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

Every new home built in Alberta since February 2014 comes with mandatory warranty coverage under the New Home Buyer Protection Act, and understanding what that coverage actually includes is one of the most useful things a new build buyer can do before taking possession. Coverage runs on four separate timelines, one year for materials and labour, two years for delivery systems, five years for the building envelope, and ten years for major structural components.

What does the warranty actually cover

The first year covers defects in construction materials and workmanship, things like flooring, baseboards, cabinets, trim, and interior finishes. Some settling and minor shifting is normal during this period as the home adjusts to the land, so not everything you notice will qualify as a defect. Years one and two extend to the delivery and distribution systems, meaning electrical wiring, plumbing, and heating and ventilation. The building envelope, which is the roof, exterior walls, and everything that separates the inside of your home from the outside, carries five years of coverage against water penetration and shell failures. Major structural components, including the foundation and load bearing framing, carry the longest protection at ten years.

How much coverage do you actually get

The minimum mandatory coverage limit is $265,000 for a single family home and $130,000 for a unit in a condominium or multi family building, based on the average cost to rebuild the structure itself, not including land, contents, or landscaping. Multi family projects also carry up to $3.3 million in coverage for common property such as elevators, lobbies, and stairwells. Some builders choose to purchase extended envelope coverage beyond the minimum five years, so it is worth asking your builder directly what they carry beyond the legislated minimum.

What happens if you find a deficiency after moving in

Document it as soon as you notice it. Photograph the issue, note the date, and report it to your builder and warranty provider promptly, since delaying a report can complicate or weaken a claim later on. Most builders schedule a formal walkthrough with new owners near the end of the first year specifically to catch and log these items before that window closes, so keeping your own running list in the meantime means nothing gets missed when that walkthrough happens.

Does the warranty transfer if you sell your new build

Yes. The statutory warranty is attached to the property itself rather than to the original owner, so if you sell within the coverage period, the remaining balance of the warranty transfers automatically to the new buyer. The new owner does need to notify the warranty provider directly to have the transfer recorded in their name, which is a detail worth flagging to any buyer purchasing a newer build from you.

What is typically excluded

Appliances, normal wear and tear, natural shrinkage of building materials, and damage from acts of nature, pests, or fire generally fall outside standard coverage. Surface cracking or pitting on driveways and walkways from road salt or weather exposure is usually considered normal wear rather than a structural issue. Reading your specific warranty agreement in full, rather than relying on the general legislated minimums, is the only way to know exactly what your provider does and does not cover.

With a background in new home sales and construction, this is an area where I can walk you through what to expect at each stage, from your pre possession walkthrough through your one year deficiency inspection, so nothing gets missed before a coverage window closes.

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

Buying a new home before your current one sells is manageable in Edmonton, Sherwood Park, St. Albert, and the surrounding area, and there is more than one way to make it work. Bridge financing is the tool most people hear about first, but it is not the only one, and it is not the right fit for every situation. What actually matters is building a timing plan around your specific circumstances, and that is where having an experienced team behind you makes the difference between a stressful move and a smooth one.

Why a timing plan matters more than any single tool

Every client's situation is different. Some people need their sale to close before they can even think about buying. Others have found their next home already and need flexibility on the other end. Some are relocating from out of province and juggling a sale happening in a completely different market. Before we talk financing options at all, Mary Bark and David Szusz sit down with clients to map out what actually needs to happen and in what order, so the strategy fits the client rather than forcing the client to fit the strategy.

What is bridge financing and when does it make sense

Bridge financing is a short term loan that covers the gap between the closing date on your new purchase and the closing date on your current home's sale. Your lawyer and lender handle it behind the scenes, and once your existing home closes, the sale proceeds repay the loan automatically. Most bridge loans in Alberta run 30 to 90 days, and the main requirement is a firm, unconditional sale on your current home. It works well for a lot of people, but it is not always feasible, and that is completely fine. It is one tool in the toolbox, not the whole toolbox.

What if bridge financing is not the right fit

This is where having options actually matters. Depending on your situation, we may build in a longer possession period on your new purchase so your sale has more time to close first. We may negotiate a rent back arrangement where you stay in your current home a short time after closing so the two transactions do not need to overlap at all. We may time your listing to hit the market a few weeks ahead of your search so an offer is already firm by the time you are ready to write on something. Every one of these approaches solves the same underlying problem in a different way, and the right one depends entirely on your finances, your timeline, and what you are comfortable with.

What this looks like in practice

Rather than starting with a financing product and working backward, we start by understanding what you actually need. Do you need to be out of your current home by a certain date. Are you flexible on possession. Is there a specific home or area you cannot afford to miss out on if it comes up. Once we understand the real constraints, we build a plan around them, and only then do we bring in a mortgage broker to confirm the numbers work for whichever approach fits best. That might mean bridge financing, it might mean a rent back, it might mean simply sequencing your listing and your search differently. The goal is always the same, a plan that feels manageable rather than one that leaves you guessing.

What you should do first

Talk to us before you list or before you start seriously shopping. Knowing what your timeline can realistically look like changes how we structure everything from your listing strategy to your offer conditions, and it means far fewer surprises along the way.

If you are thinking about making a move in Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, or the surrounding county areas, and you are wondering how buying and selling at the same time would actually work for you, reach out. Mary Bark and David Szusz with The Real Estate Team at RE/MAX River City walk clients through exactly this kind of planning regularly, and every plan starts with your specific needs, not a one size fits all approach.

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

Published: June 30, 2026 | The Real Estate Team | thereteam.ca

Summer is officially here in Edmonton, and the real estate market is shifting, heating up in some areas while cooling in others. Whether you are thinking about buying your first home, listing your property, or growing your investment portfolio, this update covers what matters right now.

The Big Picture: Edmonton's Market Is Balanced, and That's Good News

Edmonton has moved into balanced market territory. Things feel different than the frenzied pace of last year, and depending on which side of the transaction you're on, that's something to be glad about.

Here is the snapshot for May and June 2026:

• Average sale price: approximately $491,794, up 6.3 percent year over year

• MLS® Benchmark price: $416,800, a more conservative measure that controls for home mix

• Active inventory: up approximately 20 percent from a year ago

• Months of supply: 3.07 months

• Average days on market for well priced detached homes: 33 days or less

• Sales to new listings ratio: approximately 53 percent, classic balanced territory

Neither buyers nor sellers hold a dramatic advantage right now, which means deals can get done fairly on both sides.

For Sellers: Your First Two Weeks Are Everything

If you are thinking about listing this summer, here is the most important thing to know, the first 10 to 14 days on market are your golden window.

That's when your home gets the most eyes, the most showings, and the most competitive offers. Price it right from day one, invest in great photography, and make sure your online presence is dialed in. If buyers scroll past you in week one, getting them back is an uphill battle.

A few tips for Edmonton sellers right now:

• Price with data, not emotion. With inventory up 20 percent year over year, overpriced homes are sitting. Buyers have options, but a well priced home in the right area is still moving in under 33 days.

• Staging sells. With more competition on the market, presentation matters more than ever. Homes that show beautifully are still generating strong interest.

• Don't wait for next spring. Summer buyers are motivated, with real deadlines like school enrolment, job starts, and lease ends. List now and catch them while they're actively searching.

For Buyers: The Condo Market Just Got Interesting

Apartment condo benchmark prices have dropped to $201,900, down 9.3 percent from a year ago. That's a significant dip, and with inventory sitting high in that segment, buyers have real negotiating power. If you have been on the fence, the condo segment right now represents genuine value, especially for first time buyers looking to build equity without stretching the budget.

What's working in buyers' favour:

• Rates have stabilized. The Bank of Canada held its overnight rate at 2.25 percent on June 10, 2026. The prime rate sits at 4.45 percent. Best 5 year variable rates are hovering around 3.35 percent, and the best 5 year fixed is approximately 4.04 percent. Today's rates already reflect the current monetary policy environment, so waiting for a drop has largely stopped paying off.

• More choices. With 20 percent more inventory than last year, you're not forced into desperate bidding situations. Take your time, do your due diligence, and negotiate.

• Edmonton remains one of Canada's most affordable major cities. Compared to Calgary, Vancouver, or Toronto, your dollar goes significantly further here, which is a key reason Edmonton's demand stays resilient.

For Investors: Where the Smart Money Is Looking

Edmonton's investment landscape is evolving, and the opportunities are real if you know where to look.

Detached over condos for appreciation. With condo prices declining, detached single family homes remain the stronger play for investors seeking long term appreciation. Well located infill lots and mature neighbourhood homes continue to hold value.

University neighbourhoods for rental yield. Areas like Garneau, Strathcona, and Ritchie continue to deliver strong rental yields. Proximity to the University of Alberta creates consistent demand from students, faculty, and young professionals.

The Valley Line West LRT, get ahead of it. The extension is projected to wrap up construction in 2028. Properties within walking distance of future stations tend to see price appreciation in the years leading up to and following a transit opening. This is roughly a two year window to get in before that surge.

Infill incentives. Edmonton's city infill development programs continue to create attractive redevelopment opportunities in mature communities, worth exploring for investors with renovation or development experience.

The Verdict: Has the Market Peaked for 2026?

Several analysts suggest Edmonton's market may have hit its high water mark for the year. Inventory is growing, sales are down year over year, and the frenzy of early spring has cooled. But peaked doesn't mean crashed. A balanced market with strong employment fundamentals and relative affordability doesn't fall off a cliff.

What it does mean is that this is a window of opportunity, for buyers to get in without the panic of a seller's market, for sellers to act decisively before conditions soften further, and for investors to pick up assets at reasonable prices before the next growth cycle begins.

Edmonton continues to punch above its weight as one of Canada's most resilient real estate markets. The fundamentals are strong, the deals are there, and you just need the right guide to find them.

Ready to Make Your Move?

Whether you're buying, selling, or investing in the Edmonton area, Mary Bark and David Szusz of The Real Estate Team are here to help you navigate it with confidence.

Call or text The Real Estate Team today 780 905 6255 · thereteam.ca

Market statistics sourced from REALTORS® Association of Edmonton (RAE), WOWA.ca, and CMHC, June 2026. This blog is for informational purposes. For personalized real estate advice, contact Mary Bark and David Szusz of The Real Estate Team at thereteam.ca.

The Real Estate Team, Mary Bark and David Szusz, RE/MAX River City

About The Real Estate Team

Who are Mary Bark and David Szusz?

Mary Bark and David Szusz are REALTORS® with RE/MAX River City who work together as The Real Estate Team, serving Edmonton and the surrounding region. Mary brings a background in new home sales and construction, and both Mary and David relocated to the Edmonton area themselves, Mary from Ontario in 2014 and David from Ontario in 2021, which gives them firsthand experience helping other relocating families settle in.

What areas does The Real Estate Team serve?

The Real Estate Team serves all of Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the rural areas of Strathcona County, Sturgeon County, and Parkland County. Whether a client is looking in the city core or a rural acreage outside Edmonton, the team covers the full region.

Is The Real Estate Team part of RE/MAX?

Yes. Mary Bark and David Szusz are REALTORS® with RE/MAX River City, and The Real Estate Team operates under that brokerage. RE/MAX River City handles all regulated brokerage compliance for the team's transactions.

How do I contact The Real Estate Team?

You can reach The Real Estate Team at 780 905 6255 or through thereteam.ca. Mary can be reached directly at mary@thereteam.ca and David at david@thereteam.ca.

Relocating to Edmonton

Does The Real Estate Team specialize in relocation?

Yes. Relocation is a core focus for The Real Estate Team. Both Mary Bark and David Szusz moved to the Edmonton area from Ontario themselves, Mary in 2014 and David in 2021, so they understand what it feels like to buy a home in an unfamiliar city and can guide out of province buyers through the process from a personal point of view, not just a professional one.

What should I know before moving to Edmonton from another province?

Buyers relocating to Edmonton should plan around a few key differences from other Canadian markets, including generally more affordable home prices, a wider range of new construction options, and distinct neighbourhood character across communities like the inner city, the southwest, and surrounding towns such as Sherwood Park and St. Albert. The Real Estate Team works with out of province buyers regularly and can set up virtual tours, video walkthroughs, and area orientation calls before a buyer ever steps off the plane.

Can I buy a home in Edmonton without visiting in person first?

Yes. The Real Estate Team regularly helps clients purchase sight unseen or with only one in person visit, using video walkthroughs, detailed area guidance, and close communication throughout the process. This is common for buyers relocating for work or family reasons on a tight timeline.

Which Edmonton area suburbs are good for newcomers?

Sherwood Park, St. Albert, Leduc, and Beaumont are all popular choices for people relocating to the Edmonton area, each offering a different mix of commute distance, school options, and community feel. The right fit depends on where you will be working and what kind of pace of life you want, and The Real Estate Team can walk through the tradeoffs based on your specific situation.

Buying a Home

How do I start the process of buying a home with The Real Estate Team?

The process starts with a conversation about your budget, timeline, and what you need in a home, followed by mortgage pre approval guidance, a personalized search, and scheduled showings. Mary Bark and David Szusz handle this directly rather than handing buyers off to a junior team member.

Does The Real Estate Team help with new construction and builder purchases?

Yes. Mary Bark has a background in new home sales and construction, which means The Real Estate Team can advise buyers on builder contracts, lot selection, upgrade decisions, and what to watch for when buying a new build, in addition to representing buyers on resale homes.

What does it cost to use a buyer's agent in Edmonton?

In most residential transactions in Alberta, the seller pays the commission that is shared with the buyer's agent, meaning there is typically no direct cost to the buyer for representation. The Real Estate Team can explain exactly how this works for your specific transaction during an initial consultation.

How competitive is the Edmonton housing market right now?

Market conditions in Edmonton shift by season, price range, and neighbourhood, so the best way to get an accurate read is to ask directly. The Real Estate Team tracks local market data closely and can give you a current, neighbourhood specific answer rather than a general national headline.

Selling a Home

How does The Real Estate Team market a listing?

The Real Estate Team builds a marketing plan for each listing that includes professional photography, a strong presence on REALTOR.ca and the Paragon MLS network, targeted social media promotion, and open houses where appropriate, with reporting back to the seller on exposure and buyer activity throughout.

How do I find out what my home is worth?

The most accurate way to find out what your home is worth is a comparative market analysis based on recent sales of similar homes in your specific area, which The Real Estate Team provides at no cost. Online estimate tools can be a starting point but often miss the details that actually move local pricing.

How long does it typically take to sell a home in the Edmonton area?

Time on market varies by neighbourhood, price point, and season, and can range from days to several weeks or longer depending on conditions. The Real Estate Team can give you a realistic estimate specific to your property and area rather than a generic regional average.

Do you provide feedback after showings?

Yes. The Real Estate Team provides sellers with feedback reports after showings and open houses, including online exposure data and in person feedback, so sellers always know how their listing is performing and what adjustments, if any, are worth considering.

Working With The Real Estate Team

Why work with a team instead of a single agent?

Working with The Real Estate Team means you have two experienced REALTORS® available, Mary Bark and David Szusz, which means faster response times, broader availability for showings, and two perspectives on pricing, negotiation, and market strategy, while still working with the same two people throughout rather than being passed to unfamiliar staff.

What makes The Real Estate Team different from other Edmonton REALTORS®?

Three things set The Real Estate Team apart, Mary's background in new home sales and construction, the fact that both Mary and David relocated to Edmonton themselves and understand that experience firsthand, and full coverage across Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the surrounding rural counties.

How can I see reviews from past clients?

Past client reviews for The Real Estate Team are available on RankMyAgent and Google Business Profile, and can also be found through thereteam.ca. David Szusz in particular has built a strong base of verified reviews over the years.

Does The Real Estate Team work with both buyers and sellers?

Yes. Mary Bark and David Szusz both represent buyers and sellers, and frequently work with clients who are doing both at once, such as a family selling their current home while buying their next one in a different Edmonton area community.

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