Belle Rive, Edmonton - September 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 haven't checked your HonestDoor Price lately, here's the short version: the city's assessment is already behind. The average assessed value sits at $503,593, but the average HonestDoor Price is $517,438 - that's a $13,845 gap that matters if you're thinking about selling, refinancing, or just want to know where you actually stand.

The Vibe: What's Happening With Houses Right Now

We've had an interesting few months on the house side of Belle Rive. The average sale price hit $550,000 - up 35.5% from last month - but before you pop the champagne, keep in mind only 2 houses sold, which is down 33.3%. A big price jump on thin volume means a couple of strong sales are moving the needle, not a full-on surge. Take that number as a signal, not a guarantee.

• Average sale price (houses): $550,000
• Average list price this month: $420,967
• Price per square foot: $390
• Sold-to-list ratio: 96.12% - buyers are negotiating below ask
• Average days on market: 84 days
• Predicted market value (HonestDoor): $526,375
• Estimated monthly rent: $2,616 - rental yield of 5.58%

The 84-day average sounds slow, but here's the thing - our houses are actually moving faster than Eaux Claires, where homes sit for 102 days. So while it's not a bidding-war market, demand in Belle Rive is holding up better than some of our neighbours.

On the neighbourhood leaderboard, houses rank 198 out of 291 for growth in Edmonton. That puts us in the below-average tier right now. The market is taking a breather. That's the honest read.

The Vibe: What's Happening With Condos Right Now

The condo story is a bit different, and we need to be straight about it. Only 1 condo sold this period, the average sale price came in at $320,000, and the predicted market value has dipped to $300,432 - down from a 3-month moving average of $308,449. Values have shifted -4.96% recently, and condos rank 257 out of 302 for growth in Edmonton. That's bottom-tier territory.

• Average assessed value (condos): $321,185
• Average HonestDoor Price (condos): $302,498 - 5.82% below the city's assessed value
• Average sale price: $320,000
• Price per square foot: $75
• Sold-to-list ratio: 94.15% - buyers have room to negotiate
• Average days on market: 89 days
• Estimated monthly rent: $1,613 - rental yield of 4.20%

Here's the flip side though - Belle Rive condos rank 42 out of 216 for price in Edmonton. That means we're among the pricier condo options in the city. If you own one, you're sitting on a relatively valuable asset even if short-term growth is soft. And at 89 days on market, we're still selling faster than Eaux Claires condos at 102 days.

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

The city's assessed value is a snapshot taken months ago, sometimes longer. It doesn't know about the two strong house sales that just happened in Belle Rive. It doesn't factor in what buyers are actually paying right now on your street. That's the problem with waiting for your next tax notice to understand what your home is worth.

The HonestDoor Price updates in real time using actual transaction data. For houses in Belle Rive, it's sitting at $517,438 - already $13,845 ahead of the city's number. For condos, it's telling a different story: $302,498, which is actually below the assessed value of $321,185. That gap works both ways, and knowing which side you're on changes how you price, negotiate, and plan.

With 1,130 properties assessed in Belle Rive this year and 41 total transactions in 2026, the real market is moving faster than any government document can track. Your HonestDoor Price is the real-world check - use it.

The So What: Thinking About Selling This Summer?

If you own a house in Belle Rive and you're considering listing this summer, the window is real but it requires smart pricing. Buyers are paying 96% of list price on houses - close to ask, but not over it. Price too high and you're sitting for 84-plus days. Price it right using your HonestDoor Price as the anchor, and you're competitive.

The rental yield on houses is 5.58% - that's a strong number. If selling isn't the move right now, holding and renting is a legitimate strategy while the market finds its footing.

For condo owners, be realistic. The HonestDoor Price is below assessed value, the growth rank is near the bottom of the Edmonton leaderboard, and buyers have negotiating power. That doesn't mean you can't sell - it means you need to price with your eyes open. Check your HonestDoor Price before you set a number, not after.

Bottom line for Belle Rive: houses have more momentum than condos right now, the neighbourhood is growing slowly at 0.05% year over year, and the gap between what the city thinks your home is worth and what buyers will actually pay is real. Know your number before anyone else does.

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.