Bulyea Heights, Edmonton - October 2026 Real Estate Report
Bulyea Heights Real Talk: Your Home Is Worth More Than the City Thinks - But the Market Is Sending Mixed Signals
The Vibe Right Now
If you live on one of these streets and you have been quietly wondering what your place is actually worth, here is the honest answer: it depends on whether you own a house or a condo, because those two stories are heading in different directions right now.
Houses - Strong Price, Slow Burn
The average house in Bulyea Heights is selling for around $706,667 - that is up 4.7% from last month, which sounds great. But here is the part that matters: only 3 houses sold this month, and they sat on the market for an average of 135 days before a deal got done. For comparison, houses in nearby Ogilvie Ridge are moving in 72 days. That gap tells you something real.
Buyers are paying 97.78% of list price on average, meaning they are negotiating a bit of a discount before signing. The predicted market value for a house here sits at $759,015, but that number is sliding - it is down from a 3-month moving average of $780,365. On the neighbourhood leaderboard, Bulyea Heights houses rank 237 out of 285 Edmonton neighbourhoods for recent growth. That puts us near the bottom of the pack for momentum right now.
- Average sale price (houses): $706,667
- Average days on market: 135
- Sale-to-list ratio: 97.78%
- Predicted market value: $759,015
- Price per square foot: $255
- Estimated monthly rent: $3,480
- Rental yield: 5.14%
- Growth rank: 237 out of 285 Edmonton neighbourhoods
Condos - Fast, Stable, and Quietly Expensive
The condo picture here is a different animal. Only 1 condo sold this month, but it sold in 16 days and it sold at exactly 100% of list price. No negotiating, no discount. That is a balanced market doing what a balanced market is supposed to do.
Bulyea Heights condos rank 13 out of 218 Edmonton neighbourhoods on price - that puts us near the very top of the city for condo values. Days-on-market ranks 11 out of 113, meaning when a condo here hits the market, it moves fast. The growth rank sits at 139 out of 297, which is above average. Compared to nearby Ogilvie Ridge, Ramsay Heights, and Carter Crest, Bulyea Heights condos are the most expensive option in the area by a clear margin.
- Average sale price (condos): $474,000
- Average days on market: 16
- Sale-to-list ratio: 100%
- Predicted market value: $468,028
- Price per square foot: $329
- Estimated monthly rent: $2,361
- Rental yield: 3.89%
- Growth rank: 139 out of 297 Edmonton neighbourhoods
The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here is something most neighbours do not realize. The city assessed the average Bulyea Heights house at $741,722. The average HonestDoor Price is $764,322 - that is $22,600 higher, and it updates in real time instead of sitting frozen until next year's assessment cycle. For condos, the story flips: the city's average assessed value is $477,398, but the HonestDoor Price is $454,704. That means condo owners here could be paying taxes based on a number that is running higher than what the market actually supports right now.
Government assessments are a snapshot from months ago. The HonestDoor Price pulls in current transaction data, recent sales in the neighbourhood, and live market signals. It is the real-world check on a number that can quietly work against you - either by underselling your home or by inflating your tax base. If you have not looked at your HonestDoor Price lately, now is the time.
The So What - Should You Sell This Summer?
If you own a house in Bulyea Heights and you are thinking about listing this summer, the market is taking a breather. Prices are still strong - you are sitting in the top 48 out of 285 Edmonton neighbourhoods for price - but 135 days on market is a long time to wait for a deal. You need to price sharp and present well, because buyers right now have options and they know it.
If you own a condo, the setup is actually pretty good. Fast sales, full list price, and a top-tier price rank in the city. The predicted value is holding steady near $468,000. If you are thinking about selling, the window looks cleaner for condos than for houses right now.
For anyone thinking about renting instead of selling, a house here is generating an estimated $3,480 per month with a 5.14% rental yield. That is a solid return and worth running the numbers on before you commit to listing.
Bottom line: Bulyea Heights is still one of the more expensive addresses in Edmonton. The condo market is tight and fast. The house market is cooling but not crashing. Check your HonestDoor Price, know your real number, and make the call from there.
bulyea heights | 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.