Bellevue, Edmonton - September 2026 Real Estate Report

Bellevue, Edmonton Real Estate: What's Actually Happening on Your Street Right Now

The Vibe in Bellevue

If you've been watching the "For Sale" signs in Bellevue lately, here's the honest read: the market is taking a breather. Prices are easing, homes are sitting a little longer, and buyers have more breathing room than they did a year ago. But the story is different depending on whether you own a house or a condo - and that difference matters for your wallet.

Houses: Still Moving, But the Heat Is Off

We saw 3 house sales go through recently, with an average sale price of $341,667 - down 4.7% from last month. Listings are sitting at an average ask of $299,900, and homes are spending about 90 days on the market before a deal gets done. The good news? Sellers are still getting 100.03% of their list price on average, meaning buyers are not lowballing and walking away. That's a sign there's still real demand here.

One thing worth noting: Bellevue houses are actually moving faster than nearby Virginia Park, where homes average 130 days on market. So while things have cooled, we're not sitting on the sidelines.

• Average sale price: $341,667 (down 4.7% from last month)
• Average list price: $299,900
• Price per square foot: $416
• Average days on market: 90
• Sale-to-list ratio: 100.03%
• Predicted market value: $418,382
• Estimated monthly rent: $2,129
• Rental yield: 5.79%
• Neighbourhood leaderboard - Growth rank: 213 out of 291 (below average)
• Neighbourhood leaderboard - Price rank: 245 out of 285 (among the most affordable in Edmonton)

That 5.79% rental yield is genuinely strong. If you're a house owner in Bellevue thinking about renting instead of selling, the numbers actually support that conversation right now.

Condos: A Tougher Spot

We'll be straight with you - the condo side of Bellevue is under more pressure. The HonestDoor Price for condos sits at $326,661, down 2.28% from the previous period. The predicted market value is $334,270, and that number is trending down against the 3-month moving average of $335,972. Property values have shifted -4.28% recently, and the growth rank sits at 242 out of 302 neighbourhoods in Edmonton. That puts Bellevue condos in the bottom tier for growth right now.

• Average HonestDoor Price: $326,661 (down 2.28%)
• Predicted market value: $334,270
• 3-month moving average: $335,972
• Estimated monthly rent: $1,774
• Rental yield: 4.13%
• Airbnb estimate: $86 per night
• Neighbourhood leaderboard - Growth rank: 242 out of 302 (bottom performers)

A 4.13% rental yield is moderate - not bad, but not exciting. If you own a condo here and have been sitting on the fence about selling, this is the data that should get you off it and into a real conversation about timing.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here's something most Bellevue homeowners don't realize. The city's assessed value for houses in this neighbourhood averages $383,661. The average HonestDoor Price is $405,346. That's a $21,685 gap - and it's not a rounding error.

Your tax assessment is a snapshot taken months ago, based on a formula that doesn't know what sold on your block last Tuesday. The HonestDoor Price pulls from real-time transaction data and current market signals. It's the number a buyer's agent is actually looking at when they walk through your door. The assessed value is what the city uses to calculate your tax bill. Those are two very different things, and mixing them up can cost you money - either by underpricing when you sell or by not knowing what your property is actually worth today.

The HonestDoor Price for Bellevue houses is already 5.65% higher than the average assessed value across Edmonton. That gap is your real-world check against a static government number.

So What Does This Mean If You're Thinking About Selling This Summer?

For house owners, the window is still open but it's not as wide as it was. Prices are down month-over-month, days on market are climbing, and growth ranks 213 out of 291 neighbourhoods. That said, sellers are still getting full list price when they price correctly. The key word there is "correctly." Overpricing right now will cost you weeks on market and negotiating leverage.

For condo owners, the urgency is higher. Values are sliding, the growth rank is near the bottom of the Edmonton leaderboard, and the 3-month trend is pointing down. If selling is on your radar for 2025 or early 2026, waiting for the market to bounce back is a bet - not a strategy.

The neighbourhood saw 40 property transactions in 2026 across 469 assessed properties. That's not a flood of activity. In a quieter market, your pricing, your timing, and your data all matter more - not less.

Bottom line: check your HonestDoor Price before you do anything else. It's the most current read you have on what Bellevue buyers are actually willing to pay right now - not what the city decided your home was worth last year.

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.