Pemberton Heights, North Vancouver - August 2026 Real Estate Report

Pemberton Heights Real Estate Check-In: Prices Are Holding, But the Market Is Sending Signals

If you own a home in Pemberton Heights and you haven't looked at your property value lately, now is the time to pay attention. The numbers are nuanced right now - not alarming, but definitely worth understanding before you make any moves.

The Vibe: What's Happening With Houses and Condos Right Now

Let's break it down by property type, because the house market and the condo market are telling two different stories in our neighbourhood.

Houses: Steady, But Drifting Slightly Lower

If you've been watching the "For Sale" signs in Pemberton Heights, here's what's actually happening with houses. The average sale price is sitting at $2,135,000, and the HonestDoor Price - the real-world number - comes in at $2,437,492. That's your best current read on what a buyer would actually pay today.

The catch? That predicted value is slipping below the 3-month moving average of $2,470,124. Values have shifted -3.03% recently. The market isn't falling off a cliff, but it is taking a breather.

• Average Sale Price: $2,135,000
• HonestDoor Predicted Value: $2,437,492
• Price Per Square Foot: $856
• Estimated Monthly Rent: $7,964
• Rental Yield: 3.53%
• Properties Sold in 2026: 1
• Neighbourhood Leaderboard - Growth Rank: 33 out of 52 in North Vancouver (below average)
• Neighbourhood Leaderboard - Price Rank: 16 out of 47 in North Vancouver (above average)

We're in a high-price neighbourhood - that price rank of 16 out of 47 confirms it. But growth momentum is lagging. That combination means we hold strong value, but we're not leading the pack right now when it comes to appreciation speed.

Condos: A Softer Patch Worth Watching

For those of us in condos, the picture is a little more cautious. The HonestDoor Price for condos in Pemberton Heights is $812,157, but that number has dropped 2.12% from the previous period. The 3-month moving average sits at $817,546, so the direction is downward, even if the steps are small.

• HonestDoor Predicted Value: $812,157
• 3-Month Moving Average: $817,546
• Recent Value Change: -0.98%
• Estimated Monthly Rent: $3,640
• Rental Yield: 3.25%
• Airbnb Estimate: $178 per night
• Neighbourhood Leaderboard - Growth Rank: 37 out of 48 in North Vancouver (below average)

We're still priced above nearby Lower Capilano Marine condos at $772,519, which is a real advantage. But a growth rank of 37 out of 48 means other North Vancouver neighbourhoods are outrunning us on appreciation right now. Worth knowing if you're deciding whether to hold or sell.

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

Here's the thing about your BC Assessment notice. That number was calculated using data from July 1st of the previous year. By the time it lands in your mailbox, it's already stale. The market has moved on.

The average assessed value for houses in Pemberton Heights is $2,409,644. The HonestDoor Price is $2,454,156 - that's 1.85% higher, and it updates in real time. For a home in this price range, that gap represents real money. We're talking roughly $44,500 in value that your tax assessment is simply not showing you.

If you're making any financial decision - refinancing, selling, even just benchmarking your net worth - use the HonestDoor Price as your starting point. It's the number that reflects what's actually happening in the market today, not what was happening 12 months ago.

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

Here's the honest take for anyone considering listing in Pemberton Heights this summer.

On the house side, you're sitting in a premium-priced neighbourhood with a price rank of 16 out of 47 in North Vancouver. Buyers know Pemberton Heights commands a premium. But with values drifting -3.03% recently and only 1 transaction recorded so far in 2026, this is a thin market. Thin markets can work in your favour - less competition from other sellers - but they also mean fewer buyers walking through the door.

On the condo side, the softening is more pronounced. A -2.12% drop in the HonestDoor Price and a growth rank near the bottom third of North Vancouver neighbourhoods suggests that waiting for a big price jump may not be the right strategy. If you need to sell, sooner is likely better than later while values are still holding above nearby competition.

For both property types, the rental numbers are a solid backstop. Houses are pulling $7,964 per month in estimated rent at a 3.53% yield. Condos are at $3,640 per month. If selling doesn't feel right this summer, holding and renting is a legitimate play with real income behind it.

Bottom line - Pemberton Heights is still one of North Vancouver's higher-value addresses. But the market is telling us to be realistic about timing and pricing. Check your HonestDoor Price, know your number, and make the move that actually works for your situation.

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.