Why Listing Prices Don’t Always Reflect True Market Value
When you’re house hunting or thinking about selling your home, it’s easy to focus on listing prices. After all, that’s the number staring back at you on every real estate site. But here’s the thing a listing price doesn’t always tell the full story.
As a BC mortgage broker who works closely with clients and realtors every day, I’ve seen many situations where the asking price and the true market value are miles apart.
What Listing Prices Really Mean
A listing price is simply what a seller hopes to get for their home it’s not necessarily what the market is willing to pay. In a shifting market like we’ve seen in 2025, pricing strategy plays a huge role. Some sellers list high to “test the market,” while others price lower to spark competition and draw in more buyers.
If a home has been on the market for over a month, it’s often a sign that the price might be above current market value or that there’s something else influencing buyer interest.
A Real Example
A few years ago, when I was selling my own home, I noticed another property nearby — same size, same neighborhood — listed for much less than what we were planning. Naturally, I had questions.
My realtor pulled up the details, and it turned out that the lower-priced unit had been a former grow-op. Homes with that kind of history often face extra challenges, including financing restrictions and disclosure requirements, which can dramatically impact their value.
It was a great reminder that two homes can look identical on paper but have very different stories behind the numbers.
Looking Ahead to 2026
As we move into 2026, we’re likely to see BC Assessment values dip. This is because assessments are based on market activity as of July 2025 a period that looked quite different from 2024. As a result, many homeowners may notice their assessed values realigning more closely with current market conditions.
This doesn’t necessarily mean your home’s worth is “dropping” in a negative way. It’s simply a reflection of the market adjusting after a period of change.
Why Professional Guidance Matters
Whether you’re buying or selling, understanding true market value is key to making smart decisions. Working with a trusted realtor and mortgage professional helps you:
Interpret market trends and local sales data
Avoid overpaying (or underpricing)
Navigate financing challenges on unique properties
Set realistic expectations based on up-to-date conditions
Final Thoughts
In today’s ever-changing market, it’s more important than ever to have the right experts in your corner. Listing prices may set the stage, but true market value tells the real story.
If you’re planning your next move, let’s chat. I’ll work with you and your realtor to ensure you understand the numbers, make confident decisions, and position yourself for success whether you’re buying your first home or your next one.