Saanich Core, Saanich - July 2026 Real Estate Report

Saanich Core Real Estate: Your House Is Worth More Than the City Thinks

If you own a home in Saanich Core and you have not checked your HonestDoor Price lately, now is the time. The city's assessment is sitting at an average of $921,850 for houses - but the real-world number is closer to $1,208,483. That is a gap of over 31%. For condos, the gap is smaller but still real: assessed at $508,966, HonestDoor Price at $546,479. Your property is almost certainly worth more than the government's paperwork says.

The Vibe: What Is Actually Happening in Saanich Core Right Now

Houses - Taking a Breather

Let us be straight with you. The house market in Saanich Core is cooling off. Homes are sitting on the market for an average of 43 days - that is two weeks longer than nearby Burnside at 29 days. Buyers are paying about 94.68% of list price, which means sellers are giving ground. The average sale price is landing around $658,000, and the predicted market value of $1,192,142 is actually slipping below the 3-month moving average of $1,202,229.

• Average HonestDoor Price: $1,208,483 (up 1.37% from last period)
• Average sale price: $658,000
• List price: $749,900
• Price per square foot: $575
• Average days on market: 43
• Sale-to-list ratio: 94.68%
• Predicted market value: $1,192,142
• Estimated monthly rent: $4,670
• Rental yield: 4.67%
• Recent value change: -2.39%

On the neighbourhood leaderboard, Saanich Core houses rank 17 out of 17 for both growth and price among comparable Saanich neighbourhoods. That is the bottom of the pack right now. Nearby Burnside and Hillside Quadra are both cheaper and growing faster. That does not mean Saanich Core is a bad place to own - it means the market here is in a slower cycle, and sellers need to price sharp.

Condos - A Different Story

The condo side of Saanich Core is a mixed bag. On one hand, the predicted market value of $551,128 is actually creeping up past the 3-month moving average of $540,065 - a small but positive sign. On the other hand, only 1 condo sold last month, down 50% from the month before, and properties are sitting for an average of 99 days. That is the slowest days-on-market rank in all of Saanich - 12 out of 12.

• Average HonestDoor Price: $546,479 (down 0.84% from last period)
• Average sale price: $445,000 (down 19.5% from last month)
• List price: $459,900
• Price per square foot: $696
• Average days on market: 99
• Sale-to-list ratio: 96.76%
• Predicted market value: $551,128
• Estimated monthly rent: $2,733
• Rental yield: 3.76%
• Recent value change: +0.43%

Condo growth ranks 6 out of 17 in Saanich - above average. But the slow sales volume and long days on market tell us buyers are being picky. If you are a condo owner here, the fundamentals are not broken, but you need to be patient or price aggressively to move.

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

Here is the thing about BC assessments - they are a snapshot from July 1st of the previous year. By the time that number lands in your mailbox, it is already old news. The market has moved. Costs have shifted. Buyer demand has changed.

The HonestDoor Price is updated in real time using actual sales data, market trends, and current comparable properties. For Saanich Core house owners, that means the difference between a $921,850 assessment and a $1,208,483 HonestDoor Price is not just a number on a screen - it is over $286,000 in equity that the city's paperwork is not capturing. That is money that matters when you are refinancing, selling, or just figuring out where you stand.

For condo owners, the gap is tighter - about $37,500 above the assessed value - but the HonestDoor Price is still the more current read on what a buyer would actually pay today.

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

If you are a house owner in Saanich Core and you are thinking about listing this summer, here is the honest take. The market is soft right now. Buyers have options, they know it, and they are negotiating. Homes are taking 43 days to sell and closing below list price. You can still get a strong number - the HonestDoor Price of $1,208,483 is real - but you need to price it right from day one. Overpricing and then chasing the market down is the worst move in a buyers market.

If you own a condo, the picture is trickier. Sales are slow, volume is thin, and that 99-day average is a signal that buyers are not rushing. If you need to sell, price it to stand out. If you can wait, the predicted value trend is at least pointing slightly upward.

Either way, the first step is knowing your real number - not the city's number. Check your HonestDoor Price, compare it to what is actually selling nearby, and make your move with clear eyes.

• Saanich Core house growth rank: 17 out of 17 in Saanich - room to watch for a rebound
• Saanich Core condo growth rank: 6 out of 17 - above average and quietly improving
• Airbnb rank in Saanich: 8 for houses, 13 for condos - decent short-term income potential if that fits your situation
• Nearest competition: Burnside and Hillside Quadra are both cheaper and moving faster right now

Bottom line - Saanich Core is a solid neighbourhood in a slow patch. Know your HonestDoor Price, price smart, and do not let an outdated assessment be the last word on what your home is worth.

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.