South Boucherie, West Kelowna - July 2026 Real Estate Report

South Boucherie Is Still West Kelowna's Priciest Address - But the Market Is Sending Mixed Signals

If you own a home in South Boucherie and you haven't checked your actual market value lately, you're probably working off a number that doesn't tell the full story. Here's what's really going on in our corner of West Kelowna right now.

The Vibe: Houses vs. Condos

Houses - Still the Top of the Leaderboard, With Some Turbulence

We sit at price rank 1 out of 13 neighbourhoods in West Kelowna for houses. That means we're the most expensive game in town - and that's held up. The average sale price for a house here hit $1,633,550 this period, which is up 26.1% from last month. That sounds like a rocket ship, but pump the brakes a little - only 4 houses sold, down 20% from the month before, and they averaged 38 days on market before finding a buyer.

Buyers are also negotiating. Homes are selling at 96.15% of list price on average, meaning sellers are leaving roughly $60,000 to $70,000 on the table compared to their asking price. That's not a disaster, but it's a signal worth watching.

• Average sale price: $1,633,550
• Average list price this month: $1,592,633
• Price per square foot: $462
• Properties sold: 4 (down 20% from last month)
• Average days on market: 38
• Sale-to-list ratio: 96.15%
• Predicted market value: $1,541,238
• Estimated monthly rent: $5,556
• Rental yield: 4.22%
• Growth rank: 9 out of 14 neighbourhoods

On the neighbourhood leaderboard for growth, we're sitting at 9th out of 14. Not last, but not leading the pack either. Property values have dipped 0.51% recently, and the predicted value of $1,541,238 is trending slightly below the 3-month moving average of $1,551,981. South Boucherie houses are taking a breather on growth - even while prices stay high.

Condos - Cooling Off and Taking Longer to Sell

The condo picture here is a different story. We had just 2 condo sales this period, and the average sale price dropped to $789,850 - down 20.8% from last month. Condos are sitting on the market for an average of 60 days, which is a long time compared to houses. Buyers are paying 96.62% of list price, so there's still some negotiating happening.

That said, we're still price rank 1 out of 4 condo neighbourhoods tracked in West Kelowna. South Boucherie condos are the most expensive in the area - even if they're taking longer to move.

• Average sale price: $789,850 (down 20.8% from last month)
• Average list price this month: $817,000
• Price per square foot: $490
• Properties sold: 2
• Average days on market: 60
• Sale-to-list ratio: 96.62%
• Predicted market value: $748,633
• Estimated monthly rent: $3,422
• Rental yield: 3.38%
• Growth rank: 8 out of 13 neighbourhoods

Condo values have slipped 0.39% recently and the predicted value of $748,633 is essentially flat against the 3-month moving average of $748,712. The condo market here is cooling - that's just the honest read.

The Secret Sauce: Your HonestDoor Price vs. Your Tax Assessment

Here's the thing about your BC Assessment notice - it's a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it's already months out of date. The market doesn't wait for government paperwork.

For South Boucherie houses, the average assessed value sits at $1,450,150. The average HonestDoor Price is $1,558,897 - that's $108,747 higher, or 7.50% more than what the assessment says your home is worth. That gap is real money. If you're making any decision - selling, refinancing, or just figuring out your net worth - using the assessment number means you're working with a stale figure.

For condos, the story flips. The average assessed value is $758,473, but the HonestDoor Price is $719,230 - about 5.17% lower than the assessment. Condo values have dropped 3.93% from the previous period. If you own a South Boucherie condo and you're still thinking your place is worth what the assessment says, the real-world number is actually lower right now.

The HonestDoor Price updates in real time using actual sales data. It's the number that reflects what a buyer would write a cheque for today - not what a government formula calculated last summer.

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

If you own a house in South Boucherie and you're thinking about listing this summer, the timing has some real nuance to it. Prices are still the highest in West Kelowna - that's a genuine advantage. But buyers are negotiating, sales volume is thin, and growth has slipped to the bottom half of the neighbourhood rankings. You're not in a rush-and-accept-any-offer market right now.

The smart move is to price sharp from day one. With homes averaging 38 days on market and selling below list, an overpriced listing will just sit. Nearby Lakeview Heights is cheaper and growing slower, and Boucherie Centre is significantly cheaper - so South Boucherie still has a clear premium position. Use that, but don't push it too hard.

For condo owners, be realistic. Sixty days on market and a 20.8% drop in average sale price month-over-month is the market telling you something. Your HonestDoor Price of around $719,230 is the more honest benchmark to price from - not the higher assessed value. A well-priced condo will move. An overpriced one will collect days on market and eventually need a cut anyway.

Bottom line - South Boucherie is still one of the most desirable addresses in West Kelowna. But this summer, the sellers who win will be the ones who price with current data, not last year's assessment. Check your HonestDoor Price first. Then make your 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.