Heritage Mountain, Port Moody - July 2026 Real Estate Report

Heritage Mountain, Port Moody: Your Home Is Worth Less Than The City Thinks - And That Matters Right Now

If you have been watching the "For Sale" signs in Heritage Mountain lately, here is what is actually happening. The city's assessment says your house is worth one thing. The real world is saying something a little different. And the gap between those two numbers is exactly why you need to pay attention before you make any moves this summer.

The Vibe: What Is Happening With Houses and Condos Right Now

Let us start with houses, because the story here is worth unpacking.

• Average assessed value: $1,808,602
• Average HonestDoor Price: $1,735,663 - that is 4.03% below the city's assessment
• Average sale price: $1,740,000
• Price per square foot: $856
• Predicted market value: $1,760,598
• 3-month moving average: $1,820,347 - values are trending down from that peak
• Rental yield: 3.84% with estimated rent at $6,191 per month
• Recent price change: -3.13%
• Growth rank: 14 out of 16 neighbourhoods in Port Moody
• Price rank: 3 out of 13 - we are still one of the pricier spots in the city

The honest read here? Heritage Mountain houses are taking a breather. We rank near the bottom of Port Moody's growth leaderboard right now - 14th out of 16 neighbourhoods. Prices are sliding from the 3-month moving average of $1,820,347 down to a predicted $1,760,598. That is a meaningful drift, not just noise. Only 1 house sold recently, and transaction volume across 2026 sits at 2. This is a quiet market. Quiet markets favour patient buyers and pressure sellers who need to move fast.

One bright spot - we are still outpricing Noons Creek on actual sales ($1,740,000 vs. $1,568,000), and our predicted value of $1,760,598 edges out Noons Creek's $1,726,417. So we are holding relative status in the neighbourhood pecking order, even if the overall trend is soft.

Now condos tell a different story, and we like this one better.

• Average HonestDoor Price: $819,040
• Predicted market value: $826,660
• 3-month moving average: $797,147 - values are climbing above that baseline
• Recent price change: +1.29%
• Growth rank: 5 out of 15 neighbourhoods - above average in Port Moody
• Estimated rent: $3,712 per month
• Rental yield: 3.20%
• Airbnb rank in Port Moody: 5th

Condos in Heritage Mountain are quietly moving in the right direction. The predicted value of $826,660 is already sitting above the 3-month moving average of $797,147, which means momentum is building, not fading. A 5th-place growth ranking out of 15 puts us solidly above average on the Port Moody leaderboard. If you own a condo here, the numbers are working in your favour right now.

The Secret Sauce: Why Your HonestDoor Price Is The Number That Actually Matters

Here is the thing about your city assessment. It is a snapshot from months ago, built on a formula that does not know what happened on your street last Tuesday. The average assessed value for Heritage Mountain houses sits at $1,808,602. But actual sales and the HonestDoor Price are both landing closer to $1,735,000 to $1,760,000. That is a gap of roughly $48,000 to $73,000 between what the government says your home is worth and what the market is actually doing.

The HonestDoor Price pulls in real-time sales data, current market signals, and live neighbourhood trends. It is updated continuously - not once a year. With 903 properties assessed in Heritage Mountain and neighbourhood growth down 0.04% year over year, relying on a static government number to make a six or seven-figure decision is a risk you do not need to take. Check your HonestDoor Price first. It is the real-world check your assessment cannot give you.

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

If you are a house owner eyeing a summer sale, the market is telling you to move with intention, not assumption. Here is the straight talk:

• Prices have dropped 3.13% recently and are trending below the 3-month moving average
• Transaction volume is thin - only 1 recent sale and 2 total in 2026 so far
• Your assessed value is likely overstating what buyers will actually pay by around 4%
• Growth ranks 14th out of 16 in Port Moody - buyers have options and they know it
• Nearby Mountain Meadows and Heritage Woods are cheaper and growing faster, which gives buyers alternatives

That does not mean do not sell. It means price it right from day one. Overpricing based on your assessment in a thin, softening market is how homes sit for 60 days and then sell for less than they would have at a sharp opening price. Your HonestDoor Price of around $1,735,663 is the honest starting point for that conversation with your agent.

If you own a condo and are thinking about selling, the timing looks a bit friendlier. Values are ticking up, the growth rank is solid, and rental demand at $3,712 per month means buyers who are on the fence about buying vs. renting can see a clear income story. That is a useful selling point right now.

Bottom line - Heritage Mountain is still one of Port Moody's pricier addresses, and that counts for something. But the market is not doing you any favours on the house side right now. Know your real number, price with confidence, and do not let a year-old assessment set expectations that today's buyers will not meet.

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.