Upper Caulfield, West Vancouver - October 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 it tells the full story, the short answer is: it does not. Here is what is actually happening on the ground in Upper Caulfield right now.
The Vibe: What the Market Is Doing
Upper Caulfield is holding steady. We are not in a frenzy, but we are not sliding either. The neighbourhood saw 3 property transactions in 2026 across 498 assessed properties - a quiet market, but that is pretty typical for a pocket of West Vancouver where homes do not change hands often. When they do, the numbers matter a lot.
Year-over-year growth dipped a marginal 0.01%. That is not a warning sign - it is a market taking a breather. On the leaderboard, Upper Caulfield houses rank 7 out of 26 West Vancouver neighbourhoods for growth. That puts us solidly above average, even if we are not leading the pack on price (rank 14 out of 26).
Houses: Solid Ground
For those of us with detached homes, the picture looks like this:
- Average sale price: $2,700,000 - essentially flat from last month
- Price per square foot: $1,319
- HonestDoor predicted market value: $3,220,747
- 3-month moving average: $3,217,591 - and values are trending up from there
- Estimated monthly rent: $9,768 with a rental yield of 3.30%
- Airbnb income potential: roughly $485 per month
- Recent value change: up 0.49%
One number worth noting: our average sale price of $2,700,000 is already running ahead of nearby Rockridge, where homes are selling around $2,180,000. We are not the cheapest option in the area, and that is a good thing if you are a seller.
Compared to neighbours, Rockridge sits slightly higher in predicted value at $3,403,065, while Eagle Harbour comes in lower at $2,622,080 for houses. Upper Caulfield is right in a competitive middle ground - well-priced, with room to move.
Condos: A Bumpier Ride
Here is where we need to be straight with each other. The condo segment in Upper Caulfield is the one to watch carefully right now - and not in a good way.
- Average HonestDoor Price: $1,287,967 - up 5.89% from the previous period
- Predicted market value: $1,216,333
- 3-month moving average: $1,269,400 - and the trend is heading down from there
- Recent value change: -8.67%
- Estimated monthly rent: $4,697 with a rental yield of 2.90%
- Airbnb income potential: roughly $233 per month
- Growth rank: 19 out of 19 West Vancouver neighbourhoods
That growth rank is the one that stings. Dead last in West Vancouver for condos. The HonestDoor Price jumped 5.89% on paper, but the predicted value is actually pulling back against the 3-month average. If you own a condo here and are thinking about timing, that gap deserves a serious conversation.
For context, nearby Eagle Harbour condos are averaging $2,587,380 - well above us. Olde Caulfield sits at $628,500 and Caulfield at $769,622, both cheaper. Upper Caulfield condos are priced in a tricky middle zone right now.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment
The city's assessed value for a typical Upper Caulfield house sits at $2,896,857. The average HonestDoor Price is $3,222,644. That is an 11.25% gap - and that gap is money left on the table if you are making decisions based on the assessment alone.
Government assessments are a snapshot from months ago. They do not react to what sold last week or what buyers are actually offering today. The HonestDoor Price pulls from real-time data and updates continuously. It is the difference between knowing what your home was worth and knowing what it is worth right now.
For Upper Caulfield houses, that real-world check puts you at $3,220,747 in predicted value - and that number is moving upward. Your assessment is not going to tell you that.
The So What: Thinking About Selling This Summer?
If you own a house in Upper Caulfield and have been sitting on the fence, here is the honest read. The market is quiet but not broken. With only 3 transactions recorded in 2026 so far, there is very little competition from other sellers. Low inventory in a neighbourhood this desirable is actually your friend.
Your HonestDoor Price is running $325,787 above the city assessment. That is not a rounding error - that is real equity that a stale assessment will not capture. Buyers doing their homework will find that number. You should know it first.
For condo owners, the calculus is different. With values declining against the 3-month trend and a last-place growth ranking, waiting for a rebound is a gamble. If selling is on your radar, sooner likely beats later in this segment.
Bottom line: Upper Caulfield is a strong address in West Vancouver. Houses are holding value and trending up. Condos need a closer look. Either way, start with your HonestDoor Price - not the number the city mailed you.
upper caulfield | west vancouver | 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.