Menisa, Edmonton - September 2026 Real Estate Report

Menisa, Edmonton: Your Home Is Worth More Than the City Thinks - Here's the Proof

If you live in Menisa and you've been glancing at your city assessment letter wondering if it actually reflects what your home is worth right now, you're asking the right question. The short answer is: probably not. Here's what the real numbers look like.

The HonestDoor Price - Your Real-World Check

The city assessed the average Menisa home at $439,379. The HonestDoor Price tells a slightly different story at $435,677. That gap matters because city assessments are snapshots frozen in time. The HonestDoor Price updates in real time, pulling from actual market activity. Right now, it's sitting 0.84% below the city's figure - which means if you're pricing a sale based on your assessment letter alone, you could be starting from the wrong number.

The HonestDoor Price has dipped 3.44% from the previous period. The market is taking a breather. That's not panic-worthy, but it is worth knowing before you make any moves.

The Vibe - Houses vs. Condos in Menisa

Houses

Here's what's actually happening on the house side of our neighbourhood. The predicted market value for a Menisa house sits at $451,201, which is creeping up past the 3-month moving average of $449,100. That's a quiet but steady climb of 0.73% recently.

• Average sale price: $182,000
• Current average listing price: $179,888
• Price per square foot: $266
• Sold-to-list ratio: 101.17% - buyers are paying above asking
• Average days on market: 60 days
• Estimated rent: $2,285 per month
• Rental yield: 5.73%
• Growth rank: 96 out of 291 neighbourhoods in Edmonton - above average

That 101.17% sold-to-list ratio is the number to pay attention to. When buyers are consistently paying over asking, that's a sellers' market signal. Houses here aren't flying off the shelf in days - 60 days on market puts us in the slower-selling category for Edmonton - but when a deal closes, sellers are winning on price. The rental yield of 5.73% is also genuinely strong for anyone thinking about holding rather than selling.

One thing to keep in mind: Menisa houses are among the most affordable in the city, ranking 261 out of 285 neighbourhoods on price. Compared to nearby Sakaw, where the HonestDoor Price hits $622,837, we're a very different market. Even Satoo next door is sitting at $486,563. That affordability is a real draw for buyers who've been priced out elsewhere.

Condos

The condo story in Menisa is actually one of the more interesting ones in Edmonton right now. The predicted market value is $179,891, up from a 3-month moving average of $177,802, with a recent value change of 2.83%. That growth rate ranks 25 out of 302 neighbourhoods in Edmonton. That puts us in the top tier of condo growth across the entire city.

• Average HonestDoor Price: $175,324
• Average sale price: $197,000
• Current average listing price: $185,000
• Price per square foot: $76
• Sold-to-list ratio: 98.65% - slight buyer advantage
• Average days on market: 11 days
• Estimated rent: $990 per month
• Rental yield: 4.35%
• Days-on-market rank: 6 out of 112 in Edmonton - very fast-selling

Eleven days on market. That's fast. Ranked 6th out of 112 Edmonton neighbourhoods for speed of sale, Menisa condos are moving quickly when they hit the market. The HonestDoor Price has come down 2.54% from the previous period, but the predicted value is still climbing. Buyers are paying just under asking at 98.65%, so it's a stable market - not a frenzy, but not a slowdown either.

The Secret Sauce - Why You Should Check Your HonestDoor Price Right Now

Your city assessment comes out once a year. It's based on data that's already months old by the time it lands in your mailbox. The market doesn't wait for that schedule. In Menisa, where house values are ticking up toward $451,201 and condo growth is ranking in the top 10% of Edmonton, a lot can shift between assessment cycles.

The HonestDoor Price is updated continuously using real transaction data. With 41 property transactions recorded in 2026 across 810 assessed properties in the neighbourhood, there's enough real activity to make that number meaningful. If your city assessment says one thing and the HonestDoor Price says another, the HonestDoor Price is the one reflecting what a buyer would actually pay today - not what the city calculated from last year's data.

Think of it this way: if you were selling a used car, you'd check what similar cars sold for last week - not what the government handbook said they were worth last January. Same logic applies here.

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

If you're a Menisa homeowner weighing a summer sale, here's the honest breakdown.

On the house side, you're in a sellers' market. Buyers are paying over asking. Your neighbourhood ranks above average in Edmonton for growth - sitting at 96 on the city leaderboard out of 291 neighbourhoods. The catch is that homes are taking about 60 days to sell, so build that into your timeline. Price it right from day one and you'll likely see offers above list. Price it too high and you'll sit.

On the condo side, if you own one and have been waiting for the right moment, the speed of the market is working in your favour. Condos are selling in 11 days on average and Menisa sits near the top of Edmonton's condo growth leaderboard. The window is open.

For both property types, the neighbourhood's affordability relative to Satoo and Sakaw is actually a selling point right now. Buyers who want to stay in southeast Edmonton but can't stretch to $486,000 or $622,000 are looking at Menisa. We're the logical next stop on their search. That buyer demand is what keeps our sold-to-list ratios healthy.

Bottom line: check your HonestDoor Price before you call an agent, before you set a list price, and before you assume your city assessment tells the whole story. In a neighbourhood moving as quietly but steadily as Menisa, knowing your real number is the first move that matters.

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.