Westgrove, Spruce Grove - October 2026 Real Estate Report
Westgrove, Spruce Grove: Your Neighbour Just Listed. Here's What You Need to Know.
If you've been watching the "For Sale" signs pop up in Westgrove this summer, here's the real picture. The market is shifting, and the gap between what the city thinks your home is worth and what a buyer will actually pay is wider than ever. Let's get into it.
The Vibe: What's Actually Happening on Our Streets
Westgrove is a tale of two property types right now, and they're telling very different stories. Here's the breakdown for us locals.
Houses - Taking a Breather
Our houses are cooling off. The average sale price sits at $519,150 this month, which is down 5.1% from last month. Homes are sitting on the market for an average of 30 days - that's noticeably longer than nearby Mobile City Estates, where houses are moving in 18 days. Buyers here are negotiating, with homes selling at 98.5% of list price on average. That half-percent gap sounds small, but on a $519,000 home, that's real money left on the table if you're not priced right from day one.
- Average sale price: $519,150 (down 5.1% from last month)
- Average list price: $474,950
- Price per square foot: $296
- Average days on market: 30
- Properties sold this month: 6
- Sale-to-list ratio: 98.5%
- Neighbourhood growth rank: 7 out of 18 in Spruce Grove - above average
- Price rank: 6 out of 18 in Spruce Grove - above average
The 3-month moving average for predicted house values is $580,170, and the current predicted value of $576,505 is sliding below that. Not a freefall - but a clear signal the peak of this cycle has passed for now. On the bright side, rental yield for houses sits at 5.63%, which is genuinely strong. If selling isn't the plan, holding and renting is a legitimate play.
Condos - Expensive, But Slow
Our condo market is a different animal. Only 1 condo sold this month, and it sat on the market for 125 days before it did. That is a long time. The average sale price came in at $626,000, with a price per square foot of $544. Condos here rank 2nd out of 12 neighbourhoods in Spruce Grove for price - meaning we're near the top of the condo price ladder in this city. The problem is, buyers know it too.
- Average sale price: $626,000
- Average list price: $638,900
- Price per square foot: $544
- Average days on market: 125
- Properties sold this month: 1
- Sale-to-list ratio: 97.98%
- Neighbourhood growth rank: 14 out of 17 in Spruce Grove - bottom performers
- Price rank: 2 out of 12 in Spruce Grove - among the most expensive
Condo values have dipped 1.73% recently, and the predicted value of $633,755 is sitting below the 3-month moving average of $637,900. High price, slow movement, and a growth rank near the bottom of the leaderboard. If you own a condo in Westgrove and you're thinking about selling, timing and pricing are everything 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, built on broad formulas, not your actual street. The HonestDoor Price updates in real time using current sales data. That's a fundamentally different tool.
Right now, the average HonestDoor Price for houses in Westgrove is $585,140, up 1.5% from the previous period. For condos, it's $655,165, up 3.38%. These numbers reflect what the market is doing today - not what a government office calculated last fall. If you're making a financial decision - refinancing, selling, or just figuring out your net worth - using a stale assessment is like navigating with an old map. The HonestDoor Price is the real-world check you need.
- House HonestDoor Price: $585,140 (up 1.5%)
- Condo HonestDoor Price: $655,165 (up 3.38%)
- House rental estimate: $2,592 per month
- Condo rental estimate: $2,631 per month
- Total 2026 house transactions in Westgrove: 45 - ranked 4th in Spruce Grove
- Total 2026 condo transactions in Westgrove: 9 - ranked 3rd in Spruce Grove
The So What - Should You Sell This Summer?
If you own a house in Westgrove and you're thinking about listing, the window is open but it's not wide. Prices are softening month over month, days on market are climbing, and buyers are negotiating. That doesn't mean don't sell - it means price it right on day one. Overpriced homes in a cooling market sit, and a listing that goes stale is the worst outcome. Your HonestDoor Price of $585,140 is a strong starting anchor for that conversation with your agent.
If you own a condo, be honest with yourself. One sale in a month, 125 days on market, and a growth rank of 14 out of 17 - this segment needs patience or a sharp price. Buyers have options and they know it. The condo market here isn't broken, but it is slow, and slow markets reward sellers who price with their head, not their heart.
The bottom line for Westgrove this summer - houses have more momentum than condos, rental yields are holding up well for those who want to hold, and anyone making a move should be working off current HonestDoor data, not last year's assessment notice.
westgrove | spruce grove | 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.