BC Assessment vs Market Value in Kelowna: What Really Matters in 2026
Every January, BC Assessment shows up in the mail.
And every year, the same question comes up:
“Is this what my home is worth?”
Short answer: No.
Long answer: Let’s break it down.
What BC Assessment Is (and Isn’t)
What it is:
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A mass estimate done by a government body
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Based on data from July 1, 2025
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Built to help set property taxes
What it isn’t:
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A pricing tool
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A buyer’s opinion
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A promise of what your home will sell for
Think of BC Assessment like a rough map.
Helpful for direction. Not good for exact turns.
Why Buyers Don’t Care About Your Assessment
Buyers don’t shop with assessment numbers in hand.
They shop with choices and feelings.
They care about:
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Options – What else can I buy right now?
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Condition – Do I need to renovate?
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Competition – How many similar homes are sitting?
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Emotion – Does this home feel right?
If your home is priced off assessment but looks worse than the competition, buyers move on fast.
Common Seller Pricing Mistakes
These mistakes cost sellers time and money in 2026.
1. Anchoring too high
“I’ll start above assessment and see what happens.”
What happens? Less showings.
2. Ignoring current competition
Your value isn’t set by last year — it’s set by what’s for sale today.
3. Treating assessment like a floor price
Buyers don’t see it that way. Neither do appraisers.
What Actually Sets Sale Price in 2026
This year, price is shaped by real-time pressure, not paper values.
What matters most:
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Inventory levels – More homes = more choice
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Presentation – Clean, staged, move-in ready wins
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Location emotion – Quiet streets, views, walkability
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Buyer leverage – Negotiation power has shifted in many segments
Homes that are priced right and show well still sell.
Homes priced “on principle” sit.
How to Use Your BC Assessment the Right Way
BC Assessment is useful — just not how most people use it.
Use it:
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As context, not pricing
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As a tax tool (appeals, fairness checks)
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As a planning tool for future moves
Ignore it:
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When setting your list price
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When reacting emotionally
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When buyers show you better options
Final Thought
Market value is decided by buyers with choices, not a number in the mail.
If you’re selling in 2026, the goal isn’t to defend your assessment —
it’s to position your home where buyers are actually buying.
Want to see where buyers are actually buying right now — not where assessments say they should?
Let’s take a look together.
Mark Coons, BBA, CE
REALTOR® | eXp Realty Kelowna
Team Lead, Selling Okanagan Group
Relocated to Kelowna in 2018
📞 778-744-0872
📩 [email protected]
