Simms Creek, Campbell River - October 2026 Real Estate Report
Simms Creek Real Talk: What Your Home Is Actually Worth Right Now
If you live in Simms Creek and you're still going off your BC Assessment notice, you're working with old news. Here's what the numbers actually look like on the ground today.
The Vibe: Where Simms Creek Sits Right Now
Overall, our neighbourhood is holding steady. The average HonestDoor Price across all properties in Simms Creek sits at $698,176 - almost dead-even with the average assessed value of $699,636. That's a gap of just 0.21%. For most of us, that means the city's number and the real-world number are telling roughly the same story. But "roughly" is doing a lot of work in that sentence, and it matters more depending on whether you own a house or a condo.
Houses: A Market Taking a Breather
Let's be straight with each other. The house market in Simms Creek has cooled off noticeably. Here's the snapshot:
- Average sale price this month: $503,667 - down 28.2% from last month
- Average list price: $530,667
- Homes are selling at 94.69% of list price - buyers are negotiating, and winning
- Average days on market: 165 days - that is a long time to have a sign on your lawn
- Price per square foot: $443
- Only 3 homes sold this month
The HonestDoor predicted market value for houses is $704,396, which is actually sitting slightly above the 3-month moving average of $708,546 - a small but real downward drift. On the neighbourhood leaderboard, Simms Creek houses rank 4 out of 9 for growth in Campbell River. That puts us in the above-average tier, but we're not leading the pack. Days-on-market is the sore spot - we rank 8 out of 9, meaning houses here are among the slowest to sell in the city right now.
The good news for landlords: rental yield on houses is sitting at 5.25%, with an estimated rent of $3,255 per month. That's a genuinely strong return and worth paying attention to if you're weighing your options.
Condos: Steadier, But Cheaper Than You Might Think
The condo picture in Simms Creek is a different story - and honestly, a more complicated one. Here's what we're seeing:
- Average HonestDoor Price: $768,650 - down 2.62% from the previous period
- Average assessed value: $416,040
- The HonestDoor Price is 84.75% higher than the average assessed value in Campbell River - a massive gap
- Average sale price: $457,750 - essentially flat month over month
- Average list price: $474,700
- Properties selling at 96.41% of list price
- Average days on market: 45 days
- 4 condos sold this month
- Price per square foot: $429
On the neighbourhood leaderboard, Simms Creek condos rank 7 out of 9 for growth - below average for Campbell River. Price rank is 4 out of 4, meaning our condos are among the most affordable in the city. The predicted market value is $789,308, and it's actually ticking slightly upward against the 3-month moving average of $787,710. Small movement, but it's moving in the right direction. Rental yield here is 3.77% with estimated rent of $2,892 per month - moderate, not spectacular.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now
Here's the thing about your BC Assessment. It's a snapshot from July 1st of the previous year. It doesn't know what happened in the market last month. It doesn't know that house sale prices in Simms Creek just dropped 28.2% in a single month. It doesn't know that condo HonestDoor Prices are running 84.75% above what the city has on file.
The HonestDoor Price is updated in real time using actual transaction data. It's the difference between knowing what your home was worth and knowing what it's worth right now. For condo owners especially, your assessment is not telling you the full story - not even close. Checking your HonestDoor Price today takes two minutes and gives you a number you can actually use.
The "So What?" - Thinking About Selling This Summer?
If you're a house owner in Simms Creek and you're thinking about listing this summer, the honest answer is: timing matters more than it did a year ago. Prices have softened, buyers are negotiating hard, and homes are sitting for an average of 165 days. That doesn't mean you can't sell - 53 total transactions happened here in 2026, and we rank 2nd in all of Campbell River for transaction volume. Buyers are active. But you need to price sharp from day one. Overpricing right now means sitting, and sitting means more negotiating power for the buyer.
If you own a condo, the market is steadier - 45 days on market is reasonable, and sales volume is holding. The bigger opportunity is simply knowing your real number. With assessed values running so far below HonestDoor Prices in this category, you may be sitting on significantly more equity than your tax notice suggests.
Either way, the move right now is to check your HonestDoor Price, compare it to what's actually selling nearby in Merecroft, Quinsam Heights, and Willow Point, and make a decision based on real data - not a number the city calculated over a year ago.
simms creek | campbell river | 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.