Tillicum, Saanich - October 2026 Real Estate Report
Tillicum, Saanich: Your Neighbour Just Got More Than Asking. Here's the Full Story.
If you own a home in Tillicum and you haven't checked your property value lately, you're probably leaving money on the table. The city's assessment is already out of date. The real numbers tell a more interesting story - and for house owners especially, it's a good one.
The Vibe: Houses vs. Condos in Tillicum Right Now
We're seeing two very different markets operating side by side in our neighbourhood, so let's break them down honestly.
Houses - Sellers Are Winning
The one house that sold in Tillicum in 2026 went for $1,040,000 - that's 104.1% of the list price. The buyer paid above asking. That's not a fluke; that's a signal. When buyers are outbidding each other on a property listed at $999,000, it tells us demand here is real and competitive.
- Average sale price: $1,040,000 (up 39.5% from last month)
- Average list price: $999,000
- Price per square foot: $1,012
- Average days on market: 21 days
- Sale-to-list ratio: 104.1% - buyers paid over asking
- Predicted market value: $1,032,369
- Estimated monthly rent: $4,289 with a 4.66% rental yield
Houses here are selling faster than nearby Craigflower, which is sitting at 31 days on market. We're at 21. That gap matters. Faster sales mean less time carrying costs and more negotiating power for sellers. On the neighbourhood leaderboard, Tillicum houses rank 6 out of 14 for days-on-market speed - solidly in the faster half of Saanich. On price, we rank 16 out of 17, which means we're still one of the more affordable entry points in the district. That affordability is exactly what's driving buyer competition.
Condos - A Cooler Story, But Growth Is Quietly Strong
The condo side is taking a bit of a breather. The one condo that sold recently went for $342,500 - down 13.3% from last month and slightly below the list price at 99.3%. Buyers here have a little more room to negotiate, which is a shift from what we're seeing on the house side.
- Average sale price: $342,500 (down 13.3% from last month)
- Average list price: $344,900
- Price per square foot: $430
- Average days on market: 28 days
- Sale-to-list ratio: 99.3% - slight room to negotiate
- Predicted market value: $1,608,303
- Estimated monthly rent: $4,702 with a 3.29% rental yield
- 5 condo transactions recorded in 2026
Here's the twist though. On the neighbourhood leaderboard, Tillicum condos rank 3 out of 17 in Saanich for growth. That puts us in the top performers category, even if the recent sale price dipped. The predicted market value is climbing - up from a 3-month moving average of $1,582,015 to $1,608,303 now. The short-term sale data and the longer-term value trend are pointing in different directions, and the longer-term trend is the one worth watching.
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 1 of last year. The market has moved since then. For houses in Tillicum, the city's average assessed value sits at $1,004,016. The average HonestDoor Price is $1,064,773. That's a $60,757 gap - and the HonestDoor Price has already moved up 1.24% from the previous period.
For condos, the gap is even more striking. The average assessed value is $423,336. The average HonestDoor Price is $1,657,356 - that's 291.5% higher than the assessment. The HonestDoor Price is up 3.05% from the previous period. Your tax bill is based on a number that has almost nothing to do with what a buyer would actually pay today.
The HonestDoor Price is updated in real time using actual market data. It's the real-world check against a static government number. If you're making any financial decision - refinancing, selling, even just understanding your net worth - the HonestDoor Price is the number you should be looking at first.
The So What - Thinking About Selling This Summer?
If you own a house in Tillicum and you've been on the fence about listing this summer, the data is nudging you toward action. One house sold above asking in 21 days. Inventory is tight. Buyers are competing. That's the kind of environment where a well-priced listing doesn't sit around.
Compared to nearby Craigflower, houses here are priced lower but selling faster. That's the sweet spot - you attract motivated buyers quickly, and the competition pushes the final number up. The seller who just closed at 104.1% of list price knows exactly what that feels like.
For condo owners, the picture is a little more patient. The recent sale came in just under list price, and days on market are slightly longer. That doesn't mean it's a bad time to sell - it means pricing it right from day one matters more. With a predicted value of $1,608,303 and growth ranking in the top 3 in Saanich, the underlying value is there. You just need to meet the market where it is, not where it was six months ago.
Bottom line - Tillicum is one of the more affordable neighbourhoods in Saanich, and that affordability is doing the heavy lifting right now. Buyers who can't stretch to pricier pockets are landing here. If you're a seller, that's your audience. Price it smart, and they'll show up fast.
tillicum | saanich | 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.