Sagebrush, Kamloops - June 2026 Real Estate Report

Sagebrush Real Talk: Your Home Is Worth More Than the City Thinks - But the Market Is Shifting

If you own a home in Sagebrush and you haven't checked your actual market value lately, now is the time. The city's assessment is sitting at an average of $721,926 - but the real-world number is higher than that, and the gap is starting to matter.

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

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

Houses - Fast-Moving, But Prices Are Pulling Back

If you've been watching the "For Sale" signs in Sagebrush, here's what's actually happening with houses. They are selling fast - we're talking an average of 13 days on market, which ranks number 1 out of 20 comparable neighbourhoods in Kamloops. That's the fastest-selling category in the city. Buyers are not sleeping on Sagebrush houses.

But here's the honest part. The average sale price dropped to $760,733 this month, down 12% from last month. That's a real pullback. Listings are sitting at $849,900 on average, and homes are still selling at 101.71% of list price - meaning buyers are paying above asking. That combination of falling prices and above-list sales tells us we're in a cooling sellers' market. The urgency is still there, but the ceiling is coming down.

• Average sale price: $760,733 (down 12% from last month)
• Average list price: $849,900
• Price per square foot: $641
• Sale-to-list ratio: 101.71% - buyers paying above asking
• Average days on market: 13 - ranks 1st out of 20 in Kamloops
• Properties sold this month: 6
• Predicted market value: $754,794
• 3-month moving average: $763,932 - values are dipping below this trend
• Estimated monthly rent: $3,449 with a rental yield of 5.15%
• Growth rank: 24 out of 27 in Kamloops - bottom of the leaderboard
• Price rank: 7 out of 23 - above average in price across the city

That growth rank is worth paying attention to. On the neighbourhood leaderboard, Sagebrush houses are sitting near the bottom at 24 out of 27. The market isn't in freefall, but it's taking a breather. The silver lining? If you're a landlord or thinking about becoming one, a 5.15% rental yield is genuinely strong for Kamloops.

Condos - A Different Animal Entirely

The condo picture in Sagebrush is more complicated. Only 1 condo sold in 2026 so far, and it sat on the market for 110 days - dead last in Kamloops at rank 12 out of 12 for days on market. Buyers are not rushing in here.

That one sale came in at $284,800, which is well below the predicted market value of $1,018,628. Condos sold at 94.96% of list price, meaning sellers are accepting less than asking. This is a buyers' market, plain and simple.

• Average HonestDoor Price: $1,046,820 (up 2.77% from last period)
• Average sale price: $284,800
• Average list price: $299,900
• Price per square foot: $311
• Sale-to-list ratio: 94.96% - buyers negotiating below asking
• Average days on market: 110 - slowest in Kamloops
• Predicted market value: $1,018,628
• 3-month moving average: $1,072,707 - values are sliding below trend
• Estimated monthly rent: $3,858 with a rental yield of 3.30%
• Airbnb estimate: $193 per night - ranks 7th in Kamloops
• Growth rank: 15 out of 27 - below average on the leaderboard
• Price rank: 12 out of 14 - among the most affordable condos in Kamloops

One thing worth noting for condo owners: the HonestDoor Price is up 2.77% from last period, and the Airbnb rank of 7th in Kamloops is solid. If you're holding a condo in Sagebrush as a short-term rental play, the income potential is there. But if you're trying to sell right now, patience is going to be your best friend.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

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. Buyer behaviour has shifted. And in a neighbourhood like Sagebrush where things are actively changing, that lag can cost you real money.

The average assessed value in Sagebrush is $721,926. The average HonestDoor Price is $736,163. That's a gap of roughly $14,000 - and the HonestDoor Price is updated in real time using actual transaction data, not a government snapshot from a year ago. For houses specifically, the predicted market value is $754,794. That's the number a motivated buyer is likely thinking about, not the assessment figure.

If you're using your assessment to decide whether to sell, refinance, or even just understand your net worth, you're working with old information. The HonestDoor Price is your real-world check - the number that reflects what's actually happening on the street right now.

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

If you own a house in Sagebrush and you're thinking about listing this summer, here's the straight talk. The window is still open, but it's narrowing. Homes are selling in 13 days and buyers are still paying above list - those are genuinely good conditions. But the average sale price is down 12% from last month, and the growth rank of 24 out of 27 tells us momentum is not on the seller's side right now.

The play here is to move sooner rather than later. Price it sharp, because buyers are paying attention to value. A home priced at or just below the $754,794 predicted market value is going to attract more serious offers than one sitting at the $849,900 average list price. The data says buyers will pay above list for the right property - but they have to want it first.

For condo owners thinking about selling this summer - be realistic. One sale in 2026, 110 days on market, and buyers negotiating below asking. This is not the moment to test the ceiling on your price. If you need to sell, price it to move. If you don't need to sell, the rental numbers at $3,858 per month make holding a reasonable option while you wait for conditions to improve.

Compared to nearby neighbourhoods, Downtown is pricier and Lower Sahali and Upper Sahali are both cheaper and showing slightly better growth trends. Sagebrush sits in a competitive middle ground - well-priced relative to Downtown, but not yet winning on momentum. That's useful context whether you're buying, selling, or just keeping score.

Bottom line: check your HonestDoor Price today. It's the most current read on what your Sagebrush property is actually worth - not what the city decided it was worth 12 months ago.

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.