Upper Sahali, Kamloops - August 2026 Real Estate Report

Upper Sahali, Kamloops: Your Neighbour Just Got a Better Number Than the City Gave Them

The Vibe Right Now

If you live on the hill in Upper Sahali, here is the honest read on what is happening to your property value - and it depends a lot on whether you own a house or a condo.

Houses: Prices Are Up, But Buyers Are Taking Their Time

The average house sale price in Upper Sahali sits at $687,218, and that number is up 5.5% from last month. That is a real jump. But before we get too excited, let us look at the full picture. Homes are sitting on the market for an average of 46 days. Compare that to Aberdeen at 30 days, and it is clear our neighbourhood is taking a bit of a breather on the speed side. Buyers are showing up - they are just not rushing.

The sale-to-list ratio is 98.17%, which means buyers are landing deals just below asking price. That is not a crash - it is a negotiation. Sellers are still getting close to what they want, but the days of every offer coming in over list are quieter right now.

• Average house sale price: $687,218 (up 5.5% from last month)
• Average list price: $701,782
• Price per square foot: $318
• Average days on market: 46
• Sale-to-list ratio: 98.17%
• Properties sold this period: 17 (down 19.0% from last month)
• Predicted market value: $701,880
• Rental yield: 5.24%
• Estimated monthly rent: $3,237

On the neighbourhood leaderboard, Upper Sahali houses rank 15 out of 27 for growth in Kamloops - right in the middle of the pack. Days-on-market ranks 9 out of 20, which is moderately competitive. For price, we sit at 19 out of 23, making Upper Sahali one of the more affordable options on the Kamloops hill - which is actually a selling point for buyers priced out of Aberdeen or Southgate.

Condos: A Cooling Corner of the Market

The condo side of Upper Sahali tells a different story. The average sale price dropped to $273,450 - down 38.4% from last month. That is a big swing, but with only 2 sales recorded, one or two outlier transactions can move that number hard. Do not read this as a collapse. Read it as a thin market where each sale carries a lot of weight.

The good news for condo owners? Units are selling in 24 days on average, which is faster than Aberdeen at 30 days. Demand is there. The predicted market value sits at $335,771, though that is dipping slightly against the 3-month moving average of $338,979 - a signal to watch.

• Average condo sale price: $273,450 (down 38.4% from last month)
• Average list price: $282,400
• Price per square foot: $382
• Average days on market: 24
• Sale-to-list ratio: 96.53%
• Properties sold this period: 2
• Predicted market value: $335,771
• Rental yield: 4.12%
• Estimated monthly rent: $1,759

On the leaderboard, Upper Sahali condos rank 16 out of 27 for growth - below average. But the price rank is 7 out of 15, putting condos here above average in price compared to other Kamloops neighbourhoods. That is a decent position if you are thinking about resale.

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here is the thing most Upper Sahali homeowners do not realize. The city assessed the average house in this neighbourhood at $686,631. The average HonestDoor Price right now is $698,794. That is a gap of roughly $12,000 - and the HonestDoor number is the one that reflects what is actually happening in the market today, not what a government formula calculated months ago.

For condos, the gap runs the other way. The average assessed value is $344,471, but the HonestDoor Price is $332,920 - about $11,500 lower. If you are a condo owner, that matters. Your assessment may be overstating what the market would actually pay right now.

The HonestDoor Price updates in real time using live transaction data. The city assessment is a snapshot from the past. If you are making any financial decision - refinancing, listing, or just figuring out your net worth - the HonestDoor Price is the real-world check you want in your hand first.

The So What - Should You Sell in Upper Sahali This Summer?

If you own a house and have been thinking about listing, the timing is not bad - but go in with clear eyes. Prices are up month-over-month, which is encouraging. The catch is that 95 total transactions happened in the neighbourhood in 2026 across 3,006 assessed properties, and houses are taking 46 days to move. You will likely get close to your asking price, but plan for a longer runway than you might have expected a couple of years ago.

Pricing sharp matters right now. Buyers are comparing Upper Sahali to Lower Sahali (average HonestDoor Price $720,767) and Aberdeen ($802,970). We are the more affordable option on the hill, and that is a real draw - but only if the listing price reflects the market, not wishful thinking.

If you own a condo, the picture is murkier. With only 12 condo transactions recorded in 2026 and a predicted value that is softening against its 3-month average, this is a market where patience and pricing discipline matter most. The rental yield of 4.12% is moderate - holding and renting is a legitimate option worth running the numbers on before you decide to sell.

Bottom line - Upper Sahali is a solid, established part of Kamloops with real demand. It is not the hottest market in the city right now, but it is far from broken. Know your real number before you make any move.

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.