Blackmud Creek, Edmonton - September 2026 Real Estate Report

Blackmud Creek Real Estate Check-In: Solid Ground, But Watch the Condo Side

The Vibe Right Now

If you live in Blackmud Creek and you've been half-watching the market, here's the honest read: houses are holding their own, but condos are taking a real breather. These two property types are telling very different stories right now, and which one you own matters a lot for what you do next.

Houses - Fast Sales, But Prices Are Adjusting

The house market in our neighbourhood is moving quickly. Homes are sitting on the market for an average of just 6 days - that's a top-5 ranking out of 112 Edmonton neighbourhoods for speed. Buyers are not sleeping on Blackmud Creek houses.

That said, the average sale price landed at $656,500 this month, which is down 21.1% from last month. Before that number spooks you, context matters: only 3 homes sold, up 50% from the month before. With that few transactions, one outlier sale can swing the average hard. The HonestDoor predicted market value for houses sits at $626,762, which is actually ticking up slightly against the 3-month moving average of $625,068. That's the more reliable number to anchor to.

• Average sale price: $656,500
• Average list price this month: $695,000
• Price per square foot: $386
• Sold-to-list ratio: 99.54% - buyers are paying very close to asking
• Average days on market: 6
• Predicted market value (HonestDoor): $626,762
• Estimated monthly rent: $3,007
• Rental yield: 5.39%
• Price rank in Edmonton: 41 out of 285 - we're in the expensive tier
• Growth rank: 215 out of 291 - below average, worth watching

The rental yield of 5.39% is genuinely strong. If you're an investor holding a house here, the income case is solid even while prices catch their breath.

Condos - A Slower Story

The condo side is a different picture. Only 1 condo sold recently, at $149,000, and properties are averaging 83 days on market. For comparison, nearby Richford is moving condos in 77 days. That gap is a signal. The HonestDoor predicted value for condos is $231,113, and it's actually drifting down against the 3-month moving average of $239,267. Values have shifted -5.33% recently, and the growth rank sits at 259 out of 302 Edmonton neighbourhoods. That puts Blackmud Creek condos in the bottom tier for growth right now.

• Average sale price: $149,000
• Price per square foot: $167
• Sold-to-list ratio: 97.12% - buyers are negotiating a discount
• Average days on market: 83
• Predicted market value (HonestDoor): $231,113
• Estimated monthly rent: $1,247
• Rental yield: 4.28%
• Price rank in Edmonton: 181 out of 216 - on the affordable end
• Growth rank: 259 out of 302 - bottom performers right now

If you own a condo here, this is not a panic moment - but it is a "pay attention" moment. The market is telling you something about pricing expectations.

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

Here's something most neighbours don't realize. The city's assessed value for houses in Blackmud Creek is $620,254. The HonestDoor Price is $616,644. That's a $3,610 gap - and the HonestDoor number is updated in real time using actual market activity, not a once-a-year government snapshot.

For condos, the gap is even bigger. The city assessment says $232,678. The HonestDoor Price says $222,166. That's a $10,512 difference - and the HonestDoor number is down 3.87% from the previous period. If you're making any financial decision based on your tax assessment alone, you're working with stale data. The HonestDoor Price is the real-world check on what your property is actually worth today, not what it was worth when the city last looked.

Check your HonestDoor Price at honestdoor.com. It takes about 30 seconds and it's free.

The Neighbourhood Leaderboard - How We Stack Up

Blackmud Creek sits at rank 56 out of Edmonton neighbourhoods for average assessed value on houses. That means we're in the top 20% for property values across the city - that's a real asset. On the condo side, we rank 75th for assessed value, which is still a respectable position.

Looking at neighbours: Richford is running hotter with an average HonestDoor house price of $856,930 and a slightly faster growth rate of 0.07%. Blackburne is a bit cheaper at $578,920 but also growing faster at 0.09%. Our own neighbourhood growth is 0.05% year over year - steady, but not leading the pack right now.

So What - Should You Sell This Summer?

If you own a house in Blackmud Creek, the case for selling this summer is actually decent. Homes are moving in 6 days. Buyers are paying 99.54% of list price. You're in the top 15% of Edmonton for property value. The window where houses sell fast and close to asking is exactly the window you want to list in. Price it right - meaning close to that $626,762 HonestDoor predicted value - and you have a real shot at a clean, quick sale.

If you own a condo, the honest advice is to be patient or be aggressive on price. At 83 days on market and a -5.33% recent value shift, buyers have options and they know it. If you need to sell this summer, price it to move. If you can wait, watch the next 60 days of data before committing.

Either way, start with your HonestDoor Price - not your assessment notice - and you'll be working from the right number.

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.