Tamarack, Edmonton - September 2026 Real Estate Report

Tamarack Real Talk: Your Home Might Be Worth Less Than the City Thinks

If you've been glancing at your latest city assessment and feeling pretty good about your Tamarack property, hold on a second. The numbers on the ground are telling a slightly different story right now - and knowing the difference could save you from a bad decision this summer.

The Vibe: What's Actually Happening in Our Neighbourhood

Let's break it down by property type, because houses and condos are living in two very different worlds right now.

Houses - Taking a Breather

We're seeing a clear cooldown in the Tamarack house market. The average sale price sits at $486,272 this month - down 16.8% from last month. That's a big single-month drop and it's worth paying attention to. Homes are sitting on the market for an average of 61 days, and buyers are paying about 97.4% of the list price. Translation: sellers are giving ground to get deals done.

• Average sale price: $486,272 (down 16.8% from last month)
• Average list price: $420,160
• Price per square foot: $315
• Days on market: 61 days
• Properties sold this month: 13
• Sale-to-list ratio: 97.41%
• Rental yield: 5.64% - that's a strong return if you're thinking landlord
• Estimated monthly rent: $2,498

On the neighbourhood leaderboard, Tamarack houses rank 185 out of 291 for growth in Edmonton. That puts us in below-average territory right now. Our neighbours in Maple, Wild Rose, and Silver Berry are all growing faster - and Wild Rose and Maple are both priced higher. Silver Berry is cheaper but also outpacing us on growth. Something to keep in mind if you're comparing options.

Condos - A Bit More Stable, But Not Without Caveats

The condo side is quieter - only one sale this month - but prices did tick up 2.7% to $267,000. Don't get too excited though. The predicted market value has dropped 2.8% recently and sits below the 3-month moving average. The market is still finding its footing.

• Average sale price: $267,000 (up 2.7% from last month)
• Average list price: $272,900
• Price per square foot: $74
• Days on market: 61 days
• Properties sold this month: 1
• Sale-to-list ratio: 97.84%
• Rental yield: 4.21% - moderate, but steady
• Estimated monthly rent: $1,549

On the condo leaderboard, we rank 217 out of 302 for growth - below average in Edmonton. The silver lining? Our condos are priced above nearby Wild Rose ($248,566) and Maple ($262,574), which means Tamarack condos hold a relative price advantage in this pocket of the city.

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 the past. The city assessed Tamarack houses at an average of $496,138. But the HonestDoor Price right now is $487,879. That's a gap of roughly $8,000, and the HonestDoor Price has already moved down 1.78% from the previous period.

The HonestDoor Price updates in real time using actual market activity. Your city assessment does not. If you're pricing a home based on what the city told you it was worth months ago, you could be walking into negotiations with the wrong number in your head - and that costs real money.

For condos, the HonestDoor Price is $289,614 against an assessed value of $294,200. Again, the real-world number is lower. The HonestDoor Price is the check against a static government figure that hasn't caught up to what buyers are actually paying today.

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

Straight talk: the house market in Tamarack is soft right now. Prices are down, days on market are climbing, and buyers have leverage. That doesn't mean you shouldn't sell - it means you need to go in with sharp pricing and realistic expectations.

A few things to keep in your back pocket if you're planning a summer listing:

• Price off the HonestDoor Price ($487,879 for houses), not the city assessment. The market has already moved.
• Expect buyers to negotiate. The 97.4% sale-to-list ratio means most sellers are coming down from their ask.
• 61 days on market is the current average - plan for that timeline, not a quick flip.
• If your house cash-flows well as a rental at $2,498 per month and a 5.64% yield, holding might be worth running the numbers on before you list.
• Tamarack had 72 total transactions in 2026 so far, ranking 30th in Edmonton for volume. There is buyer activity here - it just needs the right price to move.

Bottom line: Tamarack is a solid, established neighbourhood with real demand. But this summer belongs to prepared sellers, not optimistic ones. Know your real number before you plant that sign in the lawn.

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.