Nottingham, Sherwood Park - October 2026 Real Estate Report
Nottingham, Sherwood Park: Your Neighbour Just Got a Reality Check on Their Home Value
The Vibe Right Now
If you've been watching the "For Sale" signs in Nottingham lately, here's what's actually happening. The market is taking a breather - but it's not falling apart. Prices are softer, buyers have a bit more power than they did six months ago, and the gap between what sellers want and what buyers pay is razor thin. That's the honest picture.
Nottingham sits among the pricier pockets in Sherwood Park. On the neighbourhood leaderboard, houses here rank 5 out of 32 for price across Sherwood Park. That's a top-tier position. Growth ranks 21 out of 51 - solidly above average. This isn't a neighbourhood in decline. It's one catching its breath after a hot run.
Houses - What's Going On
The average sale price for a house in Nottingham right now is $684,822. That's down 14.9% from last month, which sounds alarming until you look at the bigger picture. The HonestDoor Price - the real-time estimated value - sits at $712,327. The predicted market value is even higher at $731,726, up from the 3-month moving average of $711,152. So while one month's sales data dipped, the underlying value trend is actually climbing.
- Average HonestDoor Price: $712,327 (down 2.65% from previous period)
- Average sale price this month: $684,822
- Predicted market value: $731,726
- Price per square foot: $365
- Homes sold for 99.23% of list price - buyers are getting a small discount
- Average days on market: 20 days
- Properties sold this period: 9 (down 25% from last month)
- Estimated monthly rent: $3,318 to $3,385
- Rental yield: 5.19% - that's a strong return
- Airbnb potential: approximately $165 to $168 per night
Nine sales in a month with homes moving in 20 days is not a dead market. We're seeing fewer transactions, yes, but the homes that do sell are moving at nearly full ask. Sellers who price right are still winning. Those who overprice are sitting.
Condos - A Different Story
The condo side of Nottingham is a much smaller pool - only 2 sales this period - but the signals are interesting. Condos here are actually selling above list price at 100.15%, and they're moving fast at an average of 10 days on market. That's a sellers' market in a quiet corner of the neighbourhood.
- Average HonestDoor Price: $314,791 (down 2.30% from previous period)
- Average sale price: $314,000
- Predicted market value: $322,189
- Price per square foot: $255
- Sold at 100.15% of list price - buyers are competing
- Average days on market: 10 days
- Estimated monthly rent: $1,686 to $1,721
- Rental yield: 4.16%
- Days-on-market rank: 3 out of 17 in Sherwood Park - very fast-selling
Condo prices here are below the Sherwood Park average - ranking 14 out of 21 for price - which actually makes them an entry point worth watching. If you're an investor or a first-time buyer, that combination of fast sales and above-ask prices tells you demand is real, even if the dollar amounts are modest.
The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here's the thing most Nottingham homeowners don't realize. Your city assessment is a snapshot frozen in time - often based on data that's 12 to 18 months old by the time it lands in your mailbox. The market doesn't wait for paperwork.
The HonestDoor Price updates in real time using actual transaction data, current listing activity, and neighbourhood trends. Right now, for houses in Nottingham, the HonestDoor Price is $712,327 and the predicted value is $731,726. If your tax assessment is sitting below those numbers - and for many homeowners in a neighbourhood ranked 5th most expensive in Sherwood Park, it likely is - you could be making financial decisions based on a number that's already out of date.
Whether you're refinancing, thinking about selling, or just want to know what your biggest asset is actually worth today, the HonestDoor Price is the real-world check. Not what the government thinks your home was worth last year. What it's worth right now.
So What Does This Mean If You're Thinking About Selling This Summer?
Straight talk: this is still a good time to sell in Nottingham, but you need to price it right from day one.
Buyers are paying 99.23% of list price on houses. That means if you list at $750,000 hoping to negotiate down, you're going to sit. If you list at $715,000 based on what the data actually supports, you move in 20 days and walk away close to full ask. The sellers winning right now are the ones who aren't anchoring to last year's peak prices.
A few things working in your favour this summer:
- Nottingham is still one of the most expensive neighbourhoods in Sherwood Park - that reputation holds value
- The predicted market value trend is rising, not falling
- 49 total transactions in 2026 so far puts Nottingham at rank 8 in Sherwood Park for transaction volume - buyers are active here
- Nearby neighbourhoods like Brentwood ($441,949), Glen Allan ($504,293), and Centre in the Park ($512,842) are all priced significantly lower - Nottingham commands a real premium
If you're a condo owner thinking about selling, the window looks even tighter and more urgent. Ten days on market and sales above list price means motivated buyers are out there right now. Don't wait for fall.
Bottom line: check your HonestDoor Price before you do anything else. It's the number that actually reflects today's market - not last year's guess.
nottingham | sherwood park | 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.