Spruce Avenue, Edmonton - September 2026 Real Estate Report

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

If you own a home on Spruce Avenue and you're still looking at your city assessment to know what your place is worth, you're leaving real money on the table. Here's the straight story on what's actually happening in our neighbourhood right now.

The Vibe: Houses vs. Condos in Spruce Avenue

The two markets on our street are telling very different stories this year, and it's worth knowing which one you're in.

Houses - Taking a Breather

If you've been watching the "For Sale" signs on Spruce Avenue, here's what's actually happening. Houses are sitting longer and selling softer. The average sale price is $390,450, and that's down 11.3% from last month. Homes are averaging 111 days on market - that's a long wait - and buyers are landing deals at about 93.66% of list price. Translation: if you list at $406,800, expect to close closer to $380,000 unless your place stands out.

• Average sale price: $390,450
• Average list price this month: $406,800
• Price per square foot: $305
• Sale-to-list ratio: 93.66% - buyers are negotiating successfully
• Average days on market: 111
• Properties sold in 2026: 42 total transactions in the neighbourhood

The predicted market value for houses sits at $459,060, which is actually creeping up from the 3-month moving average of $456,477. So while the recent sales data shows softness, the underlying value trend is holding. That gap between what homes are selling for and what they're predicted to be worth is something every seller needs to understand before pricing their home.

On the neighbourhood leaderboard, Spruce Avenue houses rank 113 out of 291 Edmonton neighbourhoods for growth - that puts us solidly above average. Days-on-market rank is 92 out of 112, which is honest: houses here are slow to sell right now. Price rank is 196 out of 285, so we sit in the below-average price tier for Edmonton - but that also means we're more accessible than a lot of the city.

For renters and investors, the rental yield on houses is 5.72% with an estimated $2,276 per month in rent. That's a strong return by Edmonton standards and worth paying attention to if you're thinking about holding rather than selling.

Condos - Small Market, Steady Hands

The condo side of Spruce Avenue is a much thinner market - only 3 transactions in 2026 and 1 sale this month - so take the numbers with some context. That said, the one condo that did sell moved fast: 11 days on market and it closed at exactly list price, $260,000. That's a balanced, no-drama sale.

• Average sale price: $260,000
• Price per square foot: $165
• Sale-to-list ratio: 100% - no discounting
• Average days on market: 11
• HonestDoor Price: $194,419 - up 0.65% from last period
• Estimated rent: $1,031 per month
• Rental yield: 4.26%

On the leaderboard, Spruce Avenue condos rank 6 out of 112 Edmonton neighbourhoods for days on market - meaning when a condo here hits the market, it moves. Price rank is 84 out of 216, putting us above average in price for Edmonton condos. Growth rank is 183 out of 302, which is below average, and the predicted value of $193,168 is dipping slightly below the 3-month average of $195,154. Condos here are stable but not surging.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now

Here's the thing about your city assessment. It's a snapshot from months ago, built on formulas that don't know your renovated kitchen or the fact that the house two doors down just sold for a surprising number. It's a tax tool, not a pricing tool.

The average assessed value in Spruce Avenue is $400,885. The average HonestDoor Price is $448,967. That's an 11.99% gap - real dollars that the city's number is missing. For a homeowner, that difference could be $40,000 to $50,000 in equity you didn't know you had.

The HonestDoor Price updates in real time using actual sales data, market trends, and comparable properties. It's the real-world check against a static government number. If you're making any decision about your home - selling, refinancing, or just knowing where you stand - the HonestDoor Price is the number to start with, not the assessment notice in your mailbox.

Yes, the HonestDoor Price for houses has dipped 2.20% from the previous period. That's the market taking a breather. But it's still nearly $50,000 above what the city assessed your home at. That's the honest picture.

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

If you're a house owner on Spruce Avenue and you're thinking about listing this summer, here's the real talk. The market is soft right now. Buyers are negotiating, homes are sitting for 111 days on average, and the sale-to-list ratio says expect to give something back in negotiations. That doesn't mean don't sell - it means price it right from day one.

Overpricing in this market is the fastest way to sit on the market for four months and then take a bigger cut than you would have if you'd priced honestly at the start. With a predicted value of $459,060 and a HonestDoor Price of $448,967, you have solid data to anchor your pricing conversation with your agent.

Compare that to nearby Alberta Avenue, where the average sale price is $372,500. Spruce Avenue houses are commanding a premium over our neighbours to the east. That's a real selling point. Central McDougall is priced much higher at $665,847, so we're not the top of the market - but we're a strong mid-range option with better growth momentum than most of our immediate neighbours.

For condo owners, the picture is actually cleaner. One sale, full list price, 11 days. If your unit is well-presented and priced at market, the data says it can move quickly. The rental yield of 4.26% also means investors are watching this segment, which keeps demand from drying up completely.

Bottom line: Spruce Avenue is not a neighbourhood in trouble. It's a neighbourhood where smart pricing and real data win. Pull your HonestDoor Price 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.