Upper Sahali, Kamloops - July 2026 Real Estate Report

Upper Sahali, Kamloops: Your Neighbour Just Got a Better Price Than the City Thinks

If you own a home in Upper Sahali and you're still going off your BC Assessment notice, you're probably leaving money on the table. Here's what's actually happening on the ground right now.

The Vibe: Houses vs. Condos

Houses - Steady, But Take Your Time

We're seeing houses hold their ground in Upper Sahali. The average sale price sits at $655,755, up 1.2% from last month, and the predicted market value is $697,452 - creeping up past the 3-month average of $694,100. That's a quiet but real upward trend.

• Average sale price: $655,755 (up 1.2% month over month)
• Average list price: $673,995
• Price per square foot: $326
• Homes selling at 97.28% of list price - buyers are negotiating, but not by much
• Average days on market: 34
• 20 sales in the period - down 4.8% from last month
• Rental yield: 5.25% - that's a strong return if you're thinking landlord

The honest read? Homes are taking a bit longer to sell here than in nearby Aberdeen (27 days vs. our 34), and buyers are getting slight discounts off list. That's not a crisis - it just means pricing your home right from day one matters more than ever. On the neighbourhood leaderboard, Upper Sahali houses rank 12 out of 27 for growth in Kamloops - solidly above average, not leading the pack.

Condos - Taking a Real Breather

We won't sugarcoat it. The condo side of Upper Sahali is cooling off. Only 2 condos sold in the period - down 33.3% - and they're sitting on the market for an average of 72 days. The average sale price came in at $444,250, down 2.3% from last month, and buyers are paying just 93.29% of list price. That's a meaningful gap.

• Average sale price: $444,250 (down 2.3% month over month)
• Average list price: $472,450
• Price per square foot: $400
• Properties selling at 93.29% of list - buyers have leverage here
• Average days on market: 72
• 2 sales in the period - down 33.3% from last month
• Rental yield: 4.12% - moderate, not a slam dunk

The predicted market value for condos is $336,369, which is actually sliding below the 3-month average of $349,498. On the leaderboard, Upper Sahali condos rank 21 out of 27 for growth - that's below average for Kamloops right now. If you own a condo here and are thinking about selling, timing and pricing are everything.

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

Your BC Assessment is a snapshot from July 1st of last year. It's already old news by the time it lands in your mailbox. The HonestDoor Price updates in real time, pulling from actual sales happening in your neighbourhood today.

For houses in Upper Sahali, the average HonestDoor Price is $701,880 - that's 2.23% higher than the average assessed value of $686,549. On a home in this range, that gap is roughly $15,000 in value your assessment isn't capturing. The HonestDoor Price is also up 0.63% from the previous period, so the real-world number is moving in the right direction.

For condos, the story flips. The HonestDoor Price of $335,771 is actually 2.53% below the assessed value of $344,471. If you're a condo owner, your assessment may be overstating what the market will actually pay you right now. That's exactly the kind of reality check you need before setting a list price.

Bottom line - the assessment tells you what a government formula thought your home was worth months ago. The HonestDoor Price tells you what a buyer might actually write a cheque for today.

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

If you own a house in Upper Sahali, the window is open but it's not wide open. Prices are nudging up, rental demand is real at $3,237 per month average, and the neighbourhood ranked 2nd in all of Kamloops for total transaction volume with 77 sales in 2026. People are buying here. But with homes averaging 34 days on market and buyers negotiating small discounts, you need to come in priced sharp - not hopeful.

If you own a condo, be honest with yourself. The market is slow, days on market are high, and values have dipped 2.44% recently. That doesn't mean you can't sell - it means you need to price it where buyers actually are, not where you wish they were. Check your HonestDoor Price before you call your agent, because your assessment is likely telling you a rosier story than the market will.

Upper Sahali has 3,005 assessed properties and real buyer activity. It's not a neighbourhood in trouble - it's a neighbourhood where smart pricing wins. Know your real number before you make your 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.