Beddington Heights, Calgary - October 2026 Real Estate Report
Beddington Heights Real Estate Update: Your Neighbour's Assessment Is Lying To You
If you own a home in Beddington Heights and you're still going off your city assessment to figure out what your place is worth, stop. The numbers have moved, and not in the direction the city's paperwork suggests. Here is what is actually happening on our streets right now.
The Vibe: Houses vs. Condos - Two Very Different Stories
Houses - Taking a Breather
Let's be straight with each other. The house market in Beddington Heights is cooling off. The average sale price for houses sits at $493,476, which is down 4.9% from last month. Homes are sitting on the market for 33 days on average - that is noticeably longer than Sandstone Valley at 18 days and Country Hills at 20 days. When your neighbours' homes are selling faster, it tells us buyers have options and they know it.
- Average house sale price: $493,476 (down 4.9% from last month)
- Average listing price this month: $460,650
- Price per square foot: $454
- Sellers are getting 97% of list price - buyers are negotiating
- 17 houses sold this month
- Average days on market: 33
That 97% sale-to-list ratio is the number to watch. It means if you list at $500,000, expect to close around $485,000. Buyers are not in a panic. They are being patient, and that patience is costing sellers money. The predicted market value for houses is $541,576, which is nudging up slightly from the 3-month average of $540,829 - so the floor is not falling out, but we are not in a sprint either.
On the leaderboard, Beddington Heights houses rank 74 out of 221 Calgary neighbourhoods for growth - that puts us solidly above average. For affordability, we rank 195 out of 221, meaning we are one of the more accessible entry points in the city. That combination matters for buyers looking for value with upside.
Condos - A Completely Different Conversation
If the house market is taking a breather, the condo market here is doing the opposite. The average condo sale price jumped to $434,000, up 31.5% from last month. Buyers are paying 102.55% of list price - meaning they are going over asking. That is a sellers' market, full stop.
- Average condo sale price: $434,000 (up 31.5% from last month)
- Average listing price this month: $438,800
- Price per square foot: $328
- Sellers are getting 102.55% of list price - buyers are competing
- 2 condos sold this month
- Average days on market: 20
Two sales is a small sample, so take the month-over-month jump with some context. But the underlying numbers back up the heat - the predicted market value for condos is $899,702, up from the 3-month moving average of $890,020. Condo growth ranks 69 out of 207 Calgary neighbourhoods - above average. And on price, condos here rank 53 out of 175, putting them in the upper tier of Calgary condo pricing.
The rental story on condos is also worth noting. At an estimated $2,897 per month in rent against a predicted value of $899,702, the rental yield comes in at 3.81%. Solid, not spectacular - but it keeps the numbers working for investors.
The Secret Sauce: Your HonestDoor Price vs. That City 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 block last Tuesday. It does not adjust for the fact that house prices in Beddington Heights have shifted recently. It is a static number being used to make real-world financial decisions, and that gap can cost you.
For houses, the average city assessment sits at $560,592. The average HonestDoor Price is $527,286 - that is 5.94% lower and reflects where the market actually is right now. If you are using the city number to set your list price or negotiate a purchase, you could be starting from the wrong place entirely.
For condos, the gap runs the other direction in a dramatic way. The average assessed value is $384,995, but the average HonestDoor Price is $904,322 - a difference of 134.89%. The condo HonestDoor Price has also ticked up 0.51% from the previous period. If you own a condo here and you are still thinking about it in terms of your assessment, you are significantly underestimating what you are sitting on.
The HonestDoor Price is the real-world check. It updates continuously using actual transaction data, not a once-a-year government estimate. For Beddington Heights right now, that difference is not small - it is the difference between making a smart decision and leaving money on the table.
The 'So What?': Thinking About Selling This Summer?
If you own a house in Beddington Heights and you are thinking about listing this summer, the window is open but it is not wide open. Here is the honest read:
- Prices are down month-over-month, so waiting for a big spike may not pay off
- Buyers are negotiating - expect to land around 97% of your list price
- Your competition includes Sandstone Valley and Country Hills, where homes are selling faster
- Pricing sharp and staging well will matter more this summer than it did a year ago
- With 185 total transactions recorded in 2026 across 3,500 assessed properties, there is real activity here - just not a frenzy
If you own a condo, the story is more encouraging. Buyers are going over asking, the predicted value is climbing, and the Airbnb potential ranks 45th in all of Calgary - that is a strong draw for investors who might be your buyer. If you have been sitting on the fence, this is the market that rewards moving sooner rather than later.
Either way, the first step is the same - pull your HonestDoor Price and compare it to your city assessment. For most Beddington Heights owners, those two numbers are not telling the same story. Knowing the difference is how you walk into any negotiation with the upper hand.
beddington heights | calgary | 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.