Belvedere, Edmonton - September 2026 Real Estate Report

Belvedere Real Talk: Your Home Is Worth More Than the City Thinks - But the Window Might Be Closing

The Vibe Right Now

If you've been watching the "For Sale" signs on your street, here's what's actually happening in Belvedere. The story splits pretty cleanly depending on whether you own a house or a condo - and the two markets are moving in opposite directions right now.

Houses: Taking a Breather

Let's be straight with each other. The house market in Belvedere is cooling off. The average sale price for houses sits at $349,440 this month, which is down 5.6% from last month. Homes are sitting on the market for an average of 91 days, and buyers are landing deals at about 98.86% of the asking price. That means if a house is listed at $429,900, buyers are paying roughly $4,800 below that. Not a huge discount, but it tells you who has the leverage right now.

On the neighbourhood leaderboard, Belvedere houses rank 158 out of 291 Edmonton neighbourhoods for growth - that puts us in the below-average tier. Days on market ranks 82 out of 112, meaning our homes are on the slower end to sell. For price, we rank 249 out of 285, which makes Belvedere one of the more affordable options in the city. That affordability is a real selling point if you're marketing to first-time buyers.

• Average house sale price: $349,440 (down 5.6% from last month)
• Average list price: $429,900
• Price per square foot: $360
• Average days on market: 91
• Properties sold this month: 5
• Sale-to-list ratio: 98.86%
• Predicted market value: $373,555
• Rental yield: 5.89%

Condos: A Different Story

Condo owners, pay attention - your segment is moving faster. Six condos sold this month and they're averaging just 43 days on market, which is significantly quicker than houses. The average sale price jumped to $115,020, up 49.4% from last month. Now, that's a big swing and it's likely driven by a small sample size, so don't pop the champagne just yet. But the direction is encouraging.

Condos rank 35 out of 112 Edmonton neighbourhoods for days on market - that's genuinely fast. The trade-off is that we rank 212 out of 216 for price, making Belvedere condos among the most affordable in the entire city. For investors or buyers trying to get into the market, that's actually the pitch.

• Average condo sale price: $115,020 (up 49.4% from last month)
• Average list price: $134,966
• Price per square foot: $154
• Average days on market: 43
• Properties sold this month: 6
• Sale-to-list ratio: 96.83%
• Predicted market value: $123,346
• Rental yield: 4.33%

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

Here's the thing about your city assessment - it's a snapshot from the past. The City of Edmonton assessed the average Belvedere house at $342,598. The average HonestDoor Price for that same house is $364,726. That's a gap of roughly $22,000 that your assessment is leaving on the table.

The HonestDoor Price updates in real time using actual market activity. Your city assessment does not. If you're making any financial decision - refinancing, selling, even just figuring out if your property tax bill makes sense - the HonestDoor Price is the number that reflects what's actually happening on the ground today, not what was happening when the city last ran its numbers.

For condos, the gap is smaller but still real. The city assessed the average Belvedere condo at $123,999. The HonestDoor Price comes in at $124,816 - and it's trending up 1.19% from the previous period. That upward tick matters when the predicted market value is sitting at $123,346. It means the real-time data is catching movement that a static assessment simply cannot.

• House - City assessment: $342,598 vs. HonestDoor Price: $364,726 (you're up $22,128)
• House - HonestDoor Price change: down 2.36% from last period
• Condo - City assessment: $123,999 vs. HonestDoor Price: $124,816
• Condo - HonestDoor Price change: up 1.19% from last period
• 916 houses and 830 condos assessed in Belvedere this year

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

If you own a house in Belvedere and you're thinking about listing this summer, the honest advice is this: don't wait for the market to heat back up on its own. With 91 days on market and prices dipping, the sellers who win right now are the ones who price sharp from day one. Your HonestDoor Price of $364,726 gives you a realistic anchor. Listing at $429,900 and hoping for the best is how you end up sitting through a long, hot summer with a sign on your lawn.

The neighbourhood is growing at 0.10% year over year - steady, but not explosive. Nearby York is growing at 0.08%, so we're actually keeping pace. But Industrial Heights and York are priced significantly higher, which tells you there's room for Belvedere to climb over time. The fundamentals are there. The short-term momentum just needs a reset.

For condo owners, the faster days-on-market number is your friend. If you price it right - and the data suggests buyers are paying about 96.83% of list - you could be done and dusted in under six weeks. With 35 transactions already logged in Belvedere in 2026 across both property types, there are active buyers in this neighbourhood. They're just being careful with their money. Meet them where they are and you'll get a deal done.

Bottom line: check your HonestDoor Price before you do anything else. It's the real-world number - not the government's best guess from months ago.

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.