Pemberton Heights, North Vancouver - July 2026 Real Estate Report

Pemberton Heights Real Estate: Your Prices Are Holding Up Better Than You Think

If you live on one of these quiet streets above the city, here is the honest picture of what your home is worth right now - and why the number on your tax assessment is not the whole story.

The Vibe: What Is Actually Happening in Our Market

Pemberton Heights is taking a breather. Neighbourhood growth is essentially flat, down just 0.03% year over year. But flat is not falling, and the underlying numbers tell a more interesting story than that headline suggests.

We have 642 properties assessed here this year. That is a real, established neighbourhood with weight behind it. And while transaction volume is quiet right now - just 1 sale recorded in 2026 so far - the values holding up at this price point is actually a sign of resilience, not weakness.

Houses: The Numbers That Matter

Houses in Pemberton Heights are the real story. Here is a quick snapshot of where things stand:

• Average sale price: $2,135,000
• Price per square foot: $856
• HonestDoor Price: $2,437,492
• Predicted market value: $2,513,711 - up from the 3-month moving average of $2,450,858
• Estimated monthly rent: $8,158
• Rental yield: 3.51%
• Recent value change: up 2.22%

That predicted value trending upward against the 3-month average is worth paying attention to. It suggests the market is not done moving yet. On the neighbourhood leaderboard, Pemberton Heights houses rank 9 out of 54 neighbourhoods in North Vancouver for growth - that puts us in the top tier. For price, we rank 14 out of 47, which is solidly above average. This is not a neighbourhood that is quietly slipping down the rankings.

Condos: Steady and Slightly Underrated

The condo side of Pemberton Heights is smaller but worth watching. Here is the snapshot:

• HonestDoor Price: $812,157
• Predicted market value: $820,160 - up from the 3-month moving average of $804,869
• Estimated monthly rent: $3,665
• Rental yield: 3.23%
• Recent value change: -0.02%
• Growth rank: 23 out of 48 neighbourhoods - above average in North Vancouver

Condos here are also trending upward against their moving average, which is a quiet positive signal. And compared to nearby Lower Capilano Marine condos at $792,379, our predicted value of $820,160 shows Pemberton Heights is holding a premium. The HonestDoor Price dipped 0.98% from the previous period, so we are not calling this a rocket ship - but it is not sliding either.

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 is a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it is already months old. The market has moved. Rates have shifted. Buyer behaviour has changed.

The HonestDoor Price for houses in Pemberton Heights sits at $2,437,492 - that is 1.16% higher than the average assessed value of $2,409,644. That gap might sound small, but on a $2.4 million property, it is roughly $28,000 that your assessment is not capturing. For condos, the HonestDoor Price is running at $812,157 with a predicted value of $820,160 and trending upward.

The HonestDoor Price updates in real time using actual market signals. It is the real-world check against a static government number. If you are making any financial decision - refinancing, selling, even just understanding your net worth - the HonestDoor Price is the number to start with, not the one from last July.

The So What: Thinking About Selling This Summer?

Summer is historically when buyers in North Vancouver get serious. Families want to move before September. Here is what the data is telling us right now for Pemberton Heights sellers:

• Your predicted house value of $2,513,711 is climbing above the recent moving average - that is a window, not a guarantee
• Transaction volume is low, which means less competition from other sellers on your street right now
• Nearby neighbourhoods like Lions Gate and Norgate are cheaper by $780,000 to $890,000 on houses - buyers who want Pemberton Heights are not cross-shopping those areas, they are a different buyer pool entirely
• If you own a house here and are thinking about listing, the Airbnb rank of 9 in North Vancouver is a legitimate selling point for buyers who want optionality
• Rental income potential of $8,158 per month on a house is a real number to put in front of investor buyers

The short version: Pemberton Heights is not a market in distress. It is a market catching its breath. If your plan is to sell, the combination of a rising predicted value, low local inventory, and a top-10 growth rank in North Vancouver makes this a reasonable moment to have that conversation - before the fall market brings more competition back to the table.

Check your HonestDoor Price at HonestDoor.com. It takes about 30 seconds and it is the most current number you will find on your home.

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.