Windsor, Burnaby - September 2026 Real Estate Report

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

If you've been glancing at your latest property assessment and feeling pretty good about yourself, hold on. The city's number and what your home would actually sell for right now are two different things - and in Windsor, that gap matters.

The Vibe: What's Actually Happening on Our Streets

Houses

We're in a high-value, slow-moving market right now. The average house in Windsor is sitting at a HonestDoor Price of $1,835,514 - that's the real-world number, up 2.60% from the previous period. But here's the catch: the city's average assessed value is $1,911,365, which runs about 3.97% higher than what the market is actually saying. That's a gap of roughly $76,000. Don't let that inflated assessment fool you into overpricing if you're thinking about listing.

Recent sales back this up. The average sale price for houses came in at $1,780,000, with a price per square foot around $1,266. The predicted market value sits at $1,789,072, which is dipping below the 3-month moving average of $1,811,016. Values have shifted -1.55% recently. The market isn't crashing - it's taking a breather.

• Average HonestDoor Price: $1,835,514
• Average Assessed Value: $1,911,365 (3.97% higher than HD Price)
• Recent Average Sale Price: $1,780,000
• Price Per Square Foot: $1,266
• Predicted Market Value: $1,789,072
• 3-Month Moving Average: $1,811,016
• Estimated Monthly Rent: $6,278
• Rental Yield: 3.94%
• Airbnb Estimate: $316 per night
• Properties Assessed: 1,138
• Transactions in 2026: 5

On the neighbourhood leaderboard, Windsor houses rank 7 out of 35 for price in Burnaby - we're near the top for value. But for growth, we sit at 19 out of 36, which puts us in below-average territory. That's the honest picture.

Condos

The condo story in Windsor is a bit different, and frankly, it's worth paying attention to. The average HonestDoor Price for condos is $570,869 - down 0.59% from the previous period, and sitting 5.40% below the city's average assessed value of $603,475. That's a $32,000 gap between what the government thinks your condo is worth and what buyers are actually paying.

Recent sales averaged $430,000, with a price per square foot around $982. Compare that to nearby Oakalle where condos sold around $499,000 - buyers in Windsor are getting a relative deal. The predicted market value is $574,284, easing down from a 3-month moving average of $578,262. Values have nudged up just 0.06% recently, so things are essentially flat.

• Average HonestDoor Price: $570,869
• Average Assessed Value: $603,475 (5.40% higher than HD Price)
• Recent Average Sale Price: $430,000
• Price Per Square Foot: $982
• Predicted Market Value: $574,284
• 3-Month Moving Average: $578,262
• Estimated Monthly Rent: $2,761
• Rental Yield: 3.74%
• Airbnb Estimate: $137 per night
• Properties Assessed: 771
• Transactions in 2026: 6

On the leaderboard, Windsor condos rank 22 out of 26 for price - among the most affordable in Burnaby. For growth, we're at 28 out of 37, which is below average. If you own a condo here and were counting on appreciation to do the heavy lifting, the data says be patient.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here's the thing about BC property assessments - they're a snapshot from July 1st of the previous year. By the time that letter hits your mailbox, the market has already moved. In Windsor right now, that lag is costing homeowners real clarity.

For houses, the city says $1,911,365. The market says $1,835,514. For condos, the city says $603,475. The market says $570,869. The HonestDoor Price pulls from real transaction data and updates continuously - it's not frozen in time like your assessment. If you're making a financial decision - refinancing, selling, or just figuring out where you stand - use the number that reflects today, not last summer.

Think of the assessment as the city's best guess from months ago. The HonestDoor Price is what a buyer would actually write a cheque for right now.

The So What: Should You Sell in Windsor This Summer?

If you own a house in Windsor and you're thinking about selling, here's the straight talk. You're sitting in the top 20% for price in all of Burnaby - that's a real advantage. But buyer activity is quiet, with only 5 house transactions recorded in 2026 so far. Low volume means less competition from other sellers, but it also means fewer buyers in the pool. Price it right from day one. Leaning on that $1.9M assessment to justify your ask will likely leave you sitting on the market.

For condo owners, the picture is more cautious. You're in the most affordable tier in Burnaby, which sounds good for buyers but means less pricing power for sellers. With values essentially flat and growth ranking in the bottom third of the city, this isn't the moment to expect a bidding war. If you need to sell, price it competitively. If you can wait, the rental yield of 3.74% means holding and renting is a reasonable play while you watch the market.

Either way - house or condo - the move right now is to check your HonestDoor Price before you do anything else. It's the real-world check that your assessment simply cannot give you.

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.