Highlands, Edmonton - August 2026 Real Estate Report

Highlands, Edmonton: Your Neighbour Just Got a Better Number Than the City Gave Them

If you own a home in Highlands and you're still looking at your city assessment to know what your place is worth, you're leaving real money on the table. Here's what's actually going on in our neighbourhood right now.

The Vibe: Houses vs. Condos in Highlands

Houses - Steady, Pricey, and Worth Watching

We're sitting in a stable buyers' market for houses right now, but don't let that word "stable" put you to sleep. Houses in Highlands are still among the most expensive in Edmonton - ranking 54th out of 285 neighbourhoods on price. That's a top-20% position in the city.

• Average sale price: $774,300
• Average list price this month: $822,475
• Price per square foot: $445
• Homes are selling at 97.81% of list price - buyers are negotiating, but not by much
• Average days on market: 37 days
• 5 properties sold recently
• Predicted market value: $550,738 - up from the 3-month average of $544,768
• Rental yield: 5.55% - that's a strong return if you're thinking about holding the property
• Estimated monthly rent: $2,659

On the neighbourhood leaderboard, Highlands houses rank 72nd out of 292 Edmonton neighbourhoods for growth. That puts us solidly above average - not the fastest mover in the city, but far from standing still. Days-on-market ranks 35th out of 108, meaning our homes sell moderately fast compared to the rest of Edmonton.

The predicted value of $550,738 is ticking upward, and the rental yield of 5.55% is the kind of number that makes investors pay attention. If you're renting out a house here, you're doing better than most of the city.

Condos - A Different Story Entirely

We have to be straight with you here. The condo data in Highlands is based on very thin volume - just 1 sale in 2026 - so take the averages with a grain of salt. That said, the numbers are striking.

• Average sale price: $141,000
• Average list price: $148,000
• Price per square foot: $184
• Properties sold at 95.27% of list price
• Average days on market: 55 days - slower than nearby Newton at 42 days
• Predicted market value: $3,078,380 (driven by a unique high-value property in the mix)
• Rental yield: 2.86% - moderate, not a standout
• Estimated monthly rent: $6,452

The gap between the $141,000 sale price and the $3,078,380 predicted market value tells you this is not a typical condo market. There appears to be at least one very high-value property skewing the averages significantly. The condo segment here is taking a breather - 55 days on market and a price rank of 191st out of 218 neighbourhoods means buyers have options and they know it.

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 taken months ago, using data that's even older than that. It does not move with the market in real time. Your HonestDoor Price does.

For houses in Highlands, the average HonestDoor Price is $548,389. The average assessed value is $507,919. That's a gap of nearly $40,500 - or 7.97% higher than what the city has on file. If you're making any financial decision based on your assessment alone, you're working with a number that's already behind.

Yes, the HonestDoor Price has dipped 0.43% from the previous period. The market is taking a small breather. But it's still running well ahead of what the city assessed. That matters for refinancing conversations, estate planning, listing strategy, and knowing your real net worth.

For condos, the HonestDoor Price sits at $3,095,351 - up 0.55% from the previous period. Again, this is heavily influenced by a unique property, but the directional signal is clear: the HonestDoor Price is moving in real time while the assessment sits frozen.

Think of the HonestDoor Price as the real-world check on a number the city printed months ago. It's updated continuously. Your assessment is not.

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

If you're a Highlands homeowner eyeing a summer sale, here's the honest read.

For houses, the window is real but it requires smart pricing. Homes are selling at 97.81% of list - meaning buyers will negotiate. If you price at $822,475 and expect full ask, you'll be disappointed. Price it right and you're looking at a 37-day sale timeline. That's workable for a summer close.

The neighbourhood has 42 total transactions in 2026 across 1,115 assessed properties. That's not a flood of activity, but Highlands is not a high-churn area - it never has been. Serious buyers know this neighbourhood and they come prepared.

Your competition from nearby neighbourhoods is worth knowing. River Valley Highlands is priced much higher at an average HonestDoor Price of $726,039. Bellevue comes in at $418,382 and Newton at $379,682. Highlands sits in a strong middle position - premium enough to attract serious buyers, but not so far out of reach that you're fishing in a tiny pool.

For condos, summer 2025 is a tougher call. One sale, 55 days on market, and a price rank near the bottom of Edmonton's condo neighbourhoods. If you're selling a condo here, patience and aggressive pricing are your best tools.

Bottom line - check your HonestDoor Price before you do anything else. It's the most current number you have, and in a market where $40,000 gaps between assessment and reality are normal, knowing your real number is not optional. It's the starting point for every smart decision you make this summer.

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.