Bellevue, Edmonton - October 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 behind. The average assessed value sits at $383,661, but the average HonestDoor Price is $404,126. That is a $20,465 gap, and it matters more than most people realize.
The Vibe: What Is Actually Happening in Bellevue Right Now
Bellevue is a neighbourhood that does not make a lot of noise, but the numbers tell an interesting story. We had 40 property transactions in 2026 across 469 assessed properties. Neighbourhood growth is sitting at 0.02% year over year - steady, not spectacular. Think of it as the market taking a breather rather than stalling out.
Houses: A Sellers' Market With a Catch
Here is what caught our attention. The average house sale price jumped to $388,333 - up 13.7% from last month. Homes are selling at 100.03% of list price, meaning buyers are paying above asking. That is a textbook sellers' market signal.
- Average sale price: $388,333 (up 13.7% month over month)
- Average list price: $299,900
- Price per square foot: $386
- Average days on market: 90 days
- Predicted market value: $405,346
- 3-month moving average: $415,181
- Rental yield: 5.81%
- Estimated monthly rent: $2,072
The catch? The predicted market value of $405,346 is trending down from the 3-month moving average of $415,181, and recent property value change is sitting at -3.12%. So while last month's sales popped, the broader trend is softening. On the neighbourhood leaderboard, Bellevue houses rank 223 out of 285 for growth - that puts us in the below-average tier for Edmonton. Days on market rank is 79 out of 116, which means we are not the fastest-selling pocket in the city either.
One bright spot - our houses are selling faster than nearby Virginia Park, where homes sit for an average of 130 days. At 90 days, Bellevue is moving quicker than our neighbour to the east.
Condos: A Different Story
Condos in Bellevue are showing some life. The average HonestDoor Price for condos jumped 7.45% from the previous period to $351,013. That is a meaningful move. The flip side is that the predicted market value of $326,661 is also trending down from the 3-month moving average of $336,720, with a recent value change of -2.28%.
- Average HonestDoor Price: $351,013 (up 7.45%)
- Predicted market value: $326,661
- 3-month moving average: $336,720
- Estimated monthly rent: $1,739
- Rental yield: 4.15%
- Airbnb estimate: $92 per night
Condo growth ranks 231 out of 297 in Edmonton - below average on the leaderboard. If you own a condo in Bellevue, the HonestDoor Price is your best real-time read on where things stand, because the broader trend is not moving in your favour right now.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment
The city assesses your property once a year, using data that is already months old by the time it lands in your mailbox. In a market that moved 13.7% in a single month for houses, that lag is not a small thing - it is the difference between knowing what your home is worth and guessing.
The HonestDoor Price updates in real time. For houses, it is currently $404,126 - sitting 5.33% above the average assessed value in Edmonton. That gap is money on the table if you are selling, and it is the number a smart buyer's agent is already looking at when they walk through your door.
Think of the city assessment as the sticker price on a used car lot. The HonestDoor Price is what the car actually sold for last week down the street.
The So What - Should You Sell in Bellevue This Summer?
If you own a house in Bellevue and you have been sitting on the fence, the window is open right now - but it is not wide open forever. Buyers are still paying above list price, and your HonestDoor Price is running ahead of the city's assessment. That combination does not last indefinitely, especially with the 3-month trend pointing slightly downward.
A few things to keep in mind before you plant that sign in the lawn:
- Homes are taking about 90 days to sell - price it right from day one, not after a price cut
- Your HonestDoor Price of $404,126 is your real-world anchor, not the $383,661 assessment
- Rental yield of 5.81% means holding the property as a rental is a legitimate option if the sale price does not hit your number
- Nearby Highlands is priced much higher at $539,711 - Bellevue still has room to grow relative to its neighbours
- Virginia Park at $507,642 and growing faster at 0.08% is a signal that the broader area has upside
The bottom line for Bellevue homeowners - you are sitting in an affordable, stable pocket of Edmonton with real rental income potential and a HonestDoor Price that beats what the city says you are worth. If selling is on your radar for summer 2025, the data says move sooner rather than later while buyers are still paying over asking.
bellevue | edmonton | 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.