Blackburne, Edmonton - September 2026 Real Estate Report

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

The Vibe Right Now

If you've been watching the "For Sale" signs in Blackburne, here's what's actually happening. The neighbourhood is steady - not flashy, not falling apart. With 396 houses and 190 condos assessed this year, there's a real base of activity here. But houses and condos are telling two very different stories right now, and which one you're in matters a lot for your wallet.

Houses: Prices Are Up, But Patience Is Required

The average house sale price hit $560,000 this month - up 27.3% from last month. That sounds like a headline, but here's the context: only 1 house sold, and it sat on the market for 94 days before it did. That's longer than nearby Richford, where homes are moving in 77 days. So yes, prices look strong, but buyers in Blackburne are taking their time. They're also negotiating - homes are selling at 95.65% of list price, meaning sellers are giving a little ground to close the deal.

• Average house sale price: $560,000
• Average listing price: $460,000
• Price per square foot: $416
• Average days on market: 94
• Sale-to-list ratio: 95.65%
• Predicted market value (HonestDoor): $594,003
• 3-month moving average: $588,200
• Estimated monthly rent: $2,864
• Rental yield: 5.46%
• Growth rank: 146 out of 291 neighbourhoods in Edmonton

That growth rank puts us in the below-average tier on the Edmonton leaderboard for houses. We're not at the bottom, but we're not climbing fast either. The market is taking a breather. If you're a seller, that's not a reason to panic - it's a reason to price smart from day one.

Condos: Fast, Expensive, and Quietly Impressive

The condo story in Blackburne is genuinely interesting. Condos here are selling in an average of just 12 days - that's a top-7 ranking out of 112 Edmonton neighbourhoods for speed. And on price, we rank 14th out of 216 comparable neighbourhoods. That puts Blackburne condos among the most expensive in the city. One condo sold at $450,000, and it moved fast.

• Average condo sale price: $450,000
• Average listing price: $229,900
• Price per square foot: $285
• Average days on market: 12
• Sale-to-list ratio: 96.13%
• Predicted market value (HonestDoor): $371,755
• 3-month moving average: $369,957
• Estimated monthly rent: $1,932
• Rental yield: 4.06%
• Growth rank: 78 out of 302 neighbourhoods in Edmonton

A growth rank of 78 out of 302 puts Blackburne condos in the above-average tier on the Edmonton leaderboard. Values are ticking up - 0.85% recently - and the trajectory is positive. For condo owners, the numbers are quietly working in your favour.

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here's the thing about your city assessment. It's a snapshot from months ago, calculated on a formula that doesn't know what your street actually sold for last week. The HonestDoor Price is updated in real time, pulling from actual transaction data.

For houses in Blackburne, the average assessed value sits at $564,193. The average HonestDoor Price is $578,920 - that's $14,727 higher. The city's number is already behind. For condos, it flips slightly: the assessed value is $379,808, and the HonestDoor Price is $377,563. The gap is small, but the direction matters - the condo HonestDoor Price is up 1.56% from the previous period, meaning it's moving in the right direction even if it's currently just below assessment.

Bottom line: if you're making any decision about selling, refinancing, or even just understanding what you own, the HonestDoor Price is the real-world check. The assessment is a tax document. These are two different things.

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

If you own a house in Blackburne and you're thinking about listing this summer, here's the honest take. Prices are higher than the city gives you credit for, but buyers are patient and they know it. With 94 days on market being the average, you need a sharp list price - not a hopeful one. The predicted market value of $594,003 is your anchor. List too far above it and you'll sit. List smart and you can still walk away well ahead of what the city assessed you at.

If you own a condo, the window looks better right now. Twelve days on market means motivated buyers are out there. A growth rank of 78 out of 302 Edmonton neighbourhoods means you're in a stronger position than most. If you've been waiting for the right moment, this summer looks like a reasonable one to move.

Either way, pull your HonestDoor Price before you call an agent. Know your number before anyone else tells you what it is.

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.