South Cambie, Vancouver - August 2026 Real Estate Report

South Cambie, Vancouver: Your Home Is Worth More Than The City Thinks

If you own property in South Cambie and you have not looked at your HonestDoor Price lately, you are probably sitting on a number that is significantly higher than what the city has on file. Here is the real picture right now.

The Vibe: What Is Actually Happening in Our Neighbourhood

South Cambie is one of those pockets of Vancouver where the gap between official numbers and real-world value is hard to ignore. Across the board, our assessed values are lagging well behind where the market actually sits. That gap is not a glitch - it is just how slow government assessments work. More on that below.

The neighbourhood saw 2 house transactions and 7 condo transactions in 2026 so far. That is a quiet market, which means every sale carries real weight. Low volume can cut both ways - it keeps prices stable, but it also means less data to anchor your expectations to.

Houses: Steady, Premium, and Holding Ground

• Average HonestDoor Price: $3,179,122
• Average Assessed Value: $2,746,064
• HonestDoor Price is 15.77% above the city assessment
• Recent price change: up 0.91%
• Predicted market value: $3,150,555
• Average sale price: $1,418,000
• Price per square foot: $1,267
• Estimated monthly rent: $9,367
• Rental yield: 3.40%
• Airbnb potential: $470 per night - ranked 7th in Vancouver
• Growth rank: 7 out of 23 neighbourhoods - above average

Our houses are holding up well. The 3-month moving average for predicted value sits at $3,143,215 and the current reading of $3,150,555 is trending slightly above that. We are not seeing a surge, but we are not sliding either. For a neighbourhood ranked 7th in growth out of 23 comparable areas in Vancouver, that is a solid position to be in.

Compare that to our neighbours: Riley Park houses are priced lower at $2,423,205, Oakridge sits a bit higher at $3,480,137, and Shaughnessy is in a different league entirely at $5,411,543. South Cambie sits comfortably in the upper tier without reaching Shaughnessy territory - which for many buyers is actually the sweet spot.

Condos: A Honest Look at a Softer Patch

• Average HonestDoor Price: $1,604,798
• Average Assessed Value: $903,240
• HonestDoor Price is 77.67% above the city assessment
• Recent price change: down 1.32%
• Predicted market value: $1,626,213
• 3-month moving average: $1,631,181 - values are dipping slightly
• Average sale price: $613,750
• Price per square foot: $930
• Estimated monthly rent: $5,342
• Rental yield: 2.81%
• Airbnb potential: $264 per night - ranked 6th in Vancouver
• Growth rank: 20 out of 22 neighbourhoods - bottom of the pack right now

We should be straight about the condo side of things. South Cambie condos are taking a breather. The growth rank of 20 out of 22 is not where we want to be, and the recent value change of -1.48% confirms the market is cooling here. Shaughnessy and Oakridge condos are both cheaper and growing faster right now. Riley Park condos are priced higher at $1,929,033 but also growing slower than South Cambie.

The one thing that stands out is that massive gap between the assessed value of $903,240 and the HonestDoor Price of $1,604,798. That 77.67% difference is enormous. If you are a condo owner using your assessment as a reference point for anything - a refinance, an estate conversation, a sale price - you are working with a number that is wildly out of date.

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

Here is the thing about city assessments: they are a snapshot from the past. The BC Assessment process uses data that is already months old by the time it lands in your mailbox. In a market like South Cambie - where house values are running nearly 16% above assessment and condo values are running nearly 78% above assessment - that lag is not a minor footnote. It is a significant blind spot.

The HonestDoor Price is updated in real time using current sales data, market trends, and comparable properties. It is the number that reflects what a buyer would actually put on the table today - not what the city calculated based on last year's numbers.

If you are a house owner in South Cambie, the city thinks your home is worth $2,746,064. The market says $3,179,122. That is a $433,058 difference. For condo owners, the gap is even more striking - over $700,000 between the assessed value and the HonestDoor Price. Knowing your real number is not just interesting. It is financially important.

The So What: Thinking About Selling This Summer?

For house sellers, the timing is reasonable. Values are nudging upward, the 3-month trend is positive, and South Cambie ranks in the top third of Vancouver neighbourhoods for growth. You are not in a panic-sell situation, but you are also not sitting on a rocket. A well-priced listing in a low-inventory market - only 1 house sold recently - can attract serious attention.

For condo sellers, be realistic. The market is softer, growth is ranked near the bottom of Vancouver right now, and values have dipped 1.48% recently. That does not mean do not sell - it means price it sharp. Buyers have options in this segment, and overpricing based on an outdated assessment will cost you time and negotiating power.

For everyone: the rental market is strong. Houses are pulling an estimated $9,459 per month and condos are at $5,316. If selling does not feel right this summer, holding and renting is a legitimate strategy with real income behind it.

Bottom line - South Cambie is a premium neighbourhood with strong fundamentals on the house side and a condo market that needs realistic expectations right now. Check your HonestDoor Price, know your real number, and make decisions based on what the market is actually doing - not what a government form says.

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.