Bearspaw, Edmonton - September 2026 Real Estate Report

Bearspaw, Edmonton: Your Home Is Worth More Than the City Thinks - But the Market Is Sending Mixed Signals

The Vibe Right Now

If you've been watching the "For Sale" signs in Bearspaw, here's what's actually happening. The story splits pretty cleanly depending on whether you own a house or a condo - and the two markets are moving in opposite directions right now.

Houses: Taking a Breather

Let's be straight with each other. The house market in Bearspaw is cooling off. The average sale price for houses sits at $337,167, which is down 22.5% from last month. Only 3 houses sold, and they're sitting on the market for an average of 56 days before finding a buyer. Buyers are paying about 98.7% of list price, so there's a little room to negotiate - but not a lot.

• Average house sale price: $337,167 (down 22.5% from last month)
• Average list price: $343,950
• Price per square foot: $270
• Days on market: 56
• Properties sold: 3
• Sale-to-list ratio: 98.70%
• Predicted market value: $732,917
• Estimated monthly rent: $3,102
• Rental yield: 5.44%
• Growth rank: 240 out of 291 neighbourhoods in Edmonton

That growth rank is the one to watch. On the neighbourhood leaderboard, Bearspaw houses are sitting near the bottom tier - 240th out of 291 tracked neighbourhoods. That doesn't mean panic. It means we're in a slower patch, and sellers need to price sharp to get deals done.

One bright spot for us landlords and investors: a 5.44% rental yield is genuinely strong. If you're holding a house here and not selling, renting it out at an estimated $3,102 per month is a solid play while you wait for the market to find its footing again.

Condos: A Different Story

Condo owners in Bearspaw are seeing something a bit more encouraging. The average condo sale price is $360,000, up 5.1% from last month. Only 1 condo sold, so we're working with thin data - but the direction is positive. Days on market is also 56, same as houses, so neither property type is flying off the shelf.

• Average condo sale price: $360,000 (up 5.1% from last month)
• Average list price: $352,400
• Price per square foot: $55
• Days on market: 56
• Properties sold: 1
• Sale-to-list ratio: 97.18%
• Predicted market value: $340,113
• Estimated monthly rent: $1,805
• Rental yield: 4.13%
• Growth rank: 181 out of 302 neighbourhoods in Edmonton

On the neighbourhood leaderboard, condos rank 181st out of 302 - below average, but nowhere near the bottom. The price rank tells a more interesting story: condos here sit at 35th out of 216 neighbourhoods, meaning we're among the more expensive condo markets in Edmonton. That's a positioning advantage if you're selling to buyers who want a premium address without a house-sized price tag.

One flag worth noting: the HonestDoor Price for condos ($335,978) is actually sitting 4.98% below the city's assessed value of $353,578. That gap matters - more on that below.

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

Here's the thing about your city tax assessment. It's a snapshot from the past. The city assesses your property based on data that can be 12 to 18 months old by the time it lands in your mailbox. A lot changes in that time.

For Bearspaw house owners, the gap is significant. The average city assessment is $527,282. The average HonestDoor Price is $709,713. That's a difference of 34.6% - meaning the city's number is potentially leaving a huge chunk of your real-world equity invisible to you. If you're making any financial decision based on that assessment - whether it's a refinance, an estate plan, or just knowing what you're worth - you're working with stale data.

For condo owners, the picture flips. The HonestDoor Price of $335,978 is actually below the city's assessed value of $353,578. That's a real-world check worth paying attention to, especially if you're pricing to sell. Listing based on the city's number could mean sitting on the market longer than you'd like.

The HonestDoor Price updates in real time using actual transaction data. It's not a guess - it's a live read of what buyers are actually paying in your neighbourhood right now.

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

If you're a house owner in Bearspaw thinking about listing this summer, here's the honest take. The market is softer than it was. Prices are down, sales volume is low, and you're competing in a neighbourhood that's ranked near the bottom for growth right now. That doesn't mean you can't sell - it means you need to be strategic about pricing and timing.

A few things to keep in mind before you call your agent:

• Your HonestDoor Price of $709,713 is your real-world benchmark - not the city's $527,282 assessment
• The 3-month moving average for predicted house values is $737,788, and values are drifting down from there (-1.24% recently)
• Buyers are negotiating, but not aggressively - the 98.7% sale-to-list ratio means you're not giving the house away
• 56 days on market is the current average - budget for that timeline and price accordingly from day one
• Nearby, South Edmonton Common is averaging an HonestDoor Price of $1,267,825 - Bearspaw is still a relative value play for buyers coming from pricier pockets

If you own a condo and are thinking about selling, the calculus is a bit different. Prices ticked up last month, but the HonestDoor Price is below the city assessment - so don't let that tax notice make you overconfident on your asking price. One sale a month is a thin market, and buyers know it.

Bottom line: Bearspaw is a neighbourhood with real value - especially for houses where the HonestDoor Price is running well above what the city says you're worth. But the market is telling us to be realistic, price sharp, and move with intention this summer. Check your HonestDoor Price before you do anything else.

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.