Grove Meadows, Spruce Grove - July 2026 Real Estate Report

Grove Meadows, Spruce Grove: Your Neighbour Just Got a Better Price Than You Think

If you own a home in Grove Meadows and you're still going off your last city assessment, you're probably leaving money on the table - or misjudging what you could actually get. Here's the real picture right now.

The Vibe: What's Actually Happening on Our Streets

Let's break it down by property type, because houses and condos are telling two very different stories in Grove Meadows right now.

Houses - Strong Bones, A Few Wrinkles

The average HonestDoor Price for a house here sits at $525,085, up just under 1% from last period. That's steady, not flashy - but steady wins in a market that's been choppy across the region.

Here's the thing though: the average sale price this month came in at $446,000, which is down 16.4% from last month. Before you panic, look at the context. Only 4 houses sold this month - up 33% from the month before - and listings are sitting at an average ask of $609,000. Buyers are paying about 98.2% of list price, which means they're getting a small discount but not a fire sale. This market is taking a breather, not falling apart.

• Average HonestDoor Price: $525,085 (up 0.97%)
• Predicted market value: $520,033
• 3-month moving average: $510,319 (values are climbing)
• Average sale price this month: $446,000
• Average list price this month: $609,000
• Price per square foot: $301
• Average days on market: 10 days
• Properties sold at: 98.19% of list price
• Rental estimate: $2,542 per month
• Rental yield: 5.64% - that's a strong return
• Recent value change: up 2.27%

On the neighbourhood leaderboard, Grove Meadows houses rank 4 out of 19 for growth in Spruce Grove. That puts us in the top tier. Days on market ranks 3 out of 17 - meaning our homes sell faster than almost everyone else in the city. Price rank sits at 6 out of 18, so we're above average there too. That's a solid scorecard.

Compare that to our neighbours: Spruce Village houses average $415,787, Hilldowns $443,192, and Lakewood $476,707. Grove Meadows houses are priced higher than all three - and the sales data backs up why.

Condos - A Moment to Watch Closely

The condo picture is more cautious. The average HonestDoor Price is $323,882, up 2.15% - which sounds good. But the predicted market value of $317,077 is actually sitting below the 3-month moving average of $325,330. That's a signal that condo values here are drifting slightly downward in the short term.

• Average HonestDoor Price: $323,882 (up 2.15%)
• Predicted market value: $317,077
• 3-month moving average: $325,330 (values are easing back)
• Recent value change: -0.93%
• Rental estimate: $1,729 per month
• Rental yield: 4.17% - moderate but workable
• Transactions in 2026: 3

On the condo leaderboard, Grove Meadows ranks 12 out of 17 for growth in Spruce Grove. That's below average. With only 3 transactions recorded in 2026 so far, there isn't a lot of volume to work with - but the trend is worth watching if you own a condo here and are thinking about timing a sale.

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

Your city assessment is a snapshot from months ago - sometimes longer. It doesn't know what sold on your block last week. It doesn't adjust for the fact that Grove Meadows houses are moving in an average of 10 days right now, or that our growth rank puts us ahead of 15 other Spruce Grove neighbourhoods.

The HonestDoor Price is updated in real time using actual transaction data. For houses, that means the difference between a stale government number and a live estimate of $525,085 - one that's tracking a 3-month trend that's climbing, not sitting still. If you're making any financial decision - refinancing, listing, or just figuring out your net worth - the HonestDoor Price is the number to start with, not the one on your tax notice.

The So What - Thinking About Selling This Summer?

For house owners, the case for listing this summer is real. Homes here are selling in 10 days on average. We're ranked near the top of Spruce Grove for speed and growth. The gap between the current average sale price and the HonestDoor Price suggests there's room to price strategically - especially with listings averaging $609,000 right now. Buyers are still paying close to asking. That's not a buyer's market steamrolling sellers - that's a negotiation where you still have leverage.

For condo owners, the honest advice is to move sooner rather than later if you're considering it. Values are ticking down slightly, the growth rank is below average, and transaction volume is thin. Thin volume cuts both ways - a well-priced condo can stand out - but waiting for a rebound that isn't clearly signalled yet carries risk.

Either way, check your HonestDoor Price before you do anything. It's the fastest way to know where you actually stand - not where the city thought you stood six months ago.

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.