Blackburne, Edmonton - July 2026 Real Estate Report

Blackburne, Edmonton: Your Neighbour Just Got a Better Number Than the City Gave Them

If you own a home in Blackburne and the last number you checked was your city assessment, you are probably sitting on outdated information. The city's snapshot is frozen in time. The market keeps moving. Here is what is actually happening on your street right now.

The Vibe: Houses vs. Condos in Blackburne

Let's be straight with each other - houses and condos are telling two very different stories here right now.

Houses: We are in a breather. The average sale price for houses came in at $440,000 this month, down 29.6% from last month. That is a sharp single-month drop, and with only 1 sale recorded, one transaction can swing that number hard. Listings are sitting at $460,000 on average, and homes sold for 95.65% of list price - meaning buyers are negotiating, and winning. The bigger concern? Houses are sitting on the market for an average of 94 days. That is a long time. On the neighbourhood leaderboard, Blackburne houses rank 154 out of 302 for growth - right in the below-average zone for Edmonton. If you are a house owner here, the market is not working against you, but it is not doing you any favours either.

• Average house sale price: $440,000
• Average list price: $460,000
• Price per square foot: $413
• Sale-to-list ratio: 95.65%
• Average days on market: 94 days
• Growth rank: 154 out of 302 in Edmonton

Condos: This is where it gets interesting for us. Condos in Blackburne are moving fast - 12 days on market on average, which ranks 5th out of 108 comparable neighbourhoods in Edmonton. That is elite speed. Price rank sits at 13 out of 220, meaning Blackburne condos are among the most expensive in the city. The catch? Values have dipped 2.38% recently, and the predicted market value of $369,485 is sliding below the 3-month moving average of $378,591. So condos are expensive and in demand, but the price trend is softening. Worth watching closely.

• Average condo sale price: $450,000
• Price per square foot: $285
• Sale-to-list ratio: 96.13%
• Average days on market: 12 days
• Days-on-market rank: 5 out of 108 in Edmonton (very fast)
• Price rank: 13 out of 220 in Edmonton (top tier)
• Growth rank: 218 out of 296 in Edmonton

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

Here is the thing about your city assessment - it is calculated once a year using data that is already months old by the time it lands in your mailbox. It is a tax tool, not a selling tool.

For Blackburne house owners, the average assessed value is $564,193. But the average HonestDoor Price is $590,587 - that is $26,394 more, and it updates in real time. That 4.68% gap is not a rounding error. That is real money you could be leaving on the table if you price based on the city's number alone. The HonestDoor Price has also grown 2.78% from the previous period, which means the real-world value is moving upward even while the sales market takes a breather.

For condo owners, the picture flips. The average assessed value is $379,808, but the HonestDoor Price is $368,631 - sitting 2.94% below the assessment. If you are a condo owner who assumed your city assessment was a safe floor for pricing, this is your reality check. The market is pricing condos lower than the city thinks they are worth right now.

Bottom line: your HonestDoor Price is the number that reflects what a buyer would actually pay today - not what a government formula calculated last January.

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

If you own a house in Blackburne and you are thinking about listing this summer, here is the honest read. You are not in a hot seller's market. Buyers are negotiating below list price, homes are sitting for 94 days on average, and the growth rank puts us in the bottom half of Edmonton neighbourhoods. That does not mean you cannot sell - it means you need to price sharp from day one. Overpricing and chasing the market down is the worst move you can make right now.

The good news? Your HonestDoor Price of $590,587 is running ahead of the city assessment, and nearby Richford is averaging $525,000 in sales - so Blackburne houses are holding their own in the area. Rental demand is also real here, with an estimated $2,795 per month and a 5.50% rental yield. If selling feels uncertain, holding and renting is a legitimate play.

If you own a condo and want to sell, the timing is actually more interesting. Condos are moving in 12 days on average - that is as fast as it gets in this city. The demand is there. But values have slipped 2.38% recently, so do not wait around hoping for a recovery that may not come before fall. A well-priced condo in Blackburne right now has a real shot at a quick, clean sale.

• House rental estimate: $2,795 per month - rental yield of 5.50%
• Condo rental estimate: $1,922 per month - rental yield of 4.06%
• Neighbourhood growth (overall): 0.09% year over year
• Total properties assessed: 396 houses, 190 condos
• Transactions in 2026 so far: 9 houses, 8 condos

Check your HonestDoor Price before you do anything else. It takes 30 seconds and it is the most current number available to you. That is the move.

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.