Bearspaw, Edmonton - October 2026 Real Estate Report
Bearspaw, Edmonton: Your Home Is Worth More Than the City Thinks - Here's the Proof
If you've been glancing at your city assessment and thinking "that doesn't feel right," you're onto something. The numbers coming out of Bearspaw right now tell a story that the official paperwork is seriously missing.
The Vibe: What's Actually Happening in Bearspaw
Let's break it down by property type, because houses and condos are living in two very different realities right now.
Houses - Strong Price, Slow Burn
We're seeing something interesting with houses in Bearspaw. The average sale price hit $446,250 this month - that's up 32.4% from last month. That's a big jump. But before you pop the champagne, only 2 houses sold, and they sat on the market for an average of 178 days. That's a long wait. Days-on-market ranks 112 out of 116 neighbourhoods in Edmonton - meaning houses here are among the slowest to sell in the city.
- Average sale price: $446,250 (up 32.4% from last month)
- Average list price: $329,900
- Sale-to-list ratio: 92.45% - buyers are negotiating below ask
- Price per square foot: $219
- Average days on market: 178
- Properties sold this month: 2
- HonestDoor predicted value: $709,713
- Estimated monthly rent: $3,027
- Rental yield: 5.48%
The HonestDoor predicted value of $709,713 is actually pulling back slightly from the 3-month moving average of $728,254, and recent property value change sits at -3.17%. On the neighbourhood leaderboard, Bearspaw houses rank 226 out of 285 for growth - that puts us in the below-average tier. This market is taking a breather. Buyers know it, and they're negotiating accordingly.
Condos - Faster Sales, Surprising Price Strength
Condos tell a calmer story. One unit sold at $360,000, close to the list price of $352,400 - a 97.18% sale-to-list ratio. That's a much tighter gap than houses. And condos moved in 56 days, which ranks 40 out of 113 neighbourhoods for speed. We're in moderately fast territory here.
- Average sale price: $360,000
- Average list price: $352,400
- Sale-to-list ratio: 97.18%
- Price per square foot: $55
- Average days on market: 56
- HonestDoor predicted value: $335,978
- Estimated monthly rent: $1,786
- Rental yield: 4.14%
Condo prices rank 38 out of 218 Edmonton neighbourhoods - that puts Bearspaw condos among the most expensive in the city. On the growth leaderboard, condos rank 189 out of 297, which is below average. The HonestDoor predicted value of $335,978 is dipping slightly from the 3-month average of $340,631, with a recent value change of -1.22%. Steady, but not accelerating.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment Right Now
Here's the thing most Bearspaw homeowners don't realize. The city's average assessed value for houses here is $527,282. The average HonestDoor Price is $722,213. That's a gap of nearly $195,000 - or 36.97% higher than what the city has on file.
Your tax assessment is a snapshot from the past. It doesn't update in real time. It doesn't know what sold last month, what buyers are actually paying, or where rental demand is heading. The HonestDoor Price pulls from current market activity to give you a real-world number - the kind a buyer would actually put on paper today.
For condos, the picture flips. The city's average assessed value is $353,578, but the HonestDoor Price is $328,036 - about 7.22% lower. That's not a bad thing if you're a buyer. But if you're a condo owner banking on your assessment as a selling benchmark, you may be pricing yourself out of a deal before you even list.
Bottom line: the assessment tells you what a government spreadsheet thinks. The HonestDoor Price tells you what the market thinks. Right now in Bearspaw, those two numbers are very far apart - and that gap is your real information.
The "So What?" - Thinking About Selling This Summer?
If you own a house in Bearspaw and you're thinking about listing this summer, here's the honest read. Prices are high relative to the city - the HonestDoor Price of $722,213 is well above the Edmonton average. But buyers are patient. With 178 average days on market and a sale-to-list ratio of 92.45%, expect negotiation. Price it sharp from day one. Sitting on the market in a slow-moving neighbourhood costs you leverage every week you wait.
For condo owners, the setup is actually cleaner. Faster sales, prices near ask, and a top-40 price rank in Edmonton. If your unit is well-maintained and priced close to that $352,400 average list, you're in a reasonable spot to move it before fall.
One more thing worth knowing: there were only 27 house transactions and 10 condo transactions in Bearspaw in 2026 so far. This is a low-volume neighbourhood. That means one strong sale can move the average significantly - and one bad pricing decision can sit there for months. Get your HonestDoor Price before you set your number. It's the most current data point you have.
- Neighbourhood growth year over year (houses): 0.08%
- Neighbourhood growth year over year (condos): 0.12%
- Total properties assessed: 650 houses, 193 condos
- Average Airbnb estimate: $151 per night (houses), $87 per night (condos)
- Nearby comparison - Keheewin house HD Price: $482,251
- Nearby comparison - South Edmonton Common house HD Price: $1,305,602
Bearspaw sits in an interesting middle ground - above most of Edmonton in price, but not the fastest-moving market on the block. Know your number, price with purpose, and don't let a stale assessment be the reason you leave money on the table.
bearspaw | edmonton | october 2026This 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.