Highlands, North Vancouver - August 2026 Real Estate Report

Highlands, North Vancouver: Your Home Is Worth More Than the City Thinks

If you own a home in Highlands and you have not checked your HonestDoor Price lately, you are probably leaving money on the table. The city's assessment is frozen in time. The real market is not. Here is what is actually going on in our neighbourhood right now.

The Vibe: Houses vs. Condos

Highlands is not a neighbourhood you see on a lot of "affordable alternatives" lists - and the numbers back that up. Let us break it down by property type.

Houses

If you watched a house sell in Highlands recently, the number probably made your jaw drop. The one transaction recorded in 2026 closed at an average sale price of $5,100,000, with a price per square foot of $3,486. That is not a typo. We are talking about one of the most expensive house markets in all of North Vancouver - ranked 4th out of 47 comparable neighbourhoods on price.

• Average HonestDoor Price: $2,926,631
• Average assessed value: $2,752,159
• HonestDoor Price is 6.34% above the city assessment
• Predicted market value: $2,898,914
• 3-month moving average: $2,921,505 (values are easing slightly)
• Recent price change: -2.59%
• Growth rank: 26 out of 52 neighbourhoods - right in the above-average tier
• Estimated rent: $9,079 per month
• Rental yield: 3.38%
• Airbnb potential: $454 per night - ranked No. 1 in North Vancouver for Airbnb

The market is taking a breather. Values have dipped 2.59% recently and the predicted value is sitting just below the 3-month moving average. That is not a crash - it is a pause. But it does mean the window for peak pricing is something to watch closely if you are thinking about selling.

Compared to our neighbours, every nearby hood is cheaper. Capilano houses are averaging $2,325,868. Canyon Heights sits at $2,694,852. Handsworth is at $2,700,789. All three are growing slightly faster than us right now, but none of them are in our price league.

Condos

The condo story in Highlands is a different conversation. We are not the go-to condo destination in North Vancouver, and the data is honest about that.

• Average HonestDoor Price: $1,272,267
• Average assessed value: $1,407,156
• HonestDoor Price is 9.59% BELOW the city assessment - a meaningful gap
• Predicted market value: $1,030,821
• 3-month moving average: $1,040,855 (also easing)
• Recent price change: -1.19%
• Growth rank: 39 out of 48 neighbourhoods - bottom tier for growth
• Price rank: 20 out of 21 - among the most affordable condos in North Vancouver
• Average sale price: $515,000
• Price per square foot: $899
• Estimated rent: $4,225 per month
• Rental yield: 2.95%
• Airbnb potential: $245 per night - ranked 9th in North Vancouver

Here is the thing condo owners need to hear: the city's assessment of $1,407,156 is running significantly hotter than what the market is actually paying. The HonestDoor Price of $1,272,267 is the reality check. Nearby Capilano condos are actually priced slightly higher and growing a touch faster. If you own a condo here, you want to know your real number before you make any decisions.

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

Your BC Assessment number was calculated using data from July 1st of the previous year. A lot has happened since then. The HonestDoor Price updates in real time using actual sales, market trends, and current comparable properties. It is not a government snapshot - it is a live read on what a buyer would pay today.

For Highlands house owners, that gap is working in your favour. The HonestDoor Price is running 6.34% above the city's assessment. On a $2.75 million assessed property, that is roughly $174,000 in value the city is not giving you credit for. That is real money.

For condo owners, the gap flips the other way. The HonestDoor Price is 9.59% below the assessed value. If you are using your assessment to set a listing price or make a financial decision, you could be starting from the wrong number entirely.

The bottom line: the assessment tells you what the city thinks your home was worth last summer. The HonestDoor Price tells you what it is worth right now.

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

Here is the honest take for Highlands homeowners heading into summer 2025.

If you own a house, you are sitting on one of the most valuable properties in North Vancouver. The market is softening slightly - that -2.59% recent change and the predicted value dipping below the 3-month average are signals worth paying attention to. You are not in a panic situation, but waiting another six months hoping for a big rebound is a gamble. The neighbourhood is ranked No. 1 in North Vancouver for Airbnb income potential, which means buyer demand from investors is real. That is leverage you have right now.

If you own a condo, the picture requires more honesty. Growth is ranked 39th out of 48 neighbourhoods. Values are easing. The market is pricing condos here below what the city assessed them at. If selling is on your radar, sooner is likely better than later while you still have the assessed value conversation to anchor expectations.

For both property types, the move right now is simple - check your HonestDoor Price, compare it to your assessment, and get a real-world read before you make any decisions. That number is free, it is current, and it is the most accurate starting point you have got.

• 926 properties assessed in Highlands this year
• Neighbourhood growth: -0.04% year over year - the market is flat, not falling
• Only 1 house transaction recorded in 2026 so far - low volume means each sale carries more weight
• Airbnb rank: No. 1 in North Vancouver for houses - a genuine selling point for the right buyer

Highlands is still one of the most sought-after addresses on the North Shore. The numbers just say it pays to know exactly where you stand before you make your next move.

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.