Sherwood, Calgary - October 2026 Real Estate Report
Sherwood, Calgary: The Market Is Shifting - Here Is What Your Neighbour Is Not Telling You
If you have been watching the "For Sale" signs in Sherwood lately, you have probably noticed things feel a little different. Sales are slower, prices are adjusting, and the city's assessment on your property is looking less and less like the real world. Here is the straight story on what is actually happening in our neighbourhood right now.
The Vibe: Houses vs. Condos in Sherwood
Houses - Taking a Breather
Let us be honest - the house market in Sherwood is cooling off. The average sale price this month sits at $797,512, which is down 9.4% from last month. That is a notable dip. Homes are sitting on the market for an average of 30 days, and buyers are paying about 97 cents on the dollar - so if you are listing at $974,900 on average, expect to land somewhere south of that ask.
- Average sale price: $797,512 (down 9.4% from last month)
- Average list price: $974,900
- Price per square foot: $400
- Sale-to-list ratio: 97.12% - buyers are negotiating
- Average days on market: 30
- Properties sold this month: 8
- Predicted market value: $778,834
- Estimated monthly rent: $3,557
- Rental yield: 5.09% - that is a strong return if you are thinking landlord
The predicted value of $778,834 is actually creeping up from the 3-month moving average of $774,090, so this is not a freefall - it is a correction. On the neighbourhood leaderboard, Sherwood houses rank 83 out of 221 Calgary neighbourhoods for growth, which puts us solidly in the above-average tier. Days on market rank is 26 out of 82, meaning we still move faster than most. Price rank sits at 87 out of 221 - above average for Calgary. We are not losing ground, but we are not sprinting either.
Condos - A Tougher Stretch
The condo side of Sherwood is having a rougher go right now. Only 1 condo sold this month - down 50% from last month - and the average sale price dropped to $269,500, a 26.1% decline. That is a big number, but with only one sale, a single outlier can swing things hard. Still, it is worth paying attention.
- Average sale price: $269,500 (down 26.1% from last month)
- Average list price: $279,900
- Price per square foot: $324
- Sale-to-list ratio: 96.28% - buyers have leverage here
- Average days on market: 39
- Properties sold this month: 1
- Predicted market value: $334,089
- Estimated monthly rent: $1,734
- Rental yield: 4.13% - moderate, but not bad
The predicted condo value of $334,089 is actually sliding below the 3-month moving average of $337,271, and year-over-year neighbourhood growth for condos is down 0.09%. On the leaderboard, Sherwood condos rank 109 out of 207 for growth - below average for Calgary right now. Days on market rank is 36 out of 81, so condos are still moving at a moderate pace. If you own a condo here and are thinking about your next move, the numbers say act sooner rather than later.
The Secret Sauce: Your HonestDoor Price vs. That City Assessment
Here is the thing about your city assessment - it is a snapshot from months ago, built on data that was already old when they mailed it to you. The market has moved since then, and not always in the direction the city assumed.
For houses in Sherwood, the average city assessment is $815,658. The HonestDoor Price right now is $766,137 - that is 6.07% lower than what the city has on file. For condos, the city assessment averages $358,373, while the HonestDoor Price is $332,584 - a 7.20% gap. That difference is not just a number on a screen. It is the gap between what the city thinks your home is worth and what a real buyer would actually put on the table today.
The HonestDoor Price updates in real time, pulling from actual transactions and current market signals. It is the real-world check that your static assessment simply cannot give you. If you are making any financial decision - refinancing, selling, even just benchmarking your net worth - the HonestDoor Price is the number to start with.
The "So What?" - Thinking About Selling This Summer?
If selling this summer is on your radar, here is the honest take.
For house owners, the window is still open but it is narrowing. Prices are adjusting, buyers are negotiating, and homes are taking a full month to sell on average. You are not in a panic situation - Sherwood still ranks above average in Calgary for price and growth - but the days of listing high and waiting for a bidding war are behind us for now. Price it right from day one. The data says buyers are paying 97% of list, so an aggressive list price just means more days sitting and a bigger price cut later.
For condo owners, the picture is more urgent. Values are dipping, sales volume is thin, and you are competing against nearby neighbourhoods like Hamptons (HonestDoor Price $544,330) that are priced higher but growing faster. If your plan is to sell, waiting for the market to bounce back on its own is a gamble right now.
Either way, the smartest first step is checking your HonestDoor Price today - not the number the city sent you last winter. That gap between assessment and real-world value is exactly where sellers get caught off guard. Do not be that neighbour.
- Sherwood house HonestDoor Price: $766,137 (down 1.63% from last period)
- Sherwood condo HonestDoor Price: $332,584 (down 0.17% from last period)
- Total house transactions in 2026: 57
- Total condo transactions in 2026: 10
- Neighbourhood growth (houses): -0.02% year over year
- Neighbourhood growth (condos): -0.09% year over year
- House rental yield: 5.09%
- Condo rental yield: 4.13%
Sherwood is still a solid neighbourhood - good schools, good access, and a price point that holds up well across Calgary. But the market is telling us something right now. Listen to it.
sherwood | calgary | 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.