.42%
• Estimated monthly rent: $6,127 with a rental yield of 3.85%
• Growth rank: 8 out of 16 neighbourhoods in Port Moody - right in the above-average tier
• Price rank: 4 out of 13 - solidly above average for Port Moody

The honest read here? House values are drifting slightly downward from their recent peak. The predicted value of $1,735,663 sits below the 3-month moving average of $1,771,245. That gap is not a crisis, but it is a signal worth watching. We are still beating nearby Noons Creek on sale price ($1,627,000 vs. $1,568,000), which says something about how buyers see Heritage Mountain relative to the competition.

Condos: A Different Story

Condo owners, here is where we stand:

• Average HonestDoor Price: $840,400 - up 2.61% from last period
• Predicted market value: $819,040
• 3-month moving average: $820,613
• Recent value change: -0.92%
• Estimated monthly rent: $3,690 with a rental yield of 3.21%
• Airbnb estimate: $186 per night - ranked 4th in Port Moody for Airbnb potential
• Growth rank: 8 out of 15 neighbourhoods - below average for Port Moody condos

The condo side is holding relatively steady - the predicted value and the 3-month average are nearly identical, so there is no dramatic slide happening. The 2.61% bump in the HonestDoor Price is actually the brightest number in this whole report. That said, a below-average growth rank means condo owners here are not leading the pack. Twin Creeks next door is cheaper at $826,012, so the price gap is not huge if buyers start shopping around.

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

Here is the thing about BC Assessment. That number is calculated using data from July 1st of the previous year. By the time it lands in your mailbox, the market has already moved. For Heritage Mountain houses, the assessed value sits at $1,808,602 - but the HonestDoor Price is $1,762,068. That is a $46,534 gap, and the HonestDoor number is 2.57% lower than what the city has on file.

Why does that matter? Because if you are pricing a listing, negotiating a sale, or just trying to understand what your home is actually worth today - not last July - the HonestDoor Price is the real-world check. It updates in real time using current market signals. The assessment is a snapshot from the past. Use the right tool for the job.

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

Here is the straight talk for anyone considering a summer listing in Heritage Mountain.

• You are in a high-value neighbourhood - 2nd in Port Moody for assessed value. That is a strong starting position.
• But values are trending slightly down from recent highs. The window of peak pricing may be narrowing.
• Transaction volume is thin - 3 sales in 2026 so far. Low competition from other sellers, but also fewer buyers actively pulling the trigger.
• Your HonestDoor Price of $1,762,068 is the most current read on what the market will actually bear. Do not anchor your expectations to the assessed value of $1,808,602.
• If you are a condo owner, the 2.61% HonestDoor Price increase is a green light to get a current valuation - you may be in better shape than you think.

Bottom line - Heritage Mountain is still one of Port Moody's premier addresses. But this is not a market where you can set a price and wait. Get your HonestDoor Price, understand where you sit on the neighbourhood leaderboard, and move with current data in hand. That is how you sell smart this summer.

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.