Starling, Edmonton - September 2026 Real Estate Report

Starling, Edmonton: Your Neighbour Just Got a Reality Check on Their Home Value

If you own a home in Starling and you're still going off your city assessment, you're working with old information. Here's what's actually happening on the ground right now.

The Vibe: What the Numbers Are Telling Us

Starling is a solid, mid-range neighbourhood holding its own in a city where a lot of areas are wobbling. We've got 842 assessed properties here, 63 transactions recorded in 2026, and a neighbourhood growth rate of 0.15% year over year. That's not explosive, but it's steady. Think of it as the market taking a breather rather than falling off a cliff.

On the neighbourhood leaderboard, Starling ranks 38th in Edmonton for total transactions - that's real activity, not a ghost town. Price-wise, we sit at 81st for average assessed value, which puts us comfortably above the middle of the pack.

Houses: The Good News and the Fine Print

If you've been watching the "For Sale" signs in Starling, here's what's actually happening with houses right now.

• Average sale price this month: $645,938 - up 19.6% from last month
• Average list price: $695,900
• Price per square foot: $281
• Homes are selling at 98.54% of list price - buyers are paying just under asking
• Average days on market: 57 days
• 8 properties sold this month
• Predicted market value: $558,442
• 3-month moving average: $556,661 - values are creeping up
• Estimated monthly rent: $2,699
• Rental yield: 5.53%

That 19.6% month-over-month jump in sale price is eye-catching, but keep it in context - 8 sales is a small sample. What matters more is that houses here are selling faster than Trumpeter Area next door (57 days vs. 70 days). Demand is real. The rental yield of 5.53% is also worth noting for anyone thinking about holding rather than selling - that's a strong return in the current climate.

The one flag: growth ranks 172nd out of 291 comparable neighbourhoods. We're not leading the pack on appreciation, but we're not at the bottom either. Call it middle-of-the-road with upside.

Condos: Taking a Breather

The condo side of Starling tells a different story, and we should be honest about it.

• Average HonestDoor Price: $333,672 - down 1.23% from last period
• Average sale price this month: $323,500 - down 0.5% from last month
• Average list price: $334,900
• Price per square foot: $63
• Properties sold at 96.60% of list price
• Only 1 condo sold this month - down 50% from last month
• Average days on market: 62 days
• Predicted market value: $337,839
• 3-month moving average: $345,525 - values are sliding
• Estimated monthly rent: $1,797
• Rental yield: 4.13%
• Recent value change: -5.97%

One sale in a month is not a trend, but it is a signal. Condo values are drifting lower - the predicted value is now below the 3-month average, and that -5.97% recent change puts Starling condos at 262nd out of 302 neighbourhoods for growth. That's a tough spot on the leaderboard. Nearby options like Trumpeter Area and Kinokamau Plains Area are all pricing slightly higher, which tells us Starling condos are not commanding a premium right now.

The silver lining: condos here are still selling faster than Trumpeter Area (62 days vs. 70 days), and the price rank sits at 45th out of 216 - above average for what you're paying. If you're a buyer, that's actually interesting.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax 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 specific street, your renovated kitchen, or what sold three doors down last Tuesday.

The average assessed value in Starling sits at $559,643 for houses. The HonestDoor Price right now is $555,148. That's a gap of about $4,500 - and it's moving. The HonestDoor Price updates in real time using actual market data, not a government formula that gets refreshed once a year.

For condos, there's no assessed value comparison available, but the HonestDoor Price of $333,672 is your best live read on what the market actually thinks your unit is worth today - not what it was worth when the city last ran its numbers.

If you're making any financial decision - refinancing, selling, or just figuring out your net worth - use the number that moves with the market, not the one that sits still.

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

For house owners, the timing is genuinely interesting. Sale prices are up sharply month over month, homes are moving faster than neighbouring areas, and the rental yield backstop of 5.53% means you have options if the sale price doesn't hit your number. The window feels open right now.

For condo owners, summer 2025 is a trickier call. Values are sliding, activity is thin, and you're competing against nearby neighbourhoods that are pricing higher. That doesn't mean don't sell - it means price it right from day one. Sitting at $334,900 and waiting for offers that don't come will cost you more time than a sharper list price would.

Either way, the first move is the same: check your HonestDoor Price before you call an agent, set a list price, or make any assumptions based on last year's assessment. The market has moved. Your starting number should reflect that.

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.