New HouseSigma data has found that, of the Greater Edmonton homes that sold in June within just a week of listing, a whopping 73% closed at or above asking price — 161 out of the 221 within-a-week sales. In the second week, that proportion falls to 46%. For homes sold in the third week on market, it halves again to 23.4%, and by the fourth it is 14.5%. Across the whole month, regardless of time on market, just 26.9% of Edmonton-area sales achieved asking price or higher (see infographic below).

Speed alone does not produce a higher price. A home that sells fast and a home that gets its asking price are usually the same home for a reason: it was priced close to what buyers already thought it was worth.

One caveat to note is that this trend describes only the homes that sold in June 2026. Greater Edmonton saw 4,838 new listings in June against 2,772 sales, so a considerable number of home sellers are not included in these numbers at all, and are still awaiting a sale.

Sale prices in June

The regional median sale price was $441,500 in June, down 0.8% from May and up 2.7% from June 2025 (see infographic below).

Detached homes sold at a median of $515,000, down 2.8% on the month but up 1.0% from June 2025. Attached homes came in at $355,000, down 4.1% on the month and 1.7% lower than last June. Condo apartments were the only type to gain monthly ground in June at $195,500, up 1.8% from May, though still 2.2% below where they sat last June.

No individual property type matched the region’s overall 2.7% annual gain. That increase comes from the mix of what sold rather than from homes gaining value. Detached houses, the most expensive type, made up 61.9% of June’s sales against 58.8% a year earlier, while condo apartments, the least expensive, fell from 16.1% of sales to 13.6%. That mix shift pushes the overall median (mid market) price upwards.

Sale prices vs list prices

The median Edmonton-region home sold for 1.7% below its final asking price in June, a shortfall of $6,450. Around 73% of sales closed below asking, 19% above, and 8% landed exactly on the number.

The discount is not shared evenly across property types:

• Detached: 1.4% below asking
• Attached: 1.7% below asking
• Condo: 3.3% below asking

The outliers above and below list price

The homes that sold the most and least over or under asking price show the month’s spread, and are notable by the time each spent on the market.

A six-bedroom house at 8723 137 Street NW, built in 1966, was listed at $1,300,000 and sold for $1,500,000 a mere four days later. That $200,000 premium is the largest in dollar terms of any June sale in the region. In percentage terms, the highest proportion over ask was seen by a two-bedroom unit at 11255 31 Avenue NW listed at just $70,000 and sold for $85,000, or 21.4% over asking. It took 38 days to get there, which is an exception the pattern set out above; figures drawn from the region’s 2,744 sales describe the odds rather than every outcome.

June’s largest shortfalls fit the pattern more closely. A seven-bedroom home at 6508 109 Avenue NW, listed at $1,595,000 in January, sold on June 1 for $1,325,000 — $270,000 under asking, after 144 days on the market. And a one-bedroom at 3507 60 Street NW, listed at $74,999, sold after 18 days for only $45,000, or 40% below asking. That’s the deepest percentage discount of the month, when excluding a mobile home that sold 42% under its $42,900 asking price.

What it all means for buyers and sellers

For sellers, the first two weeks are the clearest indication of whether the asking price was right: homes priced close to what buyers will pay tend to sell quickly and at that price. Homes that sit without an offer are usually priced above what the market will bear, and June’s figures suggest that buyers will correct that position with time.

For buyers, it’s clear that a home that has been available for a month or more is where the negotiating room is, since only one in seven sales closing after four weeks on market reached its list price. For condo buyers, it’s worth remembering that this segment also saw the deepest discounts off asking price.

Check out the full Edmonton June 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: In June, Edmonton’s home sellers’ chances of getting list price plummet after a week appeared first on HouseSigma.

Detached homes sold at a median of $719,250 in June, down 0.8% from a year earlier — a difference of less than $6,000. Attached homes came in at $480,000, down 2.8%.

Condos, on the other hand, sold at a median of $292,500, down 7.1% from $315,000 last June. That is $22,500 off the price of a typical Calgary-region condo in 12 months.

The shift shows up in volume as well. Condos made up 439 of June’s 2,676 regional sales, or 16.4%. Last June they were 562 of 2,825, or 19.9%. Fewer condos are changing hands, and the ones that do are fetching less.

Counterintuitively, that combination is what keeps the overall median flat. Detached homes are a larger share of what sold this June than last, and detached prices held relatively firm. Condos are the cheapest homes, so proportionately fewer of them selling pulls the overall mid-market price up. That $600,000 figure is masking the market underneath it.

Sale prices vs list prices

Across 2,646 residential sales in the Calgary region in June, the median home sold for 2.05% below its final asking price — a shortfall of $10,000. Just over 80% of sales closed below asking, while about 13% closed above.

The discount is not evenly shared:

• Detached: 1.74% below asking
• Attached: 2.08% below asking
• Condo: 3.01% below asking

Condo sellers took the deepest cut of the three, on top of having lost the most value over the year. A condo owner in the Calgary region is currently negotiating from the weakest position of any seller in the market.

In the month of June, the share of homes selling under list has risen two years running: 47.1% in 2024, 76.1% in 2025, 80.3% in 2026. Selling below asking has become the norm as sellers fail to adjust their expectations to market realities.

Where competition still exists

Some 348 sales, roughly one in eight, went above asking in June. Both of the month’s largest over-list results (see below) were detached houses, and one of them was new construction that had been on the market at under $600,000 — a price point where buyers still show up in numbers.

The pattern is worth noting, as it shows competition is largely concentrated in specific properties: detached, and either priced to move or genuinely scarce.

The outliers above and below list price

Two June sales cleared their asking price by more than 21%. A three-bedroom Calgary detached home built in 2025 listed at $574,900 and sold for $699,115, or $124,215 over asking. At the high end of the price ladder, a 1973-built detached home listed at $2,975,000 sold for $3,615,000 — $640,000 over asking, the largest dollar premium of the month.

June’s biggest shortfall ran the other way. An acreage property in Rural Rocky View County listed at $2,195,000 sold for $1,700,000, coming in $495,000 or 22.6% under asking. That makes it the home that sold for most under list by both dollar and percentage terms (when excluding a mobile home that sold for nearly half off its $45k asking price).

What it means for buyers and sellers

Buyers looking at condo apartments have more room to work with than buyers of any other property type, with prices down 7.1% year over year and sellers accepting a 3% discount off asking, so taking your time and a lower opening offer are both reasonable strategies. Buyers looking at detached homes should not assume the same leverage carries across, since detached prices held roughly flat and the sector holds greater competition.

Sellers should set expectations against the property type rather than the headline: a $600,000 median that has not moved in a year says very little about what a specific condo or house will fetch. Pricing to the market as it is now — rather than to what the unit was worth last spring — remains the difference between a sale and a stale listing.

Check out the full Calgary June 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: While Calgary’s median overall price barely moves, condos keep sliding appeared first on HouseSigma.

The median sale price across the Greater Edmonton Area was $445,000 in May, up 1.6% from April and 2.5% from a year earlier. But the three housing types moved in different directions.

Detached homes led at a median of $530,000, up 2.9% on the month and 2.8% over the year. Attached homes (duplexes and townhouses) climbed fastest, reaching $370,000 on gains of 5.7% from April and 5.6% from a year earlier.

Condo apartments went the other way, slipping to $192,000, down 4.0% on the month and 2.3% on the year — the only segment trading below where it sat last spring.

Homes selling under asking

The typical Greater Edmonton home in May sold for about $5,250 under its final list price, a gap of roughly 1.5%, and 70.7% of all sales closed below asking. One in five (20.5%) still sold above list, so competition has not vanished.

The room to negotiate was widest for condos, which sold a median 3.2% below asking, and narrowest for detached homes at 1.1%, with attached homes in between at 1.7%.

Condo buyers in two of the city’s core communities are negotiating hardest of all. Nearly four in 10 condo sales in Oliver, and close to three in 10 in Downtown Edmonton, closed at least 5% below the seller’s list price — the highest concentration of deep below-asking deals anywhere in the region. The median Downtown Edmonton condo was also sold for 10% less than one year previously.

The month’s outlier sales-vs-list prices

A few sales fell well outside the typical range in terms of list price versus final sale. The largest premium paid in dollar terms was a four-bedroom detached home in North-West Edmonton that sold for $2.56 million, $310,000 above its $2.25 million asking price. The biggest jump by percentage was a four-bed bungalow in St. Albert, which sold for $521,500 against a $400,000 list, 30.4% over.

At the other end of the scale, a six-bedroom, 5,646-square-foot mansion in Rural Strathcona County sold for $1.5 million, $200,000 below its $1.7 million asking price. The deepest percentage discount was ceded by the seller of a Drayton Valley manufactured home, which sold for 22.1% under its modest $43,000 asking price.

What it all means for buyers and sellers

Buyers have real room to negotiate this spring, and the most of it is in the condo market, particularly in close-in communities like Oliver and Downtown Edmonton where below-asking sales are most common. On the flip side, detached buyers in established neighbourhoods are likelier to face competition and should be ready to move on well-priced listings.

For sellers, the takeaway is to price to the market from the outset, because with most homes closing below ask, an ambitious list price tends to invite negotiation rather than a premium.

Check out the full Greater Edmonton May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: Where Edmonton condos buyers can find the most — and biggest — below-list price cuts appeared first on HouseSigma.

The typical home across the Calgary region sold for $595,000 last month, unchanged from a year earlier and down slightly from April’s $600,000. However, that steady headline figure hid a market splitting along property lines.

Detached houses kept edging higher on a monthly basis, reaching a median of $717,800 after rising in each of the past several months, although this price is still 1.7% lower than a year ago. Condo apartments went the other way, slipping to $293,000, the lowest figure in months and down 7.6% year over year. Attached homes landed in between at $470,000, down 5.5% year over year.

Sale vs list prices

About 77% of homes across the region sold for less than their list price in May, and the typical sale closed around $9,900 below asking, at a median discount of just under 2%.

That gap ran deepest at the more affordable end. The median Greater Calgary condo sold 2.8% under list, a wider markdown than attached homes at 1.8% or detached houses at 1.6%.

Condos are both the softest segment on price and the one where sellers are conceding the most ground, so buyers shopping there found lower prices and lighter competition at the same time.

Regional trends

The buyer-friendly conditions weren’t confined to the city. The Greater Calgary region runs from the mountain town of Canmore, comfortably the most expensive area, out to far more affordable towns on the surrounding prairies, and prices swing enormously from one community to the next.

What held almost everywhere in May was the direction: more homes for buyers to choose from, and a clear majority selling below their asking price. Several communities outside the city saw an even larger share of sales close under list than Calgary itself did (see infographic below), so the negotiating room on offer wasn’t a city-only story.

The month’s biggest outliers

A region-wide average still says nothing about any single home. Roughly one in six Calgary-area sales closed above asking in May, proof that plenty of properties drew enough interest to push past their list price.

The spread between the strongest and weakest results was wide. One acreage property in Rocky View County, listed at $1.275 million, sold for $1.68 million, which is $405,000, or nearly 32%, over asking. In Calgary itself, a half-duplex listed at $399,900 sold for $290,000, about 27% under. Two properties selling in the same month and same region can create opposite results.

That unevenness is the catch in any buyer’s market. The favourable conditions are a regional average, and averages don’t apply evenly to every listing. Some homes still attract competing offers while others sit for weeks. Working out where a specific home falls takes more than the monthly stats, and this is what we cover in a separate guide: How to spot your negotiating room on any home purchase in 2026.

What it all means for buyers and sellers

For buyers, May’s figures confirm the advantage is real, with most homes selling below asking and condos in particular leaving room to negotiate. But that advantage shows up home by home rather than across the board, so the trick is identifying which listings have actually lost momentum before making an offer.

For sellers, the same numbers underline that realistic pricing matters more than ever, since the homes that drew offers above asking were the ones priced to attract attention, while those set too high are the listings now sitting and often selling for well below where they began.

Check out the full Calgary May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: As most Greater Calgary homes sell below asking price, condos get the biggest cuts appeared first on HouseSigma.

In May, about seven in 10 homes sold for less than their asking price in Ontario and Alberta, and roughly eight in 10 in British Columbia. Across all three provinces, the average sale closed about two to three percent below list. Sellers, on the whole, are taking less than they hoped for.

The other market signals point the same way. Listings are sitting on the market longer than they were a year ago, in every major market from Metro Vancouver to the GTA. There’s more to choose from, too: Metro Vancouver alone had more than 20,000 homes for sale in May. And the bidding-war years of 2021 and 2022 are firmly behind us, at least for now.

So far, so good for buyers. But does that mean you always have negotiating room when making an offer? Is lowballing a solid blanket strategy these days?

Here’s how to tell where you actually have the upper hand — and where you don’t — before you make an offer.

“Buyer’s market” doesn’t mean every home is a deal

If you’re house-hunting this year, the broad conditions are working in your favour, but that’s not the whole story. That’s simply the broad market climate, not a guarantee for any one home. Even now, about 20-30% of homes (depending on your region) still sell at asking price or above, because enough buyers wanted them.

The trouble is that a market report can’t tell you which group the home in front of you belongs to. If you walk into a hot-commodity listing assuming you have the upper hand, you can lose it. If you walk into a quiet one without realizing how quiet it is, you might leave money on the table.

So before you make an offer, it’s worth checking where you stand on that specific home. Two numbers on every HouseSigma listing page make that very easy.

Number one: the listing’s individual popularity score

On every listing (below the comparable sold listings), there’s an individual popularity score for that home. This score rates a home out of 100 based on how much attention it’s drawing, through views and saves, compared with similar listings nearby. A high score means other buyers are watching this home, and low score means they aren’t watching it as much as other listings.

On its own, this score is a useful first read on whether you’re likely to face competition. However, attention can be nothing but noise. A home can pile up views because it’s overpriced, unusual, been shared on social media, or simply new. It doesn’t necessarily mean anyone’s actually about to make an offer. So treat the score as the start of the picture, not the whole of it.

Number two: how long it’s really been listed

Days on market tells you how long the listing has been up. This information, paired with the popularity score, is much more powerful. A home drawing steady attention that still hasn’t sold is telling you the interest isn’t converting into offers, which usually points to a price the market hasn’t accepted yet.

However, it’s worth noting that if a seller takes a stale listing down and quickly puts it back up, the days-on-market clock resets to zero. A home that’s been struggling for months can look like it only hit the market this morning.

That’s what property days on market is for. It counts the full time a property has spent trying to sell, and it doesn’t reset when a home is delisted and quickly relisted. So when a listing shows only a handful of days on market, check the property days on market beside it.

If the two match, the home really is new. If the property number is higher, you’re looking at a listing that’s been around for a while, was terminated (or expired) and reposted. That might be with a new price (check the listing history tab), or just to look fresh.

As a buyer, that data is one of the most useful signals you have. A home with a high property days on market has struggled to find a buyer, whatever the current listing says, and that often means a more motivated seller and real room to negotiate.

Reading the numbers together

Here’s how the four combinations of popularity score and property days on market play out for you as a buyer:

• Low popularity score (below 70), on the market a while: your strongest position. Few buyers are circling, and you have a concrete reason to make a confident offer under asking.
• High score, but still unsold after several weeks: the early attention never converted, usually a sign the price is too high. Watch it; a price cut may be coming, and your opening with it. If you’re really interested, an under-asking offer may work.
• High score, only just listed: the ambiguous case. Early attention can be real competition or just the noise we mentioned above, and you might not be able to tell which yet. Is it an unusual property? Did it get shared on social media because of a quirk in pricing or the home itself? Check the asking price against recent comparable sales — if it’s sharp, and the home has no obvious quirks that would account for the attention, treat the interest as likely real and get your number ready to move. If the price is above the comps, the attention may fade and the home may sit. Don’t let the score alone push you into overpaying.
• Low score, just listed: too early to read. Check back in a week or two and see whether interest builds. If it doesn’t, this takes us up to the first bullet point.

Check before you make any offer

When you find a home you like, take a minute to look at both the home’s popularity score and its Property Days on Market, side by side. Ask whether the attention matches the time on market, and what that tells you about competition. Then decide whether this is a home to push on with a lower offer, or one to chase before someone else does.

None of this replaces a good agent or a close look at comparable sales nearby. It simply gives you a faster, clearer read on your own position, so you’re not guessing.

Sammy Kohn, a leading HouseSigma agent in the Greater Toronto Area, said, “It’s a buyer’s market, but exceptions do happen. A unit my buyer client loved, sold before we could see it. It was priced appropriately from the get-go with competitive cost per square foot. Clearly the seller was well informed.

“I also see that a first offer often triggers more offers, even with homes that have a high days on market, confirming buyers taking a wait-and-see approach until another offer stimulates their buying decision.

“I always tell my buyers: if you love a place and would regret seeing it go to someone else at a price you would have paid, it’s time to act.”

Making it work for you

It’s always worth remembering that a buyer’s market only hands you leverage on average. It doesn’t spread that leverage evenly. The homes where you have the most room are the ones nobody else has noticed yet; the homes where you have the least room are the ones already drawing a crowd.

Knowing which is which, listing by listing, is what turns a general advantage into a better offer, and often a better price.

The post How to spot your negotiating room on any home purchase in 2026 appeared first on HouseSigma.

New HouseSigma data (see infographic below) shows that in April 2026, 69.4% of Edmonton-area homes sold for less than their final list price. A year earlier, in April 2025, that figure was 57.3%. The 12 percentage-point gap shows how differently this spring is playing out from last spring for anyone shopping for a home in the Edmonton region — buyers this year have a lot more leverage.

The typical sale-vs-list-price difference has moved in the same direction. April 2025 saw a median discount of just −0.9% off list. April 2026 came in at −1.4%, with a median discount of roughly $5,000.

Neither figure suggests a market in retreat, but together they describe a spring where most buyers are paying less than the asking price rather than meeting or exceeding it.

The pattern is broad rather than concentrated. Detached homes closed at a typical −1.1% under list, attached at −1.6%, and condo apartments at −3.4%. Of the 2,846 residential sales we tracked in April, 1,974 closed under list, against 621 above and 251 at asking.

December saw the peak discount

However, what the year-over-year comparison misses on its own is that buyer position has been weakening through 2026 so far, not strengthening.

December 2025 was the peak: 85.0% of sales closed under list that month, the highest share in the 25 months of data we reviewed for this analysis. The typical December buyer paid 2.3% under asking. Each month since has chipped away at that share. January came in at 80.0%, February at 76.2%, March at 71.3%, and April at 69.4%. The typical discount has narrowed in step, from −2.3% off list in December to −1.4% in April.

Some of this is seasonal. Greater Edmonton’s spring market historically sees more competitive pricing as listings rise and buyer interest comes back. But the pace of the decline is steady with four consecutive monthly drops.

Communities where buyer room is deepest

The data points to established Edmonton neighbourhoods. The Walker community saw 96.2% of April sales close under list, on 25 of 26 transactions. Meadows Area came in at 90.9%, Windermere Area at 90.2%, Downtown Edmonton at 89.3%, and McConachie Area at 87.0%. (Each met our research’s 20-sale minimum that filters out small-sample noise.) In the broader region, Wetaskiwin led at 83.3%, followed by Rural Parkland County at 76.5% and Stony Plain at 76.0%.

These are areas where the typical 2026 buyer goes in expecting to negotiate below list, and succeeds. The widespread under-list closings don’t signal distressed selling. They reflect realistic pricing meeting realistic offers.

Takeaways for buyers and sellers

For buyers, the read is straightforward. The window of widest negotiating room has likely passed, but the level still sits noticeably above where it was last spring. Those who are buying now can comfortably offer below list price in most instances, while knowing that now is a good time to strike.

For sellers, the implication runs the other way. The rapid-fire spring conditions of 2024 and 2025, when roughly four in 10 Edmonton homes closed at or above asking, have not returned. A sharp pricing strategy matters more than it did 12 months ago.

Check out our interactive March 2026 Edmonton PriceWatch infographic, below, to see the full stats breakdown by property type and community. Just hover over or click on the graph to see the precise data.

Find Edmonton-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Infographic: Edmonton home buyers have more negotiating room than last spring, but gap is narrowing appeared first on HouseSigma.

New HouseSigma data (see infographic below) shows that in April 2026, the median sale price for a home in the Greater Calgary region was $600,000 — the exact same figure as was recorded in April 2025. The headline median has caught up to where it sat a year ago, posting its first non-negative year-over-year reading after months of declines.

But this median figure hides the truth of the home price data. Every one of Calgary’s three main home types — detached, attached, and condo apartment — sold for less in April 2026 than in April 2025.

Detached homes are down about $15,000 from a year ago, attached the same amount, and condos roughly $22,000. The deepest drop is in the condo segment, now down nearly 7% year-over-year. These figures align with what CREB and other Calgary market commentary have been describing: softening across all property types, sharpest in apartments.

So why is the regional headline price figure flat?

Sales mix is doing the work

The composition of what’s selling has shifted noticeably between April 2025 and April 2026. Condos accounted for 23.1% of all regional sales a year ago. This April they made up just 17.8%, a 5.3-point drop in the lowest-priced segment’s share of the market, reflecting the fact that condo sales in the region are down more than 25% year over year.

On the other hand, detached homes, the priciest segment, moved in the opposite direction, growing from 51.1% to 54.2% of sales.

When more of the priciest homes sell and fewer of the cheapest do, the middle of the distribution moves upward, even with each individual segment softening. The headline median climbed for a structural reason: the kinds of homes selling have shifted. Prices within each segment have not recovered.

Behind that mix shift is a real divergence in demand. With the plummeting condo sales, Calgary’s apartment market is sitting on multi-year-high inventory. Condo buyers can afford to wait, and many appear to be doing exactly that. Whereas detached supply remains tight, and detached buyers continue to compete for what’s available.

Month-to-month sharpens the same picture

The segment split has widened, not narrowed, through the spring.

• Detached median prices have climbed three months running: $680,000 in February, $699,900 in March, $715,000 in April, a $35,000 gain.
• Condo median prices have drifted slightly downward each month: $305,000 in February, $303,000 in March, $302,000 in April.
• Attached homes have been the steadiest of the three, hovering near $480,000 with little net movement.

Where the negotiating room is

Even with detached prices climbing, most Calgary sellers are still accepting offers below their list price. What’s changed is how many. The share of sales closing below list has been falling: 80.8% in February, 78.4% in March, 77.3% in April. The typical April sale closed 1.82% below list — a smaller discount than at any point so far in 2026.

However, the regional average hides sharp neighbourhood variation. In Calgary’s South West, the priciest quadrant at a $677,500 median, only 70.4% of April sales closed below list. Nearly three in ten sales there matched or beat asking. The highest dollar amount over asking was a four-bedroom detached home in Calgary that listed at $1.8 million and sold for $2.2 million — $400,000 above the seller’s price. In the North East, the most affordable quadrant at $489,125, 90.3% of April sales still closed below list. A buyer with a North East budget has substantially more negotiating room than one competing for a South West home.

What to take from it

In practical terms, Calgary’s market is offering very different prospects to different buyers. A detached buyer, especially in the South West, should be prepared for competition and accept a narrower discount window than three months ago. A condo buyer has the opposite position: ample inventory, sellers visibly more open to negotiation, and time to take their pick. The two camps are operating in markets that have less and less in common.

For sellers, the same segmentation runs in reverse. Pricing strategy depends sharply on what and where you’re listing. A well-priced detached home in a tight-supply South West neighbourhood can list with renewed confidence. A condo, especially in higher-supply areas, needs sharper pricing discipline or it will sit through the spring.

Check out our interactive April 2026 Calgary PriceWatch infographic, below, to see the full stats breakdown by property type and community. Just hover over or click on the graph to see the precise data.

Find Calgary-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Infographic: Calgary’s median home price matches a year ago — but every property type sold for less appeared first on HouseSigma.

Greater Edmonton has recorded 26 home sales above $2 million so far in 2026, compared with 19 in the same period last year. At the $2.5 million mark and above, there have been 13 sales so far this year, very similar to the 12 in the same period last year. The very top of the market hasn’t cooled the way the broader market has, even though discounts off list price are still showing up at these high prices.

Below are Greater Edmonton’s 10 most expensive residential sales of 2026 so far (Jan 1 to Apr 27), ranked by sale price. All the homes are priced above $2.65 million, and none of them went for over the asking price. It’s worth noting that the list excludes land-focused and rural that don’t have high-end homes on the land, such as a high-priced ranch with a basic bungalow.

1. 56 Windermere Drive SW: $3,900,000

The most expensive residential sale in Greater Edmonton in 2026 so far: a 2003-built, 7,002-square-foot six-bedroom estate in Windermere, southwest Edmonton’s high-end enclave. Listed at $3,995,000, the home sold on April 17, 2026 for $3.9 million, a relatively narrow 2.4% below ask.

Details: $3,900,000 | 6 bed, 5 bath | 7,002 sq ft | Built 2003 | Sold April 17, 2026

2. 211 Windermere Drive NW: $3,850,000

The second most expensive sale of 2026 so far is also on Windermere Drive: a 2022-built, 7,059-square-foot seven-bedroom newer-build, almost the same size as #1 but constructed nearly two decades later. Listed at $3,998,000 and sold on April 17, 2026 — the same day as #1 — for $3.85 million, a 3.7% reduction.

Details: $3,850,000 | 7 bed, 7 bath | 7,059 sq ft | Built 2022 | Sold April 17, 2026

3. 14116 95 Avenue NW: $3,600,000

A 2025-completed, 4,316-square-foot, seven-bedroom detached home that sold for exactly its asking price of $3.6 million on February 15, 2026. It’s the only home in our top 10 to close at full ask, and one of four 2025 brand-new builds in this list, all of which sold within 4% of their list price.

Details: $3,600,000 | 7 bed, 6 bath | 4,316 sq ft | Built 2025 | Sold February 15, 2026

4. 9767 146 Street NW: $3,040,000

A 2025-built, 3,661-square-foot, seven-bedroom detached home in west Edmonton. Listed at $3,095,000, the property sold on February 6, 2026 for $3.04 million, just 1.8% below ask. Another of the 2025 new-builds closing at near-list pricing.

Details: $3,040,000 | 7 bed, 5 bath | 3,661 sq ft | Built 2025 | Sold February 6, 2026

5. 9302 Edinboro Road NW: $3,000,000

A 2005-built, 4,014-square-foot, five-bedroom estate in the Edinboro area. Listed at $3.1 million and sold on April 7, 2026 for an even $3 million, a 3.2% reduction. The Edinboro neighbourhood adjoins Edmonton’s river valley luxury corridor.

Details: $3,000,000 | 5 bed, 3 bath | 4,014 sq ft | Built 2005 | Sold April 7, 2026

6. 9704 Riverside Drive NW: $2,900,000

The biggest dollar discount on any home sold in Edmonton city in 2026 so far: this Crestwood riverfront five-bedroom, listed at $3.5 million, sold on March 10, 2026 for $2.9 million — $600,000 or 17.1% below ask. The home was highlighted our March Greater Edmonton PriceWatch report, which used it to illustrate how list prices and sale prices have drifted apart even at the high end.

Details: $2,900,000 | 5 bed, 3 bath | 3,665 sq ft | Built 1996 | Sold March 10, 2026

7. 14007 91A Avenue NW: $2,800,000

This 3,099-square-foot, four-bedroom, modern, detached home in west Edmonton is cited as being built in 2025, but given that the listing images show an unfinished home, we’re not sure if it’s completed yet or sold as-is. Either way, it was listed at $2,899,000 and sold on February 23, 2026 for $2.8 million, a 3.4% reduction.

Details: $2,800,000 | 4 bed, 4 bath | 3,099 sq ft | Built 2025 | Sold February 23, 2026

8. 1900-10035 Saskatchewan Drive NW: $2,700,000

The only condominium in the top 10: unit 1900 of a 2004-built tower on Saskatchewan Drive, a 4,184-square-foot, three-bedroom luxury apartment. Listed at $3.2 million, the unit sold on April 10, 2026 for $2.7 million — $500,000 or 15.6% below ask, the second-biggest discount in the top 10. Edmonton’s luxury condo segment has been softer than the detached side in 2026.

Details: $2,700,000 | 3 bed, 3 bath | 4,184 sq ft | Built 2004 | Sold April 10, 2026

9. 7313 154A Street NW: $2,698,519

This is another brand-new home with no completed listing photos. It is a 3,817-square-foot, six-bedroom detached home, listed at $2.7 million and sold on January 12, 2026 for $2,698,519 — $1,481 under list, essentially at full ask. One of the four new-builds in the top 10 closing at or near list price.

Details: $2,698,519 | 6 bed, 5 bath | 3,817 sq ft | Built 2025 | Sold January 12, 2026

10. 9651 96A Street NW: $2,650,000

A 2023-built, 4,500-square-foot, six-bedroom detached home with six bathrooms and a pretty sweet roof deck with sauna and hot tub. Listed at $2,999,900, the home sold on April 1, 2026 for $2.65 million — $349,900 or 11.7% below ask, the third-biggest discount in this top 10.

Details: $2,650,000 | 6 bed, 6 bath | 4,500 sq ft | Built 2023 | Sold April 1, 2026

Find Edmonton-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Bucking the slowdown: Edmonton’s 10 priciest home sales of 2026 so far and their discounts off list price appeared first on HouseSigma.

For most sellers, that softening market means accepting a bid below expectations and waiting a few weeks longer than planned. But for a smaller group, often at the higher end of the market, it has meant something more punishing: many months or even years of no sale, terminated listings, relistings, and dramatic price reductions before a buyer finally came through.

Below are HouseSigma’s picks of Greater Calgary’s 10 most painful home sales of 2026 so far, based on MLS data on sales between January 1 and April 23. The list is a combination of three rankings: biggest dollar discount off final list price, longest total time on market across all listing attempts, and highest number of repeated listings before the sale closed. The first property is ranked at the top as it appears on two of these lists, making it (in our opinion) the most painful sale of the year to date.

1. 340 West Chestermere Drive: $1,800,000

This is the only property to appear in two of our categories: it is the most-relisted home to sell in 2026 so far, and it is third in the longest total listing period rankings. This beautifully renovated, four-bedroom Chestermere detached home moved in and out of the market across eight listing attempts between January 2024 and March 2026, accumulating 639 days on the market before a buyer finally agreed to $1.8 million. The seller bought the home for $1.06 million in April 2022, so at $1.8 million the sale represents a paper gain — but it’s well below the seller’s original target of $2.2 million.

Details: $1,800,000 | 4+1 bed, 4 bath | 2,971 sq ft | Built 1979 | Sold March 4, 2026

2. 1118 Premier Way SW, Calgary: $4,800,000

The biggest dollar discount of 2026 so far: $550,000 off the final asking price on this grand, 2014-built Calgary detached home. The seller’s first listing went up in May 2025 at $5.89 million and was terminated in December after 200 days without a buyer. The home was relisted in February this year at $5.35 million and sold 63 days later for $4.8 million, 10.3% below that final ask and more than a million bucks off the original target.

Details: $4,800,000 | 4+1 bed, 6 bath | 5,059 sq ft | Built 2014 | Sold April 17, 2026

3. 175 Pumpvalley Court SW, Calgary: $1,600,000

This detached Calgary home, built in 1991, closed 18% below its $1.95 million asking price after three consecutive listings beginning in April 2025. The first two were terminated without a sale — 36 days on the first attempt (priced at $2,595,000), 132 days on the second ($2,190,000). The third listing ($1,950,000) finally closed in late February 2026 at $350,000 below ask, the second biggest dollar loss of 2026 so far.

Details: $1,600,000 | 3+2 bed, 5 bath | 3,815 sq ft | Built 1991 | Sold February 27, 2026

4. 1212 Montreal Avenue SW, Calgary: $3,150,000

This attractively renovated Calgary detached house, built in 1983, tried and failed to sell twice in 2023 (listed at $3.72M) and 2024 ($3.42M) before finally moving in March 2026. The two earlier listings combined for 406 days on market through those abandoned attempts. The seller returned in September 2025 with a $3,499,000 list price and closed five months later for $349,000 below ask.

Details: $3,150,000 | 5+1 bed, 7 bath | 4,726 sq ft | Built 1983 | Sold March 5, 2026

5. 178125 240 Street W, Rural Foothills County: $2,925,000

Four listings and a whopping 905 active days on the market, this is the longest total time of any sale in Greater Calgary in 2026 so far. The Rural Foothills County property with a ranch and a three-bedroom house was first listed in June 2023 for $2,999,000 and bounced through two listing expirations. The third listing, beginning April 2025 at a barely reduced price of $2,990,000, finally closed in January 2026 at $2.925 million. A rare tale where the seller held out for the right buyer who eventually showed up to pay close to full ask, so the pain paid off.

Details: $2,925,000 | 3+1 bed, 3 bath | 1,680 sq ft | Built 1979 | Sold January 26, 2026

6. 703 Green Haven Place, Rural Foothills County: $1,525,000

Another Rural Foothills County acreage, this one a 2024-build. The home was listed in April 2024, starting at $1,719,900, and spent the next 21 months cycling through three expired listings before finding a buyer in mid-January 2026, after 649 active days on market. The final listing went up on January 5, 2026 and sold within 16 days.

Details: $1,525,000 | 3+1 bed, 4 bath | 2,900 sq ft | Built 2024 | Sold January 21, 2026

7. 426-255 Les Jardins Park SE, Calgary: $479,900

A two-bedroom, 977-square-foot Calgary condo built in 2022, this is the only condo on our list. The unit sat on the market for 633 active days across three listings: an April 2024 listing at $529,900 that expired on December 31, a January 2025 listing that expired on June 30, and a third listing from July 2025 that finally sold on January 23, 2026. For a building completed just a few years ago, that represents a substantial share of the unit’s post-construction life spent listed.

Details: $479,900 | 2 bed, 2 bath | 977 sq ft | Built 2022 | Sold January 23, 2026

8. 196 Wolf Hollow Park SE, Calgary: $515,000

A 2020-built rowhome in SE Calgary that went through seven listings across eight months before selling, second only to our #1 entry. The seller started fresh in late June 2025 after an earlier attempt that terminated after just six days, then cycled through six more listings averaging just over four weeks each. The property closed in February 2026 at $515,000.

Details: $515,000 | 3+1 bed, 4 bath | 1,313 sq ft | Built 2020 | Sold February 13, 2026

9. 96 Belmont Terrace SW, Calgary: $673,000

A 2017-built Calgary detached house that went through seven listings in just six months between August 2025 and February 2026. Four of those listings ended and were immediately replaced with a new MLS number on the same or next day, a pattern that effectively resets the “days on market” counter shown in public listing pages and is a common tactic for properties struggling to attract offers. The home finally sold for $673,000 on February 6, 2026.

Details: $673,000 | 3 bed, 3 bath | 1,937 sq ft | Built 2017 | Sold February 6, 2026

10. 103 Masters Heights SE, Calgary: $565,000

Seven listings in the six months between August 2025 and February 2026, averaging just 22 days each, gives this small bungalow the shortest average listing duration of any property in our top 10. In five of the seven listings, each listing ended and restarted on the same or next day with a new MLS number — the same pattern seen on 96 Belmont Terrace, above. The home sold in mid-February 2026 for $565,000, closing out more than six months of near-constant listing activity.

Details: $565,000 | 1+2 bed, 3 bath | 1,002 sq ft | Built 2016 | Sold February 18, 2026

HouseSigma’s Greater Calgary market infographics track the higher-level statistics, while these 10 properties are what those numbers look like up close, for the sellers who felt them most.

Find Calgary-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Chasing the market down: Calgary’s 10 most painful home sales of 2026 so far appeared first on HouseSigma.

A year ago, one in three Greater Edmonton buyers paid over the asking price. In March 2026, that figure has dropped to one in five. At the same time, the share of homes selling below list has jumped from 55% to 70.5% in a year. The typical home is now selling about 1.6% under its list price, compared with 0.6% under list in March 2025. 

Prices haven’t collapsed, but the negotiating dynamic has shifted materially in buyers’ favour, and this shift hasn’t shown up in the headline median price number yet.

At the same time, fewer people are buying homes. March saw 2,220 sales across Greater Edmonton, down 14% from 2,533 in the same month last year. That kind of volume contraction, combined with widening gaps between list and sale prices, seems to reflect a market where sellers are holding their price expectations while buyers are pulling back. The result is a headline median price that looks like equilibrium but is arguably more fragile.

Median prices by property type

The property type picture is broadly consistent across the market. Detached homes — the largest segment at over 1,300 March sales — came in at $515,000, down about 1% from a year ago. Attached homes edged down similarly, from $360,000 to $357,000. Condo apartments were the one segment to tick upward, finishing at $200,000 region-wide versus $195,500 last March. 

None of these are dramatic moves, but they all point in the same direction: modest price softening across the board, with buyers consistently finding room to negotiate regardless of property type.

Regional variations

Not every part of the region is moving in lockstep, though. St. Albert posted a $540,000 median price in March, up nearly 7% year-over-year, and Beaumont reached $564,000, up close to 11%. Sherwood Park held essentially flat. Meanwhile Fort Saskatchewan and Spruce Grove both pulled back around 5% from where they were a year ago. 

These divergences don’t follow a simple pattern of inner versus outer ring — they reflect local supply and demand conditions playing out differently across communities that are all nominally part of the same market.

Extremes in list vs sale price

The Greater Edmonton home that sold last month for the most above its list price, in both dollar and percentage terms, was this brand-new Fort Saskatchewan townhouse. It’s in the new masterplanned community of Southpointe, and there are many other lots available through the developer. It sold for $539,649, which is a jaw-dropping 50.1% or $180K above the $359,649 sticker price, proving that even though this home appeared in our “What you can buy for $350K in Greater Edmonton” post, the market can sometimes throw a curveball.

Doing less well for the seller was this riverfront family home in Crestwood, which sold for $600K lower than its $3.5 million price tag. And by percentage, the steepest discount in the region last month was this already-low-priced condo-apartment in Oliver, which sold for 26.2% less than its $84.7K asking price, at a mere $62,500.

What all this means for buyers and sellers

For sellers, the stable headline median price provides reassurance, but it obscures the fact that list prices and sale prices are drifting further apart. The gap between what sellers are asking and what buyers are paying has quietly widened over the past year, and that trend is worth watching regardless of where the median sits.

For buyers, the March numbers offer something that hasn’t been consistently available in Edmonton for several years: genuine negotiating room across most of the market. With seven in ten homes selling below asking price and the typical sale closing nearly $6,000 under list, there’s a reasonable expectation of a discount built into most transactions right now. That leverage is most pronounced for condo buyers, where prices have drifted down about 2% from a year ago and sellers are routinely accepting offers well below asking. But even in the detached segment, the days of waiving conditions and bidding blind are largely behind us — at least for now. Buyers who are prepared, pre-approved, and willing to negotiate should find this market more forgiving than the headlines suggest.

Check out our interactive March 2026 Edmonton PriceWatch infographic, below, to see the full stats breakdown by property type and community. Just hover over or click on the graph to see the precise data.

Find Edmonton-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Infographic: Edmonton’s spring real estate market looks flat, but details tell the real story appeared first on HouseSigma.