Upper Caulfield, West Vancouver - June 2026 Real Estate Report

Upper Caulfield, West Vancouver: Your Home Is Worth More Than the City Thinks

If you have been glancing at your latest property assessment and wondering if that number is actually what your home is worth - it is not. Not even close. The average assessed value in Upper Caulfield sits at $2,899,276, but the average HonestDoor Price tells a different story: $3,292,614. That is a gap of over $393,000, or 13.57% more than what the city has on file. That difference is real money, and it matters if you are thinking about selling, refinancing, or just want to know where you actually stand.

The Vibe: Houses vs. Condos in Upper Caulfield

We are seeing two pretty different stories playing out right now depending on what you own here.

Houses

The house market in Upper Caulfield is taking a breather. Here is the snapshot:

• Average sale price: $3,100,000 - essentially flat right now
• Price per square foot: $1,251
• Predicted market value: $3,278,249
• 3-month moving average: $3,356,014 - values are drifting slightly below that trend
• Recent value change: -2.97%
• Estimated monthly rent: $9,905 with a rental yield of 3.29%
• Airbnb potential: $492 per month
• Growth rank: 16 out of 26 neighbourhoods in West Vancouver - below average on the leaderboard
• Price rank: 12 out of 24 - above average, so we are still in solid territory on value
• Only 2 houses sold recently, which keeps the data thin but the prices stable

Compared to neighbours, our predicted house value of $3,278,249 sits slightly below Rockridge at $3,423,477. Eagle Harbour clocks in lower at $2,749,320 on the predicted side, though its HonestDoor Price at the neighbourhood level is much higher. The short version: Upper Caulfield houses are holding their own, but the momentum has slowed. Sellers who wait for the market to "bounce back" on its own may be waiting a while.

Condos

Condos are a different conversation entirely - and honestly a more interesting one right now. The HonestDoor Price for condos here is $1,329,200, which has pulled back 7.78% from the previous period. That sounds rough on the surface. But the predicted market value is $1,441,300, and that number is actually climbing above the 3-month moving average of $1,386,700. Recent value change is up 5.63%.

• Predicted market value: $1,441,300 - trending upward
• 3-month moving average: $1,386,700
• Recent value change: +5.63%
• Estimated monthly rent: $5,387 with a rental yield of 2.47%
• Airbnb potential: $268 per month
• Growth rank: 3 out of 19 neighbourhoods in West Vancouver - top of the leaderboard

That growth rank of 3 out of 19 is the number to pay attention to. For condos, Upper Caulfield is outperforming most of West Vancouver right now. If you own a condo here, the short-term dip in the HonestDoor Price does not tell the full story - the predicted value trend is pointing up.

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

Here is the thing about BC property assessments - they are a snapshot from July 1 of the previous year. By the time that paper lands in your mailbox, the data is already stale. The market does not wait for the government to catch up.

The HonestDoor Price updates in real time. For Upper Caulfield houses, it is running $393,338 higher than the average assessed value - a 13.57% premium. That is not a rounding error. That is the difference between pricing your home based on yesterday's numbers versus knowing what buyers are actually paying today.

With 499 properties assessed in the neighbourhood, there is enough data here to make the HonestDoor Price a genuinely useful benchmark. Think of the city assessment as the floor. The HonestDoor Price is the real-world check on what your home is actually worth in today's market.

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

If you are a house owner in Upper Caulfield and you are eyeing a summer sale, here is the honest take. The market is not in a frenzy right now. Growth ranks 16 out of 26 in West Vancouver, values have dipped 2.97% recently, and the predicted value is sitting below the 3-month trend. That does not mean do not sell - it means price it right from day one. Overpricing a slow market is the fastest way to sit on a listing all summer.

The good news: you are still priced above average for West Vancouver at rank 12 out of 24, and at $1,251 per square foot, Upper Caulfield commands real money. Buyers who want this neighbourhood know what they are paying for - the schools, the trails, the quiet streets. That demand does not disappear, it just gets more selective.

If you own a condo here and are thinking about selling, the timing conversation is more interesting. A growth rank of 3 out of 19 and a rising predicted value suggest momentum is building. Waiting a quarter to see if that trend holds could work in your favour.

Either way, the first step is knowing your actual number - not the city's number. Check your HonestDoor Price at honestdoor.com and use it as your starting point, not your assessment notice.

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.