Every January, I get the same question from homeowners across Abbotsford and the Fraser Valley:
“I checked my home value online — is this actually what my house is worth?”
The short answer? Probably not.
Online estimates and automated valuations can be a starting point, but in 2026, they often miss the mark — sometimes by tens (or even hundreds) of thousands of dollars. Here’s why that happens, and how to figure out what your home is really worth in today’s market.
Why Online Home Values Are Often Wrong
Most online estimates use algorithms that rely on historical sales data, average price per square foot, and basic property details pulled from public records. While that sounds sophisticated, it leaves out many of the factors that actually drive buyer demand.
Here’s what online estimates don’t do well:
-
They can’t see your renovations or upgrades
-
They don’t account for layout, condition, or curb appeal
-
They can’t adjust for micro-location differences (even within the same street)
-
They often rely on outdated sales data
In fast-changing or uneven markets like we’ve seen heading into 2026, this can create a major disconnect between estimated value and market value.
Market Value vs. Estimated Value: What’s the Difference?
Estimated value is what an algorithm thinks your home might be worth based on averages.
Market value is what a real buyer is willing to pay for your home today.
Market value is influenced by things like:
-
Current buyer demand
-
Inventory levels in your specific neighbourhood
-
Recent comparable sales (not last year’s data)
-
Interest rates and buyer affordability
-
Presentation, staging, and marketing strategy
This is why two nearly identical homes can sell for very different prices — and why relying solely on an online number can lead to unrealistic expectations.
Why 2026 Makes Accurate Valuations Even More Important
Heading into 2026, we’re seeing a market that’s more nuanced than the boom years or the slowdown that followed.
Buyers are:
-
More price-sensitive
-
Better informed
-
Willing to walk away if pricing feels off
That means overpricing can cost you more than underpricing — often in the form of longer days on market, price reductions, and weaker final sale prices.
At the same time, well-priced homes that are positioned correctly are still selling strongly.
The 5 Biggest Factors That Truly Impact Your Home’s Value
When I prepare a real valuation for a homeowner, here’s what actually matters:
1. Location (Down to the Street)
Not just the neighbourhood — but the specific street, exposure, traffic flow, and nearby amenities.
2. Condition & Renovations
Quality matters more than cost. Buyers pay premiums for thoughtful upgrades and move-in-ready homes.
3. Layout & Livability
Two homes with the same square footage can feel completely different to buyers.
4. Comparable Sales (The Right Ones)
Not all comps are equal. The most recent, most similar sales tell the real story.
5. Market Timing & Strategy
When and how you sell matters just as much as what you sell.
BC Assessment vs. Real Market Value
Another common misconception is that BC Assessment reflects true market value.
In reality:
-
BC Assessment values are often 6–12 months behind
-
They don’t account for renovations or presentation
-
They’re designed for taxation purposes — not selling