Davidson Creek, Sherwood Park - October 2026 Real Estate Report
Davidson Creek, Sherwood Park: 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 honest version. Davidson Creek is a solid, established neighbourhood in Sherwood Park - not the flashiest on the leaderboard right now, but far from a place to panic. The story is different depending on whether you own a house or a condo, so let's break it down.
The Vibe: Houses vs. Condos
Houses - Taking a Breather
We've seen house prices ease a little. The average sale price sits at $506,056 this month, down a modest 0.4%. Homes are averaging 24 days on market - which is steady, not slow. For context, that's the exact same pace as Lakeland Ridge next door, so we're not falling behind the pack.
The number that matters most right now: homes are selling at 99.86% of list price. Buyers are getting a small discount, but sellers are still landing very close to their asking price. That's not a crash - that's a market finding its footing.
- Average sale price: $506,056
- Average list price this month: $518,700
- Price per square foot: $423
- Sale-to-list ratio: 99.86% - buyers paying just under list
- Properties sold this month: 9
- Average days on market: 24
- Predicted market value: $547,588
- 3-month moving average: $539,111 - trending up
- Rental yield: 5.58% - strong for investors
- Estimated monthly rent: $2,666
- Neighbourhood growth rank: 33 out of 51 in Sherwood Park
That growth rank of 33 out of 51 puts us in the middle of the Sherwood Park leaderboard - below average, but not at the bottom. Chelsea Heights is outpacing us right now with a predicted value of $619,883 compared to our $547,588. If you're a house owner watching that gap, it's worth paying attention.
Condos - A Different Story
Condo activity in Davidson Creek is thin - only 1 sale this month - so take the numbers with that in mind. But here's the interesting part: that one condo sold at 100.04% of list price, meaning the buyer paid above asking. When condos do sell here, they move fast - 9 days on market, ranking 2nd out of 17 comparable neighbourhoods in Sherwood Park for speed. That's a top-tier stat.
The flip side? The predicted value of $269,791 is down from the 3-month moving average of $285,485, and the recent value change sits at -7.47%. The growth rank of 35 out of 37 puts Davidson Creek condos near the bottom of the Sherwood Park leaderboard right now. If you own a condo here and are thinking about selling, timing matters more than it does for house owners.
- Average sale price: $251,000
- Average list price this month: $284,900
- Price per square foot: $198
- Sale-to-list ratio: 100.04% - buyers paying above list
- Properties sold this month: 1
- Average days on market: 9 - very fast
- Predicted market value: $269,791
- 3-month moving average: $285,485 - trending down
- Rental yield: 4.24% - moderate
- Estimated monthly rent: $1,459
- Neighbourhood growth rank: 35 out of 37 in Sherwood Park
The Secret Sauce: Why Your HonestDoor Price Is the Number to Watch Right Now
Here's the thing about your city tax assessment - it's a snapshot from months ago, sometimes longer. It doesn't know what sold on your street last week. It doesn't adjust when the market takes a breather or picks up speed. It's a static number doing a real-time job, and it's not built for that.
The HonestDoor Price updates in real time using actual transaction data. For houses in Davidson Creek, the average HonestDoor Price is $531,430. For condos, it's $270,060. These numbers move with the market - not behind it.
Why does this matter for your wallet? If your city assessment is sitting higher than your HonestDoor Price, you could be paying more in property tax than your home's current market position justifies. If it's lower, you might be leaving money on the table when you price a listing. Either way, you want the real number - not last year's guess.
The "So What?" - Thinking About Selling This Summer?
If you own a house in Davidson Creek and are eyeing a summer sale, the window is real but it requires smart pricing. Homes are selling close to list price, but buyers are paying attention. Overpricing by even 2-3% could push you past that 24-day average and into a price reduction conversation. Price it right from day one and you'll move it.
For condo owners, the honest advice is this: the predicted value is trending down and the growth rank is near the bottom of the Sherwood Park leaderboard right now. If selling is on your radar, sooner beats later. The one condo that did sell this month went fast and above asking - but that's one data point, not a trend. Don't wait for the market to turn around on its own.
For buyers, Davidson Creek houses offer a price-per-square-foot of $423 and a rental yield of 5.58% - that's a legitimate return if you're thinking about this as an investment, not just a home. Compared to Chelsea Heights or Lakeland Ridge, you're getting into a similar neighbourhood at a lower entry point.
Bottom line: Davidson Creek is a steady neighbourhood in a market that's catching its breath. Check your HonestDoor Price today - it's the real-world number, not the government's best guess from six months ago.
davidson creek | sherwood park | 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.