South Boucherie, West Kelowna - June 2026 Real Estate Report

South Boucherie, West Kelowna: Your Home Is Worth More Than the City Thinks

The Vibe Right Now

If you own in South Boucherie, you are sitting on one of the priciest addresses in West Kelowna. Full stop. But the market is taking a breather, and knowing the difference between your tax assessment and your actual market value right now could be worth real money.

Houses: Still Expensive, But Buyers Are Gaining Ground

If you have been watching the "For Sale" signs on the streets here, here is what is actually happening. Houses are selling, but slower and for less than they were a month ago.

• Average sale price: $1,341,125 - down 13.1% from last month
• Average list price this month: $1,630,971
• Price per square foot: $559
• Homes are selling at 95.99% of list price - buyers are negotiating
• Only 4 homes sold - down 50% from last month
• Average days on market: 93 days
• Days-on-market rank: 11 out of 13 in West Kelowna - these homes are sitting

That 93-day average is the number to watch. When homes sit that long, buyers know they have leverage. If you are a seller, pricing sharp from day one is not a strategy - it is a necessity. The predicted market value for houses sits at $1,548,600, but that number is trending down from the 3-month moving average of $1,576,994. The direction matters as much as the number.

On the leaderboard, South Boucherie houses rank 3 out of 14 West Kelowna neighbourhoods for growth. That is above average - we are not falling off a cliff here. And for price, we rank 2 out of 13. This is still premium territory.

Condos: The Slowest Corner of a Slow Market

The condo picture is a different story, and we should be honest about it. Only 1 condo sold recently, and it sat on the market for 258 days. That is not a typo.

• Average sale price: $997,600
• Average list price this month: $569,000
• Price per square foot: $579
• Properties sold at 93.09% of list price - buyers are firmly in control
• Days on market: 258 days
• Days-on-market rank: 4 out of 4 in West Kelowna - the slowest of the slow
• Price rank: 1 out of 4 - still the most expensive condo neighbourhood around

The HonestDoor Price for condos here is $748,633 - and here is the kicker - that is actually 1.3% below the city's assessed value of $758,473. The city thinks your condo is worth more than the real-world market does right now. That gap matters if you are making any financial decisions based on your assessment alone.

Condo growth ranks 8 out of 13 West Kelowna neighbourhoods. Below average. Nearby Lakeview Heights condos are tracking slightly higher at a predicted $777,876. Worth knowing if you are comparing options.

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

Here is the thing about your BC Assessment notice. It reflects a snapshot from July 1 of the previous year. The market has moved since then - and in South Boucherie, it has moved in a specific direction.

For houses, the HonestDoor Price is $1,540,733. The city's average assessed value is $1,449,630. That is a $91,103 gap - 6.28% higher than what the city has on file. If you are a homeowner making decisions about refinancing, selling, or even just understanding your net worth, using the assessment number is like navigating with an old map.

The HonestDoor Price updates in real time. It pulls from actual transaction data, current listing activity, and market trends. It is the real-world check against a number the city set months ago. With 1,561 properties assessed in this neighbourhood, there is plenty of data to work with - and right now, that data says houses here are worth more than the city's paperwork shows.

For condos, the story flips. The HonestDoor Price of $748,633 is running below the assessed value of $758,473. If you are a condo owner, that is a signal worth paying attention to before you make any moves.

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

Let us be straight with you. This is not a panic moment, but it is not a "list high and wait" moment either.

• Houses are taking 93 days to sell on average - if you want to close before fall, you need to be on the market soon
• Buyers are paying about 4% below list price on houses - build that into your expectations
• The predicted house value of $1,548,600 is still strong, but it is drifting down from recent highs
• Rental income potential of $5,577 per month gives you a real alternative if selling does not feel right
• South Boucherie ranks 2nd in West Kelowna for house prices - you have a premium product, but premium products still need the right price to move in this market

If you own a house here and are thinking about selling this summer, the window is open - but it is not wide open. Price it based on the HonestDoor Price, not the assessment, and not wishful thinking. If you own a condo, have a serious conversation before listing. One sale in the recent period and 258 days on market tells you the buyer pool is thin right now.

South Boucherie is still one of the best addresses in West Kelowna. The Airbnb rank of 3 in the city, the rental potential, and the price ranking all back that up. Just go in with clear eyes on what the market is actually doing today - not what it was doing a year ago.

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.