Bellevue, Edmonton - August 2026 Real Estate Report

Bellevue, Edmonton: Your Home Is Worth More Than the City Thinks

If you own a home in Bellevue and you have not checked your HonestDoor Price lately, here is the short version - the city's assessment is leaving real money on the table. The average assessed value sits at $383,661, but the average HonestDoor Price is $418,382. That is a $34,721 gap. For a neighbour thinking about selling, refinancing, or just knowing where they stand, that difference matters.

The Vibe: What Is Actually Happening in Bellevue Right Now

Let us break it down by property type, because houses and condos are telling two different stories this month.

Houses - Taking a Breather, But Not Broken

If you have been watching the "For Sale" signs on the street, here is what is actually happening. House prices dipped. The average sale price this month is $358,333, down 6.1% from last month. Listings are sitting at $356,267 on average. That is a cooling signal, no question. Only 3 houses sold this month, and they sat on the market for an average of 28 days before finding a buyer.

But here is the thing - buyers are paying 100% of list price. That means sellers who price right are still getting what they ask. The market is not falling apart. It is just being more selective.

• Average sale price: $358,333 (down 6.1% from last month)
• Average list price: $356,267
• Price per square foot: $367
• Days on market: 28 days average
• Sales-to-list ratio: 100%
• Properties sold this month: 3

The bigger picture looks healthier. The predicted market value for houses is $421,814 - up from the 3-month moving average of $415,344. Property values have moved 2.25% recently. On the Edmonton neighbourhood leaderboard, Bellevue houses rank 46 out of 292 for growth. That puts us in the top 16% of the city. Not bad for a neighbourhood that does not always make the headlines.

Rental income is also worth a look. Estimated rent comes in at $2,145 per month with a rental yield of 5.78%. For anyone thinking about holding rather than selling, that is a strong return.

Condos - A Quiet Standout

Condos in Bellevue are doing something interesting. The HonestDoor Price has dipped 4.28% recently to $334,270, but the predicted market value is $349,230 - and that number is climbing above the 3-month moving average of $336,193. Values have shifted 7.65% recently.

On the Edmonton condo leaderboard, Bellevue ranks 11 out of 302 neighbourhoods for growth. That is top 4% in the entire city. We do not talk about that enough.

• Average HonestDoor Price (condos): $334,270
• Predicted market value: $349,230
• 3-month moving average: $336,193
• Estimated rent: $1,848 per month
• Rental yield: 4.11%
• Airbnb estimate: $88 per night
• Growth rank: 11 out of 302 Edmonton neighbourhoods

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

Here is the honest truth about city assessments. They are calculated once a year using data that is already months old by the time it lands in your mailbox. The market does not wait for paperwork. Prices move in real time - and right now, Bellevue's HonestDoor Price is running 9.05% above the average city assessment across Edmonton.

That gap is not a rounding error. It is the difference between knowing what your home is worth today versus what a spreadsheet said it was worth last year. If you are making any financial decision tied to your home - selling, refinancing, even just negotiating with a buyer - the HonestDoor Price is your real-world check. It pulls from actual transaction data, current market signals, and live price movement. The city assessment cannot do that.

With 469 properties assessed in Bellevue and 36 transactions recorded in 2026, there is enough real activity here to make that number meaningful. This is not a guess. It is a live read on what buyers are actually paying.

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

If selling is on your mind, here is the straight talk. The house market is softer right now - fewer sales, prices down from last month. But buyers are still paying full list price when a home is priced correctly. That is your window. Overprice and you sit. Price it right and you close.

Your biggest advantage heading into summer is that gap between the city's assessment and your HonestDoor Price. Most buyers will not know about it unless you show them. Sellers who walk in knowing their real number negotiate from a stronger position.

Compare that to nearby neighbourhoods and the picture gets clearer. Virginia Park's HonestDoor Price is $518,782. Highlands is at $548,389. Bellevue sits below both - which means buyers priced out of those streets are looking our way. That is real demand, and it is pointed at us.

• Bellevue average HonestDoor Price (houses): $418,382
• Virginia Park: $518,782 - growing at 0.08% year over year
• Highlands: $548,389 - growing at 0.03% year over year
• Bellevue growth rank (houses): 46 out of 292 Edmonton neighbourhoods
• Bellevue total transaction rank in Edmonton: 51

Bottom line - Bellevue is affordable relative to its neighbours, still generating strong rental yields, and sitting in the top tier of Edmonton for growth. If you are selling this summer, get your HonestDoor Price first. Then price with confidence.

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.