Beacon Heights, Edmonton - July 2026 Real Estate Report

Beacon Heights, Edmonton: Your Neighbour Just Got a Surprise on Their Assessment

If you own a home in Beacon Heights and you're still looking at your city assessment to figure out what your place is worth, you're working with old information. The real numbers tell a more interesting story - and for most of us here, it's a good one.

The Vibe: What's Actually Happening in Beacon Heights Right Now

Let's break it down by property type, because houses and condos are living in very different worlds right now.

Houses - Strong Prices, But Patience Required

We saw 6 house sales in Beacon Heights so far in 2026. That's down 40% from last month, so sales volume is quiet. But here's the thing - the average sale price hit $379,750, up 17.9% from last month. That's a real jump. Listings are sitting at an average of $433,567, and homes are selling at about 96 cents on the dollar, so buyers are getting a small discount but not a steal.

The catch? Homes are sitting on the market for an average of 121 days. That's a long time. Our days-on-market rank is 86 out of 103 neighbourhoods tracked - meaning we're one of the slower-selling spots in the city right now. So while prices are holding up, you need to go in with realistic expectations on timing.

• Average sale price: $379,750 (up 17.9% from last month)
• Average list price: $433,567
• Price per square foot: $318
• Sale-to-list ratio: 95.97%
• Average days on market: 121
• Properties sold this period: 6
• Predicted market value: $342,113
• Rental yield: 5.92%
• Estimated monthly rent: $1,801

On the rental side, a 5.92% yield is genuinely solid. If you're holding a house here as an investment, the numbers are working in your favour.

Condos - Affordable, Slow, and Steady

The condo market in Beacon Heights is a different animal. We're talking very affordable - price rank is 217 out of 220 neighbourhoods, which puts us near the bottom of the city in terms of price. That's not a knock; it means entry-level buyers can actually get in here.

One condo sold this period at $76,500, which is well below the average listing price of $99,900. The sale-to-list ratio was 100%, so what listed, sold at asking. But with 184 average days on market and a days-on-market rank of 96 out of 108, condos here are slow movers. Buyers have time to think.

• Average sale price: $76,500
• Average list price: $99,900
• Price per square foot: $82
• Sale-to-list ratio: 100%
• Average days on market: 184
• Properties sold this period: 1
• HonestDoor Price: $142,441 (up 2.52%)
• Estimated monthly rent: $766
• Rental yield: 4.30%

The HonestDoor Price for condos here is $142,441 - well above recent sale prices. That gap is worth watching. It suggests there may be upside for condo owners who are holding, even if the market is moving slowly right now.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here's the honest truth about city assessments. They're calculated once a year using data that's already months old by the time it lands in your mailbox. The city assessed the average Beacon Heights home at $321,852. That number is already in the past.

The average HonestDoor Price for houses here is $342,284. That's a $20,432 difference - and it's 6.35% higher than the city average assessment. HonestDoor updates continuously using real transaction data, so it reflects what buyers are actually paying right now, not what they were paying when the city did its math.

Think of the city assessment as a snapshot from last year. The HonestDoor Price is the live feed. If you're making any decision about selling, refinancing, or even just understanding your net worth, the HonestDoor Price is the number you want in front of you.

On the neighbourhood leaderboard, Beacon Heights ranks 141 out of 302 Edmonton neighbourhoods for growth rate. That puts us in the above-average half of the city. We're not leading the pack, but we're not falling behind either. Steady is good.

The "So What?" - Thinking About Selling This Summer?

If you're a homeowner in Beacon Heights thinking about listing this summer, here's the straight talk.

Prices are higher than your assessment suggests. That's the good news. The HonestDoor Price of $342,284 for houses is a more honest starting point for your conversation with an agent than the city's $321,852 figure.

But you need to price smart. Homes here are averaging 121 days on market. That tells us buyers are taking their time. If you come in too high, you'll sit. The sweet spot is pricing close to market value from day one, not starting high and chasing the market down.

Nearby neighbourhoods like Bergman (HonestDoor Price $394,229) and Beverly Heights (HonestDoor Price $392,679) are priced higher than us, which means Beacon Heights is still one of the more accessible options in the area. That's a selling point for buyers who've been priced out of those streets.

Bottom line - if you've been sitting on the fence, this summer is a reasonable time to test the water. Just go in with a realistic timeline, a price grounded in the HonestDoor data, and patience. The neighbourhood is holding its value. That's more than a lot of people can say right now.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.