Forest Heights, Edmonton - September 2026 Real Estate Report

Forest Heights, Edmonton: 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 straight story. Forest Heights is holding its own in a city where every neighbourhood is fighting for position - but the numbers tell a more interesting story than you'd expect.

The Vibe: Houses vs. Condos in Forest Heights

Houses - Expensive, But Taking a Breather

Let's be honest about what we're seeing. House prices in Forest Heights dropped hard this past month - the average sale price sits at $729,547, which is down 26.5% from last month. That sounds alarming, but context matters: only 4 houses sold, down from 7 the month before. When volumes are that thin, one or two sales can swing the average dramatically. Don't read this as a crash. Read it as a slow month.

• Average sale price: $729,547
• Average list price: $759,900
• Price per square foot: $428
• Sold-to-list ratio: 99.61% - buyers are paying close to asking, but just under
• Average days on market: 35 days
• Properties sold this month: 4

Here's what that 99.61% sold-to-list ratio actually means for us: sellers are not getting into bidding wars, but they're also not getting lowballed. Buyers have a little breathing room to negotiate, but not much. The 35-day average time on market ranks 34th out of 112 Edmonton neighbourhoods - that puts Forest Heights houses in the "moderately fast" category. We're not flying off the shelf, but we're not sitting either.

On the price leaderboard, Forest Heights houses rank 27th out of 285 Edmonton neighbourhoods. That puts us firmly among the most expensive areas in the city. Growth, though, is a different story - we rank 177th out of 291 for price growth. That's below average. The neighbourhood isn't climbing the way some others are, and anyone thinking about a quick flip should know that going in.

Condos - A Niche Market With Big Numbers

The condo picture in Forest Heights is unusual, and we should talk about it plainly. The HonestDoor Price average for condos here is $1,305,014 - which is genuinely high. But actual sales tell a different story. One condo sold this past period at $193,500, with listings averaging $199,700 and a price per square foot of $211. That gap between the HonestDoor average and the actual sale price reflects the fact that the condo pool here is very small - just 5 transactions recorded in 2026 - and a handful of high-value units are pulling the average up significantly.

• Average HonestDoor Price (condos): $1,305,014 - up 0.69% from last period
• Recent average sale price: $193,500
• Price per square foot: $211
• Sold-to-list ratio: 96.90% - buyers are negotiating a bit more room here
• Average days on market: 72 days
• Condos sold this month: 1
• Estimated rent: $3,683/month
• Rental yield: 3.56%

Condos are sitting longer - 72 days on average - but that still beats nearby Terrace Heights at 82 days. The rental yield of 3.56% is moderate. It's not a home run for investors, but it's not a loss either. The Airbnb rank of 27th in Edmonton is genuinely strong, which suggests short-term rental potential is one of the better arguments for owning a condo here.

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

Here's the thing about your city assessment: it's a snapshot from the past. The City of Edmonton calculates assessed values based on data that can be months - sometimes over a year - old by the time it lands in your mailbox. For Forest Heights houses, the average assessed value is $545,048. The average HonestDoor Price is $570,402. That's a gap of roughly $25,000 - and that gap is your real-world check on what the market is actually doing.

The HonestDoor Price updates in real time using current sales data, market trends, and comparable properties. It's not a government estimate built for tax purposes. It's built to reflect what a buyer would actually pay today. If you're making any financial decision - refinancing, selling, even just benchmarking your net worth - the HonestDoor Price is the number you want in front of you, not the assessed value sitting in a drawer.

For houses specifically, the predicted market value right now is $578,174 - slightly above the 3-month moving average of $577,294. That's a small but real upward signal even while the broader monthly numbers look soft. It means the underlying value of Forest Heights homes is holding steadier than the headline sale prices suggest.

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

If you're a Forest Heights homeowner weighing a summer sale, here's the honest read.

The house market is priced well - top 10% in Edmonton by price rank - but growth is below average and buyer activity is thin right now. Four sales in a month is not a feeding frenzy. Buyers know they have options and they're using them. That 99.61% sold-to-list ratio means you can price close to market and likely get it, but overpricing will cost you time and probably a price cut.

The neighbourhood growth rate of 0.02% year over year is essentially flat. Compare that to nearby Terrace Heights at 0.10% - they're growing five times faster. River Valley Kinnaird next door has an average HonestDoor Price of $787,380 for houses, which shows what the ceiling looks like in this pocket of Edmonton. Forest Heights is holding value, but it's not leading the pack right now.

• Best case for sellers: Price sharp, stage well, and move before fall inventory picks up
• Rental alternative: At $2,762/month average rent and a 5.49% yield on houses, holding and renting is a legitimate option if you're not in a rush
• Watch: Days on market creeping toward 35 days means buyers are taking their time - your first two weeks on market are everything
• Neighbourhood leaderboard position: 177th out of 291 for growth - below average, but the price rank of 27th out of 285 means you're still selling a premium asset

Bottom line - Forest Heights is a solid, well-priced neighbourhood that's catching its breath. If you need to sell this summer, you can. Just go in with clear eyes, a competitive price, and your HonestDoor Price in hand so you know exactly where you stand before you list.

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.