Beverly Heights, Edmonton - September 2026 Real Estate Report

Beverly Heights, Edmonton: Your Home Is Worth More Than the City Thinks

If you own a home in Beverly Heights and you have not checked your HonestDoor Price lately, here is the short version: the city says your house is worth one thing, the real world says something different - and the gap is worth knowing about.

The Vibe: What Is Actually Happening in Beverly Heights Right Now

Let us start with the honest picture. Beverly Heights is not the flashiest neighbourhood on the Edmonton map, but it is holding its own in a market where a lot of areas are slipping. Here is where we stand:

• Average HonestDoor Price (Houses): $385,233
• Average City Assessment (Houses): $356,277
• That gap: $28,956 - or about 8% more than what the city has on file
• Neighbourhood growth rate: 0.09% year over year
• 1,209 properties assessed this year
• 54 transactions recorded in 2026

The HonestDoor Price has dipped 2.25% from the previous period, so we are not pretending everything is pointing straight up. But even with that dip, our homes are still pricing above the city's assessment - which matters more than most people realize.

Houses: Taking a Breather, But Not Backing Down

If you have been watching the "For Sale" signs in Beverly Heights, here is what is actually happening with houses right now.

The average sale price this month is $369,300, which is down 21% from last month. That sounds alarming, but context matters - only 5 homes sold this month, so one or two lower-priced sales can swing that number hard. The predicted market value sits at $394,086, which is actually ticking up from the 3-month moving average of $391,756. So the underlying trend is still moving in the right direction.

• Average sale price: $369,300
• Average list price: $342,000
• Price per square foot: $493
• Homes sold for 97.84% of list price - buyers are getting a small discount
• Average days on market: 40 days
• Predicted market value: $394,086
• Estimated monthly rent: $2,030
• Rental yield: 5.84%

Here is something worth noting on the leaderboard front. Beverly Heights ranks 126 out of 291 Edmonton neighbourhoods for growth - that puts us in the above-average tier. For days on market, we rank 39 out of 112, meaning our homes are moving faster than most. Compared to nearby Rundle Heights, where homes sit for 52 days, Beverly Heights is selling in 40. That is a real difference if you are trying to get a deal done.

The one honest flag: price rank is 224 out of 285, so we are not a premium-priced area. But for buyers who want value and sellers who want speed, that is actually a feature, not a bug.

Condos: A Different Story Entirely

The condo numbers in Beverly Heights are going to raise some eyebrows, and they should. The average HonestDoor Price for condos here is $2,817,244. That is not a typo. This is a very small and specific slice of the market - but it is worth flagging because it tells you something about the range of property types sitting in this neighbourhood.

• Average HonestDoor Price (Condos): $2,817,244
• HonestDoor Price change: down 1.13% from previous period
• Predicted market value: $2,849,372
• 3-month moving average: $2,794,619 - values are climbing
• Estimated monthly rent: $6,201
• Rental yield: 2.94%
• Airbnb estimate: $304 per night
• Airbnb rank in Edmonton: 14th out of all neighbourhoods
• Growth rank: 50 out of 302 - top tier in Edmonton

That Airbnb rank of 14th in all of Edmonton is not something to gloss over. If you own a condo here and you are not at least running the numbers on short-term rental potential, you are leaving money on the table.

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

Here is the thing about city assessments - they are snapshots from the past. The city looks at sale data from a specific window, runs it through their formula, and mails you a number. By the time that number reaches your mailbox, the market has already moved.

The HonestDoor Price is updated in real time. It pulls from current sales, current listing activity, and current market signals. For Beverly Heights houses, that means the HonestDoor Price of $385,233 is sitting 8.13% above the average city assessment of $356,277. That $28,956 difference is not just a number - it is the gap between what a buyer will actually pay and what the city thinks your home is worth.

If you are using your assessment to decide whether to sell, refinance, or even just understand your net worth, you are working with old information. Check your HonestDoor Price instead. It is the real-world check.

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

If selling is on your mind, here is the straight talk on where Beverly Heights sits heading into summer.

The market is taking a breather. Buyers are paying just under list price - about 97.84 cents on the dollar - and homes are sitting for 40 days on average. That is not a crisis, but it is not a frenzy either. You will need to price smart, not just optimistically.

The good news: Beverly Heights homes are selling faster than most comparable neighbourhoods. Rundle Heights next door is averaging 52 days. Beacon Heights is cheaper and growing slightly faster at 0.11% versus our 0.09%. River Valley Highlands is a much higher price point at $720,578 average HonestDoor Price - a different buyer pool entirely.

Our total transaction rank in Edmonton is 46th. That means Beverly Heights is one of the more active markets in the city for actual sales volume. Buyers are here. They are just being careful.

The bottom line for sellers: price your home close to the HonestDoor Price of $385,233, not the city assessment of $356,277, and not wishful thinking above $394,086 unless your property genuinely stands out. Homes priced right are moving. Homes priced high are sitting.

Want to know exactly where your specific property lands? Pull your HonestDoor Price at HonestDoor.com - it takes about 30 seconds and it is free.

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.