Forest Heights, Edmonton - August 2026 Real Estate Report

Forest Heights, Edmonton: Your Neighbour Just Got a Surprise on Their Assessment

If you own a home in Forest Heights and you're still going off your city assessment, you're probably leaving money on the table - or at least working with the wrong number. Here's the real picture right now.

The HonestDoor Price vs. What the City Thinks

The city has the average Forest Heights property assessed at $545,048. The HonestDoor Price tells a different story: $578,174. That's a gap of over $33,000, and it's 6.08% higher than the city's number. The HonestDoor Price updates in real time using actual market signals. The city's assessment? It's a snapshot from months ago. For anyone making a financial decision right now - refinancing, selling, or just checking where you stand - the HonestDoor Price is the number that actually reflects today's market.

• Average Assessed Value: $545,048
• Average HonestDoor Price: $578,174
• Gap: 6.08% higher than the city assessment
• Average Rental Estimate: $2,796 per month
• Airbnb Estimate: $139 per night
• Total Properties Assessed: 1,387
• Transactions in 2026: 53
• Neighbourhood Growth: 0.02% year over year

The Vibe - Houses vs. Condos

Houses: Steady, Pricey, and Moving

Let's be honest - houses in Forest Heights are not cheap. The average sale price is sitting at $992,271, and the price per square foot is around $639. We're ranked 32nd out of 285 neighbourhoods in Edmonton for price. That puts us firmly in the top tier of the city.

The market is taking a breather though. Homes are selling at 98.08% of list price, which means buyers have a little room to negotiate - but not much. Properties are averaging 40 days on market, and we rank 38th out of 108 neighbourhoods for speed. That's moderately fast. Not a frenzy, but not slow either.

The predicted market value for a Forest Heights house right now is $580,119 - up from the 3-month moving average of $574,517. Values have moved 1.14% recently. On the neighbourhood growth leaderboard, we sit at 123rd out of 292 in Edmonton - right in the above-average zone. Not leading the pack, but holding our own.

For landlords or anyone thinking about the rental angle, the estimated rent is $2,803 per month with a rental yield of 5.49%. That's a strong return. If you're comparing us to the neighbours, River Valley Kinnaird is pulling higher prices (HonestDoor Price of $771,860), while Terrace Heights is cheaper but growing faster at 0.10%.

• Average Sale Price: $992,271
• Average Listing Price: $865,560
• Price Per Square Foot: $639
• Sale-to-List Ratio: 98.08%
• Average Days on Market: 40
• Properties Sold: 7
• Predicted Market Value: $580,119
• 3-Month Moving Average: $574,517
• Rental Yield: 5.49%
• Estimated Monthly Rent: $2,803
• Growth Rank: 123 out of 292 (above average)
• Price Rank: 32 out of 285 (among the most expensive in Edmonton)
• Days-on-Market Rank: 38 out of 108 (moderately fast)

Condos: A Smaller Market, But Worth Watching

The condo side of Forest Heights is a different animal. There were only 5 transactions in 2026 and just 1 sale this month - so we're working with a thin market here. Take these numbers as directional, not definitive.

That said, the HonestDoor Price for condos is $1,296,046 - though it has dipped 2.13% from the previous period. The predicted market value is $1,324,221, up from the 3-month moving average of $1,317,761. The actual sale price recorded was $193,500, with listings averaging $199,700 and a price per square foot of $211. Buyers are paying 96.90% of list price, and condos are sitting on the market for 72 days on average.

On the growth leaderboard, condos rank 176th out of 302 - below average for Edmonton. But here's a bright spot: our condos are selling faster than nearby Terrace Heights, where the average is 82 days. The rental picture is solid too - estimated rent of $3,742 per month and an Airbnb rank of 26th in all of Edmonton. That's a top-tier short-term rental position.

• Average HonestDoor Price: $1,296,046
• Predicted Market Value: $1,324,221
• Average Sale Price: $193,500
• Average Listing Price: $199,700
• Price Per Square Foot: $211
• Sale-to-List Ratio: 96.90%
• Average Days on Market: 72
• Estimated Monthly Rent: $3,742
• Rental Yield: 3.55%
• Airbnb Estimate: $184 per night
• Airbnb Rank in Edmonton: 26th
• Growth Rank: 176 out of 302 (below average)

The Secret Sauce - Why Your HonestDoor Price Matters Right Now

Here's the thing about city assessments: they are backward-looking. By the time that number lands in your mailbox, the market has already moved. The HonestDoor Price is a real-world check - it pulls from current sales data and updates continuously. In Forest Heights, that difference is over $33,000 on the house side alone.

If you're refinancing, that gap could change what you qualify for. If you're selling, pricing off the wrong number means you either leave money behind or sit on the market too long. And if you're just curious where you stand against the 1,387 other assessed properties in this neighbourhood, the HonestDoor Price gives you the honest answer - not last year's answer.

The So What - Thinking About Selling This Summer?

Forest Heights is in a stable buyers' market right now. That means buyers have options and a bit of leverage - but it's not a fire sale situation. Homes are still selling close to list price at 98.08%, and the predicted value is trending up from the 3-month average.

If you're a house owner thinking about listing this summer, here's the straight talk: price it right from day one. With 40 days on market as the average, overpriced listings will sit. The sweet spot is right around that predicted value of $580,119 - maybe a touch above if your property is updated. You're in one of Edmonton's top 32 neighbourhoods by price, so lean into that.

For condo owners, the market is thin and days on market are longer. If you need to sell, be realistic on price. If you can hold, the rental yield and Airbnb potential - especially with that 26th-place Airbnb ranking in Edmonton - make this a strong income property while you wait for the market to thicken up.

Bottom line: Forest Heights is not the flashiest growth story in Edmonton right now, but it's a solid, well-priced neighbourhood with real rental upside. Check your HonestDoor Price, know what you actually own, and make your move with the right numbers in hand.

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.