Mud Bay, Surrey - September 2026 Real Estate Report

Mud Bay, Surrey: Prices Are Sliding - Here Is What You Need to Know Right Now

The Vibe on the Ground

If you have been watching the "For Sale" signs in Mud Bay lately, here is what is actually happening. The market is taking a breather - and not a small one. The average HonestDoor Price for homes in our neighbourhood sits at $1,214,778, down 5.43% from the previous period. That is a real number with real consequences for anyone thinking about their next move.

When we look specifically at houses in Mud Bay, the predicted market value comes in at $1,358,518. But here is the part worth paying attention to - that number is already slipping below the 3-month moving average of $1,397,427. We are not in freefall, but the trend is pointing in one direction right now, and it is not up. The recent property value change of -6.70% confirms this is not just a blip.

• Average HonestDoor Price: $1,214,778
• Houses predicted market value: $1,358,518
• 3-month moving average (houses): $1,397,427
• Recent price change: -6.70%
• Average rental estimate: $4,347 per month
• Houses rental estimate: $4,499 per month
• Rental yield: 4.83%
• Airbnb estimate: $216 per night
• Neighbourhood growth rank: 37 out of 46 in Surrey

How We Stack Up Against the Neighbours

On the neighbourhood leaderboard, Mud Bay ranks 37 out of 46 comparable Surrey neighbourhoods for growth. That puts us firmly in the bottom tier right now. It is not a great spot to be sitting in, but knowing it matters - because it shapes your strategy.

Compare that to what is happening just down the road. Surrey overall is averaging an HonestDoor Price of $1,435,718. Elgin is sitting at $2,218,851. Panorama Ridge is at $2,116,627. Those neighbourhoods are also seeing slight negative growth, so nobody is running away with big gains right now - but their price floors are significantly higher than ours. If buyers have options, price becomes the conversation.

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

Here is the thing about your BC Assessment notice. It reflects what your home was worth on July 1st of last year. That is not a typo. By the time that number lands in your mailbox, it is already close to 18 months out of date. In a market that has moved -6.70% recently, that gap is not just a technicality - it is money.

The HonestDoor Price is updated in real time using current sales data, market signals, and neighbourhood trends. It is the real-world check against a static government snapshot. If your assessment still shows a number from a stronger market cycle, and you are making decisions based on that - whether it is refinancing, selling, or just understanding your net worth - you are working with the wrong map. Pull your HonestDoor Price today and see where you actually stand.

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

Straight talk: this is not the easiest summer to be a seller in Mud Bay. Prices are down, our growth rank is near the bottom of the Surrey leaderboard, and buyers know it. That does not mean you should not sell - it means you need to go in with clear eyes and a sharp price.

The silver lining is real though. A rental yield of 4.83% is a moderate but genuine return, which means your property still has income appeal for investor buyers. If you are not in a rush, holding and renting at an estimated $4,499 per month for houses is a legitimate option worth running the numbers on. The Airbnb angle at $216 per night is there too, though Mud Bay ranks 47th in Surrey for Airbnb potential - so do not build your whole plan around short-term rental income.

If you do decide to list this summer, price it based on your HonestDoor Price - not your assessment, not what your neighbour got two years ago. The buyers coming through the door are doing their homework. You should too.

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.