Upper Sahali, Kamloops - October 2026 Real Estate Report
Upper Sahali, Kamloops: What's Actually Happening With Home Prices Right Now
If you live in Upper Sahali and you're wondering whether to sell, wait, or just keep an eye on things - here's the straight story. No fluff, no spin. Just what the numbers say and what they mean for your wallet.
The Vibe: Houses vs. Condos in Upper Sahali
Houses - Taking a Breather
We're seeing a clear cooldown in the house market right now. The average sale price sits at $633,429 this month, which is down 10.2% from last month. That's a number worth paying attention to. Listings are averaging $617,176, and homes are selling at about 96.94% of asking - meaning buyers are getting a small discount off list price.
The bigger signal? Homes are sitting on the market for an average of 52 days. Compare that to Aberdeen at 30 days and Lower Sahali at 35 days, and it's clear our neighbourhood is moving slower than the competition right now. That's not a crisis - it just means buyers have more options and less urgency.
- Average sale price: $633,429 (down 10.2% from last month)
- Average list price this month: $617,176
- Price per square foot: $314
- Sale-to-list ratio: 96.94%
- Average days on market: 52
- Properties sold this month: 17
- Predicted market value: $696,491
- Estimated monthly rent: $3,221
- Rental yield: 5.25%
- Growth rank: 17 out of 27 neighbourhoods in Kamloops
On the leaderboard, Upper Sahali houses rank 17 out of 27 for growth - that puts us in the below-average tier for Kamloops right now. Not last, but not leading the pack either.
Condos - A Different Story
Condos are doing something interesting. The average sale price jumped 17.0% from last month to $295,833. That sounds exciting, but keep it in context - only 3 condos sold this month, so one or two deals can swing that number hard. Listings are averaging $316,666, and units are selling at 92.93% of list price, which means buyers are still negotiating meaningful discounts.
Condos are also sitting longer - 65 days on average, compared to 35 days in Lower Sahali. That's a gap worth noting if you're thinking about listing.
- Average sale price: $295,833 (up 17.0% from last month)
- Average list price this month: $316,666
- Price per square foot: $364
- Sale-to-list ratio: 92.93%
- Average days on market: 65
- Properties sold this month: 3
- Predicted market value: $328,467
- Estimated monthly rent: $1,725
- Rental yield: 4.14%
- Growth rank: 21 out of 27 neighbourhoods in Kamloops
On the condo leaderboard, we rank 21 out of 27 for growth and 13 out of 15 for price - which actually means Upper Sahali condos are among the most affordable entry points in Kamloops. That's a real angle for first-time buyers or investors watching their budget.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment Right Now
Here's the thing about your BC Assessment number - it's a snapshot from July 1st of last year. The market has moved since then. Your assessment doesn't know what sold on your street last month. It doesn't know that days-on-market are climbing or that list prices are adjusting in real time.
The HonestDoor Price updates continuously using actual sales data. For houses in Upper Sahali, the average HonestDoor Price is $688,889 - that's 0.33% higher than the average assessed value of $686,631. Close, yes, but the direction and timing matter. The HonestDoor Price has dipped 1.09% from the previous period, which is a signal your assessment simply won't show you until next January.
For condos, the gap is more telling. The average assessed value is $344,471, but the HonestDoor Price is $337,612 - that's 1.99% lower than assessment. If you're a condo owner pricing a sale based on your assessment, you could be starting the conversation in the wrong place.
Think of the HonestDoor Price as the real-world check. It's what the market is actually saying today - not what a government office calculated twelve months ago.
The So What: Thinking About Selling This Summer?
If you own a house in Upper Sahali and you're eyeing a summer sale, the honest answer is - the window is tighter than it was a year ago. Prices are softening, days on market are climbing, and buyers are negotiating. That doesn't mean don't sell. It means price it right from day one. Homes sitting 52 days are usually homes that started too high and chased the market down.
The good news for house owners: Upper Sahali ranked 2nd in Kamloops for total transactions in 2026 with 121 sales. Buyers are still active here. The demand exists - it just needs to be met with realistic pricing.
For condo owners, the math is a bit tougher. With only 17 transactions in 2026 across 524 assessed properties, the condo pool is thin. Longer days on market and a growth rank of 21 out of 27 mean you need to stand out on price or condition - ideally both. The rental yield of 4.14% is a decent story to tell an investor buyer if you're struggling to find an owner-occupant.
Bottom line: check your HonestDoor Price before you call an agent. It's the most current read on what your place is actually worth in today's market - not last year's market. Upper Sahali is still a solid neighbourhood with real buyer interest. You just need to go in with eyes open.
upper sahali | kamloops | 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.