Bulyea Heights, Edmonton - August 2026 Real Estate Report

Bulyea Heights Real Estate Update: Your Home Is Worth More Than the City Thinks

The Vibe Right Now

If you own a home in Bulyea Heights, here is the short version: the city's assessment is lagging behind reality. The average HonestDoor Price for houses sits at $786,639 - that is 6.06% higher than what the city has on file. For a neighbourhood where the average assessed value is $741,722, that gap is real money. We are talking roughly $45,000 that a standard tax notice would never show you.

The market is not going gangbusters, but it is not cooling off either. It is steady, well-priced, and moving fast. That is a combination most Edmonton neighbourhoods would take right now.

Houses: Fast, Expensive, and Still Moving

Watch the "For Sale" signs on the house side - they are not staying up long. The average days on market is 9 days, which ranks 8th out of 108 comparable neighbourhoods in Edmonton. That is elite territory. When a house hits the market here, buyers are not sleeping on it.

• Average sale price: $775,000 (up 28.4% from last month)
• Average list price this month: $800,000
• Price per square foot: $349
• Sale-to-list ratio: 96.88% - buyers are getting a slight discount off asking
• HonestDoor predicted market value: $795,440
• 3-month moving average: $779,634 - values are trending up
• Estimated monthly rent: $3,605 with a rental yield of 5.07%
• Growth rank: 45 out of 292 Edmonton neighbourhoods - top 16%

One house sold this period, so take the monthly percentage swing with some context - low volume means one sale can move the needle hard. What matters more is the trajectory: the HonestDoor predicted value of $795,440 is climbing above the 3-month average. That is the direction you want to see.

Condos: Priced at the Top, Selling Fast

The condo story in Bulyea Heights is a bit different, and honestly worth paying attention to. The average HonestDoor Price for condos is $469,176 - and here is the twist - that is actually 1.72% below the city's assessed value of $477,398. The city may be slightly ahead of the market on this one, which is exactly why you do not want to rely on an assessment alone when making a buy or sell decision.

• Average sale price: $474,000
• Average list price: $425,000
• Price per square foot: $329
• Sale-to-list ratio: 100% - condos are selling at full asking price
• Days on market: 16 days - faster than nearby Ramsay Heights at 21 days
• HonestDoor predicted market value: $469,407
• 3-month moving average: $464,301 - values are climbing
• Estimated monthly rent: $2,368 with a rental yield of 3.89%
• Price rank: 13 out of 218 Edmonton neighbourhoods - top 6%
• Growth rank: 75 out of 302 - above average across the city

Bulyea Heights condos are among the priciest in Edmonton, and buyers are paying full list. Compare that to Ramsay Heights condos at $425,000 or Ogilvie Ridge at $421,000 - we are running ahead of the pack on price, and demand is keeping up.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Notice

Here is the thing about city assessments - they are a snapshot from months ago, built on a formula that does not know your renovated kitchen or the fact that your street sells faster than almost anywhere else in Edmonton. The HonestDoor Price updates in real time using actual transaction data. It is the number a serious buyer would reference, not the one on your tax bill.

For houses in Bulyea Heights, that difference is $44,917 in your favour. For condos, the gap is tighter, but the direction of the HonestDoor predicted value - climbing above the 3-month average - tells you where things are heading. If you are making any financial decision tied to your home's value, the HonestDoor Price is the real-world check you need.

Neighbourhood growth is sitting at 0.10% year over year. Compared to nearby Ramsay Heights at 0.04%, we are growing faster. Ogilvie Ridge is slightly more expensive at $897,438 for houses but growing slower at 0.09%. Bulyea Heights is hitting a sweet spot - premium pricing without the premium stagnation.

So What? - What This Means If You Are Thinking About Selling This Summer

Selling this summer in Bulyea Heights? The conditions are about as good as they get in this city right now. Houses are ranked in the top 16% for growth and top 3% for speed. Nine days on market is not a stat - it is a signal that buyers are ready and waiting.

If you are a house owner, your HonestDoor Price of $786,639 is the number to anchor your conversation with an agent - not the $741,722 on your assessment. That gap is your starting advantage. With listings averaging $800,000 and sales closing at 96.88% of list, pricing sharp and clean is the move. Do not overshoot, but do not leave money on the table either.

If you own a condo, the story is still strong. Condos are selling at 100% of list price and moving in 16 days. The price rank of 13 out of 218 neighbourhoods means buyers shopping at this level know Bulyea Heights and are willing to pay for it. Summer inventory tends to rise across Edmonton, so getting ahead of that wave - rather than competing with it - is the smart play.

Bottom line: Bulyea Heights is not a neighbourhood that needs hype. The numbers speak for themselves. Check your HonestDoor Price, know what you actually have, and make your move from a position of real information.

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.