The Greater Edmonton Area real estate market recorded 2,535 residential sales in July 2026, down 7.6 percent from June and 11.0 percent from July 2025. Spring's momentum is gone. Here's what the numbers say and what to do about it.

The headline numbers

Sales dropped. 2,535 sales in July, the slowest month since spring took off. RAE Board Chair Darlene Reid put it plainly: decreased sales, softening prices, and longer days on market all point to demand subsiding for the summer.

Inventory is way up. 4,258 new listings in July. Total inventory hit 8,142 properties, up 17.9 percent from a year ago. That's 3.2 months of supply regionally, real breathing room for buyers.

Prices dipped, but sellers still get close to asking. Average price: $475,079, down 1.8 percent from June, still up 2.6 percent year over year. Median: $447,000. Sale to list ratio held at 98 percent, so priced right still means priced close to what you'll actually get. The HPI benchmark, the number that matters most for tracking real value, sat at $429,100, flat year over year.

Homes are sitting longer. 39 days on market on average, up three days from June and six from last July.

The year so far tells the real story. 15,178 sales year to date, down from 17,249 at this point in 2025, while new listings are running slightly ahead. Fewer sales, more listings. That's the whole market shift in one sentence.

By property type

Detached is still king. 1,544 sales in July, the only property type with a year over year benchmark gain, and homes closing at a tight 99 percent sale to list ratio. Condos are the soft spot: sales down 21.3 percent year over year and the longest days on market at 55, though prices there are still up 2.3 percent, proof that well priced units are still moving.

City versus region: not the same market

The City of Edmonton is cooling faster than the region around it. 1,684 sales in July, down 12.8 percent year over year, a steeper drop than the regional 11.0 percent. Inventory sits at 3.7 months of supply, looser than the region's 3.2. Days on market average 42 in the city versus 39 regionally. If you're deciding between city and outlying communities, that gap is worth knowing before you set a price or make an offer.

The surrounding communities, quickly

• Sherwood Park: 110 detached sales averaging $598,395, condos at $314,918, over $84 million in total sales volume, the strongest of the surrounding communities.

• St. Albert: highest detached average of the group at $650,261 on 94 sales.

• Beaumont: 46 sales averaging $545,523, punching close to the bigger communities.

• Leduc: 59 detached sales averaging $513,443.

• Spruce Grove: detached average $521,198.

• Stony Plain: blended residential average $440,077.

• Fort Saskatchewan: 48 detached sales averaging $539,177.

• Morinville and Devon: the affordable end at $427,507 and $477,600.

Price alone won't tell you where to buy or list. Days on market and sale to list ratios shift by community, and that's where local knowledge pays off.

What to actually do with this

Selling? Price it for the market you're in, not the one from May. Inventory is up almost 18 percent regionally and homes are sitting longer. Correctly priced listings are still closing near asking. Overpriced ones are the ones adding to that inventory pile.

Buying? This is your window. More choice, less competition, and a small price pullback all favour buyers ready to move now.

Reid expects a modest rebound through fall, but not a return to spring's volume. The next few months are worth watching closely either way.

Let's talk numbers

Mary Bark and David Szusz track this market down to the community level every month. Whether you're listing this fall or waiting for the right entry point, get a read on where things actually stand.

Mary Bark and David Szusz The Real Estate Team, RE/MAX River City 780 905 6255 | thereteam.ca

Source: REALTORS® Association of Edmonton, Monthly Market Statistics and 5 Year Residential Activity Report, July 2026.

A first time buyer in Canada can now combine the First Home Savings Account, a Home Buyers' Plan withdrawal of up to $60,000, and a federal tax credit, and if they are buying new construction, a GST rebate worth up to $50,000, all in the same purchase.

Most of the confusion buyers run into is not a lack of programs, it is outdated information. A program that helped buyers for years was quietly shut down in 2024, and new tools have replaced it. If you are getting ready to buy your first home in Edmonton and Area, here is what is actually true right now.

What is gone

The federal First Time Home Buyer Incentive, the program where the government contributed 5 or 10 percent toward your down payment in exchange for a share of your home's equity, was discontinued in March 2024. If a friend, a blog post, or an old mortgage brochure mentions it, that information is out of date. No new applications are being accepted, full stop.

What is actually working for you in 2026

First Home Savings Account. This is the strongest tool available right now. Contributions are tax deductible like an RRSP, and withdrawals for a qualifying first home are completely tax free like a TFSA. You can contribute up to $8,000 per year, up to a $40,000 lifetime limit. If you have a partner also buying for the first time, that is $80,000 combined before you have touched anything else.

RRSP Home Buyers' Plan. The withdrawal limit was raised to $60,000 from RRSP savings, tax free, to put toward your first home. It gets repaid over 15 years, interest free, directly into your own RRSP.

Home Buyers' Tax Credit. A $10,000 amount claimed on your tax return generates a $1,500 non refundable federal credit. It is easy to miss because it happens at tax time rather than at closing, but it is real money back.

GST or HST rebate on new construction. If you are buying new, a first time buyer rebate now covers the full GST on homes up to $1 million, with a partial rebate up to $1.5 million. For a new build in a community like Chappelle or Terwillegar Towne, this can mean tens of thousands of dollars back.

30 year amortization on insured mortgages. First time buyers purchasing new construction can now access 30 year amortizations on insured mortgages, up from the traditional 25, which lowers the monthly payment even if it adds interest over the life of the loan.

Why Alberta buyers have it a little easier

Unlike Ontario or British Columbia, Alberta does not charge a provincial land transfer tax, so there is no land transfer rebate to chase here because there is no land transfer tax to rebate. That is one less form to fill out and one more reason your closing costs in Edmonton and Area tend to run lighter than in Toronto or Vancouver.

Where this actually lands for Edmonton buyers

Condo and apartment style homes across the region carry a benchmark price around $202,000, a genuinely accessible entry point once you stack even one or two of these programs against a down payment. A couple maximizing their FHSAs and Home Buyers' Plan withdrawals could realistically bring $100,000 or more in tax advantaged funds to a first purchase, before a single dollar of their own regular savings comes into play.

The bottom line

The programs exist, they are generous, and most first time buyers are only using one or two of them without realizing the rest are sitting right there. The bigger risk is planning around a program that no longer exists rather than the ones that do.

If you are a first time buyer trying to figure out which of these actually apply to you, or want a straight answer on what you can afford in today's market, Mary Bark and David Szusz walk Edmonton and Area buyers through exactly this every week, no pressure, just the real numbers.

The Real Estate Team, RE/MAX River City 780 905 6255 · thereteam.ca

Edmonton Real Estate, Mortgage Rates, and New Construction: Your Summer 2026 Questions Answered

A straight answer guide to where the market stands, what mortgage rates are doing, and how new builds compare to resale homes across Edmonton and Area.

The Realtors Association of Edmonton reported 2,746 residential sales across the Greater Edmonton Area in June 2026, with the average sale price up 4.1 percent year over year to 483,600 dollars, while inventory has climbed more than 20 percent compared to last year. Here is what that means for buyers and sellers, along with where mortgage rates and new construction incentives stand right now.

Current Market Conditions

What is happening in Edmonton and Area right now

Is Edmonton a buyer's market or a seller's market right now?

The market is best described as balanced heading into the second half of 2026. Sales remain active across Edmonton, Sherwood Park, St. Albert, Leduc, and Beaumont, but inventory has grown and buyers have noticeably more choice than during the spring rush. Sellers can still do well, but pricing strategy and presentation matter more than they did a year ago.

How much has inventory changed?

Total inventory across the Greater Edmonton Area is up more than 20 percent from this time last year, with new listings also higher year over year. That added supply is the main reason buyers are taking more time to compare options before writing an offer.

Is now still a good time to sell?

Yes, but the strategy has to match the moment. With more competing listings on the market, homes that are priced accurately from day one and presented well continue to attract strong interest, while overpriced listings sit longer and often need a correction.

Mortgage Rate Trends

What borrowing looks like this summer

What is the Bank of Canada's current policy rate?

The Bank of Canada held its overnight rate at 2.25 percent at its July 2026 meeting, the sixth consecutive hold. Most of the major banks expect that rate to stay unchanged for the remainder of the year, barring a meaningful shift in inflation data.

What mortgage rates are borrowers seeing right now?

Five year fixed rates are generally sitting between 4.1 and 4.4 percent, while five year variable rates are running lower, in the 3.35 to 3.55 percent range, with bank prime around 4.45 percent. Fixed rates have been drifting up slightly with bond yields, while variable rates have stayed steady alongside the Bank's hold.

Should buyers expect rates to move later this year?

Most major banks are forecasting stability through the rest of 2026, though a couple of forecasters see a small chance of a modest increase if inflation runs hotter than expected. For buyers, that means qualifying and budgeting around today's rates is more reliable than waiting for a rate drop that most forecasts do not expect this year.

New Construction vs Resale

Comparing incentives and trade offs

What incentives are available on new construction in Edmonton?

Eligible buyers can access the GST New Housing Rebate on qualifying new builds, plus the CMHC Eco Plus refund of up to 25 percent on mortgage insurance premiums for energy efficient homes. Many builders are also layering in incentives of their own right now, including included appliances, upgrade credits, or closing cost contributions, on top of the mandatory Alberta New Home Warranty that covers structural issues for up to ten years.

What do resale homes offer that new construction does not?

Resale properties are not subject to GST, and homes in established neighbourhoods often come with larger lots, mature trees and landscaping, and a lower price per square foot than comparable new construction. For buyers who value character and an already settled community over customization, resale remains a strong option.

So which one makes more sense, new build or resale?

There is no universal answer, it comes down to priorities. New construction suits buyers who want modern efficiency, warranty protection, and the incentives currently on the table. Resale suits buyers who want an established neighbourhood, more land, or a lower entry price in a central location. The right move is comparing the true net cost of both, incentives and rebates included, before deciding.

Figures in this post reflect Edmonton and Area market conditions as reported through July 2026. Mortgage rates, builder incentives, and government rebate programs change regularly, so current numbers should always be confirmed at the time of your purchase or sale.

Have a specific scenario in mind?

Mary Bark and David Szusz can walk you through what these numbers mean for your street, your price point, and your timeline.

780 905 6255 · thereteam.ca

Edmonton's benchmark home price fell to $431,300 in June 2026, down slightly from May and 2.1 percent lower than a year earlier, marking one of the clearest signs yet that the region's tight seller's market is loosening.

For the past two years, "Edmonton and Area" has been one of the hottest markets in the country. Bidding wars, multiple offers, and homes selling in days rather than weeks became the norm. That story is changing, and if you are buying, selling, or holding property here, the shift matters.

What actually happened in June

According to the Realtors Association of Edmonton, the Greater Edmonton Area recorded 2,746 sales in June 2026. That is a solid jump from May, but still down 4.1 percent compared to June 2025. New listings came in at 4,475, and while that number pulled back slightly from the month before, it is up more than 10 percent from a year ago. Put those two trends together and inventory across the region is now sitting 22.2 percent higher than it was last June.

More listings, softer sales, and a benchmark price that has edged down for two straight months all point the same direction. Edmonton is moving from a seller's market toward something closer to balanced. Single family detached homes told a similar story, with benchmark prices dipping slightly month over month even as they held modest year over year gains.

What this means if you are selling

A balanced market does not mean your home won't sell, it means the strategy that worked in 2024 will not automatically work in 2026. Overpricing and waiting for a bidding war is a far riskier bet today than it was even six months ago. Pricing accurately from day one, presenting the home well, and being ready to negotiate are what separate a 10 day sale from a 60 day sale right now.

What this means if you are buying

If you have been priced out or outbid in the last two years, this shift is good news. More inventory means more selection and more room to negotiate on price, closing dates, and conditions. Buyers who felt like they had no leverage in 2024 are starting to get some back.

What this means if you are investing

Softer prices paired with Edmonton's continued population growth is a combination worth paying attention to. Values are not spiking, but the underlying demand that supports rents and long term appreciation has not gone anywhere. For investors, a cooling price environment with strong population fundamentals is often the window worth watching closely, not avoiding.

The bottom line

Numbers shift month to month, but the trend across June points to a market recalibrating after two intense years. Whether that means adjusting your asking price, finally making an offer, or reassessing your investment timeline, the right move depends on your specific property, neighbourhood, and goals.

If you want a straight answer on what this means for your street, your price range, or your next purchase, reach out. Mary Bark and David Szusz have helped families and investors across Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the surrounding area navigate exactly this kind of shift, and we would rather give you the real picture than a sales pitch.

The Real Estate Team, RE/MAX River City 780 905 6255 · thereteam.ca

Edmonton City Council approved amendments to the Zoning Bylaw and District Policy at an April 27 public hearing, introducing a new 9.5 metre height limit for infill development that takes effect on August 1, 2026.

If you own, are buying, or are selling a property in one of Edmonton’s mature neighbourhoods, meaning anything inside the Anthony Henday, this is not background noise. It is the latest chapter in a policy conversation that has been reshaping streets like Glenora, Westmount, Oliver, and Parkallen for years, and it directly affects what can be built next door to you, and what your own property is worth.

Why this keeps coming up

The City of Edmonton has a stated goal, through the City Plan, of delivering half of all new housing through infill rather than suburban expansion. That target is not changing. What has been in constant motion is exactly how that infill gets built in established areas, how tall it can be, how many units fit on a single lot, and how much say neighbours get before it happens.

Council spent two full days in February hearing from around 70 residents on proposed changes, including whether to cap mid-block developments at six units instead of eight. Council ultimately did not move on the unit cap. Instead, the amendments that passed focus on height, trimming the limit by one metre. City staff data actually showed that roughly 80 percent of infill built in 2024 and 2025 already came in at 9.5 metres or under, so for many builders this formalizes what was already common practice rather than forcing dramatic change.

What this means for your property

For owners in mature neighbourhoods, this is a value story as much as a policy story. Recent evidence reviewed by the city shows that land values in areas seeing more infill tend to rise, and that increased density has generally had a positive effect on surrounding property values rather than a negative one. A vacant or aging lot next to you is not automatically a threat to your equity, it may be part of what is supporting it.

For buyers looking at an older home, understanding what could legally be built on the lot beside you, behind you, or across the back alley matters just as much as the home inspection. Most small scale infill up to eight units in the RS zone is a permitted use, which means if a design meets the bylaw, the city has to issue the permit, neighbours cannot block it through objection alone. Knowing the zoning on adjacent lots before you buy protects you from surprises later.

For investors and infill builders, the RS zone still caps site coverage at 45 percent, compared to 55 percent in the suburban RSF zone, a gap the Infill Development in Edmonton Association has flagged as worth revisiting. Until that changes, maximizing a mature lot means designing carefully within tighter coverage limits, not assuming suburban-style density rules apply.

The part that protects everyone

Design matters more than most people expect. The city is also exploring expanding its Design Committee’s mandate into mature neighbourhoods specifically to help new infill fit the existing streetscape, alongside ongoing concerns raised by residents about mature tree retention and landscaping requirements on developing lots. These are the details that determine whether new infill lifts a block or clashes with it.

The bottom line

Zoning rules in Edmonton’s mature neighbourhoods are not static, and another round of feedback and refinement is already expected. Whether you are protecting the value of a home you already own, buying into a neighbourhood you love, or evaluating a lot for its infill potential, the details of what is actually permitted next door are worth understanding before they affect your bottom line.

Mary Bark and David Szusz help clients across Edmonton, Sherwood Park, St. Albert, and the surrounding area make sense of exactly this kind of shift, whether that means pricing a listing with upcoming zoning changes in mind or evaluating a lot before you buy.

The Real Estate Team, RE/MAX River City

780 905 6255 · thereteam.ca

The Bank of Canada makes its next interest rate decision this Wednesday, July 15, and most signals point to another hold rather than a change. Here is where the Edmonton market actually stands right now, and what a hold, or a surprise move, would mean for anyone buying or selling in the coming weeks.

Where Edmonton's market stands right now

June was a busy month across Greater Edmonton. The Realtors Association of Edmonton reported 2,746 sales, up 7.5 percent from May, though still down 4.1 percent compared to June last year. New listings came in at 4,475, and overall inventory climbed 22.2 percent year over year, giving buyers noticeably more selection than they had a year ago.

The average selling price across all property types was $483,600, down 1.6 percent from May's peak but still up about 4 percent from June 2025. The Home Price Index benchmark, which strips out the effect of a few high end sales skewing the average, sat at $431,300, essentially flat month over month and down slightly from a year ago. That gap between the average and the benchmark is worth understanding, since it means the headline price you see in the news is being pulled up by strong activity at the higher end of the detached market, not by broad based price growth across every segment.

Homes are taking an average of 36 days to sell, unchanged from May and about five days longer than this time last year. Detached homes remain the strongest performer, averaging just under $593,000 and continuing to move quickly when priced well. Condos had an unusually strong month, up over 6 percent from May, while townhomes softened slightly. Taken together, this is a market economists are calling balanced, with neither buyers nor sellers holding a clear advantage, though conditions differ meaningfully depending on property type and price point.

What is expected from Wednesday's announcement

The Bank of Canada has held its policy rate at 2.25 percent for five consecutive decisions, with the prime rate sitting at 4.45 percent. Heading into Wednesday, bond markets are pricing in a high probability of another hold, with only a small chance of a rate increase and an even smaller chance of a cut. The Bank has been balancing two competing pressures, elevated inflation driven by higher energy prices and ongoing trade uncertainty on one side, and softer economic growth on the other. That combination is exactly why most forecasters expect the Bank to sit still again this month rather than move in either direction.

None of this is a guarantee. Rate decisions depend on data that can shift in the days leading up to the announcement, and the only way to know for certain is to watch Wednesday's release directly.

What this means if you are buying or selling

If the rate holds as expected, very little changes overnight for most buyers and sellers, and that is actually useful information in itself. A stable rate environment means the current window, more inventory than a year ago, prices that have leveled off from the spring peak, and financing costs that are not moving significantly, is a reasonably predictable one to plan around rather than one where waiting is likely to produce a meaningfully different outcome.

For buyers, this is a market where being prepared and pre approved matters more than trying to time the announcement itself, since well priced detached homes are still moving in about a month or less. For sellers, the wider gap between inventory this year and last year means pricing and presentation carry more weight than they did during tighter markets, since buyers simply have more to compare against.

If a surprise move does happen Wednesday, whether a hike or a cut, we will be watching it closely and can walk you through exactly what it means for your specific situation, whether that is a variable rate mortgage, an upcoming renewal, or a purchase you are timing around financing.

Wondering how this week's announcement, or the current Edmonton numbers, affects your specific plans to buy or sell in Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, or the surrounding county areas? Reach out to Mary Bark and David Szusz with The Real Estate Team at RE/MAX River City. We would love to help you make sense of where things stand.

Mary Bark and David Szusz, REALTORS® with RE/MAX River City 780.905.6255 · thereteam.ca