Morgan Heights, Surrey - October 2026 Real Estate Report
Morgan Heights, Surrey: Your Home Is Worth Less Than The City Thinks
If you have been glancing at your latest property assessment and feeling pretty good about yourself, here is a reality check worth reading. The city says the average Morgan Heights home is worth $1,452,148. The HonestDoor Price says $1,436,672. That is a $15,476 gap - and it matters more than you think heading into summer selling season.
The Vibe: What Is Actually Happening on Our Streets
Let us break it down by property type, because houses and condos are telling two different stories right now.
Houses - Steady, But Taking a Breather
Our detached homes are the backbone of Morgan Heights, and they are holding up - but the momentum has shifted. Values are dipping, not crashing, and that distinction matters.
- Average HonestDoor Price: $1,436,672 - down 0.92% from last period
- Predicted market value: $1,450,039 - slipping below the 3-month average of $1,460,465
- Average sale price: $775,429
- Price per square foot: $574
- Properties sold in 2026: 7 - essentially flat month over month
- Recent value change: -1.14%
- Estimated monthly rent: $5,357 with a 4.32% rental yield
- Airbnb income potential: roughly $266 per month
- Growth rank: 21 out of 41 neighbourhoods in Surrey - below average on the leaderboard
- Price rank: 29 out of 45 in Surrey
Seven sales in 2026 with 2,064 assessed properties tells you one thing - most people are sitting tight. That low transaction volume means price signals are thin. When few homes sell, the ones that do set the tone for everyone else on the block.
Condos - Expensive for Surrey, But Slowing Down
Here is where it gets interesting. Our condos rank 2nd out of 27 neighbourhoods in Surrey for price - that is genuinely impressive. But the growth side of the ledger is a different story.
- Average HonestDoor Price: $962,174 - down 1.61% from last period
- Predicted market value: $977,911 - edging below the 3-month average of $979,769
- Average sale price: $790,000
- Price per square foot: $561
- Properties sold in 2026: 1
- Recent value change: -0.44%
- Estimated monthly rent: $4,135 with a 2.96% rental yield
- Airbnb income potential: roughly $206 per month
- Airbnb rank in Surrey: 6th - strong short-term rental appeal
- Growth rank: 29 out of 44 in Surrey - below average on the leaderboard
- Price rank: 2 out of 27 in Surrey - near the top
One condo sale in 2026 is not a market - it is a data point. Take the condo numbers as directional, not definitive. What we can say is that at $977,911 predicted value, our condos are still well ahead of nearby Rosemary Heights Business Park at $905,741.
The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters
Your city assessment is a snapshot frozen in time. It is calculated once a year using sales data that can be months old by the time it lands in your mailbox. The market does not wait for paperwork.
The HonestDoor Price updates in real time. Right now, it is telling us that Morgan Heights homes are trading at 1.07% below the city's assessed average. That gap is not huge - but if you are pricing a listing based on your assessment alone, you could be starting the conversation in the wrong place. Buyers have access to the same live data we do. They will negotiate accordingly.
Think of the HonestDoor Price as the number your neighbour's agent is already using when they walk through your front door.
The So What - Should You Sell This Summer?
Here is the honest answer: the window is open, but it is not wide open.
Values are drifting lower - houses down 1.14% recently, condos down 0.44%. The 3-month moving averages are both declining. Neighbourhood growth is sitting at -0.06% year over year. On the Surrey leaderboard, we are middle-of-the-pack at best for growth.
That does not mean panic. It means timing counts more than it did a year ago. A few things to keep in mind if you are thinking about listing:
- Price off the HonestDoor Price, not the city assessment - that $15,000 gap could cost you a deal if you start too high
- With only 21 total transactions recorded in 2026, buyer competition is thin - presentation and pricing have to do the heavy lifting
- If you own a house, your $5,357 monthly rental estimate gives you a real fallback option if you decide to hold instead of sell
- South Surrey next door is priced much higher at $2,222,329 - if buyers are being priced out there, some of that demand could drift our way
- Rosemary Heights Business Park is cheaper at $1,094,726 - we are the premium option in this pocket, which is a story worth telling buyers
Bottom line - if selling is on your radar this summer, get your HonestDoor Price first. It is free, it is current, and it is the closest thing to what a serious buyer is going to offer you.
morgan heights | surrey | 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.