Delwood, Edmonton - October 2026 Real Estate Report
Delwood, Edmonton: Your Neighbour Just Got a Higher Price Than the City Thinks
If you own a home in Delwood and you're still looking at your city assessment to figure out what your place is worth, you're leaving money on the table. The average assessed value here sits at $371,365 - but the average HonestDoor Price is $393,752. That's a $22,387 gap, and it matters a lot if you're thinking about selling, refinancing, or just keeping score.
The Vibe: What's Actually Happening in Delwood Right Now
Let's break it down by property type, because houses and condos are telling two very different stories right now.
Houses - Strong Prices, But the Clock Is Ticking
If you've been watching the "For Sale" signs in Delwood, here's what's actually happening with houses. Prices are up - the average sale price hit $412,750 this month, a 4.4% jump from last month. That's real money. But before we get too excited, there are a few things we need to talk about.
- Average sale price: $412,750 (up 4.4% month over month)
- Average listing price: $394,800
- Price per square foot: $360
- Homes are selling at 97.69% of list price - buyers are negotiating, not overpaying
- Average days on market: 66 days
- Properties sold this month: 4
- HonestDoor predicted value: $396,783
- 3-month moving average: $402,400 - and the predicted value is trending below it
- Recent value change: -2.03%
- Rental yield: 5.83% - that's a solid return if you're thinking landlord
- Estimated monthly rent: $2,064
Here's the honest part. Our houses are sitting on the market longer than neighbours in Kildare (57 days) and Balwin (42 days). That's not a crisis, but it's a signal the market is taking a breather. Buyers have options and they know it. On the neighbourhood leaderboard, Delwood houses rank 148 out of 285 for growth - right in the middle of the pack, trending below average. We're not the hottest block on the street right now, but we're far from the coldest.
Condos - Slow Lane, But Priced Above the Competition
The condo side of Delwood is a quieter story. Only 1 condo sold this month, and it took 106 days to find a buyer. For context, Kildare condos are moving in 57 days. That gap is hard to ignore.
- Average sale price: $188,000
- Average listing price: $220,200
- Price per square foot: $163
- Properties sold at 94.94% of list price - there's room to negotiate here
- Average days on market: 106 days
- HonestDoor predicted value: $175,168
- 3-month moving average: $176,983 - values are drifting down slightly
- Recent value change: -0.44%
- Rental yield: 4.35% - moderate, but still positive
- Estimated monthly rent: $962
- HonestDoor Price: $173,411 (down 1.00% from last period)
The silver lining? Our condo prices are still above nearby Kildare ($161,500 average sale price) and the HonestDoor predicted value beats Kildare's $163,438. So while the market is slow, Delwood condos are holding a price premium over the immediate competition. On the leaderboard, condos rank 151 out of 297 for growth - below average, but not at the bottom.
The Secret Sauce: Why Your HonestDoor Price Beats Waiting for the City
Here's the thing about your city assessment. It's a snapshot from months ago, calculated on a formula that doesn't know your renovated kitchen or the fact that your street just got repaved. The city's average assessed value for Delwood is $371,365. The average HonestDoor Price is $393,752. That's 6.03% higher than the Edmonton average assessed value - and it's updated in real time, not once a year.
If you're using your tax assessment to decide whether to sell, refinance, or even just brag at a backyard barbecue, you're working with old information. The HonestDoor Price is the real-world check - it pulls in actual transaction data, current market movement, and comparable sales to give you a number that reflects today, not last spring. With 1,280 properties assessed in Delwood and 57 transactions recorded in 2026, there's enough data here to make that number meaningful.
The "So What?" - Should You Sell in Delwood This Summer?
If you own a house in Delwood and you're thinking about selling this summer, the window is open - but it's not wide open. Prices are up month over month, and your HonestDoor Price is running well above the city's assessment. That's a good starting position. The catch is that buyers are taking their time - 66 days on market means you need to price sharp from day one. Homes that sit get stale fast, and the data shows buyers are already negotiating sellers down to 97.69% of list price.
For condo owners, patience is the word. With 106 days on market and values ticking down slightly, this is not the moment to test the ceiling on your asking price. Price it right, lean on that rental yield story (4.35% is still a real number for investors), and be ready to negotiate.
Bottom line for all of us in Delwood - check your HonestDoor Price before you do anything else. The neighbourhood is holding its own, Kilkenny next door is pricier and growing slower, and the rental numbers here are genuinely competitive. You're not in the hottest market in Edmonton right now, but you're in a stable one with real upside if you play it smart.
delwood | 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.