Bulyea Heights, Edmonton - September 2026 Real Estate Report

Bulyea Heights Real Estate Update: Solid Ground, But Watch the Numbers Closely

The Vibe Right Now

If you live in Bulyea Heights and you've been half-watching the market, here's the honest version of what's going on. This is one of Edmonton's pricier pockets - houses rank 56th out of 285 neighbourhoods for price, and condos rank 12th out of 216. That's top-tier territory. But the market is sending some mixed signals right now, and the details matter depending on whether you own a house or a condo.

Houses - Taking a Breather

Let's be straight about it. The average house sale price sits at $675,000 this month, which is down 12.9% from last month. That's a notable dip. Only 1 house sold, and listings are averaging $800,000 - meaning there's a gap between what sellers want and what buyers are paying. Buyers are landing deals at about 96.88% of list price, so if you're listing, expect some negotiation.

• Average sale price: $675,000 (down 12.9% from last month)
• Average list price: $800,000
• Price per square foot: $316
• Average days on market: 9 days
• Properties sold at: 96.88% of list price
• Predicted market value: $786,639
• Estimated monthly rent: $3,576
• Rental yield: 5.09%

The silver lining? Houses are still moving fast - days-on-market ranks 8th out of 112 neighbourhoods in Edmonton. That means when a well-priced home hits the market here, buyers notice. The predicted market value of $786,639 is also trending up slightly against the 3-month average of $786,589, so the floor isn't falling out. It's a cooling moment, not a collapse.

Condos - Holding Steady

Condos in Bulyea Heights are telling a calmer story. The average sale price is $474,000, essentially flat, and properties are actually selling right at list price - 100%. That's a balanced market doing what a balanced market should do. Condos are also moving fast, averaging just 16 days on market, which beats nearby Ramsay Heights at 21 days.

• Average sale price: $474,000
• Average list price: $425,000
• Price per square foot: $329
• Average days on market: 16 days
• Properties sold at: 100% of list price
• Predicted market value: $469,176
• Estimated monthly rent: $2,368
• Rental yield: 3.89%

Condo growth ranks 117th out of 302 neighbourhoods - that puts us in the above-average category on Edmonton's neighbourhood leaderboard. Not leading the pack, but solidly in the upper half. Compare that to houses, which rank 232nd out of 291 for growth right now. Condos are the steadier bet at this moment.

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

Here's the thing about your city assessment. It's a snapshot from months ago, calculated using broad formulas across thousands of properties. It doesn't know that your neighbour just renovated, or that buyer demand shifted last quarter. For houses in Bulyea Heights, the average assessed value is $741,722 - but the average HonestDoor Price is $759,015. That's a $17,293 difference, and it reflects what's actually happening in the real world right now, not what the city recorded last year.

For condos, the story flips slightly. The average assessed value is $477,398, but the HonestDoor Price comes in at $468,028 - about 1.96% below the city's number. If you're a condo owner using your assessment to gauge your home's worth, you might be working with an inflated figure. That matters if you're pricing a sale or refinancing.

The HonestDoor Price updates continuously. Your tax assessment does not. That's the difference between a map from last year and live GPS.

The So What - Thinking About Selling This Summer?

If you own a house in Bulyea Heights and you're thinking about listing this summer, the message is: price it right from day one. The gap between list prices ($800,000 average) and sale prices ($675,000 average) tells you that overpriced homes are sitting. But the 9-day average days on market tells you that correctly priced homes are moving. There's real demand here - buyers just aren't overpaying for it.

For condo owners, the timing looks cleaner. You're in a segment that's selling at full list price, moving faster than nearby neighbourhoods, and sitting in the top 12 for price across all of Edmonton. If you've been waiting for a stable window, this looks like one.

Either way, pull your HonestDoor Price before you have a single conversation with an agent. It's your real-world check against a static number - and in a market that's shifting month to month, that check could be worth tens of thousands of dollars in the right direction.

• House growth rank: 232 out of 291 neighbourhoods (below average - price carefully)
• Condo growth rank: 117 out of 302 neighbourhoods (above average - solid position)
• House days-on-market rank: 8 out of 112 (very fast - demand is real)
• Condo days-on-market rank: 11 out of 112 (very fast - buyers are active)
• Neighbourhood transactions in 2026: 38 houses, 14 condos
• Total properties assessed: 1,103 houses, 177 condos

Bulyea Heights isn't a neighbourhood in trouble. It's a neighbourhood in transition. The people who understand the current numbers - not last year's assessment - are the ones who will come out ahead this summer.

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.