Homes listed below their assessed value — the full list, every week
BC Assessment says the property is worth one number. The seller is asking less. In today's buyer's market those gaps are the widest in years — if you know where to look. Get every Metro Vancouver home currently listed below its BC Assessment value, with addresses and the size of each gap, free in your inbox each week.
Over 80% of Metro Vancouver homes sold below asking price in 2025. Assessments haven't caught up — and that's the opportunity.
Page last reviewed and updated: July 9, 2026
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What does "listed below assessment" mean?
A home is listed below assessment when its asking price is lower than its most recent BC Assessment value. Because assessed values estimate market value as of July 1 of the previous year, a below-assessment price can signal a genuine opportunity in a softening market, a motivated seller — or a property-specific problem. The gap is a signal to investigate, not proof of a bargain.
- How BC assessments work: under BC's Assessment Act, BC Assessment values every property annually at its estimated market value as of July 1 of the preceding year. The 2026 assessment roll reflects values as of July 1, 2025 — so in a moving market, real gaps open up between assessments and asking prices.
- Assessed value ≠ market value: assessments exist primarily for property taxation. A price below assessment is not a guarantee of value or savings — and a price above assessment is not automatically expensive.
- Verify any property yourself: every BC property's assessed value is searchable free at bcassessment.ca. For City of Vancouver homes, this site verifies gaps against the City of Vancouver Open Data portal.
On this week's list
A sample from the current list of 23 homes. Full addresses and listing details arrive in the weekly email.
| Area | Home | Asking | Gap |
|---|---|---|---|
| Grandview-Woodland, Vancouver | 5-bed character house | $1,688,000 | $292,000 below (−14.7%) ✓ |
| Killarney, Vancouver | 7-bed house | $1,379,000 | $179,200 below (−11.5%) ✓ |
| West End, Vancouver | 2-bed condo, 963 sf | $919,000 | Below assessment* |
| River District, Vancouver | 2-bed condo, 1,141 sf | $859,000 | Below assessment* |
| Lower Lonsdale, North Vancouver | 2-bed condo, 904 sf | $799,000 | Below assessment* |
| Brentwood, Burnaby | 3-bed townhome, 1,711 sf | $1,099,000 | Below assessment* |
| Vancouver Heights, Burnaby | 4-bed house, 2,193 sf | $1,549,000 | Below assessment* |
| Central City, Surrey | 2-bed condo, 722 sf | $549,000 | Below assessment* |
| Port Moody Centre | 4-bed house, 2,701 sf | $1,790,000 | Below assessment* |
| New Westminster | 3-bed character house | $1,198,000 | Below assessment* |
✓ verified = asking price compared against the property's 2026 assessed value in City of Vancouver open data. * = below assessment as stated in the public listing by the listing agent. Sample as of July 7, 2026.
Why would a home sell for less than its assessment?
An honest answer — because not every gap is a bargain, and knowing the difference is the whole game.
Assessments lag the market
Your 2026 assessed value reflects what BC Assessment estimated the property was worth on July 1, 2025. In a softening market, asking prices move faster than the assessment roll — which creates real, honest gaps on well-kept homes.
Motivated sellers price to move
Estates, relocations, presale completions, and investors exiting the market often price below assessment deliberately to attract attention and sell quickly. These are frequently the best opportunities on the list.
Sometimes the discount is deserved
Condition issues, difficult strata minutes, leasehold land, or teardown value can all explain a low price. A big gap on paper can be no deal at all — this is where a trained eye on the actual property matters.
The gap is a starting point
Treat "below assessment" as a signal to investigate, not proof of value. The weekly email flags the size of each gap so you can decide which ones are worth a closer look — and Reggie can tell you why the gap exists.
How it works
Three steps, no cost, unsubscribe anytime.
Sign up free
Enter your email above. You'll be added to the weekly list — no spam, one email a week.
Scan the gaps weekly
Every week: each Metro Vancouver home listed below its BC Assessment value, with the address, asking price, and size of the gap.
Investigate the real ones
See something interesting? Reply to any email. Reggie will tell you honestly whether the gap is opportunity or mirage — and help you move fast when it's real.
Reggie MacIntosh
People-focused. Design-driven. Solution-oriented.
A below-assessment price tells you something is going on — but not what. As a REALTOR® with an architecture background and years of designing, renovating, and building homes, Reggie brings a trained eye to every gap on this list: what's cosmetic, what's structural, what a fix really costs, and what a property could become.
That judgment is the difference between buying a genuine discount and inheriting someone else's problem. Learn more at reggiemacintosh.com.
Common questions
- Is assessed value the same as market value?
- No. BC Assessment estimates a property's market value as of July 1 of the preceding year, primarily for property tax purposes. The 2026 roll reflects values as of July 1, 2025. In a moving market, current prices can sit well above or below the assessed value.
- Is a home listed below assessment automatically a good deal?
- No, and anyone who tells you otherwise is selling something. Assessments lag the market, and some low prices reflect condition, strata, or land issues. The list flags the size of each gap so you can judge which ones deserve a closer look; Reggie can help you figure out why the gap exists before you offer.
- How do I look up a property's BC Assessment?
- Free, at bcassessment.ca — search any BC address. For City of Vancouver homes, assessed values are also in the city's Open Data portal, which is what this site uses to verify gaps.
- Where does the assessment data come from?
- Assessed values for City of Vancouver properties come from the City of Vancouver's Open Data portal (Open Government Licence – Vancouver). For other municipalities, "below assessment" is as stated in the public listing by the listing agent. You can verify any property yourself on BC Assessment's public site.
- How current is the list?
- It's rebuilt weekly from active Metro Vancouver listings. Sold and relisted homes drop off; new below-assessment listings are added. In a fast-moving segment, the email is the freshest version — the sample on this page is a snapshot.
- What does this cost?
- Nothing. The weekly list is free. If you eventually buy a home with Reggie as your agent, he is paid the standard buyer-agent commission from the transaction, like any purchase.
23 homes on this week's list. Addresses, asking prices, and the size of every gap — free, each week.
Get the full list
