North Grandview Heights, Surrey - September 2026 Real Estate Report

North Grandview Heights, Surrey: Your Home Is Worth More Than the City Thinks - Here Is the Proof

The Vibe Right Now

If you have been watching the "For Sale" signs in North Grandview Heights, here is what is actually happening. The market is taking a breather. Values are dipping slightly, but this neighbourhood still sits at the very top of the Surrey price ladder. We are not talking about a crash - we are talking about a high-value market that is catching its breath after years of serious appreciation.

For houses specifically, the average sale price is sitting at $2,050,000, essentially flat from last month. One property sold in 2026 so far, which tells us this is a low-volume, high-stakes market. When homes here do sell, they move serious money. Price per square foot is around $444, and with only 3 total transactions recorded this year across 672 assessed properties, buyers are selective and sellers are patient.

• Average sale price (Houses): $2,050,000
• Price per square foot: $444
• Properties sold recently: 1
• Total 2026 transactions: 3
• Properties assessed: 672

The Secret Sauce - Your HonestDoor Price vs. That Government Number

Here is the thing your tax assessment is not telling you. The city's average assessed value for North Grandview Heights sits at $2,718,022. That number is a snapshot from the past - it does not move with the market in real time. The HonestDoor Price tells a different story.

The average HonestDoor Price here is $3,093,815. That is 13.83% higher than what the city has on file. For a homeowner, that gap is not a rounding error - that is a six-figure difference in what your home is actually worth in today's market. The predicted market value for houses specifically comes in at $3,122,627. Think of the HonestDoor Price as the real-world check that gets updated continuously, not once a year when the assessment office catches up.

Yes, the HonestDoor Price has dipped 0.92% from the previous period, and the 3-month moving average for houses is $3,139,952, which is slightly above where we are now. That signals a mild softening trend - nothing dramatic, but worth watching if you are timing a sale.

• City assessed value: $2,718,022
• HonestDoor Price: $3,093,815 (13.83% above assessment)
• Predicted market value (Houses): $3,122,627
• 3-month moving average: $3,139,952
• Recent value change: -0.99%
• HonestDoor Price change from previous period: -0.92%

The Neighbourhood Leaderboard

North Grandview Heights holds the number 1 spot in Surrey for average assessed value. That is the top of the board. On Airbnb potential, we rank number 2 in all of Surrey, with an estimated $463 per night - that is real income for anyone with a suite or a short-term rental strategy.

Where we are not leading is growth. Our growth rank sits at 36 out of 46 comparable Surrey neighbourhoods, which puts us in the below-average tier for appreciation right now. Neighbourhood growth is down 0.06% year over year. That is not alarming, but it is honest. We are a premium address that is currently holding value more than it is climbing.

Look at how we stack up against the neighbours. Every single nearby area is cheaper and growing at the same slow pace we are. Morgan Heights is at $1,450,039. Rosemary Heights Central is at $1,848,043. South Surrey comes in at $2,222,329. North Grandview Heights is still the most expensive address in the room by a wide margin.

• Surrey average assessed value rank: 1 of 45
• Surrey Airbnb rank: 2
• Surrey total transaction rank: 22
• Growth rank: 36 of 46 (below average)
• Morgan Heights - HonestDoor Price $1,450,039 - Rental $5,357
• Rosemary Heights Central - HonestDoor Price $1,848,043 - Rental $6,412
• South Surrey - HonestDoor Price $2,222,329 - Rental $7,321

The So What - Should You Sell This Summer?

If you are thinking about listing this summer, here is the straight talk. You are sitting on one of the most valuable residential addresses in Surrey. The city's assessment undersells you by nearly $376,000 based on the HonestDoor Price. That matters when you are setting a list price and negotiating with buyers who will absolutely show up with the assessment number printed out.

The mild softening - values down roughly 0.99% recently and the 3-month trend pointing slightly lower - means the window to capture peak pricing may be narrowing. This is not a fire alarm, but it is a nudge. Waiting another six months to see if the market bounces back is a gamble when you are already sitting at the top of the Surrey leaderboard.

On the rental side, the numbers are solid. Estimated rent is $9,313 per month with a rental yield of 3.43%. If selling is not the plan, holding and renting is a reasonable strategy. The Airbnb potential at $463 per night also ranks second in all of Surrey, so short-term rental income is a genuine option worth running the numbers on.

Bottom line - check your HonestDoor Price before you do anything else. It is the most current picture of what your home is actually worth, and right now it is telling a much better story than your last tax notice.

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.