Belmead, Edmonton - August 2026 Real Estate Report

Belmead Real Estate Check-In: Your Home Is Worth Way More Than the City Thinks

If you own a home in Belmead and you have not looked at your HonestDoor Price lately, stop what you are doing. The gap between what the city says your place is worth and what the market actually says is not small - it is massive. Here is the full picture, no fluff.

The Vibe: Houses vs. Condos in Belmead Right Now

Houses - Steady, In-Demand, and Priced to Move

If you have been watching the "For Sale" signs on our streets, here is what is actually happening. Houses in Belmead are selling at an average of $507,660, and the HonestDoor predicted market value sits at $756,546 - up from the 3-month moving average of $751,769. That upward tick matters. It means momentum is still on our side.

• Average sale price: $507,660
• Current average listing price: $575,500
• HonestDoor predicted value: $756,546
• Price per square foot: $358
• Average days on market: 24 days
• Sale-to-list ratio: 99.28% - buyers are paying close to full ask
• Estimated monthly rent: $2,864
• Rental yield: 5.58%
• Recent value change: up 0.99%

We are selling faster than La Perle next door, where homes sit for 29 days on average. Our 24-day average puts us in a strong spot. On the neighbourhood leaderboard, Belmead houses rank 23 out of 108 Edmonton neighbourhoods for days-on-market speed - that is genuinely fast. For growth, we sit at 135 out of 292, which puts us in the above-average tier. Not leading the pack, but holding our ground well.

Five houses sold in Belmead in the most recent period. That is a thin number, but the 99.28% sale-to-list ratio tells us buyers are not lowballing. This is a stable market, not a panicked one.

Condos - A Different Story, Worth Knowing

Our condo market is a bit more nuanced right now. One condo sold recently, with an average sale price of $350,000 and listings averaging $279,000. The HonestDoor predicted value for condos is $211,184, which is actually dipping slightly below the 3-month moving average of $211,869. That is a signal worth watching.

• Average sale price: $350,000
• Current average listing price: $279,000
• HonestDoor predicted value: $211,184
• Price per square foot: $340
• Average days on market: 29 days
• Sale-to-list ratio: 94.62% - some negotiating room for buyers
• Estimated monthly rent: $1,150
• Rental yield: 4.30%
• Recent value change: -1.55%

The condo side is taking a breather. A -1.55% recent value change and a growth rank of 224 out of 302 Edmonton neighbourhoods puts us in below-average territory for condo appreciation right now. That said, our condos rank 40 out of 218 Edmonton neighbourhoods for price - meaning we are among the most expensive condo markets in the city. If you own a condo here, you are sitting on a premium asset, but the short-term growth is soft.

One bright spot: Belmead condos are still pricier and growing faster than nearby La Perle, Aldergrove, and Summerlea. We are the top of the local condo market in this pocket of the city.

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

Here is the thing about your city tax assessment - it is a snapshot from the past. The City of Edmonton assessed the average Belmead house at $412,132. The average HonestDoor Price for that same house? $762,325. That is an 84.97% difference. Nearly double.

That gap is not a glitch. Government assessments are calculated once a year using bulk data. They do not account for your renovated kitchen, the way our neighbourhood is positioned relative to amenities, or what buyers are actually paying on the ground right now. The HonestDoor Price pulls from real-time transaction data and current market signals - it is the live read, not the archived one.

For condos, the story flips slightly. The city assessed the average Belmead condo at $226,889, while the HonestDoor Price is $212,163 - about 6.49% lower. That means some condo owners here may actually be over-assessed relative to current market reality. That is worth knowing, especially at tax time.

Bottom line: do not wait for your next assessment notice to understand what your property is worth. Check your HonestDoor Price now. It is updated regularly, and in a market like ours, the difference between the city's number and the real number is not pocket change.

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

If you own a house in Belmead and you are thinking about listing this summer, the conditions are genuinely decent. Here is the honest read:

• Buyers are paying 99.28% of list price - you are not leaving much on the table
• Homes are moving in 24 days on average - faster than most of our neighbours
• The HonestDoor predicted value is trending up, not down
• 33 total property transactions happened in Belmead in 2026 - that is real activity, ranking us 54th in Edmonton for transaction volume
• Rental demand is strong at $2,864 per month with a 5.58% yield - if you are not selling, renting is a solid backup plan

If you own a condo and are thinking about selling, move with more caution. The market is stable but not surging. A 94.62% sale-to-list ratio means buyers have a bit of leverage. Pricing it right from day one matters more than it does on the house side.

For everyone in Belmead - house or condo owner - the single best first step before making any decision is knowing your real number. Not the city's number. Your HonestDoor Price. Pull it up, compare it to your assessment, and you will immediately understand why so many of your neighbours are paying closer attention to it this 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.