Blackburne, Edmonton - October 2026 Real Estate Report
Blackburne Real Estate Check-In: Solid Ground, But Houses Need a Closer Look
If you own a home in Blackburne and you haven't checked your HonestDoor Price lately, now is the time. The city's assessment and what buyers are actually doing in 2026 are telling two different stories - and knowing which one is real could change your next move.
The Vibe: Houses vs. Condos - Two Very Different Markets Right Now
We're seeing a split in Blackburne that's worth paying attention to. Houses and condos are not moving the same way, and if you own one versus the other, your situation looks pretty different heading into summer.
Houses: Taking a Breather
Let's be straight with each other. The house market in Blackburne is cooling off. Here's what the numbers are actually saying:
- Average sale price: $450,000 - down 19.6% from last month
- Average list price this month: $495,000
- Homes are selling at 90.91% of list price - buyers are negotiating, and winning
- Average days on market: 165 days - that is a long wait
- Only 1 house sold in the tracked period
- Price per square foot: $229
- Predicted market value: $580,268 - down from the 3-month average of $589,199
- Recent value change: -2.31%
- Growth rank: 168 out of 285 Edmonton neighbourhoods - below the midpoint on the leaderboard
- Days-on-market rank: 107 out of 116 - near the bottom, meaning houses here sit longer than almost anywhere else in the city
That 165-day average is the number we'd circle in red. If you list a house in Blackburne today, you need to price it sharp. Buyers know they have leverage right now. The good news is that our predicted value of $580,268 still sits above what nearby Richford houses are predicted at ($465,412), so Blackburne holds its own on price - the challenge is time, not value.
Condos: A Completely Different Story
If we're talking condos, the mood is much calmer - in a good way. This is one of the faster-moving condo markets in Edmonton right now, and the numbers back that up.
- Average sale price: $450,000 - stable
- Listings averaging: $229,900 this month
- Homes selling at 96.13% of list price - much closer to asking
- Average days on market: 12 days - condos are moving fast
- Only 1 condo sold in the tracked period
- Price per square foot: $285
- Predicted market value: $377,563 - up from the 3-month average of $372,649
- Recent value change: +1.56%
- Growth rank: 67 out of 297 Edmonton neighbourhoods - solidly above average on the leaderboard
- Days-on-market rank: 7 out of 113 - one of the fastest-selling condo markets in the entire city
- Price rank: 15 out of 218 - among the most expensive condos in Edmonton
- Rental yield: 4.05% with estimated rent of $1,960 per month
Twelve days on market puts Blackburne condos in rare company. That rank of 7th fastest in Edmonton is not a typo. If you own a condo here and you've been sitting on the fence, the market is doing you a favour right now.
The Secret Sauce: Your HonestDoor Price Is the Number That Actually Matters
Here's the thing about city assessments - they're a snapshot from the past. The city assessed the average Blackburne house at $564,193. The average HonestDoor Price right now is $571,151. That's a $6,958 gap, and it's moving in real time while the assessment just sits there.
For condos, the gap flips. The city assessed the average condo at $379,808, but the HonestDoor Price is $375,673 - meaning the city is actually overvaluing condos compared to where the live market sits. If you're making any financial decision based on your tax assessment alone, you could be working with a number that's already out of date.
The HonestDoor Price updates continuously. It pulls from actual transactions, current listing activity, and neighbourhood trends. It's the real-world check. Your assessment is a once-a-year estimate that doesn't know what happened last month.
- House HonestDoor Price: $571,151 - down 1.34% from the previous period
- Condo HonestDoor Price: $375,673 - down 0.50% from the previous period
- 396 house properties assessed this year across Blackburne
- 190 condo properties assessed this year
- Neighbourhood growth: 0.09% (houses) and 0.10% (condos) year over year
The "So What?" - Thinking About Selling This Summer?
If you're a house owner thinking about listing this summer, here is the honest take: price it right from day one. The data shows buyers are already getting homes for about 9% below list price, and houses are sitting for nearly six months on average. That is not a market where you can start high and negotiate down - you'll just burn time. A sharp list price, backed by your current HonestDoor Price, gives you the best shot at a real sale before fall.
If you own a condo, your timing is genuinely good. Twelve days on market, a price rank in the top 15 in Edmonton, and values that are ticking upward - that combination doesn't last forever. Summer is typically when buyer activity picks up, and you'd be entering from a position of strength.
For anyone staying put, Blackburne is not a neighbourhood in trouble. With 22 total transactions in 2026 across houses and condos, a rental estimate of $2,781 for houses and $1,952 for condos, and a location that competes well against neighbours like Blackmud Creek (house HD Price $612,905) and Richford (house HD Price $853,644), this is still a solid place to own. The market is just asking you to be realistic about what "solid" looks like right now.
Check your HonestDoor Price before you make any move. It takes about 30 seconds and it'll tell you more than any assessment notice in your mailbox ever will.
blackburne | edmonton | october 2026This 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.