Sea Island, Richmond - October 2026 Real Estate Report
Sea Island, Richmond: Your Home Is Worth More Than the City Thinks
If you own a place in Sea Island and you have not looked at your HonestDoor Price lately, now is the time. The city's assessment says one thing. The real market says something different - and the gap is worth real money.
The Vibe: What Is Actually Happening Out Here
Sea Island is a smaller, quieter corner of Richmond. With 282 properties assessed and only 2 transactions recorded in 2026 so far, this is not a neighbourhood where homes change hands every week. That low volume makes every sale count - and it makes having an accurate price even more important.
Neighbourhood growth is down 0.06% year over year. That is a small dip, not a freefall. Think of it as the market taking a breather rather than heading for the exit.
Houses: The Honest Numbers
If you own a house in Sea Island, here is where things stand right now.
- Average HonestDoor Price: $1,399,968
- Average Assessed Value: $1,324,438
- That gap: $75,530 - money the city is not counting
- HonestDoor Price is up 4.00% from the previous period
- Average sale price: $1,010,000
- Price per square foot: $729
- Predicted market value: $1,346,126
- 3-month moving average: $1,357,150 - values are easing slightly
- Estimated monthly rent: $5,133
- Rental yield: 4.20%
- Recent value change: -1.65%
- Growth rank: 13 out of 14 neighbourhoods in Richmond
- Price rank: 9 out of 13 neighbourhoods in Richmond
We are sitting near the bottom of the Richmond leaderboard for growth right now - rank 13 out of 14 is not a number to ignore. But price rank at 9 out of 13 means we are still holding a mid-range position in the city. The predicted value of $1,346,126 is actually slightly above nearby Dunbar Southlands at $1,171,349, which is a solid position to be in.
The 3-month moving average is drifting down from $1,357,150 to $1,346,126. That is a slow slide, not a crash. But if you are thinking about selling, waiting is not doing you any favours right now.
Condos: A Different Story
Condo owners in Sea Island, here is your snapshot.
- Average HonestDoor Price: $655,867
- HonestDoor Price is up 2.50% from the previous period
- Average rental estimate: $3,160 per month
- Airbnb estimate: $157 per night - ranked 5th in Richmond for Airbnb potential
- Predicted market value: $639,900
- 3-month moving average: $666,156 - values are pulling back
- Estimated monthly rent: $3,100
- Rental yield: 3.57%
- Recent value change: -4.96%
- Growth rank: 13 out of 15 neighbourhoods in Richmond
That -4.96% recent change is the number we need to talk about. Condos here are sliding faster than houses right now. The 3-month average of $666,156 versus the current predicted value of $639,900 is a gap of over $26,000 in a short window. The growth rank of 13 out of 15 puts us near the bottom of the Richmond condo leaderboard. The Airbnb rank of 5th in Richmond is a bright spot - if you are renting short-term, Sea Island punches above its weight.
Compared to nearby Thompson at $636,168, our condos are priced just above. Against Dunbar Southlands at $1,169,662 and West Point Grey at $1,546,307, we are a much more accessible entry point into the market.
The Secret Sauce: Why Your HonestDoor Price Matters Right Now
Here is the thing about your city assessment. It is a snapshot from the past. It does not update in real time. It does not know what happened on your street last month.
The HonestDoor Price for houses in Sea Island is $1,399,968 - that is $75,530 higher than the average assessed value of $1,324,438. That 5.70% gap is not a rounding error. It is the difference between pricing your home to sell and leaving money on the table.
If you are using your tax assessment as your mental anchor for what your home is worth, you are already starting from a number that is behind the times. The HonestDoor Price pulls from real market activity and updates regularly. That is the number worth knowing.
The So What: Should You Sell This Summer?
Straight talk - the data is sending mixed signals for Sea Island right now.
On the house side, the HonestDoor Price is up 4.00% and sits well above the city assessment. That is a real advantage if you list now. But the 3-month trend is softening and the growth rank of 13 out of 14 tells us momentum is not on our side. Sellers who move this summer are catching the price before it drifts further.
On the condo side, the -4.96% recent change and a rank of 13 out of 15 for growth means the window for peak pricing may already be narrowing. If you are a condo owner thinking about selling, sooner beats later based on where the numbers are heading.
For buyers, Sea Island condos near $639,900 are a more accessible entry into Richmond than West Point Grey at $1,546,307 or Dunbar Southlands at $1,169,662. The rental yield of 3.57% on condos and 4.20% on houses both signal moderate but real returns if you are buying to hold.
Bottom line - check your HonestDoor Price before you make any move. The city's number is not your number. Knowing the difference is the whole game.
sea island | richmond | october 2026This 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.