Morgan Heights, Surrey - July 2026 Real Estate Report

Morgan Heights Real Estate: Prices Are Holding, But the Market Is Taking a Breather

If you own a home in Morgan Heights and you haven't checked your property value lately, here's the honest truth - your city assessment is already behind. The real numbers are moving, and not always in the direction the paperwork suggests.

The Vibe: What's Actually Happening on Our Streets

Morgan Heights is a high-value pocket of Surrey. We're not seeing a frenzy, but we're not seeing a collapse either. The market is quiet and selective right now - which means the homes that are priced right are the ones that move.

Houses: Steady Money, Slow Growth

If you've been watching the "For Sale" signs in Morgan Heights, here's what's actually happening with houses right now.

• Average sale price: $1,635,000
• Price per square foot: $731
• Properties sold in 2026: 3
• HonestDoor predicted value: $1,459,071
• 3-month moving average: $1,456,807 - values are creeping up
• Estimated monthly rent: $5,381
• Rental yield: 4.31%
• Recent value change: -0.25%
• Growth rank: 36 out of 41 neighbourhoods in Surrey
• Price rank: 15 out of 45 neighbourhoods in Surrey

We're sitting in the upper tier for price - top third in Surrey - but near the bottom of the leaderboard for growth. That's the trade-off in an established, expensive neighbourhood. The value is already baked in. Don't expect a quick pop, but don't panic either. A rental yield of 4.31% is a respectable return if you're holding.

Condos: The Most Expensive in Surrey - Full Stop

This one is worth paying attention to. Our condos aren't just competitive - they're ranked number 1 out of 26 comparable Surrey neighbourhoods for price. That's not a typo.

• Average sale price: $790,000
• Price per square foot: $561
• Properties sold in 2026: 1
• HonestDoor predicted value: $964,174
• 3-month moving average: $957,693 - trending up
• Average HonestDoor Price: $979,193 - up 1.56% from last period
• Estimated monthly rent: $4,098
• Rental yield: 2.97%
• Recent value change: -0.57%
• Growth rank: 33 out of 42 neighbourhoods in Surrey
• Price rank: 1 out of 26 neighbourhoods in Surrey - top of the leaderboard

The condo market here is thin - only one sale so far in 2026. That low volume cuts both ways. It keeps prices elevated because there's not much supply hitting the market, but it also means buyers have very few data points to work with. The HonestDoor Price is up 1.56%, which is the strongest signal we have that condo values are quietly climbing even when sales are slow.

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

Here's the thing about your BC Assessment notice - it's a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it's already months old. The market doesn't wait for paperwork.

The HonestDoor Price is updated in real time using current sales data, market trends, and neighbourhood comparables. For houses in Morgan Heights, the average HonestDoor Price is $1,464,543 - that's 0.85% higher than the average assessed value. For condos, it's $979,193 and climbing. These aren't guesses. They're the closest thing to a real-world check on what your property is actually worth today - not last summer.

With 2,064 properties assessed in Morgan Heights this year, there's a lot of money sitting in this neighbourhood. Knowing your real number - not the government's outdated one - is the difference between pricing your home right and leaving money on the table.

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

If you're a homeowner in Morgan Heights weighing a summer sale, here's the straight talk.

• House sellers: You're in a high-price neighbourhood with thin sales volume - only 7 transactions recorded in 2026 across the area. That means your pricing strategy has to be sharp. Buyers here are informed and selective. The HonestDoor Price of $1,464,543 is your anchor - use it.
• Condo sellers: You own the most expensive condos in Surrey by rank. That's a strong story to tell. But with only 1 sale so far this year, you need a patient buyer and a realistic timeline. Don't let low activity spook you into underpricing.
• Compared to nearby South Surrey, where HonestDoor Prices for houses hit $2,222,329, we're the more accessible option in the area - which can actually attract buyers who've been priced out of the neighbourhood next door.
• Neighbourhood growth is down 0.06% year over year. That's not a crisis - it's a flat market. Sellers who price accurately will move their homes. Those who chase last year's peak will sit.

Bottom line - Morgan Heights is a quality neighbourhood holding its value in a cautious market. If you're selling, get your HonestDoor Price first. It's the number that actually reflects what a buyer will pay today, not what the city thought your home was worth a year ago.

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.