Mc Leod, Edmonton - October 2026 Real Estate Report
Mc Leod, Edmonton: Real Talk for Your Biggest Investment
If you've been watching the "For Sale" signs on your street and wondering what's actually going on, here's the straight story. Mc Leod is a steady, mid-range neighbourhood in Edmonton - not flashy, but not falling apart either. The numbers right now tell an interesting story, and it depends a lot on whether you own a house or a condo.
The Vibe: Houses vs. Condos in Mc Leod
Let's split this up, because the two markets are moving in very different directions right now.
Houses - Taking a Breather
If we're being honest, the house market in Mc Leod is cooling off. The average sale price sits at $427,000, but that's down 10.5% from last month. Only 2 houses sold recently - a 33% drop in activity. Homes are sitting on the market for an average of 52 days, which is longer than nearby Casselman at 40 days. Buyers are paying about 98.19% of the list price, so they're getting small discounts, but sellers aren't giving the place away either.
- Average sale price: $427,000
- Average list price this month: $434,900
- Price per square foot: $418
- Average days on market: 52
- Sale-to-list ratio: 98.19%
- Predicted market value: $415,150
- 3-month moving average: $422,510 (values are dipping below this)
- Recent value change: -2.70%
- Estimated monthly rent: $2,152
- Rental yield: 5.80%
The 5.80% rental yield is genuinely solid. If selling feels uncertain right now, holding and renting is a real option worth running the numbers on. That $2,152 per month in estimated rent gives us something to work with.
On the neighbourhood leaderboard, Mc Leod houses rank 196 out of 285 Edmonton neighbourhoods for growth - below average, but not at the bottom. Days-on-market ranks 48 out of 116, which actually means we're in the moderately faster half of the city for selling speed. Price ranks 192 out of 285 - solidly mid-range.
Condos - A Tougher Spot Right Now
The condo picture is harder to sugarcoat. The average HonestDoor Price for condos in Mc Leod is $189,500, and it has dropped 6.56% from the previous period. The predicted market value sits at $202,800, but that's sliding down from a 3-month moving average of $205,200. Recent value change is -3.52%.
- Average HonestDoor Price: $189,500 (down 6.56%)
- Predicted market value: $202,800
- 3-month moving average: $205,200
- Recent value change: -3.52%
- Estimated monthly rent: $1,110
- Rental yield: 4.32%
- Airbnb estimate: $50 per night
On the condo leaderboard, Mc Leod ranks 261 out of 297 Edmonton neighbourhoods for growth. That puts us near the bottom of the pack. The one bright spot - our condo values are still higher than nearby York ($162,418) and Casselman ($187,788), so we're holding a relative edge over the immediate neighbours.
The 4.32% rental yield is moderate - not bad, but not a reason to rush out and buy a condo here as an investment play right now.
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, calculated using broad formulas. It does not know what happened on your street last week. The average assessed value for houses in Mc Leod is $405,755. The average HonestDoor Price is $419,017. That's a $13,262 gap - and it's updated in real time.
That 3.27% difference between the assessed value and the HonestDoor Price is not small when we're talking about a $400,000+ asset. If you're making any decision - selling, refinancing, even just figuring out if your property tax bill makes sense - the HonestDoor Price is the real-world check against a number the city set months ago. It has moved up 0.93% from the previous period for houses, which means the market is still giving us a slight edge over what the assessment says.
For condos, the HonestDoor Price has dropped 6.56%. That is exactly the kind of shift a static assessment will miss entirely - and it matters if you are thinking about selling or negotiating anything tied to your property's value.
The "So What?" - Thinking About Selling This Summer?
If you own a house in Mc Leod and you're thinking about listing this summer, here is the honest take. The market is softer than it was a month ago. Prices are down, fewer homes are selling, and buyers are taking their time - 52 days on average. That said, you are not in a crisis. The HonestDoor Price at $419,017 is still above the city's assessment, and a 5.80% rental yield means you have a real fallback if the sale price doesn't hit your number.
Price it right from day one. Overpricing in a cooling market means sitting on the market longer, which gives buyers more leverage to negotiate you down. The data shows buyers are already getting homes for about 1.8% below list price. Don't give them more room than you have to.
If you own a condo and were hoping this summer was your moment - the numbers suggest patience might serve you better. Values are sliding, the growth rank is near the bottom of Edmonton's condo market, and buyer demand is quiet. If you need to sell, price aggressively. If you can wait, watch the next 60 to 90 days closely.
Either way, check your HonestDoor Price before you do anything. With 872 properties assessed in Mc Leod and 40 transactions recorded in 2026, there is enough real data to give you an honest picture - not a guess.
mc leod | edmonton | october 2026This 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.