Bearspaw, Edmonton - July 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 checked 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 Is Actually Happening in Bearspaw 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 - Taking a Breather, But Still Worth Big Money

We saw only 1 house sell recently, and the average sale price came in at $322,500 - down 32.8% from last month. That sounds alarming, but with just one sale, a single transaction can swing the average dramatically. Do not read too much into one data point.

What matters more is this: the predicted market value for a Bearspaw house sits at $738,315, and that number is actually climbing above the 3-month moving average of $732,132. So while the sales activity is quiet, the underlying value is holding up.

• Average sale price: $322,500
• Average list price this month: $330,000
• Homes sold at 97.73% of list price - buyers are negotiating, but not by much
• Average days on market: 226 days - these homes are sitting, so pricing right matters
• Price per square foot: $160
• Estimated monthly rent: $3,075 with a rental yield of 5.46% - that is a strong return
• Growth rank: 184 out of 302 neighbourhoods - below average on the Edmonton leaderboard right now

The slow days-on-market number is the one to watch. At 226 days average, Bearspaw houses rank 99 out of 103 in Edmonton for speed of sale. That means sellers who overprice are getting punished. The buyers are out there, but they are patient.

Condos - Stable, Pricey, and Moving Faster

Our condo market is a different story. Two sales went through recently at an average of $342,500, and listings are sitting at $352,400. Buyers paid 97.18% of list price - again, slight negotiating room, but nothing dramatic.

The bigger news for condo owners is where Bearspaw ranks on price. We sit at 37 out of 220 Edmonton neighbourhoods - that puts us among the most expensive condo markets in the city. And condos here are moving in an average of 56 days, which ranks 42 out of 108 - that is a moderately fast pace compared to the rest of Edmonton.

• Average sale price: $342,500
• Average list price this month: $352,400
• Condos sold at 97.18% of list price
• Average days on market: 56 days
• Estimated monthly rent: $1,826 with a rental yield of 4.12%
• Predicted market value: $344,459 - slightly dipping from the 3-month average of $346,480
• Growth rank: 224 out of 296 neighbourhoods - below average on the Edmonton leaderboard

The condo HonestDoor Price of $345,802 is actually running slightly below the city's assessed value of $353,578. That is worth knowing if you are a condo owner - the city may be a touch ahead of where the real market is right now.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here is the thing about your city tax assessment. It is a snapshot from the past. The city assessed Bearspaw houses at an average of $527,282. The HonestDoor Price for those same houses is $742,134. That is a gap of 40.75%. If you are making any financial decision - refinancing, selling, even just understanding your net worth - using the city's number means you are working with stale data.

The HonestDoor Price updates in real time. It uses actual transaction data, market trends, and comparable sales to give you a current picture. The city's assessment is done once a year and reflects what the market looked like months ago. In a neighbourhood like Bearspaw, where house values are running nearly $215,000 above the assessed figure, that gap is not a rounding error. It is a significant chunk of equity you might not even know you have.

For condos, the story is slightly different - the HonestDoor Price of $345,802 is running just below the assessed value of $353,578. That kind of real-time check is exactly why you want to look at both numbers before making any move.

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

If you are a Bearspaw house owner thinking about listing this summer, here is the honest take. Your property is worth significantly more than the city says it is. But the market is patient right now - 226 days on market tells you that buyers are not rushing. The sellers who win this summer will be the ones who price based on current HonestDoor data, not last year's assessment and not wishful thinking.

Nearby, South Edmonton Common is averaging an HonestDoor Price of $1,266,788 for comparable properties - a reminder that premium Edmonton locations command serious money. Bearspaw at $742,134 for houses is well-positioned, but you have to meet the market where it is.

For condo owners, the faster 56-day average sale time is good news. If you price correctly against the current HonestDoor Price of $345,802, you are not looking at a long wait. The neighbourhood ranks in the top tier for condo prices in Edmonton, and that is a real selling point.

• Do not list based on your tax assessment - it is likely understating your house value by a wide margin
• Price to sell, not to sit - 226 days on market for houses is a warning sign for overpriced listings
• Condo sellers have a faster market - use it
• Check your HonestDoor Price at HonestDoor.com before you talk to any agent - walk in knowing your number

Bottom line: Bearspaw is not the hottest market in Edmonton right now, but it is one of the most undervalued on paper. The gap between what the city thinks your house is worth and what it actually is worth is one of the biggest in the city. That is your advantage - if you use it.

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.