Mud Bay, Surrey - July 2026 Real Estate Report

Mud Bay, Surrey: Prices Are Sliding - Here Is What Your Home Is Actually Worth Right Now

The Vibe in Mud Bay

If you have been watching the "For Sale" signs in Mud Bay lately, here is what is actually happening. We are in a soft patch. The average HonestDoor Price for a house here sits at $1,376,744 - and that number has dipped 0.07% from the previous period. The 3-month moving average is $1,392,960, and current predicted values are tracking below that at $1,377,739. That gap tells us the slide is recent and real, not just a blip.

On the growth leaderboard for Surrey, Mud Bay ranks 41 out of 41 neighbourhoods. That is last place. We are not saying that to be harsh - we are saying it because you deserve to know where we stand before making a big financial decision.

• Average HonestDoor Price: $1,376,744
• 3-month moving average: $1,392,960
• Recent price change: -3.42%
• Growth rank in Surrey: 41 out of 41
• Average rental estimate: $4,706 per month
• Rental yield: 4.73%
• Airbnb estimate: $234 per night
• Airbnb rank in Surrey: 39

How Mud Bay Stacks Up Against the Neighbours

Here is a dose of honest context. The neighbourhoods right next door are priced significantly higher. Elgin averages $2,247,171 and Panorama Ridge sits at $2,100,233. Even the broader Surrey average comes in at $1,456,377 - about $80,000 above where Mud Bay is right now. All three of those areas are also seeing small price dips, so the whole region is taking a breather. But Mud Bay is feeling it more than most.

• Surrey average: $1,456,377 (rental $5,307)
• Elgin average: $2,247,171 (rental $7,403)
• Panorama Ridge average: $2,100,233 (rental $7,058)

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

Your BC Assessment was calculated using data from July 1st of last year. A lot has changed since then. The HonestDoor Price is updated in real time using current sales, market signals, and neighbourhood trends. Right now, with Mud Bay prices down 3.42% recently, your government assessment could be showing a number that is noticeably higher than what a buyer would actually pay today.

That matters for two reasons. First, if you are thinking about selling, you do not want to price your home based on a stale number and then watch it sit on the market. Second, if you are staying put, knowing your real-world value helps you make smarter decisions about refinancing, home equity, or insurance coverage. The HonestDoor Price is the real-world check your assessment cannot give you.

The So What - Should You Sell in Mud Bay This Summer?

Straight talk - this is not the hottest moment to list in Mud Bay. Prices are down 3.42% recently, we are sitting at the bottom of Surrey's growth rankings, and buyers have options. If you need to sell, price sharp and price honestly. Overpricing right now will cost you more time and more money in the end.

If you can wait, keep watching the HonestDoor Price over the next 60 to 90 days. A recovery in nearby neighbourhoods often pulls Mud Bay along with it. And if you are not selling but renting, the picture is actually decent - a 4.73% rental yield is a moderate but respectable return, and $4,706 per month in estimated rent gives you real carrying power while you wait for values to stabilize.

Bottom line - know your number before you make any move. Check your HonestDoor Price today, because the market is not waiting for your tax assessment to catch up.

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.