Uplands, Langley - August 2026 Real Estate Report

Uplands, Langley: Your Home Is Worth More Than the City Thinks - Here's the Proof

If you own a home in Uplands and you've been glancing at your latest tax assessment, here's something worth knowing: the city's number is already behind. The average assessed value in Uplands sits at $1,429,052, but the average HonestDoor Price is $1,468,576 - that's $39,524 more than what the government has on file. For most homeowners, that gap is real money sitting on the table.

The Vibe: What's Actually Happening in Uplands Right Now

Let's be straight with each other. Uplands is a premium address in Langley - our average assessed values rank 8th across the city, and house prices rank 4th out of 16 comparable neighbourhoods. We're not a bargain bin. But the market is taking a breather, and anyone watching closely can see it.

Houses: Strong Price, Soft Momentum

Here's the honest picture for houses in Uplands right now:

• Average HonestDoor Price: $1,468,576
• Average assessed value: $1,429,052
• HonestDoor Price is 2.77% above the city assessment
• Average sale price: $1,332,000
• Price per square foot: $999
• Predicted market value: $1,477,306
• 3-month moving average: $1,504,092 (values are dipping below this trend)
• Recent value change: -2.71%
• Estimated rent: $5,483 per month
• Rental yield: 4.08%
• Neighbourhood growth rank: 16 out of 17 in Langley
• 503 properties assessed this year
• 1 transaction recorded in 2026 so far

That growth rank is the number we need to talk about. Sitting 16th out of 17 on the neighbourhood leaderboard for growth means Uplands houses are not leading the charge right now. Values have slipped -2.71% recently, and the predicted value of $1,477,306 is running below the 3-month average of $1,504,092. The direction is downward, at least for the moment. Compare that to neighbours like Alice Brown, Blacklock, and Simonds - all three are cheaper and technically growing faster. That said, our price rank of 4th out of 16 tells you we're still one of the pricier addresses in Langley. Uplands commands a premium. It's just not accelerating right now.

Condos: A Different Story - And a Better One

If you own a condo in Uplands, the news is actually pretty good. While houses are softening, condos are moving in the opposite direction.

• Average HonestDoor Price: $523,667
• HonestDoor Price change: up 2.21% from the previous period
• Predicted market value: $512,333
• 3-month moving average: $517,822
• Recent value change: -0.81%
• Estimated rent: $2,583 per month
• Rental yield: 3.81%
• Airbnb estimate: $132 per night
• Growth rank: 2nd out of 16 in Langley

Second out of 16 on the condo growth leaderboard is a genuinely strong result. While the predicted value has dipped slightly below the 3-month average, the HonestDoor Price is up 2.21% - and that top-two growth ranking puts Uplands condos ahead of almost every comparable neighbourhood in Langley. Nearby Blacklock comes in slightly cheaper at $499,514 predicted value, but Uplands is outpacing it on growth. That's a real edge.

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

Your BC Assessment is a snapshot taken in July of the previous year. By the time it lands in your mailbox, it's already six to twelve months old. The market doesn't wait for paperwork. The HonestDoor Price updates in real time using actual sales data, current market signals, and neighbourhood-level trends - not a bureaucratic calendar.

In Uplands, that difference is $39,524 on a house. That's not a rounding error. If you're making any financial decision - refinancing, selling, even just understanding your net worth - using the assessed value alone is like navigating with last year's map. The HonestDoor Price is the real-world check that reflects where the market actually is today, not where it was when a government appraiser last looked at your street.

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

Here's the straight talk for anyone considering listing in Uplands this summer. The house market is softening. Values are down -2.71% recently, the predicted value is trailing the 3-month average, and the growth rank of 16th out of 17 tells you momentum is not your friend right now. That doesn't mean you can't sell - it means you need to price smart and move with intention.

The average sale price of $1,332,000 is real. Buyers are transacting. But with only 1 sale recorded in 2026 so far, this is a thin market. Thin markets reward well-priced, well-presented homes and punish overpriced ones. If you're sitting on a house and waiting for values to climb back to the 3-month average of $1,504,092 before listing, that's a gamble worth thinking carefully about.

For condo owners, the calculus is different. A growth rank of 2nd out of 16, a HonestDoor Price up 2.21%, and a rental yield of 3.81% give you more options and more leverage heading into summer. If you're thinking about selling or holding as a rental, the numbers are working more in your favour right now.

Either way, start with your HonestDoor Price - not your assessment. It's the number that actually reflects what a buyer would pay today.

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.