Heritage Mountain, Port Moody - October 2026 Real Estate Report
Heritage Mountain, Port Moody: Your Neighbour Just Got a Reality Check on Their Home Value
If you've been glancing at your property assessment and feeling pretty good about yourself, hold on. The real-world numbers for Heritage Mountain are telling a slightly different story right now - and knowing the gap could save you from a costly mistake whether you're buying, selling, or just curious.
The Vibe: What's Actually Happening on Our Streets
Let's split this into houses and condos, because they are moving in very different directions.
Houses - Steady, But Taking a Breather
Our houses are holding their own in price but losing a little momentum. Here's the snapshot:
- Average assessed value: $1,808,602
- Average HonestDoor Price: $1,691,106 - down 2.66% from last period
- Average sale price: $1,650,000
- Price per square foot: $665
- Predicted market value: $1,737,399 - slipping from the 3-month average of $1,745,044
- Estimated rent: $6,132 per month, rental yield of 3.85%
- Recent value change: -1.40%
- Growth rank: 13 out of 16 neighbourhoods in Port Moody
- Price rank: 4 out of 13 - we are still an above-average priced area
That growth rank is the number to watch. On the Port Moody neighbourhood leaderboard, Heritage Mountain houses are sitting near the bottom for momentum right now - 13th out of 16. That does not mean values are collapsing, but it does mean we are not leading the pack. Neighbourhood growth is down 0.04% year over year, which is essentially flat but trending the wrong way.
The one bright spot for houses? We are still beating Noons Creek on sale price. Our average of $1,650,000 clears their $1,568,000. So while our growth is slow, we are not cheap.
Condos - A Bigger Correction to Watch
The condo picture is where we need to pay closer attention. Values have moved in the opposite direction of what you might hope if you are thinking about listing.
- Average HonestDoor Price: $815,240 - up 4.25% from last period (a rare bright spot)
- Predicted market value: $781,980 - down from the 3-month average of $813,807
- Recent value change: -6.95%
- Estimated rent: $3,582 per month, rental yield of 3.28%
- Airbnb estimate: $183 per night - ranked 4th in Port Moody for Airbnb potential
- Growth rank: 14 out of 15 neighbourhoods in Port Moody
A -6.95% recent value change and a growth rank of 14 out of 15 - that is the neighbourhood leaderboard putting Heritage Mountain condos near the very bottom right now. The HonestDoor Price did tick up 4.25%, which is encouraging, but the predicted value is still sliding below that 3-month average. These two signals together say the market is unsettled and worth watching closely.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now
Here is the thing about that government assessment sitting in your mailbox. It is a snapshot from months ago, built on data that is even older than that. It does not know what happened in the market last quarter. It does not adjust for the fact that Heritage Mountain houses are currently sitting 6.50% below their assessed value in real-world HonestDoor pricing.
That gap is not small. On a home assessed at $1,808,602, a 6.50% difference works out to roughly $117,000. If you are pricing a listing - or making an offer - based on the assessment, you are working with a number that the actual market has already moved away from.
The HonestDoor Price pulls in real transaction data, current market signals, and neighbourhood-level trends to give you a live read. With 903 properties assessed in Heritage Mountain and only 4 transactions recorded in 2026 so far, the local sales data is thin. That makes a real-time estimate even more important, because there are not enough recent sales to rely on alone.
The "So What?" - Thinking About Selling This Summer?
If a "For Sale" sign is on your mind for this summer, here is the straight talk.
For house sellers - you are in a better position than the condo market, but do not assume your assessment is your asking price. The HonestDoor Price of $1,691,106 and the average sale price of $1,650,000 are both sitting below that $1,808,602 assessment. Price to where the market actually is, not where the city said it was last year.
For condo owners - the timing is trickier. A -6.95% recent value change and a near-bottom growth rank mean buyers have options and they know it. That does not mean you cannot sell, but it does mean your pricing strategy needs to be sharp. Check your HonestDoor Price before you have any conversation with an agent about list price.
For anyone watching from the sidelines - Heritage Mountain still ranks 2nd in Port Moody for average assessed value. We are a high-value neighbourhood. The current softness is a breather, not a breakdown. But breathers can be windows of opportunity if you know how to read them.
Bottom line: do not let a static assessment make your decisions for you. Get your HonestDoor Price, know where you actually stand, and then decide.
heritage mountain | port moody | october 2026This 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.