Simonds, Langley - September 2026 Real Estate Report

Simonds, Langley: Your Neighbour Just Got a Reality Check on Their Home's Value

If you own a home in Simonds and you're still looking at your BC Assessment notice to figure out what your place is worth, stop. That number is already old. Here's what's actually happening on your street right now.

The Vibe: What the Market Is Doing in Simonds

Simonds is a steady, mid-range neighbourhood in Langley - not the flashiest, not the cheapest. We've got 831 assessed properties here, and the market is telling us a pretty clear story depending on whether you own a house or a condo.

Houses: Holding Value, But Taking a Breather

Let's be straight with you. The house market in Simonds is cooling off a little. Here's the snapshot:

• Average HonestDoor Price: $1,277,504 - up 0.46% from last period
• Average assessed value: $1,216,352 - that's $61,152 below what the market actually thinks your home is worth
• Average sale price (recent transactions): $1,125,000
• Price per square foot: $527
• Predicted market value: $1,271,619 - down from the 3-month moving average of $1,298,545
• Recent value change: -1.81%
• Estimated monthly rent: $4,932 with a rental yield of 4.32%
• Total transactions in 2026: 10

That predicted value dipping below the 3-month average tells us we're in a soft patch right now. It's not a crash - it's a pause. Growth rate ranks 16 out of 17 neighbourhoods in Langley, which puts us near the bottom of the leaderboard for momentum. Price rank, though, sits at 8 out of 17 - so we're above average in value, just not leading the pack in growth right now.

For context, Alice Brown houses are selling at $1,200,000 on average - slightly ahead of us. Uplands is running even higher at $1,499,662. We're not the cheapest option in the area, but we're also not keeping pace with the top movers right now.

Condos: A Different Story - and a Good One

Here's where Simonds actually stands out. Condo owners, pay attention:

• Average HonestDoor Price: $698,950 - down 1.57% from last period
• Predicted market value: $710,075
• 3-month moving average: $710,433 - values are essentially flat, barely moving
• Recent value change: +2.31%
• Estimated monthly rent: $3,300 with a rental yield of 3.42%
• Airbnb rank in Langley: 2nd out of all Langley neighbourhoods
• Growth rate rank: 3 out of 16 comparable neighbourhoods

That growth rank of 3 out of 16 puts Simonds condos near the top of the Langley leaderboard. And that Airbnb rank of 2nd in all of Langley is a real number worth paying attention to if you're thinking about short-term rental income. Compare that to nearby condos in Nicomekl ($449,761), Uplands ($501,633), or Blacklock ($517,729) - Simonds condos are priced higher, but the income potential backs it up.

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

Your BC Assessment is a snapshot from July 1st of last year. It does not know what happened to interest rates last month. It does not know what your neighbour's place sold for in the spring. It is, by design, a lagging number.

The HonestDoor Price is updated in real time using actual sales data, market trends, and current conditions. For houses in Simonds, that gap is $61,152 - the HonestDoor Price of $1,277,504 sits 5.03% above the average assessed value of $1,216,352. That's not a rounding error. That's the difference between pricing your home right and leaving money on the table - or worse, overpricing it because you trusted a stale government number.

Think of the HonestDoor Price as the real-world check. It's what a serious buyer is likely thinking when they walk through your door.

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

Here's the honest take for Simonds homeowners heading into the summer market.

If you own a house, the window is not wide open right now. Values are dipping slightly from their recent peak, transaction volume is thin - only 10 sales recorded in 2026 so far - and the growth rank of 16 out of 17 tells you this is not a neighbourhood on fire right now. That does not mean you can't sell well. It means you need to price sharp and market hard. A house sitting at $1,271,619 in predicted value needs to be positioned carefully against Alice Brown and Uplands competition.

If you own a condo, the picture is more interesting. A growth rank of 3 out of 16, a 2nd-place Airbnb ranking in all of Langley, and a rental yield of 3.42% - that's a story you can tell a buyer. Investors are looking for exactly this kind of profile right now. If you've been sitting on a Simonds condo wondering when to move, this summer is worth a serious conversation.

Either way, start with your HonestDoor Price - not your assessment notice. That's the number that reflects today's market, not last year's.

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.