Southgate, Kamloops - September 2026 Real Estate Report

Southgate, Kamloops: Your Home Is Worth More Than the City Thinks - Here Is the Proof

The Vibe Right Now

If you own in Southgate and you have not checked your HonestDoor Price lately, now is the time. The gap between what the city assessed your property at and what it is actually worth in the real world is not a rounding error - it is a chasm. We are talking about condo assessed values sitting at $416,820 while the HonestDoor Price comes in at $1,883,422. That is 351% higher than the city's number. Let that sink in.

The story for houses and condos is playing out differently right now, so let's break it down.

Houses: Taking a Breather

The house market in Southgate is cooling off. The average HonestDoor Price for a house sits at $1,586,737, down about 0.96% from last period. The 3-month moving average is $1,644,893, and the current predicted value of $1,602,137 is running below that - a clear sign prices have pulled back from their recent peak.

• Average HonestDoor Price: $1,586,737
• Predicted Market Value: $1,602,137
• Recent Price Change: -4.80%
• Growth Rank: 25 out of 27 neighbourhoods in Kamloops
• Average Rental Estimate: $5,679 per month
• Rental Yield: 4.58%
• Airbnb Estimate: $282 per night
• Airbnb Rank in Kamloops: 1st

That growth rank of 25 out of 27 is the number we need to be honest about. On the neighbourhood leaderboard, Southgate houses are near the bottom right now for price momentum. But here is the flip side - if you are renting your place out or running a short-term rental, Southgate is the number one Airbnb neighbourhood in all of Kamloops. At $282 a night, that is a real income story even while prices catch their breath.

For context, nearby neighbourhoods are cheaper across the board. Tru comes in at $1,115,157, West End at $772,822, and Lower Sahali at $720,884. Southgate houses are still commanding a serious premium over everything around them.

Condos: A Different Story Entirely

Condos in Southgate are moving in the opposite direction. The predicted market value is $1,930,450 - up from the 3-month moving average of $1,845,133. That is real upward momentum. And on the neighbourhood leaderboard, Southgate condos rank 2nd out of 27 in Kamloops for growth. That is a top-tier position.

• Average HonestDoor Price: $1,883,422
• Predicted Market Value: $1,930,450
• Recent Price Change: +7.26%
• Growth Rank: 2 out of 27 neighbourhoods in Kamloops
• Average Sale Price: $564,300
• Average List Price This Month: $565,000
• Price Per Square Foot: $422
• Sale-to-List Ratio: 99.88% - buyers are paying just under list
• Average Days on Market: 54 days
• Average Rental Estimate: $6,132 per month
• Airbnb Estimate: $304 per night
• Transactions in 2026: 10 sales, 189 properties assessed

The 54-day average days on market tells us condos are not flying off the shelf - buyers have time to look around. That sale-to-list ratio of 99.88% means we are in buyers' market territory. Sellers are getting very close to asking, but buyers do have a little room to negotiate.

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

Here is the thing about your city assessment - it is a snapshot from months ago, built on a formula that does not know what your neighbour's place just sold for last week. It does not update in real time. It does not factor in current buyer demand or what short-term rental income your property could generate.

The HonestDoor Price is a live, real-world check on what your property is actually worth today. For Southgate condo owners, the difference between the assessed value of $416,820 and the HonestDoor Price of $1,883,422 is not a typo - it is the market telling you the city's number is wildly out of date. If you are making any financial decision - refinancing, selling, even just understanding your net worth - using the assessment alone is leaving you with an incomplete picture.

Check your HonestDoor Price now. Do not wait for next year's assessment to tell you what your home is worth today.

The So What - Should You Sell This Summer?

If you own a house in Southgate, the honest answer is: the timing is not perfect right now. Prices have dipped 4.80% recently and the growth rank puts us near the bottom of the Kamloops leaderboard for houses. That does not mean you cannot sell - it means you need to price sharp and know your number going in. The good news is you are still sitting on a property worth over $1.5 million in a neighbourhood that commands a premium over everything nearby.

If you own a condo, the picture is brighter. A 7.26% recent price increase and a top-2 growth ranking in Kamloops means momentum is on your side. Buyers are paying 99.88% of list price. If you are thinking about listing this summer, the window looks more favourable for condos than it does for houses right now.

Either way, the first move is the same - get your HonestDoor Price, compare it to what you paid, and have a real conversation about what the market is actually telling you. That is the number that matters.

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.