Beacon Heights, Edmonton - October 2026 Real Estate Report
Beacon Heights, Edmonton: Your Neighbour Just Got a Better Price Than the City Thinks
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 leaving real money on the table. The city says the average home here is worth $321,750. The HonestDoor Price says $338,843. That's a $17,000 gap - and it matters more than you think right now.
The Vibe: What's Actually Happening on Our Streets
Beacon Heights is a tale of two markets right now, and which one you're in depends entirely on what you own. Here's the honest breakdown.
Houses - Taking a Breather
Let's be straight with each other. The house market here is cooling off. The average sale price came in at $332,600 this month, down 9.6% from last month. Only 5 homes sold, and they sat on the market for an average of 53 days before finding a buyer. Homes are also selling for about 95.82% of the asking price, which means buyers are successfully negotiating sellers down.
- Average sale price: $332,600
- Average list price: $373,450
- Price per square foot: $339
- Average days on market: 53
- Sale-to-list ratio: 95.82% - buyers are winning negotiations
- HonestDoor predicted value: $340,259
- 3-month moving average: $342,925 - values are drifting down
- Rental yield: 5.92% - strong if you're thinking landlord instead of seller
- Estimated monthly rent: $1,793
The predicted value of $340,259 is already slipping below the 3-month average of $342,925. This isn't a crash - it's a market catching its breath. But if you're a house owner thinking about selling, the window to get top dollar is not getting wider right now.
On the neighbourhood leaderboard, Beacon Heights houses rank 133 out of 285 Edmonton neighbourhoods for growth - solidly above average. For how fast homes sell, we rank 49 out of 116, which means we move properties at a moderately quick pace compared to most of the city. For price, we sit at 230 out of 285 - we're one of the more affordable options in Edmonton, which is actually a selling point for buyers priced out of other areas.
Condos - A Different Story Entirely
Condo owners, pay attention - your slice of Beacon Heights is behaving completely differently. The one condo that sold this month went for $118,000, and it sold for 107.27% of the asking price. That means a buyer paid over list. The unit was only on the market for 10 days. That is a sellers' market, full stop.
- Average sale price: $118,000
- Average list price: $110,000
- Price per square foot: $127
- Average days on market: 10
- Sale-to-list ratio: 107.27% - sellers are getting more than they asked
- HonestDoor predicted value: $128,890
- 3-month moving average: $134,036 - some softening in the trend
- Rental yield: 4.30% - moderate returns
- Estimated monthly rent: $696
For days on market, Beacon Heights condos rank 5 out of 113 Edmonton neighbourhoods. That is elite-level speed. Condos here are among the fastest-selling in the entire city. The HonestDoor Price for condos sits at $127,353, though it has dipped 1.19% recently - so while demand is hot right now, values are showing some softness under the surface. Worth watching.
The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters
Here's the thing about your city assessment - it's a snapshot from the past. It gets calculated once a year using data that's already months old by the time it lands in your mailbox. The market doesn't wait for paperwork.
The HonestDoor Price is updated in real time using actual sales data, current listing activity, and live market signals. For Beacon Heights houses, that number is $338,843 - sitting 5.31% above the average city assessment. That gap is not a rounding error. On a home in this neighbourhood, 5.31% is roughly $17,000 in equity that the city's number is simply not capturing.
If you're refinancing, negotiating, or just trying to figure out where you actually stand - the HonestDoor Price is your real-world check against a number that was never designed to move as fast as the market does.
The So What - Should You Sell in Beacon Heights This Summer?
If you own a house here, the honest answer is: sooner beats later, but go in with clear eyes. Prices are down from last month, buyers are negotiating successfully, and homes are sitting for over seven weeks on average. That said, you're in a neighbourhood that ranks above average for growth in Edmonton, and your HonestDoor Price is still meaningfully above your city assessment. Price it right from day one - homes listed at $373,450 are selling at $332,600. That gap tells you the market is pushing back on optimistic pricing.
If you own a condo here, the math looks different. Buyers are moving fast and paying over asking. If you've been sitting on the fence, this is the kind of short window that doesn't stay open forever - especially with values showing a slight dip in the 3-month trend.
Either way, the first move is simple. Pull your HonestDoor Price, compare it to your assessment, and you'll immediately know whether the city is underselling your biggest asset. In Beacon Heights right now, the odds are good that it is.
- Total transactions in Beacon Heights in 2026: 65 - ranking 39 in Edmonton for activity
- Properties assessed this year: 1,071
- Neighbourhood growth year over year: 0.11%
- Average rental estimate: $1,784 per month
- Average Airbnb estimate: $89 per night
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.