Cumberland, Edmonton - July 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 checked your HonestDoor Price lately, you are probably leaving money on the table. The city's assessment says one thing. The real market says another. Here is what is actually going on in our neighbourhood right now.

The Vibe: Houses vs. Condos in Cumberland

Houses - Strong Demand, But Watch the Price Shift

If you have been watching the "For Sale" signs on our streets, here is what is actually happening. Houses in Cumberland are selling fast - we are talking an average of 16 days on market. That ranks us 15th out of 103 Edmonton neighbourhoods for speed. Our homes are moving faster than nearby Pembina, where properties sit for 22 days. That is a real signal that buyers want in here.

The catch? The average sale price came in at $440,408 this month, which is down 13.5% from last month. That sounds alarming, but context matters. Homes are still selling at 101.17% of list price - meaning buyers are paying above asking. The month-over-month dip likely reflects the mix of homes that sold, not a collapse in values. The sellers' market is taking a breather, but it is not gone.

• Average sale price: $440,408 (down 13.5% from last month)
• Average list price: $463,425
• Sale-to-list ratio: 101.17% - buyers paid over asking
• Price per square foot: $421
• Average days on market: 16 days
• Properties sold this month: 9
• Predicted market value: $468,561
• Estimated monthly rent: $2,393 - rental yield of 5.70%
• Days-on-market rank: 15th out of 103 Edmonton neighbourhoods

Condos - Steady and Surprisingly Quick

Our condo market is a different story - quieter, but not slow. One condo sold this month at $192,500, and it moved in just 10 days. That puts us at 3rd out of 108 Edmonton neighbourhoods for condo selling speed. That is elite territory. Buyers are not sleeping on Cumberland condos.

The trade-off is that condos here sold at 96.30% of list price, so buyers have a little more room to negotiate than they do on the house side. Values have dipped 2.95% recently, and the predicted value of $192,271 is trending slightly below the 3-month moving average of $193,740. It is a stable buyers' market for condos right now - not a crash, just a level playing field.

• Average sale price: $192,500
• Average list price: $199,900
• Sale-to-list ratio: 96.30% - slight room to negotiate
• Price per square foot: $205
• Average days on market: 10 days
• Predicted market value: $192,271
• Estimated monthly rent: $1,056 - rental yield of 4.35%
• Days-on-market rank: 3rd out of 108 Edmonton neighbourhoods

The Secret Sauce: Your HonestDoor Price vs. That Government Assessment

Here is the thing about your city assessment. It is a snapshot from months ago, built on a formula that does not know your renovated kitchen or the fact that your street has been selling well. It is a rear-view mirror number.

The HonestDoor Price is the real-world check. Right now, the average HonestDoor Price for a Cumberland house is $478,845 - that is 3.37% higher than the average city assessment of $463,220. On a home in this price range, that gap is roughly $15,600. That is not a rounding error. That is a real difference in what your home is worth today versus what the city last decided it was worth.

For condos, the gap is even wider. The average city assessment sits at $175,337, while the HonestDoor Price comes in at $191,839 - a difference of 9.41%. If you are a condo owner using your assessment to make decisions about selling, refinancing, or even just understanding your net worth, you are working with a number that undersells you by nearly $16,500.

The HonestDoor Price updates in real time. The city assessment does not. That is the whole point.

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

If you are a house owner in Cumberland and you are thinking about listing this summer, the timing has some real arguments in its favour. Homes here are selling in 16 days on average and buyers are still paying over asking. The neighbourhood leaderboard puts our house growth rank at 177th out of 302 Edmonton neighbourhoods - below average on growth, yes, but our speed-to-sale rank of 15th out of 103 tells a different story about demand. Buyers are choosing Cumberland.

The honest advice: price it right from day one. With 53 total property transactions recorded in 2026 across 1,741 assessed properties, this is not a neighbourhood where overpriced listings quietly disappear. Buyers are paying attention and they are doing their homework.

For condo owners, the picture is a bit more patient. Values have softened slightly and you are in a buyers' market. That does not mean do not sell - it means price it sharp and lean into the fact that condos here move in 10 days when priced well. Hudson condos are selling for less ($172,000 average), so Cumberland is holding its own in the comparison.

Bottom line: check your HonestDoor Price before you talk to any agent. Walk into that conversation knowing your number - not the city's number. There is a real difference, and in Cumberland right now, that difference is in your favour.

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.