Westgrove, Spruce Grove - August 2026 Real Estate Report

Westgrove, Spruce Grove: Your Neighbour Just Got a Better Price Than You Think

If you own a home in Westgrove and the last number you checked was your city assessment, you are probably looking at the wrong number. Here is what is actually happening on our streets right now.

The Vibe: Houses vs. Condos in Westgrove

The two sides of our market are telling very different stories this month, and it is worth knowing which one applies to you.

Houses - Sellers Are Winning Right Now

The house market in Westgrove is putting up strong numbers. The average sale price hit $441,000 this month, up 7.2% from last month. That is not a small jump. Two homes sold, and they went for 100.70% of the asking price - meaning buyers paid above list. When that happens, sellers are in the driver's seat.

• Average sale price: $441,000 (up 7.2% from last month)
• Average list price: $437,500
• Sale-to-list ratio: 100.70% - buyers paid over asking
• Price per square foot: $297
• Average days on market: 28
• HonestDoor Price: $580,590
• Predicted market value: $583,416
• Rental yield: 5.61%
• Estimated monthly rent: $2,601

One thing to watch: the growth rate ranks 15 out of 19 neighbourhoods in Spruce Grove on the leaderboard. The market is active, but Westgrove houses are not leading the pack on appreciation right now. Think of it as a strong sprint in a race where some other neighbourhoods are pulling ahead on the long run.

Condos - A Steadier, Buyer-Friendly Story

The condo side of Westgrove is a different feel. One unit sold at $222,500, coming in at 94.72% of the list price of $234,900. That means the buyer negotiated a discount. That is a buyers' market signal. The upside? Condos here are selling in just 14 days, which is faster than nearby Spruce Grove at 21 days. Demand exists - buyers are just pushing back on price a little.

• Average sale price: $222,500
• Average list price: $234,900
• Sale-to-list ratio: 94.72% - buyers negotiated below asking
• Price per square foot: $215
• Average days on market: 14
• HonestDoor Price: $644,889 (up 1.55%)
• Predicted market value: $635,057
• Rental yield: 3.78%
• Estimated monthly rent: $2,682

On the neighbourhood leaderboard, Westgrove condos rank 13 out of 17 for growth in Spruce Grove. Not a top performer, but the 14-day sell time shows there is a real buyer pool here.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here is the thing about your city assessment - it is a snapshot from months ago, built on broad formulas, not what buyers are actually doing on your street today. The HonestDoor Price is updated in real time using actual transaction data. It is the real-world check against a number that was already stale the day you got it in the mail.

For Westgrove house owners, the HonestDoor Price sits at $580,590. The predicted market value is $583,416. Those two numbers are close and consistent - that is a good sign the data is solid. For condo owners, the HonestDoor Price is $644,889, while the 3-month moving average is $644,688. The predicted value has dipped slightly to $635,057, which tells us the condo segment is taking a small breather right now.

Checking your HonestDoor Price today takes two minutes and gives you a current, data-backed number - not a government estimate that is already six to twelve months behind the market.

The So What - Should You Sell in Westgrove This Summer?

If you own a house in Westgrove, the timing is genuinely interesting. Buyers are paying over asking price right now. Inventory is tight - only two sales this month means there is not a flood of competition. If you have been sitting on the fence, a sellers' market with above-list-price sales is about as clear a green light as you will get.

If you own a condo, the picture is more nuanced. Buyers are negotiating discounts, and values have dipped 1.92% recently. That does not mean you cannot sell - 14-day average sell times prove buyers are active. It just means pricing it right from day one matters more than ever. Come in too high and you will feel that 94.72% sale-to-list ratio personally.

Either way, the first step is the same - check your HonestDoor Price, compare it to your city assessment, and you will immediately see which number is actually working for you this summer.

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.