Edmonton Real Estate Market Report — March 2026
Edmonton's housing market is shifting. Here's what the numbers actually say — and what it means if you're buying or selling this spring.
✅ Key Takeaways:
- Feb 2026: 1,606 sales (-11.5% YoY), 3,020 new listings (+15.4% YoY)
- Inventory up 34.6% year-over-year. Buyers have options.
- HPI benchmark down 2.1% YoY (average price up 1.5% due to mix shift)
- Bank of Canada at 2.25%, expected to hold through 2026
- Detached holding (+1.1% YoY). Condos softening (-1.4% YoY, -6% MoM)
Inventory Is Up 35%. Sales Are Down 12%. Here's What's Actually Happening.
February 2026 saw 1,606 homes sell across Greater Edmonton. That's a 39.7% bounce from a sluggish January, but still 11.5% below February 2025. New listings hit 3,020, up 15.4% year over year. Inventory is now 34.6% higher than this time last year.
Translation: buyers have options they haven't had in two years.
Edmonton Market Data, February 2026
The Price Story Is More Complicated Than It Looks
The average selling price across all types came in at $454,801, up 1.5% year over year. That sounds stable. But the MLS Home Price Index, which adjusts for the mix of what sold, dropped 2.1% from last February.
Why the gap? More expensive detached homes made up a larger share of sales this month. That pulls the average up even when typical home values are flat or slightly down. The HPI strips that out. If you're pricing a home, the HPI is the number that matters.
Median Sold Price Trend, Last 6 Months
Detached Homes Are Holding. Condos Are Not.
Detached homes averaged $571,372, up 1.1% year over year. That segment still has momentum, particularly in established west-side neighbourhoods where buyers compete for limited stock.
Condos are a different story. The average condo sold for $212,133, down 1.4% from last year and 6% from January. With record new supply coming online from Edmonton's building boom (16,511 new dwelling units approved in 2024 alone, up 30% from 2023), condo sellers face real competition from brand-new product.
What's on the Market Right Now
Three Things Driving This Market
1. Rates are stuck. The Bank of Canada held at 2.25% in January and is widely expected to hold again on March 18. The rate cut cycle that fuelled 2024's activity has stalled. Bond markets are pricing holds through 2026. At a 4.45% prime rate, monthly payments on a $450K mortgage are roughly $400 more than they were at the 2021 low.
2. Migration is slowing. Alberta gained 5,652 net interprovincial residents in Q3 2025. That sounds strong, but it's roughly half the pace of early 2024 (10,326 in Q1 2024). The Ontario-to-Alberta flow specifically dropped 24.9% year over year. Fewer newcomers means less demand pressure.
3. Supply is flooding in. Edmonton's new zoning bylaw (effective January 2024) allows up to 8 units per residential lot. Builders are responding. CMHC reported record housing starts in 2025 for both rental and ownership. That new supply is competing directly with resale inventory, especially in the condo and townhouse segments.
Where the Opportunities Are
The city-wide numbers hide big differences at the neighbourhood level.
Neighbourhood Comparison
| Neighbourhood | Median List | Median Sold | Active | Days on hômm |
|---|---|---|---|---|
| Glenora | $800K | $790K | 63 | 53 |
| Windermere | $635K | $492K | 168 | 30 |
| Summerside | $500K | $454K | 109 | 24 |
| Garneau | $300K | $292K | 74 | 50 |
What the data shows:
Glenora is the standout. Homes there are selling above asking price, with a median sold of $785K against a $767K median list. Demand still outpaces supply in established inner-city neighbourhoods with character homes and proximity to the river valley.
Windermere tells the opposite story. Despite a $635K median list price, the median sold price is $489K. That's a 23% gap. Buyers in newer suburban areas have leverage. If you're looking at Windermere, there are 143 active listings to choose from and sellers are negotiating.
Summerside moves the fastest at 23 days on market, but sellers are still taking less than asking. It's a volume market: affordable enough to attract first-time buyers, competitive enough that well-priced homes don't sit.
Garneau is the entry point for condo buyers. Median list is $300K with 68 active options. But at 51 days on market, patience pays off here. Don't rush into the first unit you see.
What Homes Actually Sold For
List prices tell you what sellers want. Sold prices tell you what buyers will pay.
Recent Sales Across Edmonton
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What This Means for Spring
The spring market will bring more listings. It always does. But this year, those listings land in a market with 35% more inventory, stalled rates, and slowing migration. Sellers who priced for 2024 will sit. Sellers who price to the February comps will move.
For buyers: you have leverage you haven't had since 2022. Use it. Conditions are back on the table. Financing subjects are being accepted. In premium areas like Glenora, competition persists. In newer suburbs, you can take your time.
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🎯 The Bottom Line: Edmonton's market is shifting toward buyers. Inventory up 35%, condos softening, rates stalled at 2.25%. Sellers who price to February comps move in 28 days. Those who price to 2024 sit for 53.
Frequently Asked Questions
What is the median home price in Edmonton? The median residential sold price is $473,000 as of February 2026. The median condo sold price is $251,000. Both include residential and condo classes combined.
How long do homes take to sell in Edmonton? The median is 28 days. Homes priced correctly sell faster. Overpriced homes average 53 days, dragging up the overall average.
Is Edmonton a buyer's or seller's market in 2026? Balanced to buyer-friendly. Inventory is up 35% year-over-year and the HPI benchmark is down 2.1%. Buyers have more options and negotiating leverage than at any point since 2022.
When is the best time to buy in Edmonton? Late winter through early spring (February-April) for the best selection before the spring rush. Late fall (October-November) for the best negotiating leverage when inventory sits longer.
Will Edmonton home prices drop in 2026? The average price is flat to slightly up (+1.5% YoY) but the HPI benchmark is down 2.1%. Prices are stabilizing, not crashing. The market is adjusting to higher rates and more inventory.