Blackburne, Edmonton - August 2026 Real Estate Report

Blackburne, Edmonton: Your Neighbour Just Got a Better Price Than the City Thinks

If you own a home in Blackburne and you're still looking at your city assessment to figure out what your place is worth, you're leaving real money on the table. The numbers on the ground tell a different story - and it's a pretty good one for homeowners here.

The Vibe: What's Actually Happening in Blackburne Right Now

Houses - Steady, With Some Upside

If you've been watching the "For Sale" signs in Blackburne, here's what's actually happening with houses. The market is calm - not crashing, not exploding. One sale went through recently at an average of $440,000, and homes are sitting on the market for about 94 days before they sell. That's a slower pace, and buyers know it - they're paying about 95.65% of list price, which means a bit of negotiating room is baked in right now.

But here's the thing worth paying attention to. The predicted market value for houses sits at $593,327, and that number is climbing - up from a 3-month moving average of $582,563. Property values have moved 2.78% recently, which puts Blackburne houses at rank 27 out of 292 comparable Edmonton neighbourhoods for growth. That's a top-tier leaderboard position. We're not in a frenzy, but we're quietly outperforming most of the city.

• Average sale price: $440,000
• Average list price this month: $460,000
• Price per square foot: $413
• Sale-to-list ratio: 95.65% (buyers market)
• Average days on market: 94
• Predicted market value: $593,327
• Recent value change: 2.78%
• Growth rank: 27 out of 292 Edmonton neighbourhoods
• Estimated monthly rent: $2,856 - rental yield of 5.47%

Condos - Fast Sales, But Watch the Trend

Condos in Blackburne are a different story. If you own one, the good news is they're moving fast - an average of just 12 days on market, which ranks 6th out of 111 comparable Edmonton neighbourhoods. That's nearly the fastest in the city. The price rank is also strong, sitting at 14 out of 218, meaning we're among the most expensive condo markets in Edmonton.

The honest part? The predicted condo value of $368,631 is nudging slightly downward from the 3-month average of $372,208, and recent value change is -0.23%. The growth rank sits at 161 out of 302 - below average. So condos here are expensive and sell fast, but the short-term price momentum has taken a small breather. Rental yield comes in at 4.06%, which is moderate but still workable for investors.

• Average sale price: $450,000
• Average list price this month: $229,900
• Price per square foot: $285
• Sale-to-list ratio: 96.13% (buyers market)
• Average days on market: 12 (rank 6 out of 111 - very fast)
• Predicted market value: $368,631
• Recent value change: -0.23%
• Growth rank: 161 out of 302 Edmonton neighbourhoods
• Price rank: 14 out of 218 (among the most expensive condos in Edmonton)
• Estimated monthly rent: $1,917 - rental yield of 4.06%

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

Here's the thing about city assessments - they're a snapshot from the past. The city looks at sale data from months ago, runs it through a formula, and mails you a number. That number drives your property tax bill. It does not tell you what a buyer would actually pay today.

For houses in Blackburne, the average assessed value is $564,193. The average HonestDoor Price is $592,623 - that's $28,430 higher, and it's up 0.34% from the previous period. The HonestDoor Price is also 5.04% above the Edmonton average assessed value. That gap is real money. If you're a house owner here and you're using your assessment to decide whether to sell, refinance, or even just feel good about your net worth, you're working with a number that's already behind.

For condos, the picture flips slightly. The average assessed value is $379,808, but the HonestDoor Price is $371,755 - about 2.12% lower than the Edmonton average assessed value. That's the real-world check the assessment doesn't give you. Knowing this before you list - or before you negotiate - is the difference between pricing right and sitting on the market.

The HonestDoor Price updates in real time. Your assessment does not. That's the whole point.

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

If you own a house in Blackburne and you're thinking about selling this summer, here's the straight talk. The market is a buyers' market right now - homes are selling below list price and taking a few months to move. But your underlying value is strong. The predicted market value of $593,327 is rising, your growth rank puts you in the top 10% of Edmonton neighbourhoods, and your rental yield of 5.47% means investors are paying attention to this area too.

The play for house sellers is to price sharp from day one. With 94 days average on market, overpricing will cost you time, not just money. Come in close to the HonestDoor Price, not the assessment, and not wishful thinking.

For condo owners, the speed of the market is actually working in your favour. Twelve days on market is almost unheard of in Edmonton right now. If your unit is in good shape, a summer listing could move quickly. Just know that the short-term price trend has softened slightly, so again - price it right from the start rather than testing the ceiling.

One more thing worth knowing. Nearby Richford is running higher prices for both houses ($525,000 average sold) and condos ($449,877 HonestDoor Price), but growing slower. Blackmud Creek condos are cheaper but growing faster. Blackburne sits in a solid middle ground - established, well-priced, and with 396 houses and 190 condos assessed this year, it's a neighbourhood with real depth and real data behind it.

Bottom line - Blackburne is not a neighbourhood you sell out of desperation. If you're selling this summer, you have a story to tell buyers. Make sure the price you're asking matches the real number, not the government's old one.

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.