Cumberland, Edmonton - June 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 is one number. What buyers are actually paying is another. Right now, those two numbers are not the same - and the gap matters for your wallet.

The Vibe: What Is Actually Happening in Cumberland Right Now

Houses - A Breather, But Not a Bust

We have seen the house market take a bit of a breather lately. One sale this month sounds quiet, but the numbers behind that sale tell a more interesting story. The average sale price for houses sits at $623,000, while current listings are averaging $408,900. That gap tells us sellers who price right are pulling serious numbers compared to what is sitting unsold on the market.

• Average sale price: $623,000
• Current average listing price: $408,900
• Price per square foot: $670
• Average days on market: 76 days
• Sale-to-list ratio: 96.60% - buyers are negotiating, but not by much
• Predicted market value: $469,816 - up from the 3-month average of $466,625
• Rental yield: 5.69% - that is a strong return if you are thinking about holding

Seventy-six days on market is slower than we would like to see. Cumberland ranks 65 out of 103 Edmonton neighbourhoods for days-on-market speed, which puts us in the slower half. This is a buyers' market for houses right now. That does not mean panic - it means pricing strategy matters more than ever. Buyers are paying 96.60% of list price, so they are not walking away empty-handed either.

On the neighbourhood leaderboard, Cumberland houses rank 131 out of 305 Edmonton neighbourhoods for growth. That is solidly above average. We are not leading the pack, but we are ahead of more than half the city.

Condos - Fast, Affordable, and Moving

Condos in Cumberland are a different story. Two sales this month with an average of just 10 days on market - that is fast. We rank 6 out of 110 Edmonton neighbourhoods for condo selling speed. If you own a condo here and you are thinking about selling, the clock is working in your favour.

• Average sale price: $239,125
• Current average listing price: $199,900
• Price per square foot: $211
• Average days on market: 10 days
• Sale-to-list ratio: 96.30% - stable and predictable
• Predicted market value: $198,109 - up from the 3-month average of $195,573
• Recent value change: 3.81%
• Rental yield: 4.33% - moderate but steady

On the condo leaderboard, Cumberland ranks 106 out of 295 Edmonton neighbourhoods for growth - above average. For price, we sit at 100 out of 223, which puts us right in the above-average range. Compared to nearby Hudson, our condos are priced higher. Compared to Pembina, we are slightly below. We are sitting in a competitive sweet spot.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here is the thing about your city assessment. It is calculated once a year using data that is already months old by the time it lands in your mailbox. The city assessed the average Cumberland house at $463,220. The average HonestDoor Price right now is $468,561. That is a $5,341 difference - and it is the difference between what a government spreadsheet says and what a real buyer in today's market would likely pay.

For condos, the gap is even bigger. The average assessed value is $175,337. The HonestDoor Price is $192,271. That is a $16,934 difference - nearly 10% higher than what the city has on record. If you are using your assessment to make decisions about selling, refinancing, or even just understanding your net worth, you are working with a number that is already out of date.

The HonestDoor Price updates in real time. It pulls from actual transaction data, current market conditions, and what comparable properties are doing right now. Think of it as the real-world check on a static government number.

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

For house sellers, the honest answer is this: the market is not on fire, but it is not frozen either. Seventy-six days on market means you need to come in priced correctly from day one. Buyers are informed, they are negotiating, and they are paying 96.60% of list. If you price at $500,000 hoping to negotiate down, expect to sit. If you price sharp and close to that predicted value of $469,816, you have a real shot at moving this summer.

For condo sellers, the timing looks genuinely good. Ten days on market is not a slow market - that is a market that wants what you have. With values up 3.81% recently and the predicted value climbing above the 3-month average, selling now means selling into momentum.

Either way, the first step is the same. Pull your HonestDoor Price before you call an agent, set a list price, or make any assumptions based on last year's assessment. The city's number is a starting point. Your HonestDoor Price is the real conversation.

• Cumberland house growth rank: 131 out of 305 Edmonton neighbourhoods - above average
• Cumberland condo growth rank: 106 out of 295 Edmonton neighbourhoods - above average
• Total transactions in 2026 so far: 41 houses, 8 condos
• 1,741 house properties and 239 condo properties assessed this year
• Neighbourhood growth: 0.05% year over year for houses, 0.06% for condos

Cumberland is not the flashiest neighbourhood in Edmonton right now, but it is steady, above average, and priced in a range that keeps buyers interested. That is not a bad place to be heading into 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.