St. Albert continues to be one of the most searched communities in the Edmonton area, and the latest figures show a market that is active, steady, and rewarding for well prepared buyers and sellers. Here is a clear look at where home prices and demand stand today.

St. Albert Market Snapshot, August 2026

The most recent full month of St. Albert data from the REALTORS® Association of Edmonton shows the following:

Average sale price: $531,000 for all home types, up 2.5% from August 2025.

Average asking price: $560,000, essentially flat compared with last year.

Sales: 135 homes sold, up nearly 23% from the same month last year.

New listings: 167, down about 15% from August 2025.

Average days on market: 35 days, compared with 34 a year ago.

Ask to sell ratio: 1.000, meaning homes sold right at their asking price on average.

Year to date, the average St. Albert sale price sits at $552,000, up about 4% from the same period in 2025. Average days on market for the year is 42, up from 38 last year, which tells us the pace has relaxed slightly compared with a year ago even as August sales picked up.

For single family homes, other August reporting put the average price at $625,434, up roughly 6% year over year, with 88 detached sales in the month.

How St. Albert Compares to the Region

Across the Greater Edmonton Area, September 2026 data shows an average selling price of $466,080, up 2.9% year over year, and a benchmark price of $423,100. Regional inventory is up 16.7% from last year, which gives buyers more choice across the market. St. Albert's average price sits well above the regional figure, a reminder of how strongly families value its schools, trails, and community feel.

What This Means If You Are Buying

Sales are up while new listings are down, so the best homes are not sitting around. With homes selling at about asking price, there is little room to assume a big discount, but there is also no sign of the bidding war frenzy from earlier years. Get your financing in place, know your top priorities, and be ready to act on a home that checks your boxes. Properties that have been listed longer than the 35 day average may offer more room to negotiate on terms.

What This Means If You Are Selling

Fewer new listings means less competition for your home, and the ask to sell ratio shows that realistic pricing is being rewarded. Price your home to match current sold comparables rather than last year's headlines, and present it well. Homes priced correctly from day one tend to attract the strongest early interest, while overpriced listings are the ones that stretch the days on market figure.

Thinking About Your Next Move in St. Albert?

Averages are a starting point, and every street and price range moves a little differently. If you would like a straight answer on what your home is worth or what your budget can buy in St. Albert, we would be glad to walk you through it.

Mary Bark and David Szusz, REALTORS® with RE/MAX River City, serve St. Albert, Sherwood Park, Leduc, Beaumont, and all of Edmonton and area.

Mary Bark and David Szusz, RE/MAX River City, thereteam.ca, 780.905.6255

Sources: REALTORS® Association of Edmonton data as reported by Christina Reid, Century 21 (St. Albert Real Estate Market Statistics Update, August 2026); Yahoo News Canada (October 1, 2026); Daily Hive Edmonton (October 5, 2026).

By Mary Bark & David Szusz, The Real Estate Team, REMAX River City

Published October 8, 2026

If you own a home in an established Edmonton neighbourhood, are shopping for an infill property or are considering selling a lot with redevelopment potential, the latest provincial announcement is worth understanding.

The first step is to separate the announcement from what can actually be approved on a particular property. A headline cannot tell you the full story of a lot, an application or a construction project.

What has been announced?

On October 8, Alberta directed Edmonton to restore parameters for high density infill housing types, density and height from before its 2024 zoning changes, along with minimum on site parking requirements from before 2020. The City has three months to amend its bylaw and 18 months for a broader review involving public and industry consultation.

The province describes its goal as supporting appropriately scaled infill with adequate infrastructure, rather than ending infill development.

Source: Government of Alberta, Growing neighbourhoods responsibly, October 8, 2026.

What is infill housing?

Infill means adding housing within an existing neighbourhood. Depending on the site and applicable approvals, that might involve replacing an older home or adding more homes to an already developed area. It is a broad term, so it helps to ask what kind of project is being discussed.

Does this mean every project stops immediately?

The provincial news release sets a timetable for bylaw changes. It does not explain how every existing permit, pending application or project under construction will be treated.

Avoid assuming an approved project has been cancelled, or that an unapproved proposal can proceed under earlier rules. Those are different situations. Before making a purchase or development decision, ask the City for current, property specific confirmation of the applicable rules and permit status.

If you are buying a home

Look at both the home and the surrounding properties. What exists today? Are there active applications or approved projects nearby? What questions about parking, privacy or access would affect your decision?

If redevelopment potential is part of the appeal, make it a separate due diligence item. Ask for documentation supporting the proposed use, rather than relying on a listing description, an old drawing or what was possible on a neighbouring lot.

Your questions should include:

• What rules apply to this specific parcel at the time of purchase?

• Is the proposed project approved, under review or only a concept?

• What parking and servicing requirements need to be confirmed?

• Could the transition affect the intended use or timeline?

If you are selling

Be precise about what you are offering. An existing home, a lot with potential and a property with an approved development permit are different propositions.

If your marketing mentions redevelopment, review the wording and supporting information before going live. Buyers should be able to distinguish confirmed approvals from possibilities that still require investigation.

There is also no sound basis for promising that this announcement alone will increase or decrease the value of every home. For your selling plan, focus on relevant comparable sales, current competition and the features of your property, while monitoring how buyers respond to the evolving rules.

If you already own a home nearby

Start with the specific project or concern. A useful question is, “What has been applied for or approved at this address?” That creates a clearer conversation than relying on a general description of what might be built.

Keep an eye on the City's implementation updates and opportunities to participate in consultation. Save the date and source of any information you rely on, because an early announcement and the final adopted wording may answer different questions.

Planning your next move?

Whether you are buying, selling or weighing the potential of a property, our team can help identify the questions that matter to your decision and where additional confirmation is needed.

Connect with Mary Bark & David Szusz at The Real Estate Team through thereteam.ca.

REMAX River City

Information reflects the October 8, 2026 provincial announcement. Confirm current requirements and the treatment of individual permits and applications directly with the City of Edmonton before relying on development potential.

Sherwood Park buyers and sellers got a change of pace in August. After a busy spring and early summer, activity cooled while home values held steady. If you are searching for Sherwood Park home prices or wondering what the market is doing right now, here is what the latest numbers show.

Sherwood Park Market Snapshot, August 2026

Average sale price: $520,000. That is up about 2.2% from roughly $509,000 in August 2025. Prices are climbing, but gently.

Homes sold: 96. Sales were down about 20.7% from 121 in August last year, a clear sign of a more relaxed pace.

Average days on market: 40. A year ago the average was about 31 days, so homes are taking roughly nine days longer to sell.

New listings: 146. That is down about 7% from 157 a year earlier, so sellers are not flooding the market.

Sale to asking price: about 99.8%. Homes that sold still closed very close to the asking price.

Average asking price: $586,000. Asking prices are up about 11% year over year, which suggests some sellers are listing higher than recent sales support.

The Bigger Picture

Looking at January through August 2026, the market is steadier than the August numbers alone might suggest. Sales are up about 1.6% over the same period in 2025, with 1,012 homes sold. The year to date average sale price is $524,000, up about 2.7%. Average days on market sit at 35, compared with 29 last year.

In plain terms, Sherwood Park is moving from a fast market toward a more balanced one. That is a transition, not a downturn.

What This Means for Buyers

Buyers have a little more room to breathe. Longer days on market mean less pressure to make a rushed decision, and more time to compare homes, book second showings, and negotiate terms. With homes selling near asking price, the best results still come from being well prepared, with financing approved and a clear picture of what comparable homes have actually sold for.

What This Means for Sellers

Sellers still have a healthy market, but pricing matters more than it did in the spring. The gap between average asking price and average sale price is a reminder that homes priced to recent sales attract the strongest interest, while overpriced listings tend to sit. Good photography, careful preparation, and a pricing strategy based on current comparables make a real difference.

Thinking About Making a Move in Sherwood Park?

Every street and every home is different, and averages only tell part of the story. If you want to know what your home could sell for, or what your budget can buy in Sherwood Park, Strathcona County, or anywhere across the Edmonton area, we would be glad to help.

Mary Bark and David Szusz are REALTORS® with RE/MAX River City, serving Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and rural Strathcona, Sturgeon, and Parkland Counties.

Market data source: Sherwood Park Real Estate Market Update, August 2026 Statistics, Chris Reid, Century 21 Leading, published September 24, 2026. Figures are averages and can vary by neighbourhood and property type.

Mary Bark and David Szusz, RE/MAX River City, thereteam.ca, 780.905.6255

Edmonton's market is moving into fall with more choice for buyers and a slower pace for sellers. The Greater Edmonton Area finished September with 8,062 homes for sale and 1,959 sales, which works out to just over four months of supply. That is a balanced market that is leaning toward buyers. The question most people are asking has changed. It is no longer "Can I find anything?" It is "What is the right price, and how much room do I have to negotiate?"

Where Prices Stand Today

The average selling price across all residential types was $466,080 in September, down 0.8% from August and up 2.9% from a year ago. The MLS Home Price Index composite benchmark, which tracks a typical home and is less swayed by what happens to sell in a given month, was $423,100. That is down 0.9% from August and down 0.3% from last year. In plain terms, prices are holding on to this year's gains, but growth has flattened.

By property type:

Detached homes averaged $569,820, down 1.1% from August and up 2.9% from last year. The single family benchmark price was $518,900. Detached homes were the busiest segment with 1,221 sales and the shortest time to sell at 42 days on average.

Semi detached homes averaged $412,974, down 2.7% from August and down 4.8% from last year. There were 212 sales, and new listings jumped 25.4% compared to last September.

Row and townhomes averaged $289,640, down 2.9% from August and down 4.5% from last year. The townhouse benchmark price was $269,500. There were 246 sales, with homes taking about 45 days to sell.

Apartment condos averaged $208,672, down 3.1% from August but up 0.6% from last year. The apartment benchmark price was $197,400. There were 280 sales, and condos took the longest to sell at about 50 days.

Across the whole market, the average home took 44 days to sell, three days longer than in August and five days longer than a year ago.

What This Means If You're Buying

1. Use your leverage, thoughtfully. Inventory is up 16.7% from a year ago and homes are sitting longer. You have more room to negotiate on price, possession dates and conditions than you did a year ago, especially on semi detached, townhome and condo listings.

2. Do not assume every home is negotiable. Well priced, well presented homes in good locations are still selling. Look at recent comparable sales before you decide how hard to push.

3. Get your mortgage preapproval in place and keep your financing conditions realistic. A clean offer from a prepared buyer still stands out, even in a balanced market.

4. Compare the segments. Townhomes and condos are down from last year, while detached prices are slightly up. Depending on your budget, that difference may open up options you had written off.

5. Consider renting as a bridge if you are relocating. Average rent for a one bedroom was $959 and for a two bedroom was $1,481 in September, with 98 active rentals, which gives newcomers flexibility while they find the right neighbourhood.

What This Means If You're Selling

Is it still a good time to sell? Yes, if you price it correctly. Buyers have more choice than they have had in a while, so the home that is priced right from day one is the one that gets attention.

Why are homes taking longer to sell? New listings rose 11.3% from last year while sales fell 10.3%. More supply and fewer buyers means more comparing and more time between showings and offers.

Should I wait until spring? Seasonal patterns suggest sales activity will not rebound until after the new year, and rising inventory could soften price growth further. Waiting is not automatically a better deal, because you may be competing with more listings. A conversation about your timeline and your goals is the best way to decide.

How should I price my home? Anchor to what comparable homes actually sold for recently, not what they were listed for. An overpriced listing that sits tends to end up selling for less than one priced correctly at the start.

What Is Ahead for the Rest of 2026

The Realtors Association of Edmonton expects the usual seasonal pattern to continue, with sales staying quiet through the end of the year before picking up in the new year. New listings are still coming on, so inventory will likely stay elevated through the fall and winter. Prices are still holding on to this year's gains, but with more homes available, price growth could slow further. For buyers, that points to a stretch of good selection and negotiating room. For sellers, it makes strategy, preparation and pricing more important than ever.

The Bottom Line

Edmonton is a balanced market that is tilting toward buyers. Prices are steady, inventory is growing, and homes are taking a little longer to sell. That is not a reason for concern. It is a reason to be strategic, whether you are buying, selling or moving here from out of province. If you are thinking about making a move this fall, reach out for a no pressure conversation about what these numbers mean for your situation.

780-905-6255 · thereteam.ca
Mary Bark & David Szusz, The Real Estate Team, RE/MAX River City
Sources: REALTORS Association of Edmonton, Monthly Market Statistics, September 2026 (released October 2, 2026); MLS Home Price Index. Months of supply calculated from month end inventory and monthly sales.

Posted September 22, 2026 by Mary Bark

If you have been watching the St. Albert market this year, you already know it has been quieter than the sprint we saw through 2023 and 2024. The latest numbers from the Realtors Association of Edmonton, covering July 2026, confirm that the market has settled into a steadier rhythm. Prices are still climbing, but the pace of activity has slowed enough that both buyers and sellers need a clear read on what is actually happening before making a move.

The St. Albert Market Snapshot

The average sale price in St. Albert reached $550,000 in July 2026, up 3.24 percent compared with the same month last year. Year to date, the average sale price sits at $555,000, up 4.29 percent from the same period in 2025, so the appreciation trend has held steady through the first seven months of the year.

The average asking price, meanwhile, was $527,000, down 2.93 percent from last year. That gap between a lower asking price and a higher sale price tells the real story, sellers are pricing more realistically to attract offers, and it is working. The ask to sell ratio sits at just over 100 percent, meaning homes are generally selling at or slightly above list price.

Homes sold in an average of 38 days in July, which is actually 9.52 percent faster than a year ago, even though overall sales activity has cooled. Only 140 properties sold in July, down 17.65 percent year over year, and new listings were down 7.69 percent to 180. Fewer homes are changing hands, but the ones that do are moving briskly. Looking at the full year so far, days on market have crept up to 43 on average, about 13 percent slower than the first seven months of 2025, a reminder that any single month can move faster or slower than the broader trend.

What This Means If You Are Buying

Fewer new listings means less to choose from, so if you find a home that fits, do not assume you have unlimited time to decide. Homes that are priced realistically are still selling close to or slightly above asking, which tells us serious buyers are competing for the right property even in a calmer overall market. Get your financing lined up before you start touring so you can move quickly once the right listing appears.

What This Means If You Are Selling

The drop in new listings actually works in your favor. With less competition on the market, homes that are positioned well are selling in under six weeks on average. Pricing still matters more than it did during the peak years, buyers are comparing carefully, but a realistic asking price paired with strong presentation is producing solid results. This is not a market where you need to discount aggressively to attract interest.

The Bottom Line

St. Albert has moved from an intensely competitive seller's market into something steadier, prices still rising, activity somewhat cooler, and homes that are priced right still selling quickly. Whether you are buying your first home here or getting ready to list, the numbers say this is a market that rewards preparation over guesswork.

Curious what these numbers mean for your specific street or price range? Let's talk it through.

Mary Bark and David Szusz, RE/MAX River City, thereteam.ca, 780.905.6255

Sources: Realtors Association of Edmonton market statistics, reported by Christina Reid, Century 21 (St. Albert Real Estate Market Statistics Update, July 2026).

Posted September 15, 2026 by Mary Bark

Your September 2026 Edmonton and area market pulse check.

August was the quietest month Edmonton and area has seen all year, and the numbers back that up. Months of supply moved to 3.8, up from 3.2 in July, still technically balanced but edging toward buyer’s territory. If you have been waiting to see whether summer’s cooling was a blip or a trend, this is your answer, it is a trend, and it is worth understanding before you make your next move.

Where Prices Stand Today

The average home price across Edmonton and area is $469,602, down 1.2% from July and still up 1.8% year over year. The benchmark price, which strips out a few expensive sales skewing the average, sits at $426,900, down 0.6% both month over month and year over year. That is the first time this year the benchmark has gone negative on an annual basis, a meaningful shift from the flat, holding pattern we saw through spring and early summer.

By property type:

• Detached: $575,575, down 1.7% month over month, up 1.0% year over year

• Semi detached: $424,322, down 0.2% month over month, up 0.8% year over year

• Townhouse: $298,238, up 1.9% month over month, down 1.0% year over year

• Condo: $215,422, up 0.4% month over month, down 1.2% year over year

Condo apartments were the clearest sign of where demand pulled back, sales in that category fell 16.3% from July and 18.7% from a year ago, the steepest drop of any property type. Detached and semi detached sales also slowed sharply through August, though prices in those categories are holding up better than the sales numbers alone would suggest.

The News Behind the Numbers

Total sales came in at 2,143 for the month, down 15% from July and 10% from last August, against 3,769 new listings and 8,052 active listings, up 15.1% year over year. Homes are averaging 41 days on market, two days longer than July.

RAE board chair Darlene Reid put it plainly in the association’s August release, supply is ample, but unless demand keeps up, we are likely to see downward pressure on prices beyond the usual seasonal patterns. That is the clearest signal yet that this is not just a summer slowdown, it is a market watching to see whether buyers show up in the fall.

On the financing side, five year fixed rates have ticked up to around 4.09% as bond yields climb, while five year variable sits near 3.30%, a gap wide enough that more buyers are looking seriously at variable again for the first time in a while.

What This Means If You’re Buying

1. Negotiating room just got wider. With supply climbing and sales slowing, sellers are more willing to talk on price, closing dates, and conditions than they were even in June.

2. Condos are where the leverage is strongest. That category saw the steepest sales drop, which typically means more flexibility from sellers still on the market.

3. The rate conversation has shifted. With the fixed and variable gap widening, it is worth running both scenarios before you lock in, rather than defaulting to fixed out of habit.

What This Means If You’re Selling

• Pricing has to reflect this month, not last spring. A benchmark that just turned negative year over year means comparables from March or April will overstate what your home is worth today.

• Days on market is creeping up. 41 days and climbing means overpriced listings are sitting longer than they were even a month ago, well priced ones are still moving.

• Fall is a narrower window than usual. With inventory up 15% year over year, your listing is competing against more options than last September, presentation and pricing accuracy matter more than ever.

The Bottom Line

This is not a market falling over, it is a market cooling in a way that rewards buyers who negotiate and sellers who price accurately from the start. The board’s own warning about downward pressure ahead means the next few months are worth watching closely, especially if you are deciding whether to list now or wait for spring.

Want a straight read on what these numbers mean for your street or your price range? Let’s talk it through.

780-905-6255 · thereteam.ca

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

Sources: WOWA Edmonton Housing Market Report (September 2026), RAE August 2026 statistics release, Ratehub.ca mortgage rate data (September 2026).

Your straight answer guide to what's actually being asked this month, based on where the Edmonton and area market stands right now.

August brought the market's usual seasonal cooldown, and it's changed the questions we're fielding from both sides of a deal. Buyers want to know if they've finally got the upper hand. Sellers want to know if they missed their window. So we pulled the five questions coming up most often right now and answered them straight.

Quick Snapshot Before We Dive In

Average price, $469,602, down 1.1% from July but still up 1.8% year over year

Sales, 2,143 in August, down 9.8% from August 2025

Inventory, 8,042 active listings, up roughly 15% year over year

Months of supply, about 3.75, the loosest it's been all year

Bank of Canada rate, holding at 2.25%

1. Is Edmonton actually becoming a buyer's market now?

Getting there, but it depends heavily on what you're shopping for. Overall supply sits around 3.75 months, which is close to balanced territory after a summer of tighter conditions. Detached and semi detached homes are still moving at a brisker pace, closer to 3.3 to 3.5 months of supply, so well priced houses in good condition are still seeing solid interest. Apartment condos are a different story entirely, sitting closer to 5 months of supply, which is squarely buyer's market territory. If you're house hunting, the leverage you have depends a lot on the property type, not just the headline number.

2. Will mortgage rates drop before the end of the year?

Don't count on it. The Bank of Canada held its overnight rate at 2.25% at its September meeting, and most forecasters expect it to stay there through the rest of 2026 given ongoing trade uncertainty and the need to keep inflation in check. If your plan has been to wait for a rate cut before buying, the more useful move right now is getting pre approved at today's numbers and shopping with a clear budget, rather than timing a cut that may not come this year.

3. Prices dipped in August, does that mean the market is turning down?

Not really, this is normal seasonal softening. The average price fell 1.1% from July, but it's still up 1.8% compared to August last year. Late summer almost always brings a slight pullback as school starts and the spring buyer rush fades, it's not a signal of a broader downturn. The more telling number is the benchmark price, which strips out a few expensive outlier sales, and it's held roughly flat year over year, meaning typical, mid market homes are holding their value even while the average bounces around.

4. Should I list my home now or wait for the spring market?

Listing now has a real advantage most sellers overlook, less competition. Spring brings more buyers, but it also brings a flood of new listings that your home will be competing against. Right now, with sales down 10% from a year ago, the buyers who are still actively looking tend to be serious and ready to move, not casual browsers. If your home is priced sharply and shows well, it can still sell quickly even in a quieter month, days on market are only sitting around 41 right now. Waiting for spring means waiting for more competition, not necessarily more buyers per listing.

5. Are condos still worth buying with the market this soft?

For buyers, this is genuinely one of the better entry points into Edmonton and area real estate right now. Apartment condo prices are down about 1.6% year over year and inventory is sitting around 5 months of supply, which means real negotiating room on price, closing dates, and conditions. For sellers, it means pricing has to be sharper and presentation matters more than it did a year or two ago, this segment simply isn't seeing the same demand as detached and semi detached homes. If you're an investor or a first time buyer priced out of the detached market, this is worth a serious look.

The Bottom Line

The market is doing exactly what it typically does this time of year, cooling off in volume while holding its value underneath. Buyers have more room to negotiate than they've had in a while, especially in the condo market, and sellers who price realistically are still closing deals in weeks, not months. The number that actually matters is the one for your street and your price point, not the citywide average.

Have a question about your specific situation? Reach out, we'd rather give you a real answer than a generic one.

780-905-6255 · thereteam.ca

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

Sources: REALTORS Association of Edmonton August 2026 monthly statistics, Bank of Canada September 2026 rate announcement, CREA Edmonton board statistics.

Fall is creeping into the river valley, the Oilers are gearing up for another season, and the Edmonton housing market is doing something it hasn't done in years: quietly handing buyers a bit of breathing room. If you've been sitting on the fence about buying, selling, or adding to your investment portfolio in YEG, here's your no-fluff, straight-from-the-street breakdown of where things stand right now.

The Big Picture: A Market Finding Its Balance

Edmonton's composite benchmark home price sat at $429,100 in July, essentially flat compared to a year ago. That's not a typo — after a couple of years of Edmonton grabbing headlines for double-digit price growth, things have cooled into something far more sustainable. Resale residential homes averaged $423,900, up a modest 2.1% year-over-year, and the sales-to-new-listings ratio points to genuinely balanced conditions.

Translation: this isn't a crash, and it isn't a frenzy. It's a market that's finally behaving like a grown-up.

Inventory has been building steadily while new listings hold roughly flat, which means buyers are getting more selection and a little more negotiating power than they've seen in years. Condos are where the shift is most obvious — condo sales fell 21.3% year-over-year in July, the steepest drop of any property type in the city, which tells us softening demand is concentrated there rather than spread evenly across the board.

And Edmonton is still doing what Edmonton does best: staying affordable. At roughly $429,100, our benchmark price is well below Calgary's $569,200 and a fraction of what you'd pay in Toronto or Vancouver. That affordability gap is the quiet engine behind a lot of the interest we're still seeing from out-of-province buyers and investors.

For Buyers: More Room to Breathe (and Negotiate)

If you've been priced out of Edmonton in past years, this is worth paying attention to. With inventory up and the market edging toward buyer-favourable territory, you have more to choose from and more leverage at the negotiating table — think conditions on financing and inspection actually getting accepted, and less pressure to waive them just to compete.

On the financing side, the Bank of Canada held its policy rate at 2.25% on September 2nd, the seventh hold in a row, and lenders' prime rate is sitting steady at 4.45%. The best 5-year fixed rates in Edmonton are hovering around 4.24%. The takeaway: rates aren't dropping further this year, so if your pre-approval math works today, waiting for a rate cut probably isn't the winning strategy. Buying in a balanced market with predictable rates beats trying to time a market that isn't moving.

For Sellers: Pricing Right Matters More Than Ever

With the benchmark price down slightly month-over-month and buyers gaining options, the "list high and see what happens" approach is riskier than it was two years ago. Homes priced accurately for their condition and neighbourhood are still moving — Edmonton remains a genuinely healthy market — but overpricing now tends to mean sitting longer and eventually chasing the market down instead of catching it at the top.

If you're thinking about listing this fall, lean into what's still working in your favour: steady buyer demand, strong affordability optics compared to other major Canadian cities, and continued interest from newcomers relocating to Alberta. A sharp pricing strategy and solid presentation will do more for you right now than trying to squeeze out top dollar with an aggressive number.

For Investors: The Rental Story Is Still Strong

While resale condos have softened, the rental side of the market tells a different, more encouraging story. Vacancy sits in the low-to-mid 3% range across the city, with rental condos running especially tight at around 1.7% vacancy — a clear sign that demand for well-located rental units hasn't gone anywhere. CMHC projections put average two-bedroom rents around $1,624 for 2026.

Combine that with an average home price still well under half a million dollars, and Edmonton continues to pencil out as one of the more accessible cash-flow markets in the country compared to Calgary, Toronto, or Vancouver. Softer condo resale prices paired with strong rental fundamentals can actually be a gift for investors buying now — you may be picking up units at a more reasonable basis while rental demand keeps climbing.

The Takeaway

Edmonton's market this September is calm, balanced, and, frankly, a nice change of pace from the whiplash of recent years. Buyers have more room to shop and negotiate. Sellers who price smart are still winning. And investors are looking at a rental market with real staying power underneath a resale market that's taking a breather.

Whether you're buying your first home, listing your current one, or looking to grow your portfolio, the fundamentals here are worth a real conversation — not just a headline. Reach out anytime to talk through what this market means for your specific situation.

Market data referenced from the REALTORS® Association of Edmonton, CREA, WOWA.ca, CMHC, and the Bank of Canada, current as of early September 2026.

If you have been watching Edmonton home prices this summer, the biggest story is choice. Buyers have more listings to consider than they did a year ago, and that shift is starting to change how deals get negotiated across the city.

Here is what the latest numbers from the Realtors Association of Edmonton show, and what they mean if you are thinking about buying or selling in the months ahead.

Market Snapshot, July 2026 Data

The Realtors Association of Edmonton reported 2,535 residential sales for the Greater Edmonton Area in July 2026, down 7.6 percent from June and 11 percent lower than July 2025. New listings came in at 4,258, roughly flat compared to last year, while total inventory climbed to 8,142 units, up 17.9 percent from July 2025.

On price, the average sale across all residential property types was $475,079, a 1.8 percent dip from June but still 2.6 percent above where it stood a year earlier. The MLS Home Price Index benchmark price, which strips out the effect of a few high end sales, held at $429,100. That is unchanged year over year and down slightly, 0.3 percent, from June.

Broken down by property type, detached homes averaged $585,726, semi detached homes averaged $425,329, townhomes averaged $292,756, and condo apartments averaged $214,521. Condo sales saw the sharpest pullback, down 21.3 percent year over year, while detached home prices held the steadiest.

Homes took an average of 39 days to sell in July, three days longer than June and six days longer than a year ago. With 3.2 months of supply on the market, Edmonton has moved from seller's market conditions into a balanced market, according to RAE board chair Darlene Reid, who noted that softening prices and longer days on market point to demand easing through the summer.

What This Means for Buyers

More inventory and slightly longer selling times give buyers room to be selective again. You are less likely to face the multiple offer situations that were common earlier this year, and there is more space to negotiate on price, closing dates, or conditions. Condo apartments in particular are seeing softer demand, which could be an opening for buyers who have had their eye on that segment.

What This Means for Sellers

A balanced market does not mean a weak one. Prices are still up year over year across every major property type, and detached homes in particular continue to hold their value well. The key shift is pacing. Pricing a home realistically from day one and being ready to negotiate matters more now than it did during the spring rush. Homes that are priced right for current conditions are still moving in about five to six weeks.

Whether you are watching the Edmonton market from the sidelines or getting ready to list, the details of your specific neighbourhood can tell a very different story than the citywide averages. That is where a conversation with someone who tracks this market daily makes the difference.

Mary Bark and David Szusz, RE/MAX River City, thereteam.ca, 780.905.6255

Your straight-answer guide to the questions we're actually getting this month — no AI generated fluff, just real Edmonton numbers.

Ask Google or ChatGPT a real estate question these days and you'll get an answer in about two seconds — the problem is, it's usually a national headline dressed up like local advice. So we pulled the five questions Edmonton and area buyers and sellers keep asking us, and answered them with what's actually happening on the ground right now.

 Quick Snapshot Before We Dive In

- Average price: $475,079 — up 2.6% year-over-year

- Days on market: 39 — three days longer than June

- Active listings: 8,142 — up 18% compared to last year

- 5-year fixed mortgage rate: averaging 4.62%, with forward pricing pointing lower by year-end

1. Is now a good time to buy a home in Edmonton and area?

For a lot of buyers — yes. Inventory is up 18% from a year ago, which means way more selection than the bidding-war years. Prices are only up a modest 2.6%, and mortgage rates are trending gently lower into the fall. If you sat out the last few years because of competition, this is the loosest the market has felt in a while.

2. Will home prices in Edmonton go down in 2026?

Probably not — but they're not exactly racing upward either. RE/MAX is projecting about 4% appreciation for the year, Royal LePage is calling for roughly 2% growth to an average near $480,930. The benchmark price is basically flat year-over-year, and semi-detached homes and townhouses have actually dipped slightly, so the real answer depends on what you're buying and where.

3. Should I sell my home now or wait for spring?

Spring (March through May) is still Edmonton's strongest buyer season, but here's the thing — homes priced right are still selling well right now. Days on market have stretched to 39, and it's the overpriced listings dragging that number up and eventually cutting price, not the ones patiently waiting for a better season.

4. How long does it actually take to buy or sell a home right now?

Homes across Edmonton and area are averaging 39 days on market as of July 2026 — call it five to six weeks to land a qualified buyer. Add Alberta's standard financing and inspection conditions on top, and sellers should budget six to eight weeks from list to close in today's balanced market.

5. Do I even need an agent, or can AI and Google tell me everything I need to know?

Honestly? AI and Google are great for exactly this — general trends and mortgage math, fast. What they can't tell you is that a specific listing on your street is overpriced by $20,000, or that a certain block in Sherwood Park or St. Albert is quietly outperforming the averages. That's the local read that's still worth a phone call.

The Bottom Line

The questions people are typing into search haven't changed much — what's changed is the answers. Buyers have room to breathe, sellers who price it right are still moving, and the fastest way to know exactly where you stand is to skip the generic search and ask someone who's watching your specific street every week.

Have a question about your street, your price point, or your timeline? Reach out — we'd rather give you a real answer than a generic one.

780-905-6255 · thereteam.ca

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

Sources: WOWA Edmonton Housing Market Report (July 2026), RE/MAX Edmonton Housing Market Outlook, Royal LePage forecasts, Bank of Canada rate data (August 2026).

Edmonton and Area still has one of its busiest stretches of the year ahead, with a stadium rock show, a multi day dragon festival, a downtown pride celebration, and the final week of the Fringe all landing before Labour Day. Whether you're drawn to live music, theatre, or a free Saturday afternoon downtown, here's what's still to come this summer.

Festivals

The Edmonton International Fringe Festival, North America's largest and longest running fringe theatre festival, runs through August 23 in Old Strathcona, filling the neighbourhood with hundreds of performances across theatre, comedy, and experimental art. The Edmonton Dragon Festival takes over from August 21 to 26, with dragon boat races returning to Louise McKinney Riverfront Park, the Canadian National Lion Dance Championships in Chinatown's Kinistinâw Park, guided food tours through Taste of Chinatown, and the closing Dragon Ball Gala. Pride Festival runs August 21 to 23 at Fan Park in ICE District and Churchill Square, an all ages, free to attend celebration with live music and performers. And the Edmonton Mural Festival wraps the season in late August and September, turning walls across the city into an open air gallery with hands on art experiences and a closing party.

Concerts

Guns N' Roses brings their World Tour to Commonwealth Stadium on August 26, the biggest remaining stadium show of the summer. Boots and Hearts West makes its debut at Fan Park on August 28 and 29, headlined by Russell Dickerson and Shaboozey, closing out the month with a country music finale. On a smaller scale, the 124 Street Afternoon Sound Sessions bring live music to the street every Saturday in August, and Christ Church Anglican hosts free, intimate concerts on its grounds every Wednesday evening, worth pairing with a walk over to Kind for ice cream afterward.

Arts and theatre

Fringe is the main event for theatre lovers this month, but it's worth building a night around more than one show since venues sit within walking distance of each other through Old Strathcona. The Edmonton Mural Festival is the pick for anyone who prefers to browse rather than sit in a seat, with new large scale murals appearing across the city and guided experiences built around them. For something smaller, Nightbird Alley continues to bring a rotating lineup of local musicians and artists together under the stars.

Family and free

The Rice Howard Way Summer Block Party runs every Saturday through September 19, with live music, local vendors, and family friendly programming downtown at no cost. The Winds of Unity Multicultural Kite Festival brings a colourful, community focused afternoon for all ages, and SPRBA's free community movie night returns August 22 at RioCan Mayfield Common with a double feature and no registration required. The Edmonton Valley Zoo's Zoobrew and ongoing evening programming are worth checking for families looking for something outdoorsy that isn't just a park.

Frequently Asked

What are the biggest events left in Edmonton this summer?
Guns N' Roses at Commonwealth Stadium on August 26 and Boots and Hearts West on August 28 and 29 are the two largest remaining concerts of the summer. The Edmonton Dragon Festival, running August 21 to 26 with dragon boat races and the Canadian National Lion Dance Championships, and Pride Festival, running August 21 to 23 in Churchill Square, are the biggest multi day festivals still to come.

Is the Edmonton Fringe Festival still on?
Yes. The Edmonton International Fringe Festival, North America's largest and longest running fringe theatre festival, runs through August 23 in Old Strathcona, with hundreds of live performances across theatre, comedy, and experimental art.

What free events are happening in Edmonton for the rest of summer?
The Rice Howard Way Summer Block Party runs every Saturday through September 19 with live music and local vendors at no cost. The 124 Street Afternoon Sound Sessions run Saturdays in August, and Christ Church Anglican hosts free concerts on its grounds every Wednesday in August. Pride Festival is also free to attend.

What arts and theatre events are on in Edmonton this summer?
The Edmonton International Fringe Festival runs through August 23 with hundreds of theatre and comedy performances in Old Strathcona. The Edmonton Mural Festival takes over the city with large scale outdoor murals and hands on art experiences in late August and September, with a closing party to wrap the season.

A city that shows up for summer

Weeks like the one ahead are a good reminder of why so many people fall for Edmonton and Area once they actually live here. Mary Bark and David Szusz work across Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the surrounding rural counties, and both know this city's rhythm firsthand, including what it's like to relocate here and build a life around summers like this one.

Thinking about where in Edmonton and Area you'd want to be for summers like this one? Let's talk about which neighbourhood fits your life.

780 905 6255 · thereteam.ca