Spruce Village, Spruce Grove - October 2026 Real Estate Report
Spruce Village Real Talk: Your Home Is Worth More Than the City Thinks
If you own a place in Spruce Village and you're still going off your last city assessment, you're probably leaving money on the table - or at least making decisions with stale numbers. Here's what's actually happening on the ground right now.
The Vibe: What's Going On With Houses and Condos
Let's break it down by property type, because the two stories here are pretty different.
Houses - Taking a Breather
We've seen some softening in the house market lately. The average sale price sits at $378,525, which is down 6.9% from last month. Eight houses sold this period - down about 11% - and homes are sitting on the market for an average of 23 days. Buyers are also negotiating a bit more room, with properties selling at about 96.72% of list price. That gap between asking and selling is worth paying attention to if you're pricing a listing right now.
- Average sale price: $378,525
- Average list price this month: $336,200
- Price per square foot: $318
- Properties sold: 8 (down 11.1%)
- Average days on market: 23
- Sale-to-list ratio: 96.72%
- Rental yield: 5.82% - that's a strong return for landlords
- Estimated monthly rent: $2,075
On the neighbourhood leaderboard, houses in Spruce Village rank 17 out of 18 for growth rate in Spruce Grove. That's near the bottom, and it's worth being honest about. The days-on-market rank is more encouraging - sitting at 8 out of 17, meaning our homes are moving at a moderately fast pace compared to the rest of the city. Price rank comes in at 14 out of 18, so we're below average on price relative to other Spruce Grove neighbourhoods.
The predicted market value for houses is $398,512, which is slightly down from the 3-month moving average of $408,000. The direction matters here - values have dipped 2.73% recently. Not a freefall, but a cooling trend worth watching.
Condos - A Different Animal Entirely
The condo numbers in Spruce Village are unusual, and we want to be straight with you about that. The HonestDoor Price for condos averages $3,022,698 - a figure driven by a very small sample size. Only 2 condo transactions happened in 2026, and 1 sold this period at $336,000. With that few sales, averages can swing dramatically based on a single property.
- Average HonestDoor Price: $3,022,698 (up 0.76%)
- Predicted market value: $2,999,849
- 3-month moving average: $2,920,153 (values are trending up)
- Average sale price: $336,000
- Price per square foot: $304
- Estimated monthly rent: $6,994
- Rental yield: 2.76%
- Transactions in 2026: 2
On the condo leaderboard, Spruce Village ranks 4 out of 17 for growth rate - that's a top-tier position in Spruce Grove. The Airbnb rank is 2 out of all Spruce Grove neighbourhoods, which tells us short-term rental demand here is real. Just keep the thin transaction volume in mind when reading these numbers.
The Secret Sauce: Why Your HonestDoor Price Matters Right Now
Here's the thing about city assessments - they're a snapshot from months ago, sometimes longer. They don't know that your neighbour just renovated, or that buyer demand shifted last quarter. The HonestDoor Price is updated in real time using actual market data, comparable sales, and current trends. It's the difference between a map from last year and GPS directions right now.
For houses in Spruce Village, the HonestDoor Price is $406,019 - up 1.88% from the previous period. That's meaningfully higher than the recent average sale price of $378,525. Knowing that gap exists helps you have a smarter conversation with your agent, your bank, or a potential buyer. Don't walk into that conversation armed with a number the city printed months ago.
Compared to nearby neighbourhoods, here's where Spruce Village houses sit on price:
- Hilldowns: HonestDoor Price $432,414 - slightly higher than us
- Grove Meadows: HonestDoor Price $510,982 - noticeably higher
- Stoneshire: HonestDoor Price $590,735 - significantly higher
Spruce Village is the entry point into this pocket of Spruce Grove. That's not a knock - it means buyers priced out of Stoneshire or Grove Meadows come looking here. That's a real demand driver.
The So What: Should You Sell This Summer?
If you're thinking about listing a house this summer, here's the honest read. The market is cooling - prices are down month-over-month, fewer homes are selling, and buyers have a little more leverage than they did. That said, 23 days on market is not a slow market. Homes are still moving.
The key is pricing it right from day one. With a sale-to-list ratio of 96.72%, overpriced listings are getting cut. Sellers who come in sharp are still closing deals. Check your HonestDoor Price first - it gives you a real-world anchor before you and your agent decide on a number.
If you're a landlord or thinking about renting instead of selling, the 5.82% rental yield on houses is genuinely strong. At an estimated $2,075 to $2,109 per month in rent, holding the property has a real financial case behind it.
Bottom line - Spruce Village is not the hottest neighbourhood on the Spruce Grove leaderboard right now, but it's affordable, it's active, and it's surrounded by pricier options that keep pushing buyers our way. Know your number, price it smart, and you're in a solid position.
spruce village | spruce grove | 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.