Simonds, Langley - October 2026 Real Estate Report
Simonds, Langley Real Estate Update: Prices Are Holding, But the Market Is Sending Signals
If you own a home in Simonds and you have not looked at your HonestDoor Price lately, now is the time. The city's assessment number on your tax notice is already stale. The real story is a little more nuanced - and knowing it could change how you think about selling this summer.
The Vibe: What Is Actually Happening in Our Neighbourhood
Simonds is a mid-to-upper tier neighbourhood in Langley. We are not the cheapest option on the block, and we are not the flashiest. But 831 properties were assessed here this year, and with 11 transactions recorded in 2026, this is a neighbourhood where moves matter. Every sale sets a benchmark for the rest of us.
Year-over-year neighbourhood growth is down 0.08%. That is not a crash - it is a breather. But it is worth paying attention to, especially if you are planning a move in the next six months.
Houses: Strong Price, Slow Momentum
Here is the honest picture for houses in Simonds right now:
- Average sale price: $1,315,000 - essentially flat from last month
- Price per square foot: $406
- HonestDoor predicted value: $1,277,504
- 3-month moving average: $1,281,388 - values are drifting slightly lower
- Estimated monthly rent: $4,950
- Rental yield: 4.31%
- Recent value change: up 0.46%
- Growth rank: 12 out of 17 neighbourhoods in Langley - below average
- Price rank: 7 out of 17 - above average
That gap between the growth rank and the price rank tells the real story. We are living in a neighbourhood that commands above-average prices but is not growing as fast as some of the competition. Only 1 house sold recently, which keeps the data thin. One sale does not make a trend, but it does mean each transaction carries serious weight for what your home is worth on paper.
For context, nearby Alice Brown sits at a predicted value of $1,282,345 - just a hair above Simonds houses at $1,277,504. Uplands is the premium option at $1,427,709, while Nicomekl comes in well below at $968,063. We are firmly in the middle-upper range of the local leaderboard.
Condos: Above Average Growth, But Values Are Slipping
The condo picture in Simonds is a mixed bag. Here is the snapshot:
- Average HonestDoor Price: $684,325 - down 2.09% from the previous period
- Predicted market value: $698,950
- 3-month moving average: $701,017 - trending lower
- Estimated monthly rent: $3,252 to $3,300
- Rental yield: 3.44%
- Recent value change: -1.57%
- Growth rank: 6 out of 16 neighbourhoods in Langley - above average
- Airbnb rank in Langley: 4th - strong short-term rental potential at $162 per night
The growth rank of 6 out of 16 is genuinely good news for condo owners here. Even with values dipping recently, Simonds condos are outpacing more than half of Langley's comparable neighbourhoods. If you are a condo owner watching the numbers, the short-term softness does not erase that relative strength. Compared to nearby options like Nicomekl at $442,214 or Blacklock at $508,021, Simonds condos are priced at a significant premium - so the product needs to show for it.
The Secret Sauce: Why Your HonestDoor Price Beats Your Tax Assessment Right Now
Your BC Assessment notice reflects what your home was worth on July 1st of last year. That is not a typo. The government is legally working with data that is already 12 to 18 months old by the time it lands in your mailbox.
The average assessed value for a Simonds house is $1,216,352. The HonestDoor Price is $1,228,168 - that is $11,816 higher, and it is updated in real time using current sales data, not a government snapshot from the past.
That 0.97% gap might sound small, but on a $1.2 million home, it is real money. And because the HonestDoor Price has already factored in the recent 3.86% dip, it is giving you a more honest read on where the market sits today - not where it was sitting last summer.
For condos, there is no assessed value comparison in the current data, but the HonestDoor Price of $684,325 is your best real-world anchor right now. Use it.
The So What: Should You Sell in Simonds This Summer?
Here is the straight answer. If you own a house in Simonds and you are thinking about listing this summer, the window is open - but it is not getting wider. Values are above average for Langley, but momentum is below average. The 3-month moving average is drifting down. Waiting for a big spring bounce may not pay off the way it has in previous years.
If you own a condo, the short-term data is softer with a -1.57% recent change, but your growth rank of 6 out of 16 suggests the neighbourhood has underlying demand. A well-priced, well-presented condo has a real shot right now, especially with rental yields at 3.44% and Airbnb potential ranking 4th in all of Langley. Investors are still watching this pocket.
Either way, the move is the same: check your HonestDoor Price before you call an agent, before you set a list price, and before you assume your tax assessment tells the full story. It does not. Your HonestDoor Price does.
simonds | langley | 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.