Forest Heights, Edmonton - July 2026 Real Estate Report

Forest Heights, Edmonton: Your Home Is Worth More Than the City Thinks

If you own a home in Forest Heights and you have not checked your HonestDoor Price lately, here is the short version: the city's assessment is leaving real money on the table. The average assessed value sits at $544,715, but the average HonestDoor Price is $580,062. That is a $35,347 gap - and it matters a lot if you are thinking about selling, refinancing, or just want to know where you actually stand.

The Vibe: What Is Happening in Our Neighbourhood Right Now

Forest Heights is not the flashiest name on Edmonton's leaderboard, but it is quietly holding its own. With 1,386 properties assessed and 51 transactions already recorded in 2026, there is real activity here. We are not a sleepy pocket - we are a neighbourhood where people are making moves.

Here is the honest breakdown by property type.

Houses: Solid Ground, Serious Price Tag

If you have been watching the "For Sale" signs in Forest Heights, here is what is actually happening on the house side of the market.

• Average sale price: $1,081,000
• Average active listing price this month: $966,975
• Price per square foot: $660
• Properties sold for 97.60% of list price - buyers are getting a small discount, but sellers are not giving away the farm
• 6 houses sold last month - up 20% from the month before
• Average days on market: 47 days
• Predicted market value: $573,531 - up from the 3-month average of $567,395
• Estimated monthly rent: $2,779 with a rental yield of 5.50%
• Recent value change: 0.66%

That 20% jump in sales volume is worth paying attention to. More houses changing hands means more buyers are circling. The predicted value is also trending upward month over month, which tells us the floor is rising, not falling. Days on market at 47 puts us at rank 45 out of 103 Edmonton neighbourhoods - that is a moderately fast market, not a stalled one. On price, we rank 50 out of 285 neighbourhoods. That puts Forest Heights houses among the most expensive in the city - top 18%.

On the neighbourhood leaderboard for growth, houses rank 113 out of 302. That is above average. We are not leading the pack, but we are ahead of more than half of Edmonton.

Condos: A Tale of Two Numbers

The condo picture in Forest Heights is a bit unusual, and we want to be straight with you about it.

• Average HonestDoor Price for condos: $1,324,221 - down 0.56% from last period
• Average sale price recorded: $97,500
• Average active listing price: $100,000
• Price per square foot: $116
• Properties sold for 97.50% of list price
• 1 condo sold last month - market is thin
• Average days on market: 25 days - very fast by Edmonton standards
• Predicted market value: $1,331,647
• Estimated monthly rent: $3,742 with a rental yield of 3.56%
• Airbnb potential: $186 per night - ranked 27th in all of Edmonton
• Recent value change: 2.64%

That 25-day average on condos is fast. Edmonton-wide, that ranks 18 out of 108 neighbourhoods - meaning our condos move quicker than roughly 83% of the city. On the growth leaderboard, Forest Heights condos rank 36 out of 296. That is top 12% in Edmonton. The HonestDoor Price is also sitting well above comparable nearby condos in River Valley Kinnaird, Terrace Heights, and Holyrood - so if you own a condo here, you are in a premium position relative to your neighbours.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here is the thing about your city assessment: it is a snapshot taken months ago, using data that is even older than that. It does not know what sold on your street last Tuesday. It does not factor in your renovated kitchen or the fact that buyers are paying a premium to be close to the river valley.

The HonestDoor Price is updated in real time. For houses in Forest Heights, it is already running 6.49% higher than the average city assessment across Edmonton. That gap is not a rounding error - that is the difference between pricing your home right and leaving tens of thousands of dollars behind. If your neighbour lists based on their assessment and you list based on your HonestDoor Price, you already have the edge before anyone walks through the door.

The "So What?" - Thinking About Selling This Summer?

Summer is when buyers get serious in Edmonton. Here is what the Forest Heights numbers are telling us right now.

• House sales volume jumped 20% last month - buyer demand is picking up heading into the warmer months
• Predicted values are rising month over month - the trend is working in a seller's favour
• At 47 days on market for houses, you have time to price properly without panic - but do not sit on it too long
• Condos are moving in 25 days - if you own one and are thinking about selling, the window is open right now
• Nearby River Valley Riverside is priced slightly higher at $595,250 - Forest Heights is still a relative value play for buyers, which keeps demand healthy
• Rental yield of 5.50% on houses means investors are watching this neighbourhood - that is competition for your buyer pool, which is a good thing for sellers

The bottom line is this: Forest Heights is not a neighbourhood that screams for attention, but the data says it deserves some. Values are moving up, sales are accelerating, and the HonestDoor Price is already ahead of what the city has on file. If you are even thinking about selling this summer, check your HonestDoor Price first. It is the real-world number - not the government's best guess from last year.

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.