Oliver, Edmonton - August 2026 Real Estate Report

Oliver, Edmonton: Your Home Is Worth More Than the City Thinks

If you own a place in Oliver and you have not checked your HonestDoor Price lately, you are probably sitting on more equity than you realize. The city's assessment is one number. The real world is another. Right now, those two numbers are very far apart.

The Vibe: Houses vs. Condos

Oliver is not one market - it is two very different stories depending on what you own. Here is how we break it down.

Houses in Oliver

If you have been watching the "For Sale" signs on the tree-lined streets around here, here is what is actually happening. Houses are selling, but slowly. The average sale price is sitting at $653,500, and listings are averaging $700,000. That gap matters - buyers are paying about 92 cents on the dollar of list price, which means if you are pricing your house, you need to be sharp right out of the gate.

• Average sale price: $653,500
• Average list price: $700,000
• Price per square foot: $619
• Sale-to-list ratio: 92.14% - buyers are negotiating
• Average days on market: 190 days
• Properties sold this period: 2

190 days on market is a long time. Oliver houses rank 104 out of 108 neighbourhoods in Edmonton for speed of sale - that puts us near the bottom of the leaderboard for how fast homes move. This is a buyers' market for houses right now. That does not mean your home is not valuable. It means your pricing and presentation have to do the heavy lifting.

The good news? The predicted market value for Oliver houses is $736,710, up from the 3-month moving average of $729,902. Values are trending in the right direction. And if you are thinking about renting instead of selling, the estimated rent is $3,165 per month with a rental yield of 5.32% - that is a strong return by any measure.

On the neighbourhood leaderboard, Oliver houses rank 100 out of 292 in Edmonton for growth. That puts us in the above-average tier. Not leading the pack, but solidly in the upper half of the city.

Condos in Oliver

The condo side of Oliver is a completely different conversation - and honestly, it is the more active one. With 305 transactions in 2026 and 7,086 properties assessed, this is one of the busiest condo markets in Edmonton. In fact, Oliver ranks number 1 in the entire city for total condo transactions. That is not a small thing.

• Average sale price: $202,800 - up 17.1% from last month
• Average list price: $211,100
• Price per square foot: $217
• Sale-to-list ratio: 95.92%
• Average days on market: 96 days
• Properties sold this month: 15

A 17.1% jump in average sale price month-over-month is a number worth paying attention to. Condos here are also outselling nearby Westmount ($170,000 average) and coming in just under Queen Mary Park ($228,000). We are in the middle of the pack on price, but the volume of activity here is unmatched.

One thing to watch: the predicted condo value of $265,977 is slightly below the 3-month moving average of $271,311, and values have dipped 1.81% recently. The condo market is taking a breather after that price spike. Days on market at 96 days is also slower than nearby Westmount at 63 days. On the growth leaderboard, Oliver condos rank 231 out of 302 - below average for Edmonton. Worth keeping an eye on if you are a condo owner thinking about timing a sale.

Rental yield for condos sits at 4.22% with estimated rent of $1,256 per month - moderate, but still a reasonable income play in a neighbourhood this central.

The Secret Sauce: Your HonestDoor Price vs. Your Tax Assessment

Here is the thing most Oliver homeowners do not know. The city's assessed value and your actual market value are not the same number - and right now, the gap is significant.

• Average assessed value for houses: $632,504
• Average HonestDoor Price for houses: $737,357 - that is 16.58% higher
• Average assessed value for condos: $203,433
• Average HonestDoor Price for condos: $267,007 - that is 31.25% higher

The city's assessment is a snapshot taken months ago using broad formulas. The HonestDoor Price is updated in real time using actual sales data, market trends, and what buyers are paying right now in your neighbourhood. For condo owners especially, relying on your tax assessment means you could be undervaluing your asset by nearly a third. That is real money left on the table when you are negotiating, refinancing, or just figuring out your net worth.

The HonestDoor Price for houses is up 0.46% from the previous period. Condos are up 0.39%. Both are moving - just not as fast as the gap between assessment and reality would suggest.

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

If you own a house in Oliver and you are thinking about listing this summer, here is the straight talk. You are in a buyers' market. Homes are sitting for an average of 190 days. But your predicted value is $736,710 and trending upward - so the equity is there. The key is pricing it right from day one. Overpricing in this market is how you end up on the wrong side of that 190-day average.

If you own a condo, the picture is more nuanced. Sales volume is the highest in Edmonton - buyers are active here. But values have dipped slightly in the short term, and days on market are creeping up compared to neighbours like Westmount. If you are planning to sell, sooner is probably better than waiting to see if that recent price spike holds.

For both property types, the single best first step is checking your HonestDoor Price today - not your tax assessment notice from last spring. The HonestDoor Price is the real-world check on what your home is actually worth in this market, right now. In Oliver, that number is consistently and significantly higher than what the city has on file. That difference is your starting point for every financial decision you make about your home this year.

• Oliver house HonestDoor Price: $737,357 - up 0.46%
• Oliver condo HonestDoor Price: $267,007 - up 0.39%
• Neighbourhood growth rate: 0.05% year over year for houses, 0.01% for condos
• Oliver condos rank number 1 in Edmonton for total transactions
• Oliver houses rank top third in Edmonton for growth rate

Oliver is one of Edmonton's most established inner-city neighbourhoods. The fundamentals are solid. But the market right now rewards the homeowners who know their real numbers - not the ones relying on a government form that was already out of date when it arrived in the mail.

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.