Westgrove, Spruce Grove - September 2026 Real Estate Report

Westgrove, Spruce Grove: What Your Neighbour's House Is Actually Worth Right Now

If you've been watching the "For Sale" signs in Westgrove and wondering what's really going on, here's the straight story. The market is moving in two very different directions depending on whether you own a house or a condo - and the gap between what the city thinks your place is worth and what buyers will actually pay is wider than you'd expect.

The Vibe: Houses vs. Condos

Houses - Sellers Are Holding the Cards

We're seeing real momentum in the detached home market. The average sale price for houses hit $547,000 recently - that's up 24% from the month before. Even better, homes are selling for 100.70% of list price on average. That means buyers are going over asking. In a city like Spruce Grove, that's not nothing.

• Average HonestDoor Price: $576,505
• Predicted market value: $580,590
• Average sale price: $547,000 (up 24% from last month)
• Price per square foot: $264
• Average days on market: 28
• Rental estimate: $2,563 per month
• Rental yield: 5.62%
• Airbnb potential: $127 per night
• Total transactions in 2026: 42

The 5.62% rental yield is the number landlords should be paying attention to. That's a strong return. And on the neighbourhood leaderboard, Westgrove houses rank 2nd out of 19 neighbourhoods in Spruce Grove for growth rate. That puts us near the top of the city. Days on market rank is 7th out of 16, so homes are moving at a decent clip - not flying off shelves, but not sitting either.

One thing worth noting: the 3-month moving average for predicted value sits at $582,666, and the current figure of $580,590 is just slightly below that. The market is taking a small breather, not falling apart. The overall HonestDoor Price is down 0.70% from the previous period. That's a blip, not a trend.

Condos - A Different Story

We'll be honest with you here - the condo side of Westgrove is a buyers' market right now. The one condo that sold recently went for $222,500, which was 94.72% of list price. Buyers are negotiating, and sellers are accepting less than asking. That's the reality.

• Average HonestDoor Price: $633,755 (down 1.73% from previous period)
• Predicted market value: $644,889
• Average sale price: $222,500
• Price per square foot: $215
• Average days on market: 14
• Rental estimate: $2,666 per month
• Rental yield: 3.76%
• Airbnb potential: $132 per night
• Total transactions in 2026: 6

The growth rank for condos is 13th out of 17 neighbourhoods in Spruce Grove. Below average. The price rank is 9th out of 12. Also below average. The one bright spot is days on market - condos are ranking 6th out of 12 for speed, so units that are priced right are still moving in about 14 days. The predicted value of $644,889 is actually creeping up against the 3-month average of $642,486, so there's a small positive signal buried in there.

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, calculated using broad formulas that don't account for what's actually happening on your street right now. It's not wrong, it's just old.

The HonestDoor Price is updated in real time using actual sales data, current listing activity, and neighbourhood-level trends. For Westgrove house owners, the HonestDoor Price is sitting at $576,505 right now. Your tax assessment might tell you something different - higher or lower - but that number isn't what a buyer is going to offer you this summer.

Think of the HonestDoor Price as the real-world check. It's what the market is actually saying your home is worth today, not what a government formula calculated based on last year's numbers. If you're making any financial decision - refinancing, selling, even just curious - start with the HonestDoor Price, not the assessment notice in your mailbox.

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

If you own a house in Westgrove, this summer is worth a serious look. Buyers are paying over asking price. We're ranked 2nd in Spruce Grove for growth. Legacy Park next door has an average HonestDoor Price of $730,050, which tells you there's still room for Westgrove values to climb. The market isn't screaming "sell now or miss out," but the conditions are clearly in a seller's favour.

If you own a condo, patience is your friend right now. With buyers negotiating below list price and a growth rank of 13th out of 17, rushing to list this summer isn't the obvious move. Price it sharp, or wait for conditions to shift.

• House sellers - the market is working in your favour. Buyers are motivated and paying above list.
• Condo sellers - price aggressively or consider holding. The data isn't pointing to a windfall right now.
• Investors - the 5.62% rental yield on houses is the strongest signal in this report. Westgrove rentals are earning their keep.
• Everyone - check your HonestDoor Price before you make any move. Your assessment is not your market value.

Westgrove is holding its own in a competitive city. For house owners especially, the numbers are telling a good story right now. Don't let an outdated assessment be the last word on what your home is worth.

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.