South Cambie, Vancouver - July 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 checked your numbers lately, here is the short version: the city's assessment is lagging behind reality by a wide margin. We are talking about a gap that could mean hundreds of thousands of dollars sitting on the table, unnoticed.

The Vibe: What Is Actually Happening on Our Streets

South Cambie is not a market on fire right now, but it is not falling apart either. It is taking a breather. Neighbourhood growth is down 0.05% year over year, and if you look at the leaderboard, our houses rank 11 out of 23 Vancouver neighbourhoods for growth - solidly above average, but not leading the pack. Here is how the two main property types are playing out for us right now.

Houses

The average sale price for a house in South Cambie sits at $1,418,000, which is down 8.5% from last month. That sounds alarming, but keep in mind only 1 house sold - so that single transaction is moving the needle hard. One sale does not make a trend. What matters more is the predicted market value, which sits at $3,136,291, slightly off the 3-month moving average of $3,181,530. Values have nudged down 0.21% recently, so the market is cooling, not crashing.

• Average sale price: $1,418,000
• Price per square foot: $1,267
• Predicted market value (HonestDoor): $3,136,291
• 3-month moving average: $3,181,530
• Estimated monthly rent: $9,369
• Rental yield: 3.40%
• Airbnb potential: $465 per night
• Growth rank: 11 out of 23 Vancouver neighbourhoods
• Price rank: 15 out of 22 Vancouver neighbourhoods

For context, our average house sale price is running slightly ahead of Riley Park ($1,180,000) and Shaughnessy ($1,170,000) on recent sales. If you are a house owner here, you are sitting in decent company on the leaderboard.

Condos

The condo picture is a bit more interesting. The average sale price dropped to $738,000, down 39.9% from last month - but again, only 1 condo sold, so treat that number as a data point, not a disaster. The more reliable signal is the predicted market value of $1,650,565, which is actually creeping up against the 3-month moving average of $1,645,161. Condo values are up 2.09% recently, which puts us at rank 11 out of 22 Vancouver neighbourhoods for growth - above average.

• Average sale price: $738,000
• Price per square foot: $1,173
• Predicted market value (HonestDoor): $1,650,565
• 3-month moving average: $1,645,161
• Estimated monthly rent: $5,395
• Rental yield: 2.79%
• Airbnb potential: $265 per night
• Growth rank: 11 out of 22 Vancouver neighbourhoods
• Price rank: 8 out of 22 Vancouver neighbourhoods - above average

On the condo leaderboard, we rank above average on price at 8 out of 22. That puts South Cambie condos ahead of nearby Shaughnessy ($1,403,157 predicted) and Oakridge ($1,415,427), though Riley Park is running a bit higher at $1,938,288.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here is the thing about your city tax assessment - it is a snapshot from the past. The government assessed 1,463 houses and 1,413 condos in South Cambie this year, and those numbers are already stale by the time they land in your mailbox.

For houses, the average assessed value is $2,746,064. The average HonestDoor Price is $3,150,555. That is a gap of 14.73% - roughly $404,000 that the city is not accounting for. For condos, the gap is even wider. The average assessed value is $903,240, but the HonestDoor Price comes in at $1,626,213 - a difference of 80.04%, or over $720,000.

The HonestDoor Price updates in real time using current sales data, market movement, and neighbourhood trends. Your tax assessment does not do that. If you are making any financial decision based on the city's number alone - whether that is refinancing, listing, or just knowing your net worth - you are working with incomplete information.

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

South Cambie is not a seller's market right now, but it is not a buyer's paradise either. Transaction volume is low - only 2 house sales and 6 condo sales recorded in 2026 so far. Low inventory can actually work in a seller's favour if you price it right.

A few things to keep in mind before you put up a sign this summer:

• House values are drifting slightly downward (-0.21% recently), so waiting for a big pop may not pay off.
• Condo values are nudging up (+2.09% recently), which means right now is a relatively stronger window for condo sellers.
• Your HonestDoor Price is your real-world anchor. For houses, that is $3,150,555 on average. For condos, $1,626,213. Use those numbers, not the city's assessment, when you are having conversations with your agent.
• Shaughnessy next door has much higher prices but is growing faster. Oakridge is slightly pricier and also growing faster. If buyers are being priced out of those neighbourhoods, South Cambie becomes the logical next stop - which is a quiet tailwind for us.
• Airbnb ranks 8th in Vancouver for houses and 6th for condos. If you are not selling, short-term rental income is a real option worth running the numbers on.

Bottom line: South Cambie is a steady, well-positioned neighbourhood in a market that is catching its breath. If you are selling, price it based on what the market is actually doing - not what the city assessed a year ago. Check your HonestDoor Price first. That is your starting point.

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.