Glen Allan, Sherwood Park - August 2026 Real Estate Report

Glen Allan, Sherwood Park: Here's What Your Home Is Actually Worth Right Now

If you live in Glen Allan and you're still going off your last city assessment, you're probably working with a number that's already out of date. Here's the real picture - straight from the data - on what's happening to property values in our corner of Sherwood Park.

The Vibe: Houses vs. Condos in Glen Allan

Let's break it down, because houses and condos are telling two very different stories right now.

Houses - Fast-Moving, But Prices Are Easing

If you've been watching the "For Sale" signs in Glen Allan, here's what's actually happening. Houses are selling fast - we're talking an average of just 11 days on market. That puts us at rank 5 out of 26 neighbourhoods in Sherwood Park for speed. Buyers are not sitting on their hands here.

But here's the nuance. The average sale price this month sits at $461,340, which is down 3.1% from last month. Listings are averaging $458,281. That gap tells us sellers are still holding some leverage - homes are actually closing at 101.18% of list price, meaning buyers are paying above asking. That's a healthy sign, even if the headline number dipped.

• Average HonestDoor Price: $510,975
• Average Sale Price This Month: $461,340 (down 3.1% from last month)
• Average List Price: $458,281
• Sale-to-List Ratio: 101.18% - buyers paid over asking
• Price Per Square Foot: $358
• Average Days on Market: 11
• Properties Sold This Month: 5
• Predicted Market Value: $511,100
• 3-Month Moving Average: $508,729 - trending up
• Estimated Monthly Rent: $2,566
• Rental Yield: 5.62% - strong returns for investors
• Growth Rank: 22 out of 54 neighbourhoods - above average in Sherwood Park
• Total Transaction Rank in Sherwood Park: 2 - we are one of the busiest neighbourhoods around

The market is taking a breather on price, but the activity level says Glen Allan houses are still very much in demand. A 5.62% rental yield is genuinely strong - that's not a number you see everywhere in Sherwood Park right now.

Condos - A Different Animal Entirely

Condo data in Glen Allan is a bit of an outlier and worth reading carefully. The average HonestDoor Price for condos comes in at $2,822,745 - significantly higher than every nearby neighbourhood we track. For context, Brentwood condos average $370,606, Nottingham sits at $323,520, and Centre in the Park is at $408,039. Glen Allan condos are in a completely different price tier.

• Average HonestDoor Price (Condos): $2,822,745 (down 1.12% from previous period)
• Predicted Market Value: $2,854,727
• 3-Month Moving Average: $2,867,603 - slight downward drift
• Estimated Monthly Rent: $8,935
• Rental Yield: 1.94% - moderate
• Airbnb Estimate: $440 per night - ranked 6th in Sherwood Park for Airbnb potential
• Growth Rank: 27 out of 37 - below average for condos in Sherwood Park

The condo rental yield of 1.94% is moderate at best. If you own a condo here and you're thinking about the numbers, the Airbnb angle is worth a closer look - a rank of 6 in Sherwood Park for short-term rental potential is actually a real asset.

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

Here's something most Glen Allan homeowners don't think about until it's too late. Your city tax assessment is a snapshot from the past - often many months old by the time it lands in your mailbox. It doesn't know what sold on your street last week. It doesn't adjust for the fact that Glen Allan houses are closing above list price right now.

The HonestDoor Price is updated in real time using actual transaction data. For houses in Glen Allan, that number is sitting at $510,975 - and the predicted market value is $511,100, which is already trending above the 3-month average of $508,729. That upward movement in the predicted value is the kind of detail a static government assessment will never show you.

Put it simply - if you're making any financial decision based on your home's value, whether that's refinancing, selling, or just knowing where you stand, the HonestDoor Price is the real-world check. Your assessment is a history lesson. Your HonestDoor Price is today's number.

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

Here's the honest take for anyone in Glen Allan weighing a summer sale.

The good news - we are one of the most active neighbourhoods in Sherwood Park. A transaction rank of 2 out of all Sherwood Park neighbourhoods means buyers know Glen Allan. You are not trying to sell in a quiet pocket that nobody searches. Eleven days on market is fast. Buyers paying over list price is real.

The caution - the average sale price is down 3.1% from last month, and recent property value change sits at -1.62%. This is not a crash. It is a cooling. The sellers who win this summer will be the ones who price sharp from day one, not the ones who test the market high and chase it down.

• Price your house close to the $458,000-$461,000 range where deals are actually closing
• Expect a quick sale - 11 days average means serious buyers are active
• Use your HonestDoor Price as your baseline, not your old assessment
• If you own a house, your rental yield story at 5.62% is a strong selling point for investor buyers
• If you own a condo, lean into the Airbnb angle - a top-6 ranking in Sherwood Park is worth putting in your listing

Bottom line - Glen Allan is not a neighbourhood that sits still. The data says it is busy, it is competitive, and the window to move this summer is open. Just go in with today's numbers, not last year's assessment.

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.