Tillicum, Saanich - August 2026 Real Estate Report

Tillicum, Saanich Real Estate: What's Actually Happening Right Now

If you own a home in Tillicum and you haven't checked your HonestDoor Price lately, you're probably leaving money on the table - or at least walking around with the wrong number in your head. Here's the straight story on what the market is doing in our corner of Saanich.

The Vibe: Houses vs. Condos in Tillicum

Houses

Let's be honest - the house market in Tillicum is taking a breather. The average sale price sits at $860,000 this month, which is down 16.1% from last month. That's a notable dip, and with only one sale to work from, we shouldn't read too much into a single transaction. But the trend lines are worth watching. Homes are selling at about 95.57% of list price, meaning buyers are negotiating and winning. Sellers are not getting full ask right now.

The good news? Properties are moving in an average of 15 days, which is actually pretty healthy. We're not sitting on stale listings here. The predicted market value for houses lands at $1,033,145, though that number is sliding slightly below the 3-month moving average of $1,044,843. A small drift, but a drift nonetheless.

• Average sale price: $860,000
• Average list price: $899,900
• Price per square foot: $686
• Sale-to-list ratio: 95.57%
• Average days on market: 15
• Predicted market value: $1,033,145
• Estimated monthly rent: $4,294
• Rental yield: 4.65%

On the neighbourhood leaderboard, Tillicum houses rank 16 out of 17 for growth in Saanich. That puts us near the bottom of the pack right now. Days-on-market rank is a much better story - 4th out of 16, meaning our homes sell faster than most. Price rank is 16 out of 17, so we're one of the more affordable options in Saanich. For buyers, that's actually a selling point worth mentioning.

Condos

The condo picture in Tillicum is a bit of a mixed bag. The average sale price is holding steady at $508,000, which is essentially flat - no dramatic swings. Condos are selling at 96.76% of list price, and they're moving in about 40 days. That's slower than houses, but still faster than nearby Craigflower where condos sit for 45 days. So demand exists - it's just measured.

The predicted market value for condos is $1,614,961, though that's pulling back from a 3-month moving average of $1,705,549. Values have shifted -6.28% recently, and the growth rank sits at 16 out of 17 in Saanich. Not a great leaderboard position. Price rank is 7 out of 12 - right around the middle of the pack for Saanich condos.

• Average sale price: $508,000
• Average list price: $525,000
• Price per square foot: $544
• Sale-to-list ratio: 96.76%
• Average days on market: 40
• Predicted market value: $1,614,961
• Estimated monthly rent: $4,733
• Rental yield: 3.28%

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

Here's the thing about your BC Assessment notice - it's a snapshot from July 1st of last year. The market has moved since then. Your assessment is not what a buyer would pay you today. It's a rearview mirror number.

The HonestDoor Price is the real-world check. For houses in Tillicum, the average assessed value is $1,004,016. The average HonestDoor Price is $1,064,773 - that's 6.05% higher than what the government has on file, and it's updated to reflect current conditions. For houses, that gap represents roughly $60,000 that your assessment is simply not capturing.

For condos, the gap is even more dramatic. The average assessed value is $423,336, while the HonestDoor Price comes in at $1,522,780. That's a 259.71% difference. Now, some of that reflects how condo assessments work in BC, but the point stands - if you're making any financial decision based on your assessment alone, you're working with incomplete information.

The HonestDoor Price for houses is up 1.24% from the previous period. Condo HonestDoor Prices have dipped 5.71%. Knowing which direction your property type is moving right now is exactly the kind of intel that helps you time a decision properly.

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

If you're a Tillicum homeowner eyeing a summer sale, here's the honest read. The market is not on fire right now. Buyers are negotiating, prices have softened from recent highs, and growth ranks near the bottom of the Saanich leaderboard. That's the reality.

But here's what works in your favour. Houses are still selling in 15 days on average - that's fast. Demand hasn't disappeared; it's just more selective. Buyers who want Tillicum are still showing up. And with 2,257 properties assessed in the neighbourhood, there's a real, established community here that holds value.

The play for sellers this summer is simple. Price it right from day one. Homes selling at 95.57% of list price means overpriced listings are getting cut. The sellers winning right now are the ones who listed at a number the market actually agreed with. Check your HonestDoor Price, not just your assessment, before you pick a number with your agent. That $60,000 gap between assessed and HonestDoor value for houses is the difference between pricing confidently and pricing blind.

Rental income is also worth knowing if your plans change. Houses are pulling an estimated $4,294 per month in rent, with a 4.65% yield. That's a reasonable fallback if the summer sale doesn't land where you need it to.

Bottom line - Tillicum is affordable relative to most of Saanich, homes move quickly when priced well, and your HonestDoor Price is the most current number you have. Use it.

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.