Simms Creek, Campbell River - July 2026 Real Estate Report

Simms Creek Real Talk: Your Home Is Worth More Than the City Thinks

If you own a home in Simms Creek and you have not looked at your HonestDoor Price lately, now is the time. The city's assessment is already behind the curve - and the gap between what the government says your place is worth and what the market actually says might surprise you.

The Vibe: What Is Actually Happening in Simms Creek Right Now

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

Houses - Taking a Breather

We saw the average sale price for houses come in at $610,800 this month - that is down 5.5% from last month. Only one house sold, and it sat on the market for 41 days before finding a buyer. The seller got 96.19% of their asking price, which means buyers are negotiating, and winning.

• Average sale price: $610,800 (down 5.5% from last month)
• Average list price: $635,000
• Price per square foot: $506
• Days on market: 41
• Sale-to-list ratio: 96.19%
• Predicted market value: $722,942
• Estimated monthly rent: $3,316
• Rental yield: 5.22%
• Growth rank in Campbell River: 5 out of 9
• Price rank in Campbell River: 7 out of 8 (one of the most affordable)

The predicted market value of $722,942 is actually sitting just above the 3-month moving average of $723,073 - so values are essentially flat right now. For us as homeowners, that means the window to sell at peak is not wide open, but it is not slammed shut either. The rental yield of 5.22% is genuinely strong, which means if you are not ready to sell, holding and renting is a real option worth running the numbers on.

On the neighbourhood leaderboard, Simms Creek houses rank 5 out of 9 for growth in Campbell River - right in the middle of the pack. Quinsam Heights is growing slightly faster, and Willow Point is growing slower. We are not leading the race, but we are not falling behind either.

Condos - A Weird and Interesting Market

Here is where things get unusual. The one condo that sold went for $260,000 - but the average HonestDoor Price for condos in Simms Creek is $780,825. That is a massive gap, and it tells us the single sale this month was likely an outlier - a smaller or older unit - not a reflection of the whole condo market here.

• Average sale price: $260,000
• Average list price: $279,000
• Price per square foot: $406
• Days on market: 195
• Sale-to-list ratio: 93.19%
• Predicted market value: $798,257
• Estimated monthly rent: $2,933
• Rental yield: 3.76%
• HonestDoor Price growth: up 4.66% recently
• Growth rank in Campbell River: 1 out of 9
• Price rank in Campbell River: 4 out of 4 (most affordable)

The big headline for condos is the growth rank - number 1 out of 9 neighbourhoods in Campbell River. That is the top of the leaderboard. The predicted market value of $798,257 is also climbing above the 3-month moving average of $780,441, which signals upward momentum in the underlying value even while actual sales are slow. The catch is that condos here are taking 195 days to sell - longer than nearby Merecroft at 134 days. So the value is there, but patience is required.

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

Here is the thing about your city assessment. It is calculated once a year using data that is already months old by the time it lands in your mailbox. For houses in Simms Creek, the average assessed value is $699,636. The average HonestDoor Price is $714,056. That is a $14,420 difference - and the HonestDoor Price updates in real time as the market moves.

For condos, the gap is even more striking. The average assessed value sits at $416,040, while the HonestDoor Price is $780,825 - that is 87.68% higher than what the city has on file. If you are a condo owner making any kind of financial decision based on your tax assessment, you are working with a number that is dramatically out of step with reality.

The HonestDoor Price is your real-world check. It pulls from actual transaction data, current listings, and market trends - not a snapshot from last year. Check yours before you make any move.

The So What - Should You Sell in Simms Creek This Summer?

For house sellers, the honest answer is: it depends on your timeline. The market is cooling - prices are down month over month, buyers are negotiating below list, and homes are sitting for over a month. That said, your HonestDoor Price of $714,056 is still above the city's assessment, and the rental yield of 5.22% means you have a solid backup plan if the sale price does not hit your number. If you need to sell this summer, price it sharp from day one. Overpriced listings in a cooling market just sit.

For condo owners, the story is more nuanced. Values are actually trending up - that 4.66% recent growth and the number 1 growth rank in Campbell River are real signals. But buyers are taking their time, and 195 days on market is a long haul. If you are thinking about selling, go in with realistic expectations on timing and price it to stand out, because buyers here know they have options.

Bottom line - Simms Creek is not a market to panic about, but it is also not one to be passive in. Pull your HonestDoor Price, know your real number, and make your move with eyes open.

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.