Sherwood Heights, Sherwood Park - July 2026 Real Estate Report

Sherwood Heights Real Talk: Your Home Is Worth More Than the City Thinks

If you've been watching the "For Sale" signs in Sherwood Heights lately, here's what's actually happening. The market is moving, prices are holding up better than the headlines suggest, and your city assessment is almost certainly out of date. Let's get into it.

The Vibe: Houses vs. Condos in Sherwood Heights

We've got two pretty different stories playing out right now depending on what you own.

Houses - Sellers Are Winning

Houses in Sherwood Heights are selling at 100.31% of list price. That means buyers are paying above asking. The average sale price sits at $445,767, up 0.2% from last month, and the predicted market value is climbing to $487,284 - above the 3-month moving average of $479,270. That upward momentum matters. On the neighbourhood leaderboard, our house growth rate ranks 29 out of 54 neighbourhoods in Sherwood Park - right in the middle of the pack, but trending in the right direction. The one thing to watch: homes are sitting on the market for an average of 61 days, which puts us near the slower end of the days-on-market rankings (25 out of 26). Price it right and it sells. Price it wrong and it sits.

• Average sale price: $445,767 (up 0.2% month over month)
• Predicted market value: $487,284
• Price per square foot: $388
• Sold-to-list ratio: 100.31% - buyers are paying over ask
• Average days on market: 61
• Estimated monthly rent: $2,463 with a rental yield of 5.66%
• Growth rank: 29 out of 54 neighbourhoods in Sherwood Park
• Price rank: 27 out of 32 - among the most affordable options in the area

Condos - A Different Animal

The condo picture is more nuanced. Recent sales averaged $236,500, up 5.1% from last month, but buyers are negotiating - properties sold at 97.29% of list price, and homes are sitting for an average of 90 days. That said, the HonestDoor predicted value for condos is $951,150, which tells us the assessed and transacted prices aren't telling the full story. On the growth leaderboard, Sherwood Heights condos rank 6 out of 37 comparable neighbourhoods - that's a top-tier position. Only 3 condo transactions happened in 2026 so far, so we're working with a thin sample, but the signals are worth paying attention to.

• Average sale price: $236,500 (up 5.1% month over month)
• Predicted market value: $951,150
• Price per square foot: $343
• Sold-to-list ratio: 97.29% - buyers have some room to negotiate
• Average days on market: 90
• Estimated monthly rent: $3,438 with a rental yield of 3.54%
• Growth rank: 6 out of 37 neighbourhoods in Sherwood Park - top performer
• Price rank: 19 out of 21 - among the most affordable condos in the area

The Secret Sauce: Why Your HonestDoor Price Matters Right Now

Here's the thing about your city tax assessment - it's a snapshot from the past. It doesn't know what happened on your street last month. The HonestDoor Price is a real-world check that updates in real time, pulling in actual sales data to give you a current number, not a stale one.

For houses in Sherwood Heights, the average HonestDoor Price is $473,057. For condos, it's $931,241. These numbers reflect what the market is actually doing right now - not what a government office calculated months ago. If you're making any financial decision - refinancing, selling, even just figuring out if your insurance coverage makes sense - the HonestDoor Price is the number you want in your hand first.

Compare that to nearby neighbourhoods and you get even more context. Broadmoor Estates houses are averaging $583,460 on HonestDoor. Salisbury Village houses sit at $783,287. Sherwood Heights is still one of the more affordable entry points in the area, which is exactly why buyer demand here stays steady.

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

If you own a house in Sherwood Heights and you're thinking about listing this summer, the data is working in your favour - but only if you play it smart. Buyers are paying over list price right now, which means a well-priced home moves. The 61-day average days on market is the number to beat. Homes that are priced accurately from day one are the ones selling above ask. The ones that sit are the ones that started too high.

Your HonestDoor Price of $473,057 (for the average house) is your starting point for that conversation with your agent - not your city assessment. With a predicted value of $487,284 and a 3.91% recent value change, the trajectory is positive heading into summer.

For condo owners, the story is about patience and positioning. The growth rank of 6 out of 37 is genuinely strong - that's a top-tier stat on the neighbourhood leaderboard. But with 90 days on market being the norm right now, you need to price it to move, not to test the market.

Bottom line: Sherwood Heights is affordable relative to its neighbours, buyers are active, and your real-time HonestDoor Price is the most honest number you have going into any decision this summer. Check it before you do anything else.

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.