Belmead, Edmonton - July 2026 Real Estate Report

Belmead Real Estate Update: Your House Is Worth Way More Than the City Thinks

If you have been glancing at your property tax notice and wondering if the numbers add up, here is the short answer: they do not. The city's assessment on a Belmead house averages $412,132. The average HonestDoor Price? $756,546. That is an 83.57% gap - and that gap is money left on the table if you do not know it exists.

The Vibe: What Is Actually Happening in Belmead Right Now

Let us break it down by property type, because houses and condos are telling two very different stories in our neighbourhood this year.

Houses - Moving Fast and Holding Strong

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 - up 7.7% from last month. That is not a small jump. Listings are sitting at $575,500 on average, and homes are selling for 99.28% of list price. Buyers are paying close to full ask, which tells you demand is real.

• Average sale price: $507,660 (up 7.7% month over month)
• Average listing price: $575,500
• Price per square foot: $358
• Average days on market: 24 days
• Sale-to-list ratio: 99.28%
• Predicted market value: $749,099
• 3-month moving average: $739,231 (values are climbing)
• Rental yield: 5.58%
• Estimated monthly rent: $2,858

We are selling faster than La Perle, where homes sit for 29 days compared to our 24. That is a meaningful edge. On the neighbourhood leaderboard, our days-on-market ranks 23rd out of 103 Edmonton neighbourhoods - that puts us in the top quarter for speed. Growth rate sits at 163rd out of 302, which is middle-of-the-pack, but with values trending upward against the 3-month average, the direction is right.

Condos - A Quiet Outperformer

Here is the condo story that does not get enough attention. While the HonestDoor Price for condos has dipped 1.55% recently to $214,503, the 3-month trend is actually moving up from $208,097. And on the Edmonton leaderboard, Belmead condos rank 43rd out of 296 neighbourhoods for growth. That is top-tier performance - well ahead of La Perle, Aldergrove, and Summerlea condos in both price and growth pace.

• Average sale price: $350,000
• Average listing price: $279,000
• Price per square foot: $340
• Average days on market: 29 days
• Sale-to-list ratio: 94.62%
• Predicted market value: $214,503
• Estimated monthly rent: $1,167
• Rental yield: 4.30%
• Growth rank: 43rd out of 296 Edmonton neighbourhoods

One thing worth flagging: the assessed value on condos averages $226,889, but the HonestDoor Price comes in at $211,184 - meaning the city is actually overvaluing condos here by about 6.92%. If you own a condo in Belmead, that is worth knowing before your next tax review.

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

The city reassesses properties on a fixed schedule using data that is already months - sometimes over a year - old by the time it reaches your mailbox. A lot changes in that window. The HonestDoor Price pulls from current market activity and updates in real time, which is why the gap between the two numbers in Belmead is so striking.

For houses, that gap is $344,414 on average. Think about what that means practically. If you are making decisions about refinancing, selling, or even just understanding your net worth, using the city's number is like navigating with an old map. The HonestDoor Price is the real-world check - what a buyer would actually pay today, not what a government formula calculated last year.

With 989 properties assessed in Belmead and 30 transactions recorded in 2026 so far, there is enough market activity here to make that real-time data meaningful and reliable.

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

Here is the honest take for anyone considering listing in Belmead this summer.

For house sellers, the timing is genuinely decent. Prices are up month over month, buyers are paying near full list, and we are moving homes faster than most nearby neighbourhoods. The predicted value of $749,099 is climbing above the 3-month average, which suggests momentum is on your side. Listing now, before the summer rush flattens out, puts you in a strong position.

For condo sellers, the picture is more nuanced. One condo sold this month, and the sale-to-list ratio of 94.62% means buyers have a bit more room to negotiate. That said, Belmead condos are outranking 85% of Edmonton neighbourhoods in growth - so if you can hold, the trend is working in your favour. If you need to sell now, price it sharp relative to that $279,000 average listing and you will move it.

Either way, the first step is knowing what your property is actually worth today - not what the city guessed last year. Check your HonestDoor Price at HonestDoor.com and use that number as your starting point. It is the most current read on what Belmead buyers are actually willing to pay.

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.