Blackmud Creek, Edmonton - August 2026 Real Estate Report

Blackmud Creek, Edmonton: Your Neighbour Just Got More For Their House Than The City Thinks It's Worth

If you own a home in Blackmud Creek and you're still looking at your city assessment to figure out what your place is worth, you're working with old information. Here's the real picture right now.

The Vibe: Houses vs. Condos - Two Very Different Stories

We've got a split market in Blackmud Creek, and it matters which side of it you're on.

Houses are the clear winner right now. The average sale price is sitting at $832,500, and homes are flying off the market in an average of just 7 days. Sellers are getting 100.02% of their asking price - meaning buyers are paying above list. That's not a typo. In a city where a lot of neighbourhoods are seeing buyers push back, we're holding firm. Our days-on-market rank is 6 out of 108 Edmonton neighbourhoods. That puts us near the very top of the "how fast does it sell" leaderboard. On the growth leaderboard, houses here rank 35 out of 292 neighbourhoods - that's top 12% in the city.

• Average house sale price: $832,500
• Average days on market: 7
• Sale-to-list ratio: 100.02% - buyers paid over asking
• Price per square foot: $371
• Predicted market value: $632,002
• Rental yield: 5.38%
• Estimated monthly rent: $3,026
• Growth rank: 35 out of 292 Edmonton neighbourhoods

Condos are a different conversation. The market is taking a breather here. One condo sold recently at $149,000, and buyers paid only 97.12% of list price - meaning sellers had to negotiate down. Properties are sitting for an average of 83 days, which is a long time compared to the house side of the street. The HonestDoor Price for condos has dipped 5.33% from the previous period, and the predicted value of $244,127 is actually trending slightly down from the 3-month average of $244,833. Not a crash - but not a seller's market either.

• Average condo sale price: $149,000
• Average days on market: 83
• Sale-to-list ratio: 97.12% - buyers negotiated below asking
• Price per square foot: $167
• Predicted market value: $244,127
• Rental yield: 4.27%
• Estimated monthly rent: $1,316
• Growth rank: 129 out of 302 Edmonton neighbourhoods

The Secret Sauce: Why Your HonestDoor Price Is The Number That Actually Matters

Here's the thing about your city assessment - it's a snapshot from the past. The city assessed the average Blackmud Creek house at $620,254. The average HonestDoor Price right now is $626,762. That's a $6,508 gap, and it's moving in real time while your assessment sits frozen.

The HonestDoor Price pulls in current sales data, market shifts, and what buyers are actually paying today - not what an assessor calculated months ago. For houses, the predicted market value is already climbing above the 3-month moving average ($632,002 vs. $623,160). That's momentum your tax notice will never show you in time.

For condo owners, the HonestDoor Price tells an equally important story - just a different one. At $231,113, it's actually sitting 0.67% below the city's assessed value of $232,678. If you're a condo owner planning to sell, knowing that gap exists before you price your listing could save you from an awkward conversation with a buyer who's done their homework.

Bottom line: check your HonestDoor Price before you make any move. It's the real-world check that your assessment simply cannot be.

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

If you own a house in Blackmud Creek, the conditions right now are about as good as it gets. Homes are selling in a week, buyers are paying over asking, and we rank in the top 12% of Edmonton neighbourhoods for growth. Summer inventory typically rises, which means more competition for sellers. If you're thinking about listing, sooner beats later.

Compare us to the neighbours: Richford houses are priced higher at an average HonestDoor Price of $879,305, but Blackburne ($592,623) and Cashman ($518,444) are both cheaper. Blackmud Creek sits in a strong middle ground - premium enough to attract serious buyers, not so far out of reach that demand dries up.

If you own a condo, patience is the word. With 83 days on market and buyers negotiating below list, rushing a summer listing into a slow pool won't do you any favours. Watch the 3-month trend - if that predicted value of $244,127 starts climbing back above the moving average, that's your signal.

• House sellers: market conditions favour you right now - 7-day average sale, buyers paying over list
• Condo sellers: market is softer - price sharp and be ready to negotiate
• Investors: house rental yield of 5.38% is strong; condo yield of 4.27% is moderate
• Everyone: pull your HonestDoor Price before you do anything else

Blackmud Creek is not a neighbourhood that makes headlines - it just quietly performs. For house owners especially, that quiet performance is worth real money right now.

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.