Lakewood, Spruce Grove - October 2026 Real Estate Report
Lakewood, Spruce Grove: What's Actually Happening With Home Prices Right Now
If you've been watching the "For Sale" signs on your street and wondering whether to make a move, here's the straight story on Lakewood in 2026. No fluff, no spin - just the numbers and what they mean for your wallet.
The Vibe: Houses vs. Condos - Two Very Different Stories
We're seeing a real split in Lakewood right now, and it matters depending on what you own.
Houses are taking a breather. The average sale price for a house this month is $430,025, and listings are sitting at $440,900. Buyers are paying about 98.23% of list price - so they're getting a small discount, but sellers aren't giving the place away. Homes are sitting on the market for an average of 29 days, which isn't alarming, but it's not a frenzy either. The HonestDoor Price for houses sits at $463,436, down a modest 0.23% from last period. The 3-month moving average is $470,320, so the trend is a gentle slide, not a cliff. For us as homeowners, that means pricing sharp matters more than it did a year ago.
- Average sale price (houses): $430,025
- Average list price (houses): $440,900
- Price per square foot: $320
- Sale-to-list ratio: 98.23%
- Average days on market: 29
- HonestDoor Price (houses): $463,436
- Rental yield (houses): 5.70%
- Estimated monthly rent: $2,376
Condos are a different conversation entirely. While houses cool off, our condo market is quietly doing something interesting. The HonestDoor Price for condos is $263,191 - up 0.24% - and the predicted market value of $262,564 is actually climbing above the 3-month moving average of $245,605. That's a 10.54% recent change in property values. On the neighbourhood leaderboard for condo growth across all of Spruce Grove, Lakewood condos rank 1st out of 17 neighbourhoods. That's not a typo. First place.
- HonestDoor Price (condos): $263,191
- Recent value change: +10.54%
- Condo growth rank in Spruce Grove: 1st out of 17
- Rental yield (condos): 4.25%
- Estimated monthly rent: $1,421
The Neighbourhood Leaderboard - How Lakewood Stacks Up
Here's something worth knowing. Every nearby neighbourhood - Hilldowns ($432,414), Brookwood ($397,956), and Spruce Village ($406,019) - comes in cheaper than Lakewood for houses. We're sitting at the top of the local price range, which tells you something about how buyers perceive this neighbourhood. For condos, Hilldowns ($161,678) and Brookwood ($216,400) are both well below us, which reinforces that Lakewood condo owners are holding a stronger asset than they might think.
On the house side, Lakewood's growth rate ranks 9th out of 18 neighbourhoods in Spruce Grove - right in the middle of the pack. Not leading, not lagging. The days-on-market rank is 9th out of 17, which tells us properties here move at about the city average pace. Price rank is 11th out of 18, meaning we're slightly below the midpoint on price relative to other Spruce Grove neighbourhoods - but still above all three of our immediate neighbours.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here's the thing about your city assessment - it's a snapshot from months ago, sometimes longer. It doesn't know what sold on your block last Tuesday. It doesn't know that condo values in Lakewood just jumped 10.54%. It's a static number doing a real-time job, and it's not built for that.
The HonestDoor Price is updated continuously using actual transaction data. Right now, 43 property transactions have happened in Lakewood in 2026 alone. That's real activity feeding real numbers. If you're a house owner, your HonestDoor Price of $463,436 is likely sitting above what your last assessment showed - and if you're a condo owner, that gap could be even more significant given the recent 10.54% value shift. Checking your HonestDoor Price today gives you the real-world number, not the government's best guess from six months ago.
The "So What?" - Thinking About Selling This Summer?
For house sellers, the window is still open but it's not as wide as it was. Buyers are negotiating - that 98.23% sale-to-list ratio means they're shaving a bit off asking prices. If you want top dollar, you need to price it right from day one. Overpricing and chasing the market down is the worst play in a cooling environment. With 29 days average on market, a well-priced home still moves. A poorly priced one just sits.
For condo owners, this summer might actually be your moment. Ranking first in Spruce Grove for condo growth is a real selling point. Buyers looking at Hilldowns or Brookwood condos are looking at cheaper options - but Lakewood's numbers justify the premium. If you've been on the fence, the data is working in your favour right now.
Either way, the first step is knowing your actual number. Pull your HonestDoor Price, compare it to what's sold nearby, and you'll have a much clearer picture of where you stand before you call an agent or list anything.
- Total 2026 transactions in Lakewood: 43 - ranked 5th in Spruce Grove for activity
- Airbnb potential (houses): $118 per night - ranked 9th in Spruce Grove
- Airbnb potential (condos): $71 per night
- Best move right now: Check your HonestDoor Price before making any decisions
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.