Morgan Heights, Surrey - September 2026 Real Estate Report

Morgan Heights Real Estate Update: Holding Steady While the Rest of Surrey Figures Itself Out

If you own a home in Morgan Heights and you have been quietly wondering whether your place is worth what the city says it is - here is your answer. The short version: pretty much, yes. But the details are worth knowing before you make any moves this summer.

The Vibe: What Is Actually Happening in Our Neighbourhood

Morgan Heights is not crashing. It is not on fire either. It is doing that thing where a solid, established neighbourhood just holds its ground while the rest of the market sorts itself out. With 2,064 properties assessed this year and 14 total transactions recorded in 2026, we are not a high-turnover area - and that is not a bad thing. Low churn usually means people actually want to stay here.

Neighbourhood growth is down 0.06% year over year. Call it a breather. It is not a red flag - it is a pause.

Houses: The Numbers That Matter

• Average assessed value: $1,452,148
• Average HonestDoor Price: $1,450,039
• Recent change in HonestDoor Price: -1.14% from the previous period
• Average sale price (2026): $1,401,250
• Price per square foot: $647
• Properties sold recently: 4
• Predicted market value: $1,466,813
• 3-month moving average: $1,463,476
• Estimated monthly rent: $5,403
• Rental yield: 4.31%
• Airbnb income potential: $268 per month
• Recent value change: +0.16%

Here is the stat worth bragging about at the block party: our house growth rate ranks 8 out of 46 comparable Surrey neighbourhoods. That puts Morgan Heights houses in the top tier for growth right now. Price rank sits at 20 out of 45 - above average, not the cheapest seat in the room. The predicted value of $1,466,813 is already nudging above the 3-month moving average, which tells us the direction of travel is still upward, even if the steps are small.

For context, South Surrey houses are sitting at an average HonestDoor Price of $2,222,329. We are not in that league price-wise, but their growth rate is also -0.06% - same as ours. Rosemary Heights Business Park comes in at $1,102,811, cheaper than us and technically growing at the same pace. Morgan Heights is the middle ground that actually makes sense for most buyers.

Condos: A Smaller Market, But a Strong Position

• Average HonestDoor Price: $977,911
• Recent change in HonestDoor Price: -0.44% from the previous period
• Average sale price (2026): $790,000
• Price per square foot: $561
• Properties sold recently: 1
• Predicted market value: $982,204
• 3-month moving average: $975,190
• Estimated monthly rent: $4,135
• Rental yield: 2.95%
• Airbnb income potential: $206 per month
• Recent value change: +0.31%

The condo market here is thin - only 1 transaction recorded in 2026 - so take the averages with that in mind. But the position is strong. Our condo price rank is 2 out of 27 Surrey neighbourhoods. That means we are sitting near the top of the condo price leaderboard in this city. Growth ranks 10 out of 44, which is solidly above average. The predicted value of $982,204 is already above the 3-month moving average of $975,190, and it beats nearby Rosemary Heights Business Park condos at $879,795 by a meaningful margin.

The rental yield of 2.95% is moderate - not a cash-flow goldmine, but not a loss either. If you own a condo here and have been sitting on it, the numbers suggest you are in a better spot than most of your Surrey neighbours.

The Secret Sauce: Why Your HonestDoor Price Beats Waiting for the Next Tax Notice

Here is the thing about your BC Assessment notice. It reflects what your home was worth on July 1 of the previous year. By the time it lands in your mailbox, it is already 6 to 18 months out of date. The market does not wait for paperwork.

The HonestDoor Price is updated in real time using actual transaction data, market trends, and current comparable sales. For Morgan Heights houses, the HonestDoor Price of $1,450,039 is sitting just 0.15% below the assessed value of $1,452,148. That is an almost perfect match right now - which is actually useful information. It means the city's number is not wildly off, but it also means you should not assume your home is worth more just because the assessment says so.

If the market shifts this summer - and summer is when it tends to move - your assessment will not catch that. Your HonestDoor Price will. Check it before you price, not after.

The So What: Should You Sell in Morgan Heights This Summer?

If you own a house here and you have been thinking about listing, the timing is not terrible. Growth ranking 8 out of 46 in Surrey means buyers looking at the data will see Morgan Heights as one of the stronger-performing neighbourhoods. A predicted value of $1,466,813 - above the recent moving average - suggests prices have a bit of upward momentum, not downward pressure.

The catch is volume. Only 4 house sales recently means the pool of comparable sales is small. Your pricing has to be sharp. Overprice by even 5% and you sit. The average sale price of $1,401,250 versus a predicted value of $1,466,813 tells you there is a gap between what the market theoretically supports and what buyers are actually paying right now. Meet buyers where they are.

For condo owners, the story is similar but the market is thinner. One transaction does not give you much cover if you need to justify your price. The HonestDoor Price of $977,911 and a top-2 price ranking in Surrey are strong talking points - but you will need a patient buyer and a realistic list price anchored to that $982,204 predicted value.

Bottom line: Morgan Heights is not a market you need to panic-sell in, and it is not one where you can be lazy about pricing either. Know your HonestDoor Price, price it right, and you are in good shape.

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.