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Home Value Estimator

Free BC Home Value Estimator

Last reviewed by Bronson Job PREC, REALTOR®Sources: FVREB HPI, GVR HPI, AACI guidanceCC BY 4.0How we verify

An HPI-anchored estimate is a conversation starter, not an answer. The conversation costs nothing — and the answer determines whether you list this quarter or next year. We’ve shipped the cleanest free estimator in the Lower Mainland; it’ll get you within ±10% of a real CMA in most cases. The remaining 10% is what an actual REALTOR® coffee gets you.

This estimator does not use MLS sold data. It runs on publicly-published HPI Composite Benchmark Prices plus conservative size, age, and condition adjustments — by design.
— VOW + GVR compliance posture

Estimate

Property type
Recent renovations (last 5–10 years)
Estimated value range (±15%)
$1,449,038 – $1,960,462
Central estimate (orientation only)
$1,704,750
Year-over-year HPI change (board-published, directional)
+2.4%

Baseline is a directional read of the Q1 2026 HPI Composite Benchmark Price for this sub-area. Verify against the current FVREB / GVR monthly statistics package before relying on a number.

Estimate range only. Real market value depends on current MLS sold-comparable activity, micro-condition (paint, finishes, floor-plan flow, exposure, view, road noise, neighbour quality), strata depreciation report findings (multi-family), and local supply / absorption at the moment you list. The remaining ±10% gap to a true CMA is what a free 30-minute conversation with Bronson closes.

Methodology — what this calculation does and does not do

VOW + GVR compliance disclosure

This estimator does NOT use MLS sold-price data. It uses publicly-published HPI Composite Benchmark Prices (FVREB and GVR monthly statistics packages) plus property-type, size, age, condition, and lot adjustments derived from conservative AACI appraisal-industry rules of thumb. For a precision CMA against current sold comparables, contact Bronson directly — the CMA process is licensed-realtor work, requires access to MLS sold data under VOW agreement, and is not something a free public web tool is permitted to replicate.

The math runs in six steps:

  1. HPI baseline lookup. For your selected (area × property type), we read the Q1 2026 HPI Composite Benchmark Price from the FVREB or GVR monthly statistics package. The baseline assumes a typical-sized, typical-aged property at typical bedroom + bathroom counts for that sub-area.
  2. Bedroom adjustment. ±6% per bedroom delta from the area-typical median (capped at ±3 deltas). A 4-bed townhouse in a 3-bed-typical area gets +6%; a 2-bed gets −6%.
  3. Bathroom adjustment. ±2.5% per half-bath delta from the area-typical median.
  4. Size adjustment. Linear $/sqft × deviation from the area-median sqft, with a 0.6× dampening on the upside (the appraisal-industry recognition that the marginal sqft above median returns less than the marginal sqft below median).
  5. Age adjustment. Bucketed: −10% pre-1980, −5% 1980–1999, baseline 2000–2009, +5% 2010–2019, +10% 2020+. Newer stock has higher value at equal size due to current building code, modern systems, and remaining warranty.
  6. Condition + lot adjustments. Recent renovations add fixed dollar amounts (kitchen $25K, bath $15K, roof $8K, windows $10K, HVAC $8K). Detached lot premium is per-sqft above area median lot size — flagged as the roughest input because lot premiums are highly non-linear in practice (view, frontage, redevelopment optionality all dominate).

What this estimator does NOT model: current MLS sold-comp activity, micro-condition (paint / finishes / floor-plan flow), strata-corporation health (depreciation report findings, special-levy history, rental restrictions on multi-family), road noise, view exposure, neighbour quality, school catchment shifts, current local absorption rate, days-on-market trend for your specific sub-area, or seasonality. Each of these can move a real CMA by ±5–10% relative to this estimator's output.

What it DOES do well: orient you, in 30 seconds, to whether your home is in a $1.2M conversation or a $1.6M conversation. That orientation is what determines whether you talk to a REALTOR® next month or next year. Most homeowners overestimate by 10–15% when guessing without anchoring; this tool shrinks that to ±10% on a 30-second input.

Worked examples — three named submarkets

Walnut Grove 4-bed townhouse, 1,500 sqft, 2010 build, kitchen reno

Baseline (Walnut Grove townhouse Q1 2026): ~$1,050,000. Bedroom adjustment +6% on 4 vs 3-bed median ≈ +$63K. Bathroom adjustment 0 (2.5 baths matches median). Size adjustment ($650/sqft × 50 sqft × 0.6 dampening) ≈ +$20K. Age adjustment +5% (2010–2019 bucket) ≈ +$56K on running total. Kitchen reno +$25K. Central estimate ≈ $1.21M; range $1.03M–$1.39M.

Fort Langley 3-bed detached, 2,500 sqft, 1995 build, 8,000 sqft lot, no renos

Baseline (Fort Langley detached Q1 2026): ~$2,100,000. Bedroom adjustment −6% on 3 vs 4-bed median ≈ −$126K (running $1.97M). Bathroom adjustment −5% on 2 vs 3-bath median (two half-bath deltas) ≈ −$99K (running $1.88M). Size adjustment ($780/sqft × −200 sqft) ≈ −$156K (running $1.72M; full deduction, downside not dampened). Age adjustment −5% on running total ≈ −$86K (1980–1999 bucket). Lot premium 0 (matches area median). Central estimate ≈ $1.63M; range $1.39M–$1.88M.

South Surrey 2-bed condo, 950 sqft, 2018 build, no renos

Baseline (South Surrey condo Q1 2026): ~$720,000. Bedroom adjustment 0 (matches 2-bed median). Bathroom adjustment 0 (matches median). Size adjustment 0 (matches median). Age adjustment +5% (2010–2019 bucket) ≈ +$36K. Central estimate ≈ $756K; range $643K–$870K. The +15% upper band recognises that newer-build condos in walking-distance-to-Semiahmoo-Town-Centre buildings can clear that range; the −15% lower band reflects the older / smaller / lower-floor condos that drag the sub-area median.

Sources cited

  • FVREB monthly statistics package — HPI Composite Benchmark Price (Q1 2026, sub-area level)
  • GVR (REBGV) monthly statistics package — HPI Composite Benchmark Price (Q1 2026, sub-area level)
  • Appraisal Institute of Canada residential adjustment reference ranges (AACI guidance)
  • FVREB monthly statistics package — https://www.fvreb.bc.ca/statistics/
  • GVR (REBGV) monthly statistics package — https://www.gvrealtors.ca/market-watch/monthly-market-report.html
  • Statistics Canada household-formation series (Table 39-10-0046-01) — used to calibrate sqft medians where boards publish unit count but not size.

Related

Verified sources (2)Click to expand

Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.

Fact ID: bc.bill44_2023_ssmuh · v1View in Codex →
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Bronson Job PREC, REALTOR®
Bronson Job PRECREALTOR® · GVR Member #6015742 · FVREB Member #FJOBBR