Beacon Heights, Edmonton - September 2026 Real Estate Report

Beacon Heights, Edmonton: Your Neighbour Just Got a Reality Check on Their Home Value

If you own a home in Beacon Heights and you're still looking at your city assessment to know what your place is worth, you're working with old news. Here's what's actually happening on the ground right now.

The Vibe: What's Going On in Our Neighbourhood

Beacon Heights is a steady, affordable corner of Edmonton. We're not the flashiest neighbourhood on the leaderboard, but we're not pretending to be. With 1,072 properties assessed this year and 59 total transactions in 2026, there's real activity here. Our year-over-year growth sits at 0.11% - slow and steady, not a rocket ship, but not falling off a cliff either.

Here's how things break down for the two main property types in our area:

Houses - Taking a Breather

The house market in Beacon Heights is cooling off. The average sale price this month is $367,900 - that's down 10.3% from last month. Listings are sitting at $409,000 on average, and homes are spending about 57 days on the market before selling. Buyers are paying 99.51% of list price, which means sellers are giving up a little ground. That's not a crisis, but it's a signal.

• Average sale price: $367,900 (down 10.3% from last month)
• Average list price: $409,000
• Price per square foot: $330
• Average days on market: 57
• Sale-to-list ratio: 99.51%
• Predicted market value: $347,157
• Estimated monthly rent: $1,824
• Rental yield: 5.91% - that's a strong return
• Growth rank: 63 out of 291 Edmonton neighbourhoods - solidly above average

That growth rank is worth paying attention to. Out of 291 comparable Edmonton neighbourhoods, Beacon Heights houses rank 63rd for growth. We're in the top quarter. For price, we rank 231 out of 285 - meaning we're among the most affordable options in the city. That combination of affordability and above-average growth is exactly what buyers hunting for value are looking for right now.

Condos - A Different Story

We'll be straight with you: the condo side of Beacon Heights is a tough spot right now. One condo sold this year. One. The average sale price came in at $76,500, with listings averaging $99,900. That gap between list and sale price tells you buyers have leverage. Properties are sitting on the market for an average of 184 days - that's a long time to wait.

• Average sale price: $76,500
• Average list price: $99,900
• Price per square foot: $82
• Average days on market: 184
• Predicted market value: $130,778
• Estimated monthly rent: $706
• Rental yield: 4.31% - moderate
• Growth rank: 285 out of 302 - bottom of the pack

The predicted market value of $130,778 is actually sliding - it's down from a 3-month moving average of $137,385. If you own a condo here, you need current numbers, not optimism.

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

Here's the thing about your city assessment: it's a snapshot from months ago, built on a formula that doesn't know your renovated kitchen or the fact that your street just got repaved. It's a tax tool, not a selling tool.

The average assessed value in Beacon Heights is $322,028. The average HonestDoor Price is $340,751. That's a $18,723 difference - and it's calculated in real time using actual market activity, not a government spreadsheet that updates once a year.

Yes, the HonestDoor Price has dipped 1.85% from the previous period for houses, and 1.44% for condos. That's the market talking. And you want to hear what the market is saying before you make a move - not after. The HonestDoor Price is your real-world check. It's what a buyer is likely thinking when they walk through your door.

For context, our HonestDoor Price for houses sits 5.81% above the average Edmonton assessed value. That gap is your equity that the tax office hasn't caught up to yet.

The So What: Should You Sell in Beacon Heights This Summer?

If you're a house owner thinking about listing this summer, here's the honest take. The market is softer than it was a month ago. Prices are down, days on market are climbing, and buyers know they have options. That said, you're sitting in a neighbourhood that ranks in the top quarter of Edmonton for growth, and you're priced affordably compared to most of the city. That's a real selling point.

Your neighbours in Bergman and Beverly Heights are listing at higher prices - $389,092 and $385,233 on the HonestDoor scale respectively - and growing slightly slower than us. Beacon Heights is the more affordable entry point in this pocket of the city. Buyers who got priced out of those areas are looking here.

The play for sellers right now is simple: price it right from day one. Homes that are chasing the market by starting too high are the ones sitting for 57-plus days. Homes priced at or near the HonestDoor Price of $340,751 to $347,157 have a real shot at a clean, fast sale.

If you own a condo, summer 2025 is a harder case to make. With one transaction in the books this year and values trending down, patience or a sharp price cut are your two realistic options.

Bottom line: pull your HonestDoor Price today. Know your number before anyone else does.

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.