New HouseSigma data shows that, within Edmonton’s city limits, 81.3% of homes sold for less than their list price, up from 74.7% in August 2025. In the towns and smaller cities around Edmonton, 69.6% sold under list, compared with 64.9% a year earlier.

Across the region, the median home sale price in August was $425,000, virtually unchanged from a year ago (only $50 higher) and 2.3% lower than in July.

Sale vs. list prices

The typical Greater Edmonton home sold 1.9% below its asking price in August (see infographic below), a gap of $7,275. Just over three in four sales (77.1%) sold under list, up from 71.5% in August 2025, while 15.0% went over and 7.9% sold at asking.

By property type, detached homes sold at a median of 1.6% under list, attached homes 1.8% under and condo apartments 3.4% under.

Because Edmonton proper has a bigger share of condos than surrounding communities, which increases the area’s likelihood of selling under list price, we also compared detached houses on their own. The city still had the higher share of detached homes selling under asking, at 77.5% compared with 69.2% outside the city. The increase from last August was about the same in both the city and its surrounding regions, at roughly six percentage points.

Region-wide, including the city, the share of homes selling under asking has now risen four months in a row: 69.4% in April, 70.7% in May, 73.1% in June, 75.2% in July and 77.1% in August.

Median prices by home type

Detached homes sold for a median of $505,000, down from $515,000 in July and the lowest detached figure in the six months covered by this month’s PriceWatch chart (March to August, see below). It is still about 1% above August 2025’s $500,100.

The condo apartment median sale price slipped to $190,000 from $195,500 in July, also a six-month low, and 5% below August 2025’s $200,000.

Attached homes moved the other way. Their median August sale price edged up to $352,500 from $349,900 in July, and was about 2% above August 2025’s $345,000, though it remains below May’s $370,000.

Market outliers: sale vs. list price

All four of August’s outlier sales, in terms of the gap between asking price and final sale price, were detached homes, and two sat on rural acreages.

The sale furthest above asking in percentage terms was a run-down, boarded-up house on 3.08 acres in Parkland County. This development opportunity was listed on August 6 at $260,000, and sold 13 days later for $395,000, or 51.9% over list.

The biggest dollar premium came inside the city. A handsome five-bedroom, two-storey family home in Laurier Heights was listed at $1,249,000 on August 13 and sold two days later for $1,462,500, which is $213,500 over asking.

A tiny, 1993-built, two-bedroom bungalow in Cold Lake had the deepest percentage discount of the month, selling for $74,999 against an asking price of $109,900, or 31.8% under list.

The largest dollar discount went to an ornate and outdated five-bedroom home sitting on just over two acres with mature landscaping in Strathcona County. Asking $1,250,000, it sold on August 11 for $925,000, which is $325,000 (26%) below list.

What it all means for buyers and sellers

For buyers, an offer below the asking price is in line with how most Greater Edmonton homes sold in August, particularly in the city. The typical discount was modest, though, so it makes sense to check recent sale-to-list results for the specific neighbourhood and home type before settling on a number. Buyers in rural areas may also want to act quickly, as some rural acreages in August sold well above asking just days after listing.

Sellers should expect to land slightly below their asking price, given that most homes did in August. Pricing from recent sales of similar nearby homes gives a more realistic starting point than competing asking prices. Sellers should also note that buyers also have more choice, with 8,945 active listings as of the end of August, up from 7,845 a year earlier.

Check out the full Edmonton August 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: More Edmonton-area buyers paid under asking in August, especially in the city appeared first on HouseSigma.

In July 2026, Greater Edmonton home sellers accepted a median of 1.8% below their final asking price, and 75.2% of all sales closed below list.

It might not seem like 1.8% is much for sellers to worry about, but measured against other Julys, that is the widest discount since 2023, and that applies to detached homes, attached homes and condo apartments alike. The improved pricing position that sellers enjoyed through the 2024 and 2025 summers has narrowed, and it has done so across every property type.

On the flip side, that means the negotiating power buyers had lost over the past couple of years has now been regained.

Sale vs list prices

The median Greater Edmonton sale closed $6,900 below its final list price in July, a discount of 1.8%, compared with 1.7% in June. Just over three-quarters of sales went for below their final asking price, while 17.8% closed above it.

The discount was uneven among home types, however. Detached homes sold at a median of 1.5% below list price, attached homes 1.9% below, and condo apartments 3.3% below. Condos have carried the widest discount of the three types in every month of 2026.

Comparing July with July is the more useful measure, because discounts in Edmonton follow a strong annual cycle. They are narrowest in early spring, and widest between November and January.

When looking at discounts across Julys, all three property types have moved together (see main image, above). July 2023 remains the last time discounts for the month were wider than they are now. Attached homes are closest to their July 2023 level, while detached homes and condo apartments discounts this July remain some distance from their July 2023 counterparts.

Median prices

The overall median sale price in Greater Edmonton was $435,000 in July, down 1.5% from June and up 2.4% from July 2025.

Broken out by property type:

• Detached homes held at a median of $515,000, unchanged from June and up 0.8% year over yar.
• Attached homes came in at $349,900, down from $355,000 in June, up 0.8% versus July 2025.
• Condo apartments were unchanged from June at $195,500, but 2.9% higher than the previous year.

The overall blended median price rising 2.4% year over year is largely due to housing mix. Condos, the cheapest type, is a smaller share of sales this July (376 of 2,653) than last July (483 of 3,022), which lifts the blended median price.

Across the region

The highest median home sale prices in July were recorded in rural municipalities and in established Edmonton neighbourhoods, a pattern that has held for several months. But discounting off list price was more evenly spread across the region than those price differences suggest.

Across the City Edmonton as a whole, 80.5% of July sales closed below list price, close to the highest rates recorded anywhere in the region. Within the city, several sub-areas ran higher still, with more than 94% of sales closing below asking. In the wider region, no municipality exceeded 82%. Check out the infographic below for the top five areas both within Edmonton and the wider region.

Market-outlier sales

Competition has not disappeared from the market. A six-bedroom, two-storey home on Estate Drive in Sherwood Park, built in 1994, was listed at $910,000 and sold for $1,100,000 eight days later. The $190,000 premium was the largest in dollar terms in July.

The largest percentage premium came from a far smaller property. A one-bedroom apartment on 114 Avenue NW in Edmonton, built in 1971, was listed at $84,500 and sold for $115,000, or 36.1% above asking.

At the other end of the spectrum, a two-bedroom townhouse on Cunningham Way SW, built in 2012 and measuring about 956 square feet, was listed at $264,700 and sold for just $165,000. The 37.7% gap was the widest of any July sale in the region. And the largest dollar loss was a Rural South East property with an older four-bed house that was sold in a largely land-focused sale for $2.67 million, $320K under asking.

What it all means for buyers and sellers

Buyers have more room to negotiate this July than in either of the past two, and that room is available across detached, attached and condo listings rather than concentrated in one type, with condo apartments continuing to offer the widest discounts.

Sellers should price with the expectation that the final figure lands below the asking price, and should treat the 2024 and 2025 summers as a weaker guide to the present market than the pattern of the past several months. That said, it’s worth noting that close to one sale in six still closed above asking in July, so a property priced to the current market can still draw competing offers.

Check out the full Edmonton July 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: Edmonton’s July discounts off asking price take sellers’ negotiating power back to 2023 appeared first on HouseSigma.

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.

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.

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.

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.

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.

Our February 2026 Greater Edmonton PriceWatch infographic (below) shows that the overall median sale price in Greater Edmonton rose a modest 0.8% year-over-year in February, from $425,000 to $428,500, suggesting a market holding firm. But when you split it by home type, the segments are moving in opposite directions — and the gap between them has widened since this time last year.

HouseSigma’s latest data analysis has found that detached homes, which account for more than half of all February transactions, dropped 2.7% year-over-year to a median of $504,950. Condos fell further, down 5.2% to $190,000. Attached homes such as half-duplexes and townhouses were the only home type to gain ground over the year, rising 5.8% to a median of $367,500. The overall market looks stable because the attached segment’s gains are largely offsetting losses in the other two segments.

Deepening discounts in detached sector

The shift in negotiating conditions reinforces this. A year ago in February, the typical Edmonton home sold right at its asking price — the median sale-to-list-price ratio across all property types was essentially zero. This February it sits at -1.0%, with 75.8% of homes closing below asking compared with 56.1% a year ago. The share selling over list has fallen from 33% to 17%.

Also a year ago, condos were the weakest segment in February 2025, with a median discount of 3% from list. Twelve months later that figure is unchanged, but what has changed is that detached and attached sellers have joined them in under-list territory. The buyer advantage that was once concentrated in the condo market has spread.

For buyers, the practical implication is that February 2026 offers more negotiating room across the board than February 2025 did — added to the lower entry prices in detached homes and condos. For condo sellers in particular, sale prices are down, discounts are deeper than any other segment at a median of 3% off, and sales volume has fallen. That combination of lower prices, softer demand, and persistent discounting makes the condo segment the one to watch as spring inventory builds.

Jay Sandhu, a leading HouseSigma agent in Edmonton, said, “What we’re seeing in Edmonton right now is a more segmented market the overall numbers look stable, but conditions vary quite a bit by property type. Buyers have gained more negotiating room across the board, especially in condos and some detached segments, while attached homes are still holding up relatively well. From a buyer’s perspective, there’s more opportunity and less urgency than a year ago. For sellers, especially in the condo space, pricing correctly has become much more important as competition increases.”

Check out the interactive Greater Edmonton PriceWatch infographic, below, which has more price breakdowns by geography and home type.

The post Infographic: Greater Edmonton’s overall home price increase hides a divided market appeared first on HouseSigma.

New HouseSigma data analysis on January 2026 market statistics (see infographic below) show a series of six market trends that were also seen recently in Greater Toronto, Metro Vancouver, and Greater Calgary prior to residential resale prices declining in those regions.

1. Sales have dramatically declined: HouseSigma’s sales data shows Greater Edmonton sales fell 26.3% year-over-year, from 1,592 to 1,173. The RAE’s official Greater Edmonton figure is similar, a decrease of 27.6 per cent compared with January 2025. When sales drop, prices usually follow, often with a three- to six-month lag.

2. Inventory is surging: Realtors Association of Edmonton reports 4,901 active listings in January, 32.7% higher than January 2025. The slowing of sales combined with new listings coming on stream has exponentially increased inventory levels.

3. Market absorption is plummeting: The sales-to-active listings ratio puts Greater Edmonton firmly into buyers’ market territory. This ratio is a leading indicator of where prices are heading, as when buyers have the upper hand, prices inevitably fall.

4. Homes are taking much longer to sell. Average cumulative days on market lengthened to 90 days, from 71 a year earlier. The longer homes take to sell, the more prices have to eventually fall — and the less pressure buyers have on them to pay full price. 

5. The share of homes selling above asking has collapsed, while below asking has risen: Our infographic shows only 12.7% of January 2026 sales went over asking, while 79.6% sold below list. This below-list proportion has dramatically increased compared with same metric across all of 2025.

6. The benchmark price has already started to crack: While median prices in HouseSigma data still show small year-over-year gains, the MLS Home Price Index — which controls for the mix of homes selling — tells a different story. RAE reports that the composite benchmark price in Greater Edmonton was $415,000, decreasing 0.1% from December 2025 and 1% year-over-year. 

“Greater Edmonton is clearly a transitioning market. Sales have slowed and inventory is building, which typically puts downward pressure on prices. I expect we’ll see moderate price adjustments in 2026, particularly in the condo segment, but not a severe correction. Affordability and steady demand fundamentals should help prevent a dramatic drop.”

Jay Sandhu, leading HouseSigma agent in Edmonton

Even the notable market outliers are demonstrating lower over-asking extremes. The home that sold in January for most over asking price, by both dollar amount and percentage, was this 1970s Sherwood Park house. It sold for $100,100 over its $449,900 asking price, which was a 22.2% premium — generous, but not as high as some of the outliers we saw in the region last year.

The residential property that went for most under asking by dollar amount was an architecturally striking five-bedroom house in the Heritage Valley area, which sold for $349K less than its $2,499,000 list price. By percentage amount, the home that lost the most was a manufactured home in Gibbons, the final sale price of $75K being 24.2% lower than its $94,900 asking price.

Check out the January 2026 Greater Edmonton PriceWatch infographic below for more real estate market data, including breakdowns by property type and municipality.

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: Greater Edmonton home prices poised to fall in 2026, market indicators reveal appeared first on HouseSigma.

Even though prices have been gently rising, the median price of a condo-apartment in the region in December 2025 was just $219,000. So, it stands to reason that $350,000 would be a realistic budget for a starter home, or for someone moving up from a small condo-apartment to something a little bigger.

But what homes can you buy for $350,000 in Edmonton and its surrounding communities? There’s a big variation on age and property type, depending on your location and what you’re willing to trade off.

We took a hard look at current Edmonton listings to find what this budget will typically buy you in each area, and offer a representative sample listing that’s currently for sale (all active listings at publication on January 29, 2026).

Edmonton: Downtown/Oliver

In Edmonton’s urban condo market, for a budget of $350K or thereabouts, you’re looking at a two-bed apartment around 1,000 square feet, typically 15-25 years old, at $350/sqft. You sacrifice about 25% of the space compared with suburban townhouses, but gain walkability and proximity to restaurants, transit, and downtown employment.

Typical listing: Unit 703 – 10028 119 Street NW, Oliver

This is a two-bed, two-bath, 1,060-square-foot condo-apartment with city views in Oliver, close to the River Valley trail system, as well as many cafés, bakeries, restaurants, galleries, and parks. The main bedroom has a generous walk-in closet, and the second bedroom is separated from the living room by glass French doors. There’s an in-suite laundry with storage, and the building offers heated underground parking, storage lockers, guest suite, car wash, and visitor parking.

Edmonton: Suburbs

If you want to be in the city but don’t want a downtown condo, the suburban areas offer the sweet spot for space and value. For around the $350K mark, you’ll get a two- to three-bed condo-townhouse around 1,340 square feet, typically 10-15 years old, at $263/sqft. Communities like Heritage Valley, Rutherford, Walker, and Griesbach currently dominate this segment.

Typical listing: Unit 74 – 14621 121 Street NW, Caernarvon

This three-bed-plus-den condo-townhome was built in 2013, but has a refurbished exterior and a brand-new 2025 interior renovation. There’s a new kitchen with ceiling-height cabinetry, soft-close drawers, quartz countertops and backsplash, and stainless steel appliances, plus new vinyl plank flooring throughout, upgraded lighting, black hardware, and a smart thermostat. The 1,231-square-foot home is also a stone’s throw from Caernarvon Park.

Sherwood Park

As we move out of Edmonton, we find that per-square-foot prices don’t come down too much, given that communities just outside of the city aren’t too far away and are considered as desirable as Edmonton’s suburbs. Sherwood Park is one such area, with a mix of townhouses and duplexes at $350K. This will buy a two-bed townhome unit typically around 1,285 square feet, about 10-20 years old, at $287/sqft.

Typical listing: Unit 68 – 301 Palisades Way, Sherwood Park

This three-bed, three-bath, 2013-built condo-townhome with reasonable condo fees offers quick access to Hwy 16 and Anthony Henday, plus nearby restaurants, shopping, schools, parks, and walking trails. There’s a south-facing back patio off the kitchen-dining area overlooking the courtyard. The interior has upgrades including dark laminate flooring and stainless-steel appliances. There’s a dedicated laundry room, and the main bedroom has a large ensuite and walk-in closet. There’s also a finished basement rec room/office downstairs, next to the garage.

Beaumont

The small-town, bilingual community of Beaumont has very limited current inventory at the $350K mark, but when you can find it, it often offers decent value. If you’re patient, you can find a two- to three-bedroom duplex around 1,250 square feet, usually averaging about 24 years old, at $303/sqft. However, sometimes newer inventory is available, which happens to be the case with our sample listing.

Typical listing: 90 Dansereau Way, Beaumont

This is a brand-new, unlived-in freehold townhome (meaning there are no condo fees) with two bedrooms and 2.5 bathrooms. The house has high-end finishes, nine-foot ceilings, vinyl plank flooring, and large windows on the main level. Upstairs, there are dual primary bedrooms, both with ensuite bathrooms, plus a laundry area. Outside, the home offers a detached double garage, landscaped yard, and a private patio.

Spruce Grove

Heading north-west, Spruce Grove at the $350K price point is one of the best areas for newer builds right now. You can typically get a two-bed townhouse around 1,275 square feet, many just a few years old, at $291/sqft. Or, pick a slightly older townhome with a better price per square foot, like the one listed below.

Typical listing: Unit 2 – 300 Queen Street, Spruce Grove

This two-bedroom, 1,400-square-foot unit was built in 2012 and is located in the heart of Spruce Grove. The main floor offers open-concept living, including a wrap-around kitchen with dining area. Upstairs are dual primary bedrooms, both with walk-in closets and ensuite bathrooms, plus a laundry room and a nook. The hot water tank, refrigerator, dishwasher, washer and dryer have all been recently replaced, plus it has a private back balcony, no rear neighbours, an attached garage, and is near public transportation and walking trails.

St. Albert

St. Albert is a city of older housing stock, but what you gain is mature, established communities. For around $350K, you’ll get a three-bed townhouse of approximately 1,260 sqft, typically 40-50 years old, at $281/sqft.

Typical listing: 324 Grandin Village, St. Albert

This is an older, 1,162-square-foot, three-bedroom condo-townhome, built back in 1975. But we’re loving the brand-new interior renovation, especially that kitchen with quartz countertops, new dual-tone cabinetry with pantry space, and updated appliances. There’s new vinyl plank flooring and carpet throughout, updated light fixtures, and the bathrooms are renovated with a new stand-up shower, new bathtub, modern tilework, and updated plumbing fixtures.

Stony Plain

Out in Stony Plain, this price point is split between duplexes and detached homes in the current inventory. A three-bed home around 1,220 square feet, about 20-30 years old, at $286/sqft, is what you can expect to land.

Typical listing: 41 Graywood Cove, Stony Plain

This detached, three-bedroom house is close to schools, golfing, stores, and medical services. It was built in 2003 but it’s seen some upgrades: all the appliances are two years old or newer; the roof shingles and hot water tank were installed in 2020; there is new lighting and paint throughout the home; and there’s new carpet in the living room, plus new vinyl floors in the hallway and the large primary bedroom. It is on a large pie-shaped lot that is fully enclosed with a new fence that has solar lighting on the posts.

Fort Saskatchewan

Right now, for $350K, Fort Saskatchewan offers the newest inventory in the region. You’ll probably get a three-bed townhouse or duplex around 1,260 square feet, just six years old on average, at $283/sqft.

Typical listing: 90 Elliot Wynd, Fort Saskatchewan

It doesn’t get much newer than this: this townhome isn’t even completed yet, and the picture here is a rendering. The home is located in one of Fort Saskatchewan newest communities of Southpointe, and is due for completion in April this year. It has two/three bedrooms, three bathrooms, and 1,250 square feet. On the entry floor is a flex room (could be an office or bedroom) next to the entrance from the garage, with a three-piece bathroom. The second level offers the modern open-concept living space, leading onto a deck, while the upper level has two bedrooms and two bathrooms.

Leduc

Going further south of Edmonton, Leduc offers $350K-budget buyers the highest proportion of single-family detached homes — you pay more per square foot, but you get your own lot. For this money, expect something like a small, three-bed detached house around 1,135 sqft, about 30-50 years old, at $327/sqft.

Typical listing: 4129 South Park Drive, Leduc

This 1,070-square-foot house has three bedrooms and three bathrooms, as well as a partially finished basement. It is on the older side, having been built back in 1972. However, some of the most recent upgrades include a new hot water tank, new vinyl plank flooring, a new living room window, fresh paint, upgraded electrical, a new ensuite vanity, and new fencing.

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 Entry-level in Edmonton: What homes $350K buys in and around Edmonton appeared first on HouseSigma.