Blackmud Creek, Edmonton - October 2026 Real Estate Report
Blackmud Creek Real Estate Update: Solid Neighbourhood, But Watch the Numbers Closely
If you own a home in Blackmud Creek and you haven't checked your HonestDoor Price lately, now is the time. The city's assessment and what buyers are actually paying are starting to tell two different stories - and the gap matters for your wallet.
The Vibe: What's Happening on Our Streets Right Now
Blackmud Creek is a well-established, higher-priced corner of Edmonton. We sit at price rank 53 out of 285 neighbourhoods - that puts us firmly among the most expensive in the city. But "expensive" doesn't mean "bulletproof," and the recent data is worth a close read.
Houses: Taking a Breather
If you've been watching the "For Sale" signs in Blackmud Creek, here's what's actually happening. The house market is cooling. Only 2 homes sold recently, down 33% from the month before. The average sale price came in at $571,750 - a 12.9% drop from last month. That's a number that gets your attention.
- Average sale price: $571,750 (down 12.9% from last month)
- Average list price: $629,000
- Sale-to-list ratio: 99.13% - buyers are paying just under asking
- Average days on market: 25 days
- Price per square foot: $330
- HonestDoor predicted value: $616,644
- 3-month moving average: $625,136 (values are trending down)
- Rental yield: 5.41% - that's a strong return if you're thinking landlord
- Estimated monthly rent: $2,970
The 25-day average days on market is actually a bright spot. Our days-on-market rank is 24 out of 116 - meaning houses here still move faster than most of Edmonton. Buyers aren't running, but they're negotiating harder. The sale-to-list ratio tells us sellers are pricing close to reality, which is smart in this climate.
Our growth rank sits at 115 out of 285 neighbourhoods. That's above average for Edmonton - not a rocket ship, but steady. Neighbour comparison matters here: Blackburne is cheaper and growing faster at 0.09% year over year, and Richford is priced higher with faster growth at 0.07%. We're holding our own, but the competition is real.
Condos: The Honest Picture
The condo side of Blackmud Creek is a different story, and we should be straight about it. Only 1 condo sold recently, sitting on the market for 83 days. That's longer than nearby Richford at 77 days. The growth rank for condos here is 270 out of 297 - that puts us near the bottom of Edmonton's condo neighbourhood leaderboard.
- Average sale price: $149,000
- Sale-to-list ratio: 97.12% - buyers are getting a small discount
- Average days on market: 83 days
- Price per square foot: $167
- HonestDoor predicted value: $222,166
- 3-month moving average: $232,469 (values are sliding)
- HonestDoor Price change: down 4.44% from the previous period
- Rental yield: 4.30% - moderate, not exceptional
- Estimated monthly rent: $1,202
The condo price rank is 183 out of 218 - among the most affordable in Edmonton. If you own a condo here and the city's assessment still shows $232,678, know that the HonestDoor Price of $212,308 is 8.75% lower than that. That gap is not small. It's the difference between what the city thinks your unit is worth and what a buyer would likely pay today.
The Secret Sauce: Your HonestDoor Price vs. the City's Assessment
Here's the thing about city assessments - they're snapshots from the past. Edmonton uses sale data from a specific reference date, which means your official assessment can be months behind what the market is actually doing right now.
For houses in Blackmud Creek, the average city assessment is $620,254. The HonestDoor Price is $612,905 - already 1.18% lower, and it's been updated in real time. For condos, the gap is even wider. The city says $232,678. HonestDoor says $212,308. That's a $20,000 difference - and it's moving in the wrong direction, down 4.44% from last period.
If you're making any financial decision - refinancing, selling, even just understanding your net worth - the HonestDoor Price is the real-world check. It reflects what buyers are doing right now, not what they were doing when the city last ran its numbers.
The "So What?" - Thinking About Selling This Summer?
For house owners, the window is still open but it's not wide open. Here's the straight talk:
- Prices are down from last month, but 27 transactions happened in Blackmud Creek in 2026 - there is buyer activity here
- Homes are selling in 25 days on average - that's fast by Edmonton standards
- Buyers are paying 99.13% of list price - price it right and you'll get close to asking
- The predicted value of $616,644 is above recent sale prices, so there's room to position well if you're strategic
For condo owners, patience is the word. With 83 days on market, one sale in the recent period, and values sliding against the 3-month average, this is not the moment to rush a listing. If you need to sell, price aggressively. If you can wait, watch the next 60 days closely.
Blackmud Creek is still one of Edmonton's better addresses - price rank 53 out of 285 doesn't lie. But the market is asking sellers to be realistic right now. Check your HonestDoor Price, compare it to your city assessment, and make decisions based on where the market is heading - not where it was.
blackmud creek | 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.