Belle Rive, Edmonton - July 2026 Real Estate Report

Belle Rive Real Talk: Your Home Is Worth More Than the City Thinks

If you own a home in Belle Rive and you have not checked your numbers lately, here is the short version: the city's assessment is trailing reality by over five percent. That gap is money on the table - and it belongs to you.

The Vibe: What Is Actually Happening in Belle Rive Right Now

Belle Rive is a neighbourhood of about 1,130 assessed properties sitting in the north end of Edmonton. We are not the flashiest name on the map, but we are holding our own. Here is the honest breakdown by property type.

Houses - Taking a Breather

Let's be straight with each other. The house market in Belle Rive is cooling off. Three sales this month, an average sale price of $405,833, and homes sitting on the market for 84 days on average. For context, Eaux Claires next door is moving homes in 43 days. That gap matters if you are trying to sell before summer ends.

• Average sale price: $405,833 - down 25.3% from last month
• Average list price: $420,967
• Price per square foot: $369
• Sold-to-list ratio: 96.12% - buyers are negotiating below asking
• Average days on market: 84 days
• Predicted market value: $517,126
• Estimated monthly rent: $2,579 with a rental yield of 5.60%
• Growth rank: 220 out of 302 neighbourhoods in Edmonton

The predicted market value of $517,126 is actually dipping slightly from the 3-month moving average of $518,438. Nothing dramatic, but the trend is worth watching. On the neighbourhood leaderboard for growth, we sit at 220 out of 302 - that puts us in the lower half of Edmonton right now. Honest is honest.

The one bright spot for house owners? Rental yield sits at 5.60%. If selling is not the move this summer, renting is a genuinely strong option. An estimated $2,579 per month in rent is not bad at all.

Condos - Steady and Surprisingly Competitive

The condo side of Belle Rive tells a different story. One sale this month at $359,000 - full list price, no negotiation. Condos here are moving in 39 days, which is actually faster than Eaux Claires. On the neighbourhood leaderboard, condo growth ranks 101 out of 296 in Edmonton - that is above average, and worth noting.

• Average sale price: $359,000
• Sold-to-list ratio: 100% - no discounting happening here
• Average days on market: 39 days
• Predicted market value: $308,801 - trending up from the 3-month average of $305,208
• Estimated monthly rent: $1,655 with a rental yield of 4.19%
• Growth rank: 101 out of 296 neighbourhoods in Edmonton
• Price rank: 36 out of 220 - among the most expensive condos in Edmonton

Belle Rive condos are punching above their weight. Compared to nearby Eaux Claires condos (HonestDoor Price of $209,110) and Evansdale ($127,357), we are significantly more valuable. If you own a condo here, the market is treating you well right now.

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

Here is the thing about your city assessment. It is a snapshot taken months ago, based on data that is already old by the time it hits your mailbox. It is not wrong on purpose - it is just slow.

For houses in Belle Rive, the average city assessment sits at $503,593. The average HonestDoor Price is $529,396. That is a $25,803 difference - and it reflects what the market is actually doing right now, not what it was doing last year. The HonestDoor Price has also moved up 2.37% from the previous period, which means it is tracking real momentum in real time.

For condo owners, the picture flips slightly. The city assessment averages $321,185, while the HonestDoor Price comes in at $316,113 - about 1.58% lower. That is the HonestDoor Price doing its job: giving you an honest read instead of a flattering one. Knowing your real number before you list is how you price right and sell faster.

The city updates assessments once a year. The market moves every single week. The HonestDoor Price is your real-world check - use it.

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

If you own a house in Belle Rive and you are thinking about listing this summer, here is the honest advice a good friend would give you.

Price it sharp from day one. Homes are sitting for 84 days on average, and buyers are landing deals at 96% of list price. That means overpriced listings are just sitting there, getting stale. Come in at a competitive number and you have a real shot at moving quickly. Wait for the market to "come back up" and you might be watching summer turn into fall.

If you own a condo, your timing is actually decent. Condos are selling at full list price in 39 days, the predicted value is ticking upward, and your price rank puts you in the top tier of Edmonton condos. A well-priced listing right now could move fast.

For anyone on the fence about selling versus renting - the 5.60% rental yield on houses is genuinely strong. If the sale price is not where you want it, holding and renting is a legitimate play while the market finds its footing.

• Belle Rive house owners: price competitively, move quickly, do not wait
• Belle Rive condo owners: market conditions are in your favour right now
• Investors: 5.60% rental yield on houses is hard to ignore
• Everyone: check your HonestDoor Price before you make any decision

Belle Rive is not the hottest neighbourhood on the Edmonton leaderboard right now - but it is far from dead. Know your real numbers, price with confidence, and make the move that works for your situation. That is the whole game.

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.