Belmead, Edmonton - September 2026 Real Estate Report

Belmead Real Talk: Your Home Is Worth Way More Than the City Thinks

If you have been glancing at your latest city assessment and feeling underwhelmed, here is the number that actually matters. The average HonestDoor Price for a house in Belmead sits at $747,803 - that is 81.45% higher than what the city has on file. For condos, the story flips a little, but there is still plenty to unpack. Let's get into it.

The Vibe: Houses vs. Condos in Belmead Right Now

We are seeing two very different stories play out on our streets depending on what type of property you own.

Houses - Taking a Breather

If you have been watching the "For Sale" signs in Belmead lately, here is what is actually happening. Only 2 houses sold this month, with an average sale price of $339,000 - down 33.2% from last month. That sounds alarming, but with just 2 sales, one outlier can swing that number hard. What is more telling is that homes are sitting on the market for an average of 92 days, and the days-on-market rank is 83 out of 112 neighbourhoods. That puts us in the slower-selling camp right now. Buyers are paying 99.67% of list price, so when a deal does happen, sellers are not giving much away.

The bigger picture for houses looks healthier. The predicted market value is $762,325, which is actually creeping up past the 3-month moving average of $755,990. Property values have nudged up 0.76% recently, and on the neighbourhood growth leaderboard, Belmead houses rank 93 out of 291 Edmonton neighbourhoods. That puts us solidly above average. Rental yield sits at 5.57% with an estimated rent of $2,894 per month - that is a strong return if you are thinking about this as an investment.

Condos - Holding Steady at the Top of the Market

Our condo market is a different animal. Only 1 condo sold this month at $350,000, which is well above the average listing price of $279,000 - meaning the unit that moved was a premium one. Buyers paid 94.62% of list price, so there is a bit more negotiating room here compared to houses. Condos are moving in 29 days on average, which is faster than houses but a touch slower than nearby La Perle at 22 days.

Here is the stat that should turn heads: Belmead condos rank 34 out of 216 Edmonton neighbourhoods on price. That puts us among the most expensive condo markets in the city. The predicted condo value is $212,163, which is ahead of nearby Aldergrove ($185,160) and La Perle ($180,878). On the growth leaderboard, condo growth ranks 94 out of 302 - again, above average. Rental yield comes in at 4.29% with estimated rent of $1,153 per month, which is a moderate but respectable return.

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

Here is the thing about your city assessment - it is a snapshot from the past. The city looks at data from a specific valuation date, and by the time that number lands in your mailbox, the market has already moved on. It is like checking last year's weather forecast to decide what to wear today.

The HonestDoor Price is updated in real time using actual sales data, market trends, and comparable properties. For Belmead houses, that gap is enormous. The average assessed value is $412,132. The average HonestDoor Price is $747,803. That is a $335,671 difference - money that exists in the real world but is invisible on your tax notice.

For condos, the situation is actually reversed. The average assessed value is $226,889, while the average HonestDoor Price is $208,471 - about 8.12% lower. If you own a condo and your assessment feels high, the HonestDoor Price is your real-world check to push back on that number.

• House average assessed value: $412,132
• House average HonestDoor Price: $747,803 (81.45% higher)
• Condo average assessed value: $226,889
• Condo average HonestDoor Price: $208,471 (8.12% lower)
• 989 house properties assessed this year
• 355 condo properties assessed this year

The "So What?" - Should You Sell in Belmead This Summer?

Straight talk: the house market is taking a breather. Slower days on market and a low sales volume this month mean you are not walking into a bidding war frenzy. But here is the flip side - the buyers who are out there are serious. They are paying 99.67% of list price, which means almost full ask when a deal closes. Price your house right and you are not leaving much on the table.

The predicted house value of $762,325 is trending upward, and with 38 total transactions recorded in 2026 so far, there is real activity in this neighbourhood. Belmead also ranks 62nd in Edmonton for total transaction volume - that is a healthy, liquid market compared to many neighbourhoods.

For condo owners, the calculus is interesting. You are sitting in one of the pricier condo markets in Edmonton (top 34 out of 216 neighbourhoods), but the HonestDoor Price suggests values are dipping slightly - down 1.74% from the previous period. If you are thinking about selling, sooner rather than later is worth considering before that softening continues.

One more thing worth knowing: every nearby neighbourhood - La Perle, Aldergrove, and Summerlea - is cheaper than Belmead for both houses and condos. That means buyers coming from those areas see Belmead as a step up. That perception has real value when you are negotiating a sale price this summer.

• House growth rank: 93 out of 291 Edmonton neighbourhoods (above average)
• Condo growth rank: 94 out of 302 Edmonton neighbourhoods (above average)
• House rental yield: 5.57% - strong returns for investors
• Condo rental yield: 4.29% - moderate returns
• Neighbourhood growth (houses): 0.04% year over year
• Neighbourhood growth (condos): 0.19% year over year
• All three nearby neighbourhoods are cheaper - Belmead holds a price premium

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.