Simms Creek, Campbell River - August 2026 Real Estate Report

Simms Creek, Campbell River: Here's What Your Home Is Actually Worth Right Now

If you've been glancing at your last property tax assessment and thinking that's the full picture, it's time for a reality check. Simms Creek is a neighborhood where the numbers tell an interesting story - and the gap between what the government thinks your home is worth and what the market actually says might surprise you.

The Vibe: What's Happening on Our Streets

Let's break it down by property type, because houses and condos are living in two very different worlds right now.

Houses in Simms Creek

If you've been watching the "For Sale" signs in Simms Creek, here's what's actually happening. The average sale price for houses hit $775,000 this month - that's up 17.4% from last month. Active listings are sitting at $799,800 on average, and homes are selling at about 96.90% of list price. Translation: buyers are getting a small discount, but sellers are still doing well.

• Average sale price: $775,000 (up 17.4% from last month)
• Average list price: $799,800
• Price per square foot: $552
• Average days on market: 42 days
• Properties sold this month: 1
• Predicted market value: $714,056
• Estimated monthly rent: $3,286
• Rental yield: 5.23%

One thing worth noting - 42 days on market is moderate for Campbell River, ranking 4 out of 8 neighborhoods. We're not flying off the shelves, but we're not sitting either. And that 5.23% rental yield? That's a strong return for anyone thinking about holding rather than selling.

On the neighborhood leaderboard, Simms Creek houses rank 7 out of 9 for growth rate. That puts us in below-average territory compared to other Campbell River neighborhoods. The 3-month moving average for predicted value is also dipping slightly - from $719,980 down to $714,056. The market is taking a breather on the house side.

Condos in Simms Creek

Condos are a different story - and honestly, a more exciting one for owners. The average sale price came in at $277,900 this month, up 13.5% from last month. But here's the number that really stands out: the average HonestDoor Price for condos is $792,996. That's a 90.61% premium over the average assessed value of $416,040. That gap is enormous.

• Average sale price: $277,900 (up 13.5% from last month)
• Average list price: $279,900
• Price per square foot: $390
• Average days on market: 14 days
• Properties sold this month: 1
• Predicted market value: $780,825
• Estimated monthly rent: $2,878
• Rental yield: 3.78%

Condos are moving fast - 14 days on market ranks 1 out of 5 in Campbell River. That's the fastest in the city. And on price rank, Simms Creek condos sit at 4 out of 4, meaning we're among the most affordable condo options in Campbell River. Fast sales plus affordable prices equals real demand. On the neighborhood leaderboard, condo growth ranks 6 out of 9 - below average, but the predicted value trend is actually ticking upward, from a 3-month average of $780,605 to $780,825 now.

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

Here's the thing about government assessments - they're a snapshot from months ago, built on formulas that don't account for what's actually happening on your street today. The HonestDoor Price is updated in real time, pulling from actual sales data and current market signals.

For houses in Simms Creek, the average HonestDoor Price is $706,828. That's 1.03% higher than the average assessed value in Campbell River - a modest but real difference. For condos, the gap is staggering. The HonestDoor Price of $792,996 is 90.61% higher than the average assessed value of $416,040. If a condo owner in Simms Creek is making any financial decision - refinancing, selling, or just understanding their net worth - using the assessed value is like navigating with an old map.

The HonestDoor Price is the real-world check. It's what a buyer would actually pay today, not what a government formula calculated last year.

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

If you own a house in Simms Creek and you're thinking about listing this summer, here's the honest take. Prices popped 17.4% month-over-month, but the predicted value trend is softening slightly and our growth rank sits at 7 out of 9 in Campbell River. That's not a crisis - but it does suggest that waiting for a bigger wave might not pay off. Listing while sale prices are elevated and before the predicted value decline deepens could be the smarter move.

For condo owners, the story is more nuanced. Your HonestDoor Price is strong and trending upward. Condos are selling in 14 days - the fastest in Campbell River. But recent property values have shifted -2.18%. If you're sitting on a condo and wondering whether to act, the speed of the market is working in your favor right now. Buyers are showing up fast.

One more thing to keep in mind - Simms Creek ranked 2nd in Campbell River for total house transactions in 2026. That means we're one of the most active neighborhoods in the city. Activity drives attention, and attention drives offers.

Bottom line: check your HonestDoor Price before you make any move. It's free, it's current, and it's a lot more useful than waiting for next year's assessment notice to show up in your mailbox.

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.