Westsyde, Kamloops - September 2026 Real Estate Report

Westsyde, Kamloops: Your Home Is Worth Less Than the City Thinks - Here's the Real Number

If you've been glancing at your property assessment and feeling pretty good about yourself, sit down for a second. The city says your home is worth one thing. The market is saying something else entirely. And right now in Westsyde, that gap is significant enough to affect real decisions - like whether to list this summer, hold, or rent it out instead.

The Vibe: What's Actually Happening on Our Streets

Westsyde is a big neighbourhood - 3,355 properties assessed this year, and 90 transactions recorded in 2026. That transaction volume ranks us 4th in all of Kamloops. People are still buying and selling here. But the pace and the prices tell two different stories depending on whether we're talking houses or condos.

Houses: Active, But Buyers Are Calling the Shots

The average house sale price sits at $781,840, up 1.2% from last month. That sounds healthy. But dig a little deeper and the picture gets more nuanced. Homes are sitting on the market for an average of 65 days, and sellers are landing at 97.64% of list price - meaning buyers are consistently negotiating below ask. With listings averaging $802,491 right now, expect offers to come in under that number.

• Average sale price: $781,840 (up 1.2% month over month)
• Average list price: $802,491
• Price per square foot: $313
• Sale-to-list ratio: 97.64%
• Average days on market: 65
• Properties sold this period: 10 (down 9.1% from last month)
• Predicted market value: $648,536
• Estimated rent: $3,026 per month
• Rental yield: 5.33%

Our growth rate ranks 17 out of 27 comparable Kamloops neighbourhoods - that puts us in the below-average tier on the neighbourhood leaderboard. Days-on-market ranks 16 out of 21, which means our houses are moving slower than most of the city. Price rank is 11 out of 23, so we're above average in value - just not in speed or momentum right now.

For context, our average house sale price of $781,840 is actually higher than Batchelor Heights at $679,800. We're not the cheapest option out here - but buyers know it, and they're taking their time.

Condos: Quiet, Slow, But Showing a Pulse

The condo market in Westsyde is thin. One property sold last period, sitting on the market for 69 days. That's not a typo - one sale. So take the condo numbers with that context in mind. What we can say is that the predicted market value of $616,808 is trending up against a 3-month moving average of $612,252, and recent value change sits at positive 1.61%. That's a small but real signal.

• Average sale price: $563,300
• Average list price: $579,900
• Price per square foot: $444
• Sale-to-list ratio: 97.14%
• Average days on market: 69
• Properties sold this period: 1
• Predicted market value: $616,808
• HonestDoor Price: $595,001 (down 3.54% from previous period)
• Estimated rent: $2,973 per month
• Rental yield: 3.60%

Condo growth ranks 16 out of 27 on the Kamloops leaderboard - below average. Days-on-market ranks 11 out of 14, meaning our condos are among the slower sellers in the city. If you own a condo here and are thinking about selling, patience is going to be part of the strategy.

The Secret Sauce: Why Your Tax Assessment Is Lying to You (Kind Of)

Here's the number that should get your attention. The average assessed value for a Westsyde home is $702,666. The average HonestDoor Price is $647,408. That's a gap of nearly $55,000 - and the HonestDoor Price is 7.86% lower than what the city has on the books.

Government assessments are snapshots frozen in time. They're based on data that can be 12 to 18 months old by the time it lands in your mailbox. The HonestDoor Price pulls from real, current transaction data and updates continuously. Right now, it's telling us the market has moved - and not upward. The HonestDoor Price has dipped 0.17% from the previous period, and neighbourhood growth is down 0.01% year over year.

If you're making a financial decision - refinancing, selling, buying out a partner - using the assessed value as your anchor is a mistake. The HonestDoor Price is the real-world check. Use it.

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

Here's the straight talk for anyone considering listing in Westsyde this summer.

• Buyers are active - 90 transactions in 2026 and a top-4 transaction rank in Kamloops means demand exists.
• But buyers have leverage - 65-day average days on market and sub-list-price sales mean you need to price sharp from day one.
• Your assessed value is not your selling price - at nearly $55,000 above the HonestDoor Price, leaning on that number will cost you time and negotiating position.
• Rental is a real alternative - a 5.33% rental yield on houses is genuinely strong. If selling feels rushed, renting at an estimated $3,026 per month is a legitimate hold strategy.
• Airbnb is modest - at $150 per night, Westsyde ranks 21st in Kamloops for short-term rental potential. It's not a game-changer, but it's an option.

The bottom line: Westsyde is not a market in freefall. It's a market taking a breather. Prices are holding above neighbours like North Kamloops ($587,193 HonestDoor Price) and the rental math works in your favour. But if you're selling, price it based on what the market is actually doing - not what a government document printed months ago says it should be worth. Check your HonestDoor Price first. Then 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.