Cumberland, Edmonton - October 2026 Real Estate Report
Cumberland, Edmonton: What Your Neighbour Hasn't Told You Yet
If you've been watching the "For Sale" signs on your street and wondering what's actually going on, here's the straight story. Cumberland is holding its own in Edmonton's market - not setting the world on fire, but not falling apart either. The numbers tell a more interesting story than you'd expect.
The Vibe: Houses vs. Condos in Cumberland
Houses - Strong Prices, But Take a Breath
We're seeing something a little unusual with houses right now. The average sale price hit $489,833 - that's up 12.7% from last month, which sounds like a party. But before you pop the cork, the predicted market value sits at $466,166, and that number is actually drifting down from a 3-month moving average of $474,059. Property values have slipped 2.31% recently. So the monthly jump looks big, but the longer trend is taking a breather.
- Average sale price: $489,833
- Average listing price: $450,000
- Price per square foot: $349
- Homes sold for 99.56% of list price - buyers are getting very close to asking, but still landing just under
- 6 properties sold this period - down 14.3% from last month
- Average days on market: 63 days
- Rental yield: 5.70% - that is a genuinely strong return for landlords
- Estimated rent: $2,382 per month
Sixty-three days on market sounds slow, but compare us to Pembina next door where homes sit for 90 days - Cumberland houses are moving faster. On the neighbourhood leaderboard, our house growth rate ranks 168 out of 285 Edmonton neighbourhoods. That puts us in the below-average tier, but we're not at the bottom of the pile either.
Condos - A Quieter Story
The condo side of Cumberland is a thinner market. Only 1 condo sold this period, so take the numbers with some context. That said, the average sale price came in at $260,000 - up 35.1% from last month, though one sale can swing a percentage like that dramatically. Buyers paid 93.26% of list price, meaning there's real room to negotiate here.
- Average sale price: $260,000
- Average listing price: $278,800
- Price per square foot: $208
- Average days on market: 43 days
- Predicted market value: $189,962
- Estimated rent: $1,044 per month
- Rental yield: 4.34% - moderate, but still positive cash flow territory
Our condos are taking longer to sell than Hudson's (26 days vs. our 43), which tells us demand is softer on that side. On the leaderboard, condo growth ranks 202 out of 297 Edmonton neighbourhoods. Below average, but Pembina condos are growing even slower at a 0.02% rate compared to our 0.06%.
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 the past. By the time it lands in your mailbox, the market has already moved. The HonestDoor Price updates in real time, and for Cumberland homeowners, that gap is already showing up in the numbers.
For houses, the average assessed value in Cumberland is $463,220. The average HonestDoor Price is $466,899 - that's 0.79% higher than the city's average assessed value across Edmonton. For condos, the gap is even wider. The average assessed value is $175,337, but the HonestDoor Price sits at $189,717 - that's 8.20% above the Edmonton average assessed value. If you're a condo owner using your assessment to price your unit, you could be leaving real money on the table.
Your HonestDoor Price is the real-world check against a static government number. It reflects what buyers are actually paying on streets like yours, right now - not what an assessor estimated months ago.
The 'So What?': Thinking About Selling This Summer?
If you're a house owner in Cumberland and you're thinking about listing this summer, the window is real but it requires smart pricing. Homes are selling at 99.56% of list price - that means buyers are engaged, but they're not in a frenzy. Price it right from day one. An overpriced listing in a 63-day market will just sit there and go stale.
The rental yield of 5.70% on houses is worth noting too. If selling feels uncertain, holding and renting is a legitimate play. At $2,382 per month in estimated rent, the math works for patient owners.
For condo owners, the honest answer is that it's a softer market right now. With only 12 transactions recorded in 2026 across the neighbourhood and a predicted value drifting slightly below the 3-month average, this is not the moment to rush. If you need to sell, price competitively and know that buyers have options - they paid only 93.26% of list price on the last sale.
Either way, the first step is knowing your real number. Check your HonestDoor Price before you call an agent, before you set a list price, and before you assume your tax assessment tells the whole story. In Cumberland right now, it doesn't.
cumberland | edmonton | october 2026This 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.