Bulyea Heights, Edmonton - July 2026 Real Estate Report

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

If you own a home in Bulyea Heights and you have not checked your HonestDoor Price lately, now is the time. The city's assessment is running behind reality - and for most of us here, that gap is worth real money.

The Vibe: What Is Actually Happening on Our Streets

Bulyea Heights is one of Edmonton's pricier pockets, and the numbers back that up. Across all property types, we sit in the top tier of the city for average value. But the house market and the condo market are telling two very different stories right now, so let's break them down.

Houses: Fast-Moving, But Taking a Breather

If you have been watching the "For Sale" signs in Bulyea Heights, here is what is actually happening with houses. Sales volume dropped hard - only 1 house sold recently, down 50% from the month before. The average sale price came in at $603,500, which looks like a big dip on paper, but with only one sale in the data, that number swings easily. Do not read too much into a single transaction.

What matters more is the bigger picture. Our houses are still selling in an average of just 7 days - that is a days-on-market rank of 6 out of 103 neighbourhoods in Edmonton. That means we are among the fastest-selling areas in the entire city. Buyers are not sitting on their hands here.

• Average sale price: $603,500
• Average list price this month: $675,000
• Price per square foot: $295
• Sold-to-list ratio: 107.41% - buyers paid above asking
• Average days on market: 7
• Predicted market value (HonestDoor): $777,689
• 3-month moving average: $767,187 - values are trending up
• Estimated monthly rent: $3,544
• Rental yield: 5.10%
• Growth rank: 72 out of 302 Edmonton neighbourhoods - above average
• Price rank: 46 out of 285 - among the most expensive in Edmonton

That 107% sold-to-list ratio is the stat to bookmark. Even as volume cools, the buyers who are showing up are competing. That is not a weak market - that is a selective one.

Condos: Premium Product, Softer Momentum

Our condo market is a different story. Values are easing slightly - the predicted market value sits at $457,174, which is actually down from the 3-month moving average of $463,512. Recent value change is -1.96%, and the growth rank of 201 out of 296 puts condos in below-average territory for Edmonton right now.

That said, we are still one of the most expensive condo markets in the city - ranked 12 out of 220 neighbourhoods for price. And condos here are selling fast, with an average of just 16 days on market, ranking 9 out of 108 Edmonton neighbourhoods. Buyers are still showing up. They are just not overpaying the way house buyers are.

• Average sale price: $474,000
• Average list price this month: $425,000
• Price per square foot: $329
• Sold-to-list ratio: 100% - right at asking
• Average days on market: 16
• Predicted market value (HonestDoor): $457,174
• 3-month moving average: $463,512 - values are dipping slightly
• Estimated monthly rent: $2,318
• Rental yield: 3.92%
• Growth rank: 201 out of 296 Edmonton neighbourhoods - below average
• Price rank: 12 out of 220 - among the most expensive in Edmonton

One comparison worth noting: Bulyea Heights condos are selling for more than those in nearby Ogilvie Ridge ($421,000 average sale price there). We are holding a premium, even in a softer stretch.

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

Here is the thing about your city assessment. It is calculated once a year using data that is already months old by the time it lands in your mailbox. It does not know what happened on your street last week. It does not adjust for your renovated kitchen or the fact that your neighbour's place just sold for over asking.

For houses in Bulyea Heights, the average HonestDoor Price is $795,440. The average city assessment is $741,722. That is a gap of over $53,000 - or 7.24% - that the city is simply not capturing. If you are making any financial decision based on your assessment alone, you are working with an incomplete picture.

For condos, the story flips slightly. The HonestDoor Price of $469,407 is actually 1.67% below the average assessed value of $477,398. That is worth knowing too - it means the city may be slightly overvaluing condos here relative to where the real market sits today.

The HonestDoor Price updates in real time. It is the real-world check. Use it.

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

If you own a house in Bulyea Heights and you are thinking about listing this summer, the conditions are still in your favour - but the window requires attention. Buyers are active and they have been paying above list price. Houses are moving in a week. That is a strong setup.

The caution is volume. Only 29 house transactions happened in all of 2026 so far across the neighbourhood. This is not a high-turnover area. When a good listing hits, it moves fast - but you need to price it right from day one. The HonestDoor predicted value of $777,689 is your anchor, not the city's $741,722 assessment.

If you own a condo, be realistic. The market is balanced, not hot. Buyers are paying exactly list price - not a dollar more. With values dipping slightly against the 3-month trend, pricing sharp matters even more. The good news is that condos here still sell quickly and command a premium over most nearby neighbourhoods. You have a quality product. Just do not overprice it and let it sit.

• House sellers: Price using the HonestDoor value, not the city assessment - there is a $53,000 difference
• Condo sellers: The market is balanced - sharp pricing wins right now
• Both: Properties here move fast when priced correctly - 7 days for houses, 16 for condos
• Investors: House rental yield of 5.10% is strong; condo yield of 3.92% is moderate
• Neighbourhood growth rank for houses: 72 out of 302 - we are in the top quarter of Edmonton

Bottom line - Bulyea Heights is still one of Edmonton's stronger addresses. The house side has real momentum. The condo side is taking a breather. Either way, check your HonestDoor Price before you make any move. The city's number is not the whole story.

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.