Stillwater, Edmonton - September 2026 Real Estate Report

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

If you own a home in Stillwater and you're still relying on your city assessment to know what your place is worth, it's time for an update. The numbers on the ground tell a more interesting story than the paperwork in your mailbox.

The Vibe: What's Actually Happening in Our Neighbourhood

Stillwater is a tale of two property types right now, and depending on what you own, your situation looks pretty different. Let's break it down.

Houses: Prices Are Up, But Patience Is Required

If you've been watching the "For Sale" signs in Stillwater, here's what's actually happening. The average house sale price sits at $536,667, which is up 5.7% from last month. That's a solid jump. But before we get too excited, there's a catch - homes are sitting on the market for an average of 181 days. For comparison, nearby The Uplands is moving properties in 97 days. That gap matters.

• Average sale price: $536,667 (up 5.7% from last month)
• Average list price: $514,950
• Price per square foot: $274
• Homes selling at 98.81% of list price - buyers are getting a small discount
• 3 houses sold in the most recent period - up 50% from last month
• Average days on market: 181 days
• Predicted market value: $499,729
• Rental yield: 5.66% - that's a strong return if you're thinking landlord

Three sales is a thin number. It means we're working with a quiet market, not a dead one. The 50% month-over-month jump in sales sounds dramatic, but going from 2 to 3 sales is the math behind that headline. The real signal is that days on market rank - 108th out of 112 neighbourhoods in Edmonton. We are near the bottom of the leaderboard for how fast homes move. That's the market taking a breather, and sellers need to know it going in.

On the neighbourhood leaderboard, Stillwater houses rank 223rd out of 291 for growth. Above average on price at 126th out of 285, but the slow-selling stat is the one to watch.

Condos: A Strong HonestDoor Price, But Values Are Sliding

Condo owners in Stillwater, we need to have an honest conversation. The average HonestDoor Price for condos is $528,500 - and it jumped 7.16% from the previous period, which sounds great. But the predicted market value right now is $493,200, and that number is trending down from a 3-month moving average of $501,333. Property values have shifted -7.01% recently.

• Average HonestDoor Price: $528,500 (up 7.16% from previous period)
• Predicted market value: $493,200
• 3-month moving average: $501,333 (current value is below this)
• Recent value change: -7.01%
• Average rental estimate: $2,525 per month
• Rental yield: 3.82% - moderate, not spectacular
• Airbnb rank in Edmonton: 44th - that's genuinely strong short-term rental positioning
• Growth rank: 279th out of 302 - bottom of the pack

That Airbnb rank of 44th in Edmonton is the bright spot here. If you own a condo in Stillwater and you're not thinking about short-term rental potential, that number is worth a second look. The long-term growth story is weaker, but the income angle has real legs.

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 a formula that doesn't know your renovated kitchen or the new development two blocks over. It's a tax tool, not a selling tool.

The HonestDoor Price is updated in real time using actual market activity. For Stillwater houses, the average assessed value is $490,160. The HonestDoor Price is $489,686 - nearly identical, which tells us the city got reasonably close this cycle. But that 2.01% recent decrease in the HonestDoor Price is something your assessment won't reflect until next year. If you're making a financial decision today - refinancing, selling, or even just benchmarking your net worth - the HonestDoor Price is the number that reflects what's happening right now, not what happened last spring.

For condo owners, the gap is even more important. The HonestDoor Price jumped 7.16% recently, but the predicted value is pulling back. Those two numbers moving in different directions is exactly the kind of nuance a static assessment will never catch.

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

Let's be straight with each other. Stillwater is not the hottest market in Edmonton right now. If you're a house owner thinking about listing this summer, here's the honest read.

• Prices are up month-over-month, which is good news for your asking price
• But 181 average days on market means you need to price it right from day one - not from wishful thinking
• Buyers are paying 98.81% of list price, so overpricing by even a little will cost you time, not just money
• Your rental yield of 5.66% means if the sale doesn't happen fast, renting is a genuinely solid backup plan
• Neighbourhood growth is 0.17% year over year - modest, but positive

For condo owners, the summer window is tighter. Values are sliding on the predicted side, and the growth rank of 279th out of 302 is a real headwind. If selling is on your radar, sooner is likely better than later while the HonestDoor Price is still holding above $500K territory.

The bottom line for all of us in Stillwater - check your HonestDoor Price before you make any move. It's the real-world number, not the government's best guess from six months ago. With 814 properties assessed in this neighbourhood, there's enough data to get a sharp read on where you actually stand.

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.