Pemberton Heights, North Vancouver - September 2026 Real Estate Report

Pemberton Heights Real Estate Update: Prices Are Holding, But the Market Is Catching Its Breath

If you own a home in Pemberton Heights and you haven't checked your HonestDoor Price lately, now is the time. The city's assessment number on your tax notice is already stale. The real picture is a little more nuanced - and for most of us here, it's still a strong one.

The Vibe: What's Actually Happening on Our Streets

Let's break it down by property type, because houses and condos are telling two different stories right now.

Houses - Still the Crown Jewel, With a Caveat

We're sitting at an average sale price of $2,135,000 for houses, with a price per square foot around $856. Sales volume is thin - only 1 transaction recorded in 2026 so far - so take any single sale with a grain of salt. Thin markets can swing numbers fast.

The HonestDoor Price for houses is sitting at $2,438,441, which is actually 1.20% above the average city assessment of $2,409,644. That gap matters. It means the government's number is already behind what the real world says your home is worth. The predicted market value comes in at $2,454,156, though that's trending slightly down from the 3-month moving average of $2,468,453. Not a freefall - just a breather.

• Average HonestDoor Price (Houses): $2,438,441
• Average Assessed Value: $2,409,644
• HonestDoor Price vs. Assessment: +1.20%
• Recent price change: -0.64%
• Average sale price: $2,135,000
• Price per square foot: $856
• Estimated monthly rent: $8,009
• Rental yield: 3.53%
• Airbnb potential: $398 per night
• Neighbourhood growth rank: 23 out of 52 in North Vancouver (above average)
• Price rank: 17 out of 46 in North Vancouver (above average)

On the neighbourhood leaderboard, Pemberton Heights houses rank 23rd out of 52 comparable neighbourhoods for growth - that puts us in the upper half of North Vancouver. For price, we rank 17th out of 46, which means we're firmly in above-average territory. This is not a cheap neighbourhood, and it's holding its ground.

Condos - Taking More of a Breather

The condo side of Pemberton Heights is a different conversation. The average HonestDoor Price for condos is $787,009, down 1.00% from the previous period. The predicted market value is $794,963, but that's sliding from a 3-month moving average of $809,093. The recent price change of -2.12% is worth watching.

• Average HonestDoor Price (Condos): $787,009
• Recent price change: -2.12%
• Predicted market value: $794,963
• 3-month moving average: $809,093
• Estimated monthly rent: $3,586
• Rental yield: 3.28%
• Airbnb potential: $178 per night
• Growth rank: 34 out of 48 in North Vancouver (below average)

On the leaderboard, condo growth ranks 34th out of 48 neighbourhoods - that puts us in the lower half for this property type. Still, our condos are priced above nearby Lower Capilano Marine ($765,289), Lions Gate ($620,404), and Norgate ($611,400). We're the premium option in this pocket of North Vancouver, even if momentum has softened.

The Secret Sauce: Why Your HonestDoor Price Beats Your Tax Assessment Right Now

Here's the thing about your BC Assessment notice. That number is calculated from a snapshot taken on July 1st of the previous year. By the time it lands in your mailbox, it's already 6 to 18 months old. The market doesn't wait for paperwork.

The HonestDoor Price is updated in real time using current sales data, market trends, and comparable properties. For Pemberton Heights houses, that means a number that's already $28,797 higher than what the government says your home is worth. If you're making any financial decision - refinancing, selling, even just benchmarking your net worth - using the assessment alone is like navigating with last year's map.

With 642 properties assessed in Pemberton Heights this year, there's a solid data foundation here. Your HonestDoor Price isn't a guess. It's the real-world check your assessment can't give you.

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

If you're a homeowner in Pemberton Heights weighing a summer sale, here's the honest read.

For houses, the fundamentals are still in your corner. You're in a premium neighbourhood, ranked above average in both price and growth across North Vancouver. The HonestDoor Price is ahead of the city's assessment, and rental demand is strong at $8,009 per month estimated. The market is taking a small breather - that 0.64% dip and a predicted value slightly below the 3-month average - but this is not a signal to panic. It's a signal to price smart and move with intention.

For condo owners, the picture calls for more urgency. A -2.12% recent price change and a below-average growth rank of 34 out of 48 means the window for peak pricing may be narrowing. If selling has been on your radar, waiting for the market to bounce back is a gamble. Nearby neighbourhoods like Lower Capilano Marine and Lions Gate are cheaper and, in some cases, growing faster - which means buyers have options.

Bottom line - Pemberton Heights is still one of the stronger addresses in North Vancouver. But right now, knowing your actual number matters more than ever. Check your HonestDoor Price before you make any move.

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.