Mud Bay, Surrey - August 2026 Real Estate Report

Mud Bay, Surrey: Your Home Is Worth More Than the City Thinks

The Vibe Right Now

If you've been watching the "For Sale" signs in Mud Bay lately, here's what's actually happening. The average HonestDoor Price for homes here sits at $1,284,533 - and yes, that's down about 6.70% from the previous period. The market is taking a breather. But here's the part worth paying attention to: the predicted market value for Houses in Mud Bay is sitting at $1,456,024, and that number is trending up from the 3-month moving average of $1,420,076. So while the broader average dipped, the forward-looking signal for houses is pointing in the right direction.

We're talking about a neighbourhood where house values have moved 5.68% recently. That's not nothing. That's real equity shifting in real time.

• Average HonestDoor Price: $1,284,533 (down 6.70% from previous period)
• Predicted Market Value for Houses: $1,456,024
• 3-Month Moving Average: $1,420,076 (values are climbing)
• Recent Property Value Change: +5.68%
• Average Rental Estimate: $4,499 per month
• Estimated Rent for Houses: $4,706 per month
• Rental Yield: 4.74% - that's a moderate but solid return
• Airbnb Estimate: $224 per night (roughly $234 monthly income potential)

The Neighbourhood Leaderboard

Here's a stat worth sharing at the next block party. Mud Bay ranks 1 out of 45 neighbourhoods in Surrey for growth rate. Number one. That means right now, if you lined up every comparable neighbourhood in the city, Mud Bay houses are outpacing all of them on growth. That's not a small thing when you're deciding whether to list this summer or wait.

For context, here's how our neighbours stack up on price:

• Surrey overall: HonestDoor Price $1,456,002 - slightly pricier, rental estimate $5,301
• Elgin: HonestDoor Price $2,235,568 - much higher priced, rental estimate $7,376
• Panorama Ridge: HonestDoor Price $2,123,906 - much higher priced, rental estimate $7,118

Mud Bay is the entry point into a corridor of high-value neighbourhoods. That positioning matters to buyers.

The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment

Your BC Assessment is a snapshot from July 1st of last year. It's already old by the time it lands in your mailbox. The HonestDoor Price is updated in real time using actual market signals - recent sales, current demand, neighbourhood trends. Right now, those two numbers can be thousands of dollars apart, and the gap is not in your favour if you're relying on the government's version.

With Mud Bay houses showing a predicted value of $1,456,024 against a moving average that's been climbing, your HonestDoor Price is the real-world check that tells you what a buyer would actually pay today - not what the city guessed last summer. If you haven't looked yours up recently, now is the time.

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

Straight talk: Mud Bay is holding a strong hand right now. You've got the top growth rank in Surrey, a predicted house value that's rising above its own 3-month average, and a rental yield of 4.74% that makes this an attractive buy for investors - which expands your buyer pool.

The 6.70% dip in the broader average is worth knowing, but it doesn't cancel out the directional momentum on houses specifically. If you're thinking about listing this summer, the window looks reasonable. Buyers shopping in Elgin or Panorama Ridge at $2M-plus will look at Mud Bay as a smart alternative. That comparison works in your favour.

One more thing - with an Airbnb rank of 45 in Surrey and a nightly estimate of $224, short-term rental potential is a real talking point for buyers who want flexibility. Use it.

Bottom line: check your HonestDoor Price before you do anything else. It's the number that actually reflects today's market - not last year's guess.

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.