Upper Sahali, Kamloops - September 2026 Real Estate Report

Upper Sahali, Kamloops: Your Neighbour Just Asked What Their House Is Worth - Here's the Real Answer

The Vibe Right Now

If you live on the hill in Upper Sahali, the market is sending mixed signals depending on what you own. Houses and condos are telling two very different stories this month, and knowing which one applies to you could be worth real money.

The big picture first: 104 property transactions happened here in 2026, and Upper Sahali ranks 2nd in Kamloops for total transaction volume. That means this neighbourhood moves. People want in.

Houses: Still Holding, But Buyers Are Getting Picky

If you've been watching the "For Sale" signs in Upper Sahali, here's what's actually happening with houses right now.

• Average sale price this month: $705,225 - up 2.5% from last month
• Average list price: $715,156
• Price per square foot: $306
• Homes are selling at 98.10% of list price - buyers are negotiating, and winning small
• Average days on market: 42 days
• HonestDoor Price: $696,491
• Predicted market value: $698,794
• Estimated monthly rent: $3,228 with a rental yield of 5.25%

Forty-two days to sell is worth paying attention to. Aberdeen next door is moving houses in 30 days. That gap tells us buyers in Upper Sahali have a bit more breathing room to negotiate - which is exactly why homes are closing just under list price. The market is not crashing, but it is taking a breather.

On the neighbourhood leaderboard, Upper Sahali houses rank 17 out of 27 Kamloops neighbourhoods for growth, and 19 out of 23 for price - meaning we sit in the more affordable tier. For buyers, that's actually a selling point. For sellers, it means pricing sharp matters more than ever.

Condos: One Sale Does Not Make a Trend - But Watch This Space

The condo side of Upper Sahali is a much thinner market this month, and thin markets can look dramatic on paper.

• Average sale price this month: $252,800 - down 29.5% from last month
• Average list price: $259,000
• Price per square foot: $276
• Properties sold at 97.61% of list price
• Average days on market: 16 days - fastest in Kamloops, ranked 1st out of 14 neighbourhoods
• HonestDoor Price: $328,467
• Predicted market value: $332,920
• Estimated monthly rent: $1,748 with a rental yield of 4.13%

Here is the important context on that 29.5% price drop: only 1 condo sold this month. One sale. That number is not a market collapse - it is a single data point. What is more telling is that condos here sell in 16 days on average, the fastest pace in all of Kamloops. When a unit hits the market priced right, it goes. The assessed value for condos sits at $344,471, but the HonestDoor Price of $328,467 is telling us the city's number is running a bit hot compared to what buyers are actually paying.

On the leaderboard, Upper Sahali condos rank 18 out of 27 for growth and 9 out of 15 for price - below average in cost compared to the rest of Kamloops. For an investor eyeing a rental, a 4.13% yield on a more affordable entry point is a reasonable play.

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

Your BC Assessment number was calculated using data from July 1st of last year. A lot has changed since then. The HonestDoor Price pulls from real, recent sales activity and updates continuously - so it reflects what a buyer would actually offer you today, not what a government formula calculated months ago.

For Upper Sahali houses, the HonestDoor Price of $696,491 sits 1.44% above the average assessed value of $686,631. That gap is roughly $9,860. If you are using your assessment to decide whether to sell, refinance, or even just brag at a dinner party, you could be working with a stale number.

For condos, the story flips. The HonestDoor Price of $328,467 is 4.65% below the assessed value of $344,471. That is a $15,000-plus gap. If you own a condo here and you are pricing based on your assessment, you may be setting expectations too high and sitting on the market longer than you need to.

Think of the HonestDoor Price as the real-world check your assessment never gets to be.

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

If you own a house here, the honest answer is: conditions are decent but not electric. Prices ticked up 2.5% last month, which is encouraging. But 42 days on market and buyers consistently landing below list price means you need to come in priced right from day one. Overpricing and then chasing the market down is the most expensive mistake a seller makes. List sharp, and you will find a buyer.

If you own a condo, the thin sales volume makes timing trickier to read. What we do know is that when condos here are priced correctly, they move fast - 16 days is genuinely impressive. The key is anchoring your price to the HonestDoor Price of $328,467, not the assessed value of $344,471. That is the number closer to what today's buyers are willing to pay.

Either way, summer inventory in Kamloops tends to rise, which gives buyers more choices and a bit more leverage. If selling is on your radar, getting ahead of that inventory bump - rather than competing with it - is the smarter move.

Check your personal HonestDoor Price at honestdoor.com before you do anything else. It takes about 30 seconds and it is free. That is your starting point.

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.