Simms Creek, Campbell River - September 2026 Real Estate Report

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

If you've been glancing at your latest tax assessment and wondering if it actually reflects what your home is worth right now - it probably doesn't. Here's what's actually happening on the ground in Simms Creek, Campbell River.

The Vibe: Houses vs. Condos

Houses - Taking a Breather

We're seeing the house market cool off a bit. The average sale price this month is $668,333, which is down 2.9% from last month. Homes are sitting for about 30 days before selling - longer than nearby Merecroft where houses are moving in 20 days. That gap matters. It tells us buyers have a little more breathing room here right now.

• Average sale price: $668,333 (down 2.9% from last month)
• Average list price: $681,566
• Price per square foot: $556
• Sale-to-list ratio: 97.53% - buyers are negotiating below ask
• Average days on market: 30
• Properties sold this month: 3
• Rental yield: 5.24% - that's a strong return for investors
• Estimated monthly rent: $3,262
• Growth rank: 9 out of 9 in Campbell River right now

That growth rank is the honest number. On the neighbourhood leaderboard, houses in Simms Creek are sitting at the bottom for price growth right now. That's not a forever thing, but it's the reality this month. The predicted market value of $707,006 is also sliding below the 3-month moving average of $714,789. The trend is pointing down, not up.

Condos - A Different Story Entirely

Condos here are doing something interesting. The average sale price jumped 47.5% from last month to $410,000. Before you get too excited, that's a small sample - only 2 sales - so one deal can swing the numbers hard. Still, the direction is worth noting.

• Average sale price: $410,000 (up 47.5% from last month)
• Average list price: $437,400
• Price per square foot: $387
• Sale-to-list ratio: 94.08% - buyers are still getting discounts
• Average days on market: 68
• Properties sold this month: 2
• Rental yield: 3.77% - moderate returns
• Estimated monthly rent: $2,902
• Growth rank: 1 out of 9 in Campbell River - top of the leaderboard

On the neighbourhood leaderboard, condos in Simms Creek rank 1st for growth in Campbell River. They're also the most affordable condo option in the city, ranking 4 out of 4 on price. That combo - top growth, lowest price - is exactly what value-focused buyers look for. The catch is they take longer to sell (68 days), so patience is part of the deal.

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here's why you should pull up your HonestDoor Price today instead of waiting for next year's assessment notice.

The city's assessment is a snapshot from months ago. It doesn't know what sold on your street last week. For houses in Simms Creek, the average assessed value is $699,636. The average HonestDoor Price is $704,396. That's a real-world gap of roughly $4,760 - and it's calculated using current market activity, not a bureaucratic calendar.

For condos, the gap is even more dramatic. The average assessed value sits at $416,040. The average HonestDoor Price is $789,308. That's 89.72% higher than the city's number. If you own a condo here and you're basing any financial decision on your assessment, you're working with seriously outdated information.

The HonestDoor Price updates in real time. Your assessment does not. That's the whole point.

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

For house sellers, the honest answer is: the window is tightening. Prices are down month over month, homes are sitting longer than nearby neighbourhoods, and the growth rank is at the bottom of the Campbell River leaderboard right now. That doesn't mean you can't sell well - it means you need to price sharp from day one. Overpricing in a cooling market is the fastest way to watch your listing go stale.

The silver lining for house owners is the rental story. A 5.24% yield and $3,262 estimated monthly rent means if selling doesn't feel right, holding and renting is a genuinely solid option. Simms Creek ranks 2nd in Campbell River for total transactions in 2026 - there's real activity here, just not at peak prices.

For condo owners, the math looks different. You're sitting at the top of the growth leaderboard and your HonestDoor Price likely blows your assessment out of the water. The trade-off is longer days on market - 68 days is a commitment. If you're selling this summer, list early and give yourself runway.

Bottom line: check your HonestDoor Price before you do anything else. Whether you're selling, refinancing, or just curious, it's the number that actually reflects today's market - not last year's paperwork.

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.