Davidson Creek, Sherwood Park - August 2026 Real Estate Report

Davidson Creek, Sherwood Park: Here's What Your Home Is Actually Worth Right Now

If you've been glancing at your last property assessment and wondering if it still holds up, here's the honest answer: it probably doesn't. Davidson Creek is a neighbourhood where the house market and the condo market are telling two very different stories right now - and knowing which one you're in could change what you do next.

The Vibe: Houses vs. Condos in Davidson Creek

Let's break it down for us locals, because these two markets are not moving in the same direction.

Houses - Taking a Breather

The house side of Davidson Creek is cooling off a bit. Here's what the numbers are actually saying:

• Average HonestDoor Price: $536,888 - up a modest 0.76% from last period
• Average sale price: $492,083, up just 0.1% from last month
• Homes are selling at 99.14% of list price - buyers are getting a slight edge
• Average days on market: 12 days - a bit slower than nearby Chelsea Heights at 8 days
• Price per square foot: $396
• Predicted market value: $532,858 - down from the 3-month moving average of $540,064
• Recent value change: -3.97%
• Rental yield: 5.60% with an estimated rent of $2,618 per month - that's a solid return
• Neighbourhood growth rank: 45 out of 54 in Sherwood Park

That growth rank is the number to pay attention to. On the neighbourhood leaderboard for price growth, Davidson Creek houses are sitting near the bottom third right now. Homes are still selling - 32 transactions in 2026 and a days-on-market rank of 6 out of 26 means properties are moving reasonably fast - but the price trajectory has softened. Buyers know it, and they're negotiating accordingly.

Condos - A Different Story Entirely

If you own a condo in Davidson Creek, we have some genuinely good news for you. The condo market here is one of the stronger performers in Sherwood Park right now.

• Average HonestDoor Price: $291,581 - down 1.19% from last period, but the predicted value tells a better story
• Average sale price: $285,000, with listings averaging $284,900
• Properties are selling at 100.04% of list price - sellers are getting full ask, and then some
• Average days on market: 9 days
• Price per square foot: $221
• Predicted market value: $295,084 - up from the 3-month moving average of $290,134
• Recent value change: +6.89%
• Rental yield: 4.21% with an estimated rent of $1,589 per month
• Neighbourhood growth rank: 3 out of 37 in Sherwood Park

That growth rank is the headline. Third out of 37 comparable neighbourhoods puts Davidson Creek condos near the very top of the Sherwood Park leaderboard. Days-on-market ranks second out of 19 - meaning condo buyers here are moving fast. If you own one, the market is working in your favour right now.

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

Here's the thing about your city assessment - it's a snapshot from months ago, sometimes longer. It doesn't know that Davidson Creek condo values have jumped 6.89% recently. It doesn't know that house prices have dipped from their 3-month peak. It's essentially a photo of a market that has already moved on.

The HonestDoor Price is updated in real time. It pulls from actual transaction data, current listing activity, and live market signals. For Davidson Creek houses, that means the HonestDoor Price of $536,888 reflects what buyers are actually paying today - not what an assessor estimated last year. For condo owners, it captures that upward momentum that a static assessment would completely miss.

If you're making any financial decision - refinancing, selling, even just figuring out if your insurance coverage makes sense - your HonestDoor Price is the number to start with. Your tax assessment is a starting point for your property tax bill. It is not a market price.

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

The answer depends entirely on what you own.

If you own a condo in Davidson Creek, this summer looks like a good window. You're in a top-3 growth neighbourhood, buyers are paying over asking, and properties are gone in about 9 days. That combination doesn't last forever. Pricing it right and listing soon puts you in the driver's seat.

If you own a house, the picture is more nuanced. The market is still active - 12 days on market is not slow - but the predicted value is trending down from its recent peak, and buyers are negotiating just below list price. That doesn't mean don't sell. It means price it sharp from day one. Homes sitting at an optimistic list price in a 99% sale-to-list market will sit longer than you want. A clean, well-priced listing will still move quickly.

Either way, check your HonestDoor Price before you have a single conversation with an agent. Walk into that meeting knowing your real-world number - not the one on last year's assessment notice.

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.