Larkspur, Edmonton - September 2026 Real Estate Report

Larkspur, Edmonton: Your Neighbour Just Got a Better Price Than You Think

If you own a home in Larkspur and you're still going off your city assessment, you're leaving money on the table. Here's what's actually happening on the ground right now.

The HonestDoor Price vs. Your Assessment

The city assessed the average Larkspur house at $480,574. The average HonestDoor Price is $483,171. That gap might look small, but here's the point - your city assessment is a snapshot frozen in time. The HonestDoor Price updates in real-time, pulling in actual sales data as the market moves. Right now, it's sitting 0.54% above the average assessed value across Edmonton. That's your real-world check, not a number calculated months ago by someone who never walked your street.

For condos, the story flips. The city assessed the average Larkspur condo at $236,208, but the HonestDoor Price is $228,447 - that's 3.29% lower than Edmonton's average assessed value for condos. If you're a condo owner banking on that assessment number, the live market is telling a different story.

The Vibe: Houses vs. Condos in Larkspur

Houses

We've got some mixed signals here, and it's worth paying attention. The average sale price for houses this month is $474,083, which is down 18.5% from last month. That's a notable drop. Listings are averaging $445,000, and homes are selling at 98.33% of list price - meaning buyers are getting a slight discount. Properties are sitting on the market for an average of 56 days, which is actually faster than nearby Kiniski Gardens at 76 days. So demand isn't dead - it's just more selective.

• Average sale price: $474,083 (down 18.5% from last month)
• Average list price: $445,000
• Price per square foot: $291
• Sale-to-list ratio: 98.33%
• Average days on market: 56
• Properties sold this month: 6
• Predicted market value: $494,331
• Estimated monthly rent: $2,502
• Rental yield: 5.65%

The predicted market value of $494,331 is actually climbing above the 3-month moving average of $490,089. So even while sale prices dipped this month, the forward-looking number is ticking up. On the neighbourhood leaderboard, Larkspur houses rank 92 out of 291 for growth in Edmonton - that puts us in the above-average tier. Not leading the pack, but solidly in the top third.

Condos

Our condo market is taking a breather. The predicted market value is $227,075, which is sliding below the 3-month moving average of $230,200. Values have dipped 1.35% recently, and the growth rank sits at 170 out of 302 - below average for Edmonton. Buyers are paying 95.99% of list price, which means there's real room to negotiate if you're shopping.

• Average sale price: $256,080
• Average list price: $229,933
• Price per square foot: $317
• Sale-to-list ratio: 95.99%
• Average days on market: 65
• Properties sold this month: 5
• Predicted market value: $227,075
• Estimated monthly rent: $1,232
• Rental yield: 4.29%

One thing worth noting - condos here are still moving faster than Kiniski Gardens (65 days vs. 76 days). And if you're thinking about renting instead of selling, $1,232 a month in estimated rent is a reasonable fallback while you wait for the market to find its footing.

The Secret Sauce: Check Your HonestDoor Price Now

Here's why this matters right now. The city's assessed values in Larkspur are based on data that's already old by the time it hits your mailbox. The HonestDoor Price for houses is already running ahead of that assessment at $483,171. For condos, it's running below at $228,447. Neither of those facts shows up on your tax notice.

With 1,261 houses and 709 condos assessed in Larkspur this year, there's a lot of property value in this neighbourhood. A difference of even 1-2% between your assessment and your real market value can mean thousands of dollars - either in how you price a listing, how you negotiate a sale, or how you think about refinancing. The HonestDoor Price gives you that number today, not next spring.

The So What - Thinking About Selling This Summer?

If you own a house in Larkspur and you're eyeing a summer sale, here's the honest take. The market is cooling slightly - that 18.5% month-over-month price drop is real and you shouldn't ignore it. But 56 days to sell is still competitive compared to nearby neighbourhoods, and the predicted value of $494,331 is moving in the right direction. Pricing sharp and close to list will matter more this summer than it did a year ago. Buyers are paying 98.33% of list - not 102%. That gap is your pricing strategy.

For condo owners, patience might be your best move. Values are dipping, the growth rank is below average, and buyers have leverage right now. If you don't need to sell this summer, holding and renting at an estimated $1,232 a month with a 4.29% yield is a reasonable play while the market resets.

Either way - before you call an agent or set a price, pull your HonestDoor Price. It's the number that reflects what's happening in Larkspur right now, not what happened eight months ago when the city ran its numbers.

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.