Cumberland, Edmonton - August 2026 Real Estate Report

Cumberland, Edmonton: Your Neighbour Just Got a Better Price Than the City Thinks

If you own a home in Cumberland and you have not looked at your HonestDoor Price lately, you are probably leaving money on the table. The city's assessment says one thing. The real world says another. Here is what is actually going on in our neighbourhood right now.

The Vibe: What the Numbers Are Really Saying

Houses - Strong Prices, But the Market Is Taking a Breather

We saw the average house sale price hit $452,500 this month, up 2.7% from last month. That is a solid jump. Listings are sitting at $459,000 on average, and the price per square foot is around $732. The predicted market value for houses is $478,845, which is trending up from the 3-month moving average of $472,408. That is momentum in the right direction.

Here is the honest part though. Only 1 house sold this month, and it sat on the market for 32 days. Compare that to nearby Pembina where homes are moving in 22 days, and you can see we are running a little slower right now. Sellers are getting 98.58% of their list price, which means buyers have a small edge. Not a huge one, but it is there.

• Average sale price: $452,500 (up 2.7% from last month)
• Average list price: $459,000
• Price per square foot: $732
• Average days on market: 32
• Sale-to-list ratio: 98.58%
• Predicted market value: $478,845
• Rental yield: 5.68%
• Estimated monthly rent: $2,436
• Growth rank: 50 out of 292 neighbourhoods in Edmonton - top tier

That growth rank is worth pausing on. Out of 292 comparable neighbourhoods in Edmonton, Cumberland houses rank 50th for growth. That puts us in the top 20%. We are not the flashiest neighbourhood on the leaderboard, but we are consistently punching above our weight.

Condos - Fast Sales, Flat Prices, and a Stable Floor

The condo story in Cumberland is a bit different. One condo sold this month at $192,500, and it moved in just 10 days. That days-on-market rank is 4 out of 111 neighbourhoods in Edmonton. When a condo hits the market here, it does not sit around. Buyers are paying 96.30% of list price, so there is a small discount available, but the speed of sales tells you demand is real.

The flip side is that the predicted condo value of $191,839 is actually dipping slightly below the 3-month moving average of $194,073. Values are down 0.22% recently, and the growth rank for condos sits at 160 out of 302 - below average for Edmonton. This is not a crisis, but it is a signal to pay attention.

• Average sale price: $192,500
• Average list price: $199,900
• Price per square foot: $205
• Average days on market: 10
• Sale-to-list ratio: 96.30%
• Predicted market value: $191,839
• Rental yield: 4.34%
• Estimated monthly rent: $1,053
• Growth rank: 160 out of 302 neighbourhoods in Edmonton - below average

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

Here is something most Cumberland homeowners do not realize. The city assessed the average house here at $463,220. The average HonestDoor Price is $477,165. That is a $13,945 gap - and the HonestDoor Price is 3.01% higher than the city average assessment across Edmonton.

For condos, the gap is even wider. The average city assessment is $175,337. The average HonestDoor Price is $192,871. That is a $17,534 difference, and the HonestDoor Price sits 10% above the Edmonton average assessed value.

The city's assessment is a snapshot taken months ago using broad formulas. The HonestDoor Price is updated in real time using actual sales data, market trends, and what buyers are genuinely paying right now. If you are making any financial decision - refinancing, selling, or just figuring out your net worth - the HonestDoor Price is the number that reflects reality. The assessment is the number that reflects the past.

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

If you own a house in Cumberland and you are thinking about listing this summer, the timing has some things going for it. Prices are up month over month, the predicted value is climbing past $478,000, and our growth rank puts us ahead of most Edmonton neighbourhoods. The rental yield of 5.68% also means buyers who are investors have a real reason to look at Cumberland.

The honest caution is this - homes are taking about 32 days to sell right now, which is slower than some nearby areas. Price your house right from day one. Overpricing in a market where buyers are already getting a small discount off list price is a fast way to sit unsold through the summer.

If you own a condo, the fast days-on-market stat is your friend. Condos here are moving in 10 days on average. That is one of the fastest turnover rates in the city. But values are softening slightly, so the window to get a strong price is now, not later.

Bottom line for Cumberland homeowners - check your HonestDoor Price before you do anything else. The gap between what the city thinks your place is worth and what the market will actually pay is real, and right now, the market is on your side.

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.