Cavanagh, Edmonton - September 2026 Real Estate Report

Cavanagh Real Talk: Your Home Is Worth More Than the City Thinks - Or Is It?

If you own a home in Cavanagh and you have not checked your HonestDoor Price lately, now is the time. The city's assessment and what buyers are actually paying are telling two different stories right now. Here is what is really going on in our corner of southwest Edmonton.

The Vibe: Houses vs. Condos in Cavanagh

We are seeing two very different markets under the same Cavanagh banner, and it matters which one you are in.

Houses

If you have been watching the "For Sale" signs on our streets, here is what is actually happening. The average sale price for houses hit $507,750 this month - that is up 24.4% from last month. Before you get too excited, pump the brakes a little. Only 4 homes sold, so that jump is based on a small sample. The bigger story is that homes are sitting on the market for an average of 100 days, and buyers are paying about 97.55% of list price. Translation: buyers have some room to negotiate.

• Average sale price: $507,750 (up 24.4% from last month)
• Average list price: $521,175
• Price per square foot: $310
• Average days on market: 100 days
• Sale-to-list ratio: 97.55% - buyers are paying below asking
• Predicted market value (HonestDoor): $571,222
• 3-month moving average: $569,884 - values are nudging upward
• Estimated monthly rent: $2,790 with a rental yield of 5.51%
• Recent value change: -0.70%
• Properties assessed this year: 1,142
• Transactions in 2026: 29

On the neighbourhood leaderboard, Cavanagh houses rank 207 out of 291 for growth in Edmonton - that puts us in the below-average tier right now. Days-on-market ranks 88 out of 112, meaning our homes are among the slower sellers in the city. Price ranks 172 out of 285 - below average for Edmonton. The neighbourhood is growing at just 0.06% year over year. The market is taking a breather.

How do we stack up against the neighbours? Callaghan houses are averaging an HonestDoor Price of $611,634 with a rental estimate of $2,908. Allard sits at $573,109 with $2,785 in estimated rent. Cashman comes in lower at $503,785. Cavanagh is priced competitively, but we are not the cheapest option on the block either.

Condos

The condo picture in Cavanagh is a bit more interesting. The average HonestDoor Price for condos is $409,748 - and that number has actually gone up 3.23% from the previous period. That is a positive signal. The predicted market value sits at $396,916, which is slightly below the 3-month moving average of $398,551, so there is a small dip in momentum to watch.

• Average HonestDoor Price: $409,748 (up 3.23% from previous period)
• Predicted market value: $396,916
• 3-month moving average: $398,551 - slight downward drift
• Estimated monthly rent: $2,131
• Rental yield: 4.03% - moderate but steady
• Airbnb estimate: $106 per night
• Transactions in 2026: 3
• Recent value change: -0.05%

On the neighbourhood leaderboard, Cavanagh condos rank 117 out of 302 for growth in Edmonton - that puts us in the above-average tier. That is a genuinely good sign for condo owners here. Compare that to nearby Callaghan condos at $288,803 and Allard at $197,887 - Cavanagh condos are priced significantly higher than both of those neighbours, which tells you something about the product we have here.

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 a snapshot from months ago, calculated using broad formulas that do not know your renovated kitchen or your south-facing backyard. The average assessed value in Cavanagh sits at $564,646. The average HonestDoor Price is $557,469 - that is 1.27% lower than the assessment and has dipped 2.41% from the previous period.

That gap is your reality check. If you are pricing a home based on your tax notice, you might be starting the conversation in the wrong place. The HonestDoor Price pulls in real-time sales data, current market conditions, and what buyers are actually doing right now - not what they were doing when the city ran its numbers. Think of it as the difference between a weather forecast from this morning versus one from last season.

For houses, the HonestDoor predicted value of $571,222 is actually higher than the current average sale price of $507,750. That gap is worth paying attention to if you are thinking about timing a sale.

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

Straight talk: if you are a house owner in Cavanagh thinking about listing this summer, the market is not working against you, but it is not handing you a quick sale either. A 100-day average on market means you need to price sharp from day one. Buyers are negotiating, and they know it. Coming in at or just below that $521,175 average list price range with a clean, well-presented home gives you the best shot at landing close to full ask.

The rental yield on houses is sitting at 5.51% - that is strong. If a quick sale does not happen, holding and renting is a legitimate backup plan that actually pencils out here.

For condo owners, the 3.23% HonestDoor Price increase is a reason to feel good, but the low transaction volume - just 3 sales in 2026 - means the market is thin. Thin markets can move fast in either direction. If you are selling, do not wait for the perfect moment. Price it right and move.

Bottom line for Cavanagh: we are a neighbourhood that is holding its value in a city that is shifting. Check your HonestDoor Price, know what your home is actually worth today, and make decisions based on real numbers - not last year's assessment notice sitting in a drawer somewhere.

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.