Highlands, North Vancouver - July 2026 Real Estate Report

Highlands, North Vancouver: Your Neighbour Just Asked "Should I Sell?" - Here's the Real Answer

If you live in Highlands and you've been glancing at your property assessment wondering if it still means anything, the short answer is: not really. The city's number is already behind. Here's what's actually going on in our corner of North Vancouver right now.

The Vibe: What the Market Is Doing in Highlands

Let's split this into the two worlds most of us live in - houses and condos - because they are telling very different stories right now.

Houses: Still the Top of the Mountain

Highlands houses are holding serious weight. The average sale price sits at $1,865,000, with a price per square foot of around $1,586. The predicted market value for a house here is $2,975,994 - and that number is climbing, up from a 3-month moving average of $2,912,236. That upward momentum matters.

• Average Sale Price: $1,865,000
• Price Per Square Foot: $1,586
• Predicted Market Value: $2,975,994
• 3-Month Moving Average: $2,912,236
• Recent Value Change: +2.99%
• Estimated Monthly Rent: $9,269
• Rental Yield: 3.36%
• Growth Rank: 5 out of 54 neighbourhoods in North Vancouver

That growth rank is the number to pay attention to. Out of 54 comparable neighbourhoods tracked in North Vancouver, Highlands houses rank 5th for growth. That puts us in the top tier - not just holding value, but outpacing most of the city. For context, nearby Canyon Heights has a predicted value of $2,761,429. We're sitting above that.

The one honest flag: transaction volume is thin. One property sold in 2026 so far. Low volume means each sale carries a lot of weight in the numbers, so take the averages as directional, not gospel.

Condos: A Different Conversation

The condo picture in Highlands is more complicated, and we should be straight about it. The average HonestDoor Price for condos is $1,272,267 - and that is actually 9.59% below the average assessed value. The market is telling us the city's assessment is running hot on this one.

• Average Sale Price: $515,000
• Price Per Square Foot: $899
• Predicted Market Value: $1,043,198
• 3-Month Moving Average: $1,047,502 (values are easing slightly)
• Recent Value Change: -0.51%
• Estimated Monthly Rent: $4,262
• Rental Yield: 2.94%
• Growth Rank: 27 out of 48 neighbourhoods - below average
• Price Rank: 19 out of 20 - among the most affordable condos in North Vancouver

The condo segment is taking a breather. Values are dipping slightly, the predicted value is coming in below nearby Capilano ($1,194,428) and Handsworth ($1,120,000), and the growth rank puts us in the middle of the pack. If you own a condo here, this is not a panic moment - but it is a "pay attention" moment.

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

Here's the thing about your BC Assessment notice - it reflects a snapshot from July 1st of the prior year. By the time it lands in your mailbox, the market has already moved. In Highlands, that gap is significant.

For houses, the average assessed value is $2,752,159. The average HonestDoor Price is $2,898,914 - that's 5.33% higher than what the city says your home is worth. That difference is not a rounding error. On a property at that price point, 5.33% is roughly $146,000 sitting on the table that your assessment is not capturing.

The HonestDoor Price updates in real time using actual market signals. It's the real-world check against a static government number. If you're making any financial decision - refinancing, selling, even just benchmarking your net worth - the HonestDoor Price is the number to start with, not the assessment.

For condo owners, the story flips. The HonestDoor Price is coming in below the assessed value. That's useful information too. It means the city may be overvaluing your unit relative to where buyers are actually transacting right now.

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

If you own a house in Highlands and you've been sitting on the fence, the data is giving you a reasonable case to act. Values are trending up, the predicted market value is above the 3-month average, and we rank 5th out of 54 neighbourhoods for growth. Buyers looking at Canyon Heights or Capilano - both cheaper and growing slightly faster - may well be priced up into Highlands as those markets tighten.

The Airbnb rank for Highlands in North Vancouver is 1. The assessed value rank is also 1. This is a prestige address, and the market knows it.

A few honest things to keep in mind heading into summer:

• Neighbourhood growth dipped 0.04% year over year - the market is not sprinting, it's walking with purpose.
• Transaction volume is low - one sale in 2026 so far. A well-priced listing stands out when inventory is thin.
• Your HonestDoor Price of $2,898,914 is your real starting point for pricing conversations, not the $2,752,159 assessment.
• Rental potential of $9,079 per month gives buyers a strong income story if they need one.

If you own a condo, summer selling requires a sharper pencil. Values are easing, the growth rank is middling, and the HonestDoor Price is already below the assessed value. That doesn't mean don't sell - it means price it right from day one. Overpricing a condo in this segment right now is the fastest way to sit on the market through the summer.

Bottom line: Highlands is still one of North Vancouver's strongest addresses for houses. The numbers back that up. Check your HonestDoor Price, know what you actually own, and make the call with real data in hand.

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.