Simonds, Langley - August 2026 Real Estate Report

Simonds, Langley: Your Home Is Worth More Than the City Thinks - But the Market Is Taking a Breather

The Vibe Right Now

If you've been watching the "For Sale" signs in Simonds, here's what's actually happening. The market isn't crashing - but it isn't running hot either. Values are easing off their recent peaks, and if you're a homeowner sitting on the sidelines, now is the time to pay attention to your actual numbers, not the ones the city handed you last assessment cycle.

Houses: Solid Ground, But Momentum Is Slowing

The average HonestDoor Price for a house in Simonds sits at $1,271,619. That's 4.54% above the city's average assessed value of $1,216,352 - meaning most homeowners here are already ahead of what their tax bill suggests. The catch? That HonestDoor Price has dipped 1.81% from the previous period, and the predicted market value of $1,295,042 is trending down from a 3-month moving average of $1,307,690. The market is cooling, not collapsing.

• Average HonestDoor Price: $1,271,619
• Average Assessed Value: $1,216,352
• HonestDoor Price vs. Assessment: +4.54%
• Predicted Market Value: $1,295,042
• 3-Month Moving Average: $1,307,690
• Recent Value Change: -2.55%
• Average Sale Price: $1,059,375
• Price Per Square Foot: $680
• Properties Sold (2026): 4
• Estimated Monthly Rent: $4,994
• Rental Yield: 4.29%

On the neighbourhood leaderboard, houses in Simonds rank 14 out of 17 for growth and 11 out of 16 for price among comparable Langley neighbourhoods. That puts us in the bottom tier for momentum right now. For context, nearby Uplands carries a higher HonestDoor Price of $1,468,576 but is also sitting at the same -0.08% year-over-year growth. Alice Brown is running slightly ahead at $1,290,141 predicted value and pulled higher average sale prices of $1,200,000 versus our $1,059,375. We're competitive - just not leading the pack at the moment.

Condos: A Bright Spot in a Quiet Market

Here's where things get interesting for condo owners in Simonds. While houses are easing, condos are actually bucking the trend - at least on paper. The average HonestDoor Price for a condo is $710,075, up 2.31% from the previous period. That's a rare green number in a market that's mostly flashing yellow right now.

• Average HonestDoor Price (Condo): $710,075
• HonestDoor Price Change: +2.31%
• Predicted Market Value: $694,025
• 3-Month Moving Average: $710,917
• Recent Value Change: -4.56%
• Estimated Monthly Rent: $3,340
• Rental Yield: 3.46%
• Airbnb Rank in Langley: 3rd

That Airbnb rank of 3rd in all of Langley is worth noting. At $165 per night in estimated Airbnb income, Simonds condos punch above their weight for short-term rental potential compared to most of the city. Compared to nearby Nicomekl ($457,023), Uplands ($523,667), and Blacklock ($519,436), our condos are priced significantly higher - but they're also in a different league for rental demand. The growth rank of 14 out of 16 is a flag worth watching, though. The predicted value of $694,025 is already trailing the 3-month average, so the upward HonestDoor Price movement hasn't fully translated to forward momentum yet.

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

Here's the honest truth about government assessments - they're a snapshot from the past. The city assessed the average Simonds house at $1,216,352. The HonestDoor Price says $1,271,619. That's a $55,267 gap, and it's calculated in real time using actual market activity, not a once-a-year government estimate that's already months old by the time it lands in your mailbox.

With 831 properties assessed in Simonds this year and only 9 total transactions recorded in 2026, the resale market here is thin. Thin markets move fast when a motivated buyer shows up - and the price they're willing to pay is based on today's data, not last year's assessment. Your HonestDoor Price is the real-world check. It's what a buyer's agent is looking at when they walk through your door.

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

If you're considering listing this summer, here's the straight talk. The window is open, but it's not wide open. Values are drifting down - houses are off 2.55% recently and the trend line from the 3-month moving average confirms it. Waiting for the market to bounce back before listing is a gamble right now, especially with a growth rank of 14 out of 17 in Langley.

The good news is that your HonestDoor Price is still sitting above your assessed value. That means you likely have more equity than your last tax notice suggested. The smart move is to check your current HonestDoor Price before you set a list price - or before you assume your assessment tells the whole story.

• Total transactions in Simonds (2026): 9
• Total properties assessed: 831
• Transaction rank in Langley: 6th
• Neighbourhood growth: -0.08% year over year
• House growth rank in Langley: 14 out of 17
• Condo growth rank in Langley: 14 out of 16

Bottom line - Simonds is a well-priced, established neighbourhood with real rental upside and an Airbnb profile that most of Langley can't match. But the market is telling us to move with intention right now, not wait and hope. Pull your HonestDoor Price, know your number, and make a plan based on what the market is actually doing today.

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.