Simonds, Langley - July 2026 Real Estate Report

Simonds, Langley: Your Home Is Worth More Than the City Thinks

If you have been watching the "For Sale" signs in Simonds and wondering what your place is actually worth right now, here is the straight answer: the city's assessment is already behind. The average assessed value sits at $1,216,352, but the average HonestDoor Price is $1,295,042 - that is $78,690 more than what the government has on file. For most homeowners, that gap is not a small rounding error. That is real money sitting on the table.

The Vibe: What Is Happening With Houses and Condos Right Now

Let us break it down by property type, because the house and condo stories in Simonds are pretty different right now.

Houses - The Strong Hand

Houses in Simonds are holding up well. The average sale price is $1,116,250, and the predicted market value has climbed to $1,328,974 - up from a 3-month moving average of $1,285,189. That upward trend matters. It tells us momentum is building, not fading.

• Average sale price: $1,116,250
• Predicted market value: $1,328,974
• Price per square foot: $653
• Estimated monthly rent: $5,083
• Rental yield: 4.25%
• Recent value change: 2.30%
• Growth rank in Langley: 1 out of 17 neighbourhoods
• Price rank in Langley: 8 out of 16 neighbourhoods

That growth rank is the number we want to talk about. Ranking 1 out of 17 comparable neighbourhoods in Langley puts Simonds houses at the top of the leaderboard right now. We are not middle of the pack - we are leading it. And at $5,083 per month in estimated rent with a 4.25% yield, the numbers work for investors too.

How does Simonds stack up against the neighbours? Alice Brown houses are selling around $1,200,000 on average - slightly ahead on raw sale price - but Simonds is matching it on predicted value at $1,328,974 versus Alice Brown's $1,328,965. Uplands is pricier at $1,477,306 but growing slower. Nicomekl is cheaper at $1,004,620. Simonds sits in a solid middle ground - competitive pricing with top-tier growth.

Condos - Taking a Breather

The condo picture is a bit more cautious. The average HonestDoor Price for condos is $694,025, and it has dipped 4.56% from the previous period. That said, the predicted market value is $727,200 - up from a 3-month moving average of $710,608 - so the short-term direction is still pointing upward.

• Average HonestDoor Price: $694,025 (down 4.56%)
• Predicted market value: $727,200
• Estimated monthly rent: $3,398
• Rental yield: 3.39%
• Recent value change: 2.20%
• Growth rank in Langley: 9 out of 16 neighbourhoods
• Airbnb rank in Langley: 4

Condos rank 9 out of 16 in growth - below average for Langley right now. But here is the silver lining: Simonds condos are still significantly more valuable than nearby options. Nicomekl condos average $454,281. Uplands sits at $512,333. Blacklock is at $499,514. Simonds condos at $694,025 are commanding a real premium in this corner of Langley. And that Airbnb rank of 4 in Langley tells us short-term rental demand here is genuinely strong.

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

Here is the thing about BC property assessments - they are a snapshot from July 1 of the previous year. By the time that number lands in your mailbox, it is already stale. Markets move. Simonds has moved.

The HonestDoor Price updates in real time using actual sales data, market trends, and current comparable properties. Right now, that number is running 6.47% higher than the average assessed value in Langley. For a house in Simonds, that gap between what the city thinks your home is worth and what a buyer would actually pay today is nearly $79,000.

If you are making any financial decision - refinancing, selling, even just benchmarking your net worth - using the government assessment as your number is like navigating with last year's map. The HonestDoor Price is the real-world check. Use it.

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

If you own a house in Simonds and you are thinking about listing this summer, the timing argument is actually pretty decent. Here is why.

We are sitting at the top of the Langley growth leaderboard for houses - rank 1 out of 17. Predicted values are trending up. The neighbourhood has 831 assessed properties and recorded 5 transactions in 2026 so far, which means inventory is tight. Tight inventory with rising predicted values is generally a seller's friend.

The HonestDoor Price of $1,295,042 is your starting conversation, not the government's $1,216,352. That $78,690 difference is the gap between pricing your home right and leaving money behind.

For condo owners, the picture calls for a bit more patience. Values dipped 4.56% recently, and the growth rank of 9 out of 16 puts us in the middle of the Langley condo pack. That said, predicted values are climbing back up toward $727,200, and the short-term rental potential - Airbnb rank 4 in Langley at $164 per night - adds a layer of value that a straight sale price does not always capture.

Bottom line: if you own a house in Simonds, this summer is worth a serious conversation with your agent. If you own a condo, watch the next 60 to 90 days and let the predicted value trend confirm the direction before you move.

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.