Bearspaw, Edmonton - August 2026 Real Estate Report

Bearspaw, Edmonton: Your Home Is Worth More Than the City Thinks

If you own a home in Bearspaw and you have not looked at your HonestDoor Price lately, you are leaving real money on the table. The city's assessment says one thing. The actual market says something very different.

The Vibe: What's Happening Right Now

Let's break it down by property type, because houses and condos are telling two different stories in our neighbourhood right now.

Houses in Bearspaw

If you have been watching the "For Sale" signs around Bearspaw, here is what is actually happening. House prices jumped hard - the average sale price hit $462,750 this month, up 43.5% from last month. That is a big swing. Only 2 homes sold, so take that percentage with a grain of salt, but the direction is clear: buyers are paying close to asking price, landing at 98.96% of list on average.

• Average sale price: $462,750
• Average list price: $468,998
• Price per square foot: $318
• Average days on market: 38 days
• Properties sold this month: 2
• Sale-to-list ratio: 98.96%
• Predicted market value (HonestDoor): $742,134
• 3-month moving average: $740,514
• Estimated monthly rent: $3,110
• Rental yield: 5.44%
• Growth rank: 167 out of 292 neighbourhoods in Edmonton
• Days-on-market rank: 36 out of 108 (moderately fast)

Houses here are sitting on the market for about 38 days on average - not flying off the shelf, but not collecting dust either. The days-on-market rank of 36 out of 108 puts us in solid territory compared to the rest of Edmonton. The rental yield of 5.44% is genuinely strong if you are thinking about holding the property as an investment instead of selling.

Condos in Bearspaw

The condo side of Bearspaw is a different story. Things are steady, not spectacular. Two condos sold this month at an average of $342,500, and prices are essentially flat. Buyers are paying 97.18% of list price, which means there is a little room to negotiate if you are shopping. Condos are sitting longer - 56 days on average - so sellers need to price sharp.

• Average sale price: $342,500
• Average list price: $352,400
• Average days on market: 56 days
• Properties sold this month: 2
• Sale-to-list ratio: 97.18%
• Predicted market value (HonestDoor): $345,802
• 3-month moving average: $347,970
• Estimated monthly rent: $1,832
• Rental yield: 4.12%
• Growth rank: 138 out of 302 neighbourhoods in Edmonton
• Price rank: 43 out of 218 (among the most expensive in Edmonton)

That price rank is worth noting. Condos in Bearspaw sit at 43rd out of 218 neighbourhoods in Edmonton for price. We are near the top of the condo market in this city. The predicted value is actually dipping slightly below the 3-month average, so the condo market here is taking a breather right now.

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

Here is the thing about your city assessment. It is a snapshot taken months ago, using data that is even older than that. It does not know what sold on your street last week. It does not account for your renovated kitchen or the fact that buyers are actively competing for houses in south Edmonton right now.

For houses in Bearspaw, the average city assessment sits at $527,282. The average HonestDoor Price is $732,917. That is a gap of 39% - meaning the city's number is potentially underselling your property by over $200,000. That is not a rounding error. That is a real difference that affects what you list at, what you negotiate from, and what you walk away with.

For condos, the picture flips slightly. The average assessed value is $353,578, but the HonestDoor Price comes in at $340,113 - about 3.81% below assessment. That tells us the condo market has softened a touch since the city last ran its numbers. If you are a condo owner, your assessment might actually be giving you a rosier picture than the current market supports.

The HonestDoor Price updates in real time. Your tax assessment does not. That difference is exactly why checking your HonestDoor Price right now - not next spring - is the smart move.

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

If you own a house in Bearspaw and you are thinking about listing this summer, the timing is not bad. Buyers are paying nearly full asking price, the predicted market value of $742,134 is trending upward from the 3-month average, and a rental yield of 5.44% means even if you hold off, the income story is strong. The neighbourhood leaderboard puts house growth at 167 out of 292 in Edmonton - right in the middle of the pack. Not the hottest postal code in the city, but steady and credible.

If you own a condo and are thinking about selling, move with intention. The market is stable but not surging. At 56 days on market, overpriced condos are sitting. Price it right from day one and you will find a buyer. Price it with wishful thinking and you will be doing price drops by August.

For context, nearby Keheewin has a house HonestDoor Price of $495,065 and condo prices around $496,763. South Edmonton Common is in a completely different league at $1,276,340 for houses. Bearspaw sits in a comfortable middle ground - more affordable than the premium pockets, but well above the entry-level neighbourhoods nearby.

Bottom line: check your HonestDoor Price today. It is the real-world number - not the government's best guess from last year.

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.