Southgate, Kamloops - October 2026 Real Estate Report
Southgate, Kamloops: Your Home Is Worth More Than the City Thinks - But the Market Is Taking a Breather
The Vibe Right Now
If you have been watching the "For Sale" signs in Southgate lately, here is what is actually happening. This is one of the priciest pockets in Kamloops, and the numbers prove it. But prices are sliding, and if you are thinking about making a move, timing matters more than ever right now.
Houses: Still Expensive, But Softening
The average HonestDoor Price for a house in Southgate sits at $1,518,084. That is a 4.33% dip from the previous period, which means we are not in freefall, but we are definitely not climbing either. The 3-month moving average is $1,623,951, and the predicted market value is $1,586,737 - so prices are trending below where they were just a few months ago.
On the leaderboard, Southgate houses rank 25 out of 27 neighbourhoods in Kamloops for growth. That is bottom-tier. It does not mean the neighbourhood is struggling - it means the price run-up has stalled and buyers have more leverage than they did a year ago.
- Average HonestDoor Price: $1,518,084
- Recent price change: -0.96%
- Predicted market value: $1,586,737
- 3-month moving average: $1,623,951
- Average rental estimate: $5,508 per month
- Rental yield: 4.56%
- Airbnb estimate: $273 per night - ranked No. 1 in Kamloops for short-term rental potential
- Growth rank: 25 out of 27 in Kamloops
That Airbnb ranking is worth noting. Even as long-term values cool, Southgate sits at the top of the city for short-term rental income. If you own here and are not renting it out, you are leaving money on the table.
Condos: High Price Tag, Slow Market
The condo story in Southgate is a mixed bag. The average HonestDoor Price is $1,864,821 - down 0.99% from last period. The predicted market value is even higher at $1,883,422, which is actually creeping up against the 3-month moving average of $1,871,195. So condos here are holding value slightly better than houses right now.
But here is the catch. The average sale price this month came in at $346,950 - down 38.5% from last month. Only 2 condos sold. Properties are sitting on the market for an average of 118 days. Buyers are paying 96.54% of list price, meaning sellers are giving ground. On the days-on-market leaderboard, Southgate condos rank dead last - 14 out of 14 in Kamloops. That is the slowest-selling condo market in the city.
- Average HonestDoor Price: $1,864,821
- Average assessed value: $416,820
- HonestDoor Price vs. assessed value: 347.39% higher
- Recent price change: -2.44%
- Average rental estimate: $6,095 per month
- Airbnb estimate: $303 per night - ranked No. 4 in Kamloops
- Properties sold this month: 2
- Average days on market: 118
- Sale-to-list ratio: 96.54%
- Price per square foot: $472
- Growth rank: 22 out of 27 in Kamloops
- Price rank: 3 out of 15 - among the most expensive condos in Kamloops
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here is something most Southgate owners do not realize. The city's assessed value for condos here averages $416,820. The average HonestDoor Price is $1,864,821. That is a gap of 347%. Your tax assessment is not telling you what your home is worth - it is telling you what the government thought it was worth based on old data.
The HonestDoor Price updates in real time using actual market activity. It is the number a buyer would actually negotiate around today - not the number a bureaucrat calculated months ago. If you are making any financial decision based on your assessment, you are working with the wrong number. Check your HonestDoor Price first.
The So What - Should You Sell in Southgate This Summer?
Here is the straight answer. If you own a house in Southgate and were hoping to catch the peak, that window has likely passed for now. Prices are down from their moving average, growth ranks near the bottom of the city, and buyers know it. That said, you are still sitting on one of the most valuable properties in Kamloops. Pricing sharp and marketing hard will matter more this summer than it did two years ago.
For condo owners, the picture is tougher. With 118 days on market and only 2 sales this month, patience is not optional - it is mandatory. If you need to sell quickly, expect to price below the HonestDoor estimate and negotiate. If you can hold, the predicted value is still trending upward slightly.
One more thing worth knowing. Your neighbours in Tru, West End, and Lower Sahali are all priced significantly lower. Southgate is the premium address in this part of Kamloops. That premium is real - but right now, buyers are making you earn it.
southgate | kamloops | october 2026This 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.