Spruce Village, Spruce Grove - July 2026 Real Estate Report

Spruce Village Real Talk: Your Home Is Worth More Than the City Thinks

If you own a home in Spruce Village and the last number you checked was your municipal assessment, you are probably looking at stale data. Here is what is actually happening on our streets right now.

The Vibe: What the Numbers Are Telling Us

Houses

Let us be straight with you. The house market in Spruce Village is taking a breather. The average sale price sits at $386,817, which is down 10% from last month. Only 6 homes sold, a drop of 25% from the month before. Homes are sitting on the market for about 31 days, and buyers are paying roughly 98.67% of list price - so just below asking. That is not a crash, but it is a clear signal that buyers have options and they know it.

On the neighbourhood leaderboard, Spruce Village houses rank 10 out of 19 for growth in Spruce Grove. Right in the middle of the pack. Days on market ranks 11 out of 17, which means our homes are moving a bit slower than average. Price rank is 10 out of 18 - solidly mid-range for the city.

• Average sale price: $386,817
• Average list price: $415,967
• Price per square foot: $296
• Homes sold this period: 6
• Average days on market: 31
• Sale-to-list ratio: 98.67%
• Rental yield: 5.80% - that is a strong return for landlords
• Estimated monthly rent: $2,136

The silver lining? The predicted market value for houses is $411,980, which is climbing above the 3-month moving average of $405,044. So while the short-term sales data looks soft, the underlying value trend is pointing up. Property values have moved 1.59% recently. That matters if you are thinking about the medium term.

Condos

The condo story in Spruce Village is a different animal entirely. We are talking about a predicted market value of $2,941,253 - well above the 3-month moving average of $2,695,665. Property values have jumped 9.27% recently, which puts Spruce Village condos at rank 2 out of 17 neighbourhoods in Spruce Grove for growth. That is a top-performer spot on the leaderboard.

Transaction volume is thin - just 1 condo sold in 2026 so far - so take these numbers with that context in mind. But the Airbnb rank of 2 in Spruce Grove tells us short-term rental demand here is real.

• Average HonestDoor Price: $2,813,407
• Predicted market value: $2,941,253
• Estimated monthly rent: $6,983
• Rental yield: 2.76%
• Recent value change: 9.27%
• Growth rank: 2 out of 17 in Spruce Grove
• Airbnb rank: 2 in Spruce Grove

The Secret Sauce: Why You Should Check Your HonestDoor Price Today

Here is the thing about your city tax assessment - it is a snapshot from the past. It does not know what sold on your block last month. It does not factor in that predicted values are climbing above recent averages. It is basically a photo from last year telling you what you look like today.

The HonestDoor Price is the real-world check. For houses in Spruce Village, the HonestDoor Price is $415,787, up 0.92% from the previous period. That is a live number, recalculated regularly using actual market activity. Compare that to the 38 total property transactions recorded in 2026 across the neighbourhood - that is real sales data feeding a real estimate.

Your assessment might be low, which sounds great until you realize you could be leaving money on the table in a negotiation. Or it might be high, which means you are potentially overpaying on property tax. Either way, you deserve the accurate number - not the government's best guess from months ago.

The So What: Should You Sell in Spruce Village This Summer?

If you are a house owner thinking about listing this summer, here is the honest read. The market is softer right now. Buyers are negotiating, homes are taking about a month to sell, and sale prices are coming in below list. That does not mean you should not sell - it means you need to price it right from day one. Overpricing in this market will cost you time and money.

The good news is that Spruce Village is still competitive against nearby neighbourhoods. Hilldowns averages $443,192, Grove Meadows hits $525,085, and Stoneshire is up at $616,875. We are the more affordable entry point into this part of Spruce Grove, and that is a genuine selling feature for buyers being priced out of those areas.

If you own a condo here, the growth story is strong. Ranking 2nd in Spruce Grove for value growth is not a small thing. If you are not in a rush, holding may reward you. If you need to move, you are in a better position than most condo owners in this city.

Bottom line - pull your HonestDoor Price before you do anything else. Know your real number. Then decide.

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.