West Willow, Morinville - October 2026 Real Estate Report
West Willow, Morinville: Here's What Your Home Is Actually Worth Right Now
If you live in West Willow and you're still going off your last city assessment, you're probably working with a number that doesn't reflect what's happening on the ground today. Here's the real picture.
The Vibe: Houses vs. Condos in West Willow
The two property types in our neighbourhood are telling pretty different stories right now, so let's break them down separately.
Houses - Taking a Breather
The house market in West Willow is cooling off a bit. The average HonestDoor Price sits at $344,460, down 6.28% from the previous period. Homes are selling at an average of $337,500, and buyers are landing deals at about 95% of list price - meaning there's real room to negotiate if you're buying, and real pressure to price smart if you're selling.
- Average HonestDoor Price: $344,460 (down 6.28%)
- Average sale price: $337,500
- Average listing price: $354,900
- Price per square foot: $376
- Sale-to-list ratio: 95.10%
- Average days on market: 21 days
- Predicted market value: $367,559
- Estimated monthly rent: $1,918
- Rental yield: 5.88%
- Neighbourhood growth rank: 11 out of 14 in Morinville
- Price rank: 12 out of 13 - among the most affordable in Morinville
Houses are sitting on the market for 21 days on average. Compare that to Larose Place at 13 days, and you can see we're moving a little slower. That's not a crisis - it just means buyers have options and aren't rushing. Pricing your home right from day one matters more than ever here.
On the upside, if you're thinking about renting, a 5.88% rental yield is genuinely strong. The numbers work for investors keeping an eye on West Willow houses.
Condos - A Bit of a Mixed Bag
Condos in West Willow are an interesting case. The HonestDoor Price is up 5.81% to $185,761, which sounds great. But the predicted market value has dipped to $175,566 - down from a 3-month moving average of $187,054. So while the HonestDoor Price is climbing, the short-term trend is softening. Worth watching.
- Average HonestDoor Price: $185,761 (up 5.81%)
- Average sale price: $125,000
- Price per square foot: $217
- Sale-to-list ratio: 97.44%
- Average days on market: 13 days
- Predicted market value: $175,566
- Estimated monthly rent: $953
- Rental yield: 4.31%
- Neighbourhood growth rank: 8 out of 11 in Morinville
- Price rank: 4 out of 4 - the most affordable condo option in Morinville
Condos are selling faster than houses - 13 days on market - and buyers are paying 97.44% of list price. That's close to full ask. If you own a condo here and have been on the fence about selling, the speed of sales is working in your favour right now.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here's the thing about your city assessment - it's a snapshot from months ago, sometimes longer. It doesn't know that house prices in West Willow have shifted 6.28% recently. It doesn't factor in what sold last week on your street.
The HonestDoor Price is updated in real time using actual sales data, current listings, and market movement. For houses, that number is $344,460 right now. For condos, it's $185,761. These aren't guesses - they're calculated from what's actually happening in the market today.
If you're making any decision - selling, refinancing, even just figuring out if your insurance coverage still makes sense - your HonestDoor Price is the number to start with. Your tax assessment is a government estimate built for tax purposes. Your HonestDoor Price is built for the real world.
The So What - Thinking About Selling This Summer?
Let's be straight with you. West Willow sits at 11 out of 14 on the neighbourhood growth leaderboard for houses, and 8 out of 11 for condos. We're not leading the pack in Morinville right now. But we are one of the most affordable options in the city, which is a real draw for buyers who've been priced out of places like The Lakes, where prices average $484,510.
If you're selling a house this summer, here's what the data is telling us:
- Price it sharp - buyers are paying 95% of list, not 100%. Overpricing will cost you time and momentum.
- 21 days on market is manageable, but Larose Place is moving faster. Presentation and pricing are your levers.
- Nearby neighbourhoods like Larose Place ($401,912) and Classy Corner ($401,353) are priced higher, which means West Willow looks like a deal to buyers comparing options.
If you're selling a condo this summer, the story is a bit brighter. Buyers are close to paying full ask, and 13 days on market is quick. The window is open - but the predicted value trend is dipping, so waiting too long could mean leaving money on the table.
Bottom line - West Willow is affordable, it's active, and it's a real option for buyers who want into Morinville without stretching their budget. Use that. Check your HonestDoor Price today, price with purpose, and get ahead of the fall slowdown.
west willow | morinville | 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.