Windermere, Edmonton - September 2026 Real Estate Report

Windermere Real Estate Update: Strong Prices, But the Market Is Sending Mixed Signals

If you live in Windermere and you haven't checked your home's actual market value lately, now is the time. Your city assessment is already out of date - and the gap between what the city thinks your home is worth and what buyers will actually pay is wider than you might expect.

The Vibe: Houses vs. Condos in Windermere Right Now

Houses - Expensive, But Taking a Breather

We are sitting in one of Edmonton's pricier pockets. House prices here rank 31st out of 285 Edmonton neighbourhoods - that puts us firmly in the top 11% for price. That is not nothing.

The average house sale price hit $955,187 this month, which is up 17.9% from last month. Before you get too excited, though, listings are averaging $1,149,246 - meaning buyers are still negotiating hard. Homes are selling at 97.09% of list price, so sellers are leaving some money on the table. At an average of 83 days on market, houses here are not flying off the shelf. That days-on-market rank sits at 76 out of 112, which puts us in the slower half of Edmonton neighbourhoods.

• Average house sale price: $955,187 (up 17.9% from last month)
• Average list price: $1,149,246
• Price per square foot: $484
• Sale-to-list ratio: 97.09%
• Average days on market: 83
• Properties sold this month: 31
• HonestDoor predicted value: $857,212
• Estimated monthly rent: $3,635
• Rental yield: 5.09%

The predicted market value of $857,212 is actually dipping slightly below the 3-month moving average of $860,750. Values have shifted -0.84% recently, and on the neighbourhood growth leaderboard, houses in Windermere rank 216 out of 291 Edmonton neighbourhoods. That puts us in the below-average tier for growth right now. The market is not collapsing - it is just taking a breather.

Condos - Small Volume, Fast Sales, Cooling Prices

The condo story here is a different one. Only 3 units sold this month, so we are working with thin data - but what we see is interesting. The average sale price dropped to $267,667, down 23.5% from last month, and buyers paid 95.89% of list price. Prices are cooling.

The flip side? Condos that do hit the market are moving fast. Our days-on-market rank is 13 out of 112 Edmonton neighbourhoods - that is genuinely quick. Buyers who want in are not waiting around.

• Average condo sale price: $267,667 (down 23.5% from last month)
• Average list price: $365,000
• Price per square foot: $247
• Sale-to-list ratio: 95.89%
• Average days on market: 18
• Properties sold this month: 3
• HonestDoor predicted value: $261,193
• Estimated monthly rent: $1,398
• Rental yield: 4.24%

On the neighbourhood growth leaderboard, condos rank 74 out of 302 Edmonton neighbourhoods - that puts us in the above-average tier. The predicted value of $261,193 is actually nudging above the 3-month moving average of $260,391, so there is a quiet upward tick happening even while sale prices dip. Worth watching.

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

Here is the thing about your city assessment. It is calculated once a year using data that is already months old by the time it lands in your mailbox. It does not know what sold on your street last week. It does not account for the renovation you finished or the fact that buyer demand shifted last quarter.

For houses in Windermere, the average city assessment sits at $834,189. The average HonestDoor Price is $844,861 - that is a $10,672 difference, and it is calculated using real-time market activity. For condos, the gap runs the other direction. The average assessed value is $274,315, but the HonestDoor Price is $260,079. If you are a condo owner using your assessment to set expectations, you could be overpricing yourself right out of a sale.

The HonestDoor Price is the real-world check. It updates continuously. Your assessment does not. If you are making any financial decision tied to your home's value - selling, refinancing, or just knowing where you stand - the HonestDoor Price is the number to use.

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

If you own a house in Windermere and you are thinking about listing this summer, here is the honest read. Prices are high by Edmonton standards, and a strong month-over-month jump looks good on paper. But 83 days on market and a sale-to-list ratio under 98% tells you buyers have options and they know it. Price your home sharp from day one. Overpriced listings are sitting, and the neighbourhood growth rank of 216 out of 291 means you are not riding a wave of surging demand right now.

If you own a condo, the picture is more nuanced. Prices dipped hard this month, but that is partly a low-volume story - 3 sales is not a trend. The fast days-on-market rank and a quietly rising predicted value suggest real buyer interest. If you price it right, you could be sold in under three weeks.

Either way, do not walk into a listing conversation armed only with your city assessment. Pull your HonestDoor Price first. Know your real number before anyone else does.

• Windermere has 3,598 assessed houses and 1,101 assessed condos this year
• 170 house transactions and 36 condo transactions recorded in 2026
• House average assessed value rank: 19th in Edmonton
• House total transaction rank: 4th in Edmonton - one of the busiest neighbourhoods in the city
• Nearby comparison: Keswick Area houses are growing faster at 0.11% vs. our 0.06%
• Nearby comparison: River Valley Windermere averages $2,034,511 - a very different price tier

Windermere is still one of Edmonton's most active and expensive neighbourhoods. But right now, the market rewards sellers who are realistic and buyers who do their homework. Check your HonestDoor Price at HonestDoor.com - it takes about 30 seconds and it is free.

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.