Edmonton Real Estate Market Update

Market Updates Paul Zieba 26 Nov

Market Updates | Paul Zieba | 26 Nov

Greater Edmonton Area Real Estate Market Report by Paul Zieba, Mortgage Broker

  • New listings: 486 (-23% from last week)
  • Sales: 425 (-4% from last week)
  • Average price: $437K (-5% from last week)
  • Median price: $420K (-6% from last week)

The Market Pulled Back Hard – Listings Led the Decline

Last week showed solid momentum with sales up 20% and new listings up 12%. This week? Both metrics reversed sharply: new listings crashed 23% while sales declined 4%.

However, here’s the critical shift in the price data: average price dropped from $459K to $437K (-$22K) while median price fell from $444K to $420K (-$24K). As a result, this represents the sharpest weekly price decline observed in months and signals a meaningful market recalibration heading into December.

Listings Collapsed While Sales Held Better

New listings plunged 23% while sales only dropped 4%. Therefore, the decline in activity was overwhelmingly seller-driven rather than buyer-driven. In fact, with just 486 new properties entering the market compared to 425 sales, inventory tightened despite the dramatic listing pullback.

Nevertheless, the 19-percentage-point gap between listing decline and sales decline suggests sellers are exiting the market faster than buyers. Consequently, this creates typical late-November seasonality as the market transitions into the holiday period and year-end.

Both Average and Median Dropped Significantly: What This Means

Average price decreased 5% to $437K while median price fell 6% to $420K. Consequently, this parallel decline indicates pricing pressure across all segments rather than isolated weakness in one price range.

Furthermore, when both average and median fall together by similar percentages, it typically signals broad market softening rather than specific segment challenges. Therefore, the $22K average decline and $24K median decline suggest sellers who remained active this week adjusted pricing to attract year-end buyers.

What This Means for Buyers

With sales down only 4% but new listings crashing 23%, you’re facing dramatically reduced inventory but also reduced competition. Additionally, both average and median prices dropping 5-6% shows sellers who stayed in the market are pricing more aggressively than they were last week.

However, this isn’t a market where inventory floods in – it’s a market where the remaining active sellers are motivated to close before year-end. Therefore, strategic buyers who move decisively on well-priced properties can find value in this window.

What This Means for Sellers

New listings dropped 23% to just 486 – creating significantly less competition than recent weeks. Nevertheless, sales declined 4%, meaning buyer activity remained relatively stable despite the season.

As a result, pricing strategy matters more than ever. Furthermore, both average and median prices dropping 5-6% indicates the remaining active buyers expect value for year-end purchases. Consequently, sellers who price realistically from day one will capture the available demand while overpriced listings will sit through the holidays.

The Bigger Picture

This week’s data shows a market entering its deepest seasonal slowdown of the year. In fact, both buyers and sellers pulled back as expected for late November heading into December holidays.

Nevertheless, the magnitude of the listing decline (23%) compared to the sales decline (4%) suggests underlying buyer demand remains present at the right price points. Consequently, this isn’t a market collapse – it’s a seasonal transition where sellers pulled back more aggressively than buyers, creating opportunity for motivated participants on both sides.

Questions About Your Mortgage Options in This Market?

Market conditions change week to week. Therefore, let’s discuss how these numbers impact your specific mortgage situation.

Paul Zieba – Edmonton Mortgage Broker
📞 780-619-4901
📧 pzieba@mortgageconnection.ca
🌐 paulzieba.ca

Edmonton Market Update Nov 2025

Market Updates Paul Zieba 19 Nov

Greater Edmonton Area Real Estate Market Report by Paul Zieba, Mortgage Broker

  • New listings: 635 (+12% from last week)
  • Sales: 442 (+20% from last week)
  • Average price: $459K (0% from last week)
  • Median price: $444K (+4% from last week)

Market Snapped Back After Last Week’s Sharp Drop

Last week saw significant declines: sales down 16% and new listings down 23%. This week? Complete reversal: sales jumped 20% while new listings climbed 12%.

However, here’s the story in the price data: average price held flat at $459K while median price surged from $425K to $444K (+$19K). As a result, this tells us buyer activity returned most aggressively in the mid-market segment heading into late November.

Sales Rebounded Faster Than Listings

Sales jumped 20% while new listings only increased 12%. Therefore, the 8-percentage-point gap suggests buyers returned more aggressively than sellers. In fact, with 442 transactions this week versus 369 last week, demand clearly accelerated.

Nevertheless, the faster sales recovery compared to inventory growth indicates tightening conditions in the most active price ranges.

Median Up, Average Flat: What This Means

Median price jumped 4% to $444K while average price remained unchanged at $459K. Consequently, this divergence signals where the activity concentrated this week.

Furthermore, when median rises but average stays flat, it typically indicates fewer sales happened below $425K while competition intensified in the $425K-$460K range. Therefore, mid-market buyers faced increased competition this week compared to last week’s quieter conditions.

What This Means for Buyers

With sales up 20% and new listings only up 12%, you’re facing more competition than last week. Additionally, the median price jump of $19K shows the mid-market segment ($400K-$460K) heated up significantly.

However, average price staying flat at $459K suggests upper-tier properties ($500K+) remained stable without the same intensity. Therefore, if you’re shopping in the entry-level or mid-range segment, expect stronger competition and faster decision timelines than you faced last week.

What This Means for Sellers

New listings increased 12% to 635 properties, but sales jumped 20% to 442 transactions—meaning buyer demand outpaced inventory growth. Nevertheless, this created tighter market conditions compared to last week’s slowdown.

As a result, well-priced properties in the $425K-$460K range are seeing stronger activity. Furthermore, median price climbing $19K while average stayed flat suggests mid-market sellers regained pricing power this week after last week’s softer conditions.

The Bigger Picture

This week’s data shows a market that bounced back sharply after last week’s seasonal slowdown. In fact, the 20% sales increase demonstrates underlying buyer demand remained strong—it simply paused temporarily.

Nevertheless, the concentrated activity in the mid-market segment (reflected in the median price jump) shows where competition is most intense right now. Consequently, this isn’t a broad market surge—it’s specific price segments heating up while others remain steady.

Questions About Your Mortgage Options in This Market?

Market conditions change week to week. Therefore, let’s discuss how these numbers impact your specific mortgage situation.

Paul Zieba – Edmonton Mortgage Broker
📞 780-619-4901
📧 pzieba@mortgageconnection.ca
🌐 paulzieba.ca

Edmonton market update Nov 2025

Market Updates Paul Zieba 13 Nov

Market Updates | Paul Zieba | 13 Nov

Greater Edmonton Area Real Estate Market Report by Paul Zieba, Mortgage Broker

  • New listings: 566 (-23% from last week)
  • Sales: 369 (-16% from last week)
  • Average price: $459K (+3% from last week)
  • Median price: $425K (-2% from last week)

Activity Dropped Sharply – But Prices Held Steady

Last week both metrics declined modestly: sales down 17% and new listings down 11%. This week? The slowdown accelerated: sales fell another 16% while new listings plunged 23%.

However, here’s the story in the price data: average price climbed from $455K to $459K (+$4K) while median price dipped from $430K to $425K (-$5K). As a result, this tells us market activity cooled significantly, but pricing fundamentals remained stable heading into mid-November.

Listings Dried Up Faster Than Sales

New listings crashed 23% while sales only dropped 16%. Therefore, the decline in activity was more seller-driven than buyer-driven. In fact, with just 566 new properties entering the market – the lowest weekly figure in recent months – inventory tightened despite fewer sales.

Nevertheless, the 7-percentage-point gap suggests sellers are holding back more aggressively than buyers are exiting. Consequently, this creates typical November seasonality as the market transitions into winter.

Average Up, Median Down: What This Means

Average price increased 3% to $459K while median price declined 2% to $425K. Consequently, this divergence indicates higher-priced properties performed well while mid-range homes softened slightly.

Furthermore, when average rises while median falls, it typically signals upper-tier properties ($500K+) maintained strong pricing power while mid-market buyers ($350K-$450K) became more selective. Therefore, the $5K median decline suggests mid-market buyers gained slightly more negotiating leverage this week.

What This Means for Buyers

With sales down 16% and new listings plummeting 23%, you’re facing less choice but also less competition. Additionally, inventory remains tight heading into November’s traditionally quieter period.

However, median price dropping to $425K shows mid-market sellers are becoming slightly more flexible. Therefore, this isn’t a market where inventory floods in – it’s a market where strategic buyers who move decisively on well-priced properties can succeed.

What This Means for Sellers

New listings dropped 23% to just 566 – dramatically less competition than recent weeks. Nevertheless, sales also declined 16%, meaning fewer active buyers are in the market right now.

As a result, pricing accuracy matters more. Furthermore, average price climbing 3% suggests premium properties are still achieving strong values – but median dropping 2% indicates mid-market buyers are being more selective about pricing.

The Bigger Picture

This week’s data shows a market entering its traditional winter slowdown. In fact, both buyers and sellers pulled back as expected for mid-November.

Nevertheless, price stability remained intact at the upper end. Consequently, this isn’t a correction – it’s a healthy seasonal transition with underlying demand still present, just at lower volumes.

Questions About Your Mortgage Options in This Market?

Market conditions change week to week. Therefore, let’s discuss how these numbers impact your specific mortgage situation.

Paul Zieba – Edmonton Mortgage Broker
📞 780-619-4901
📧 pzieba@mortgageconnection.ca
🌐 paulzieba.ca

Budget 2025 Edmonton Housing Market

General Paul Zieba 6 Nov

The Budget 2025 Edmonton housing plan is shaping how buyers, sellers, and investors see the market this year. Finance Minister François-Philippe Champagne delivered a budget that sets aside $25 billion for housing and $130 billion over five years. The federal focus is on construction, affordability, and long-term supply. For Edmonton, these measures could influence pricing and inventory over the next several years.

Build Canada Homes and Budget 2025 Edmonton Housing Construction Goals

A new federal agency called Build Canada Homes will receive $13 billion over five years to boost construction. The program supports modular and factory-built housing, aiming to reduce costs and speed up delivery.

What this means for Edmonton:

  • More multi-unit projects such as condos and townhomes

  • Faster approvals for qualified developments

  • Gradual growth in affordable housing supply

The government’s target is 430 000 to 480 000 new homes each year, compared with about 280 000 today. The Budget 2025 Edmonton housing initiative is meant to accelerate new inventory without adding pressure to inflation.

GST Relief for First-Time Buyers

Budget 2025 confirms the elimination of GST/HST on new homes under $1 million for first-time buyers.
On a $500 000 home, that’s a $25 000 saving — money that can go toward the down payment or closing costs.
This change affects buyer decisions in Edmonton’s new-build segment, where affordability and modern design already attract strong interest.

Mortgage Access and Market Liquidity

To keep lending stable, the Canada Mortgage Bond limit increases from $60 billion to $80 billion starting in 2026.
That extra liquidity helps lenders maintain competitive fixed-rate options and improves funding for multi-unit housing.
For everyday borrowers, it means continued access to mortgage options as part of the Budget 2025 Edmonton housing strategy.

Fiscal Context and Economic Impact

The federal deficit is projected at $78.3 billion for 2025-26 — nearly double last year’s forecast.
While large deficits can slow future rate cuts, they also fund infrastructure that supports housing and employment.
In Edmonton, stable population growth and steady job creation help balance potential national headwinds.

Public Service Job Reductions

Ottawa plans to cut 40 000 federal positions by 2029 to save $13 billion annually.
Because Edmonton hosts major federal offices such as CRA and Service Canada, this could modestly cool demand in the mid-price range of $400 000 to $600 000.
Still, the broader Budget 2025 Edmonton housing outlook remains stable thanks to diversified local employment.

Infrastructure and Community Investment

The new Build Communities Strong Fund allocates $51 billion over 10 years for roads, transit, and water projects that enable residential growth.
Better infrastructure means:

  • Shorter commutes and improved suburban access

  • Upgraded neighbourhood services

  • Stronger property values over time

This infrastructure spending forms a cornerstone of the Budget 2025 Edmonton housing approach — boosting long-term livability and supporting new construction.

Key Takeaways for Buyers and Sellers

Buyers:
The GST break on new homes and stable mortgage conditions create opportunity. Affordability in Edmonton remains stronger than in larger metros, and additional supply will help balance prices.

Sellers:
Expect more competition as new inventory ramps up. Pricing homes correctly from day one is critical in a market where government-backed supply growth is coming.

Bottom Line

The Budget 2025 Edmonton housing measures aim to fix supply and affordability gradually, not overnight.
In the short term, rates stay steady and confidence is mixed. Over time, new construction and infrastructure funding should strengthen market stability.

Edmonton’s affordability advantage endures — and that remains the city’s biggest strength in 2025.

Contact

Paul Zieba – Mortgage Broker, Edmonton & Alberta
📞 780-619-4901 📧 pzieba@mortgageconnection.ca 🌐 paulzieba.ca

Edmonton Real Estate October 2025 Update

Market Updates Paul Zieba 4 Nov

November 4, 2025 | Paul Zieba, Edmonton Mortgage Broker

The Edmonton real estate market in October 2025 showed balanced conditions with steady prices and improved buyer affordability. As an Edmonton mortgage broker, I’m breaking down the numbers and what they mean for your home buying or selling plans.

October 2025 Market Statistics

Sales & Inventory:

  • 1,437 homes sold (down 1% from September, down 17% year-over-year)
  • Average days on market: 38 days (improved from 41 days last year)
  • 4,978 active listings = 3.5 months of inventory
  • 2,415 new listings in October

Home Prices by Type:

  • All residential average: $429,000
  • Detached homes: $544,000 average, $497,000 median
  • Semi-detached: $430,000 average, $423,000 median (up 4.8% year-over-year)
  • Townhouses: $292,000 average, $307,000 median
  • Condos: $191,000 average, $175,000 median

Source: REALTORS Association of Edmonton

What Buyers Need to Know – Edmonton Mortgage Broker Advice

With 3.5 months of inventory available, buyers have reasonable choice without facing bidding wars. Well-priced homes still sell within 5-6 weeks, so having your financing ready matters.

The Bank of Canada’s recent 0.25% rate cut improved purchasing power. Even a quarter-point helps buyers qualify for more or reduces monthly payments.

Income needed to buy (approximate):

  • Condos ($191K): $45,000-$50,000 household income
  • Townhouses ($292K): $65,000-$70,000 household income
  • Semi-detached ($430K): $95,000-$100,000 household income
  • Detached ($544K): $120,000-$125,000 household income

Estimates based on 20% down (5% for condos), 25-year amortization, and current stress test rates.

Learn more about qualifying for a mortgage in Canada.

What Sellers Should Watch

Homes are selling 3 days faster than last year on average. This indicates active buyer demand, but accurate pricing remains critical.

Property type performance:

  • Semi-detached led with 4.8% annual growth
  • Detached held steady with slight year-over-year dip of 1.0%
  • Condos remained flat at 1.0% annual growth
  • Townhouses dipped 2.0% year-over-year

Properties priced correctly from day one attract more showings and sell faster. Overpriced listings sit longer and often sell for less after reductions.

Edmonton Mortgage Broker Tips for Financing

For first-time buyers: Condos at $191,000 need only $9,550 down (5% minimum). Monthly payments often match rental costs, but you build equity instead of paying a landlord.

For current homeowners: If you locked in a low rate in 2020-2022, ask about porting your mortgage when you move. This preserves your rate and avoids penalties.

For anyone refinancing: Stable home values support refinancing up to 80% of current value for renovations, debt consolidation, or investment needs.

Pre-approval is essential: Mortgage pre-approvals lock your rate for 90-120 days and establish your exact budget. In a market where homes sell in 38 days, you need to move quickly.

More information: Canada Mortgage and Housing Corporation

October Market Context

A three-week teachers’ strike temporarily slowed October activity as families paused their searches. According to CMHC research, short disruptions typically shift demand forward rather than eliminating it. Expect delayed buyers to return in November and December.

Top Sales in October

  • Detached: $3,300,000
  • Semi-detached: $1,125,000
  • Townhouse: $665,900
  • Condo: $510,000

Edmonton’s luxury market remains active for qualified buyers.

Looking Ahead

The combination of balanced inventory (3.5 months), steady prices, and improving interest rates creates favorable conditions for both buyers and sellers who approach the market strategically.

Edmonton continues to offer some of Canada’s best affordability among major cities, making it attractive for first-time buyers, move-up purchasers, and investors.