Tillicum, Saanich - July 2026 Real Estate Report

Tillicum, Saanich: What Your Neighbour Hasn't Told You Yet

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 real picture right now.

The Vibe: Houses vs. Condos

Houses

We saw one house sell this month at $805,000 - down 28.2% from last month. That sounds alarming, but with only one sale to work with, a single deal can swing the average hard. What matters more is that the HonestDoor predicted value for houses sits at $1,053,192, and it's actually climbing past the 3-month moving average of $1,041,499. The market is taking a breather on sale prices, but the underlying value story is still moving in the right direction.

• Average sale price this month: $805,000
• Average list price: $819,900
• Price per square foot: $811
• Sold-to-list ratio: 98.18% - buyers are getting a slight discount
• Average days on market: 13 days
• Estimated monthly rent: $4,348
• Rental yield: 4.62%

Thirteen days on market is fast. Really fast. Our days-on-market rank is 3rd out of 15 neighbourhoods in Saanich - that means houses here move quicker than almost everywhere else in the district. Price rank sits at 16th out of 17, so we're one of the more affordable options in Saanich. For buyers, that's a real entry point. For sellers, affordability is what's driving that quick turnover.

On the neighbourhood leaderboard, Tillicum houses rank 12th out of 17 for growth in Saanich. Not top of the class, but not the back row either. Nearby Panhandle ($1,185,144) and Craigflower ($1,103,407) are priced higher, which tells you there's still room for Tillicum values to close that gap.

Condos

The condo picture is a bit more nuanced. One unit sold at $495,000 - essentially flat from last month - and it sold at 99% of list price. That's a stable, no-drama transaction. Days on market averaged 14, which is still pretty quick by Saanich standards (4th out of 12 neighbourhoods).

• Average sale price: $495,000
• Average list price: $499,999
• Price per square foot: $496
• Sold-to-list ratio: 99.00%
• Average days on market: 14 days
• Estimated monthly rent: $4,855
• Rental yield: 3.25%

One thing worth flagging: the HonestDoor Price for condos here has dipped 6.28% from the previous period. Growth rank for condos is 16th out of 17 in Saanich - that puts us near the bottom of the leaderboard right now. If you own a condo in Tillicum, this is not the moment to sit back and assume values are climbing on their own.

The one bright spot for condo owners? Tillicum condos rank 3rd in Saanich for Airbnb potential. If you're running a short-term rental or thinking about it, this neighbourhood punches above its weight on that front.

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

Here's the thing about your BC Assessment notice - it's a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it's already old news. The market has moved. Rates have shifted. Buyers have changed what they're willing to pay.

For houses in Tillicum, the average assessed value is $1,004,016. The average HonestDoor Price is $1,064,773. That's a $60,757 gap - 6.05% higher than what the government has on file. If you're making any financial decision based on your assessment alone, you're working with a number that's already behind.

For condos, the gap is even more dramatic. The average assessed value is $423,336, while the HonestDoor Price is $1,614,961. Now, part of that reflects the mix of properties being assessed versus what's actively trading, but the point stands - the HonestDoor Price is updated in real time, pulling from actual market signals. Your assessment is not.

Think of the HonestDoor Price as your real-world check. It's what the market is actually saying your place is worth today - not what a government formula calculated eight months ago.

So What? - What This Means If You're Thinking About Selling This Summer

If you own a house in Tillicum and you're eyeing a summer sale, the conditions are genuinely interesting. Homes are moving in under two weeks. Buyers are paying close to list price. And your HonestDoor Price suggests real value that your tax assessment hasn't caught up to yet.

The cooling in the monthly sale price is worth watching, but with only one transaction to measure, it's too thin a sample to call a trend. The 3-month predicted value is still rising. If you price sharp and present well, the 13-day average days-on-market stat tells you buyers are out there and ready to move.

For condo owners, the honest advice is to go in with eyes open. Values have dipped recently and the growth rank is near the bottom of the Saanich leaderboard right now. That doesn't mean you can't sell - one unit moved in 14 days this month at nearly full list price. But pricing it right from day one matters more than it did a year ago.

Bottom line: Tillicum is affordable by Saanich standards, it sells fast, and the HonestDoor Price is running ahead of what the city has assessed. That combination is worth paying attention to before you make any move this summer.

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.