Edmonton Real Estate Market Update – November 2025

Market Updates | Paul Zieba | 3 Dec

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

November 2025 Monthly Statistics:

New listings: 1,669 (-28.0% from October)
Sales: 1,163 (-19.1% month-over-month)
Average price: $424K (-1.1% month-over-month)
Median price: $410K (-1.2% month-over-month)
Active inventory: 4,451 properties
Months of inventory: 3.8 months
Average days on market: 46 days (41 days last year)

November Showed Classic Year-End Market Slowdown

November delivered exactly what we expect heading into the holiday season: both buyers and sellers pulled back significantly. In fact, new listings dropped 28% while sales declined 19.1% compared to October’s activity levels.

However, here’s the critical data point: both average price ($424K) and median price ($410K) declined only 1.1-1.2% month-over-month. As a result, this tells us the Edmonton real estate market softened in volume but held firm on pricing fundamentals as we close out 2025.

Inventory Remains Balanced at 3.8 Months

With 4,451 active listings and 3.8 months of inventory, Edmonton continues operating in balanced market territory. Therefore, neither buyers nor sellers hold significant advantage right now—success depends on strategy and execution.

Furthermore, homes are taking 46 days to sell compared to 41 days last year. Consequently, properties are moving slightly slower than November 2024, but the 5-day difference isn’t dramatic enough to signal fundamental market weakness.

New Listings Dropped Harder Than Sales

New listings crashed 28% while sales only declined 19.1%. Therefore, the 9-percentage-point gap suggests sellers exited the market more aggressively than buyers. In fact, this creates typical November seasonality as families focus on holidays rather than moving.

Nevertheless, with 1,163 transactions still closing in November, underlying buyer demand remained present at the right price points throughout the month.

Both Average and Median Declined Together: What This Means

Average price dropped 1.1% to $424K while median price fell 1.2% to $410K. Consequently, this parallel decline indicates pricing softness across all segments rather than isolated weakness in one price range.

Furthermore, when both metrics decline by similar percentages, it typically signals broad market recalibration rather than specific segment challenges. Therefore, the modest 1-2% decline suggests sellers who remained active in November adjusted pricing slightly to attract year-end buyers without panic selling.

Property Type Performance Shows Divergence

Detached homes led the market with average price of $545K (up 0.2% month-over-month) and median of $500K (up 0.6% month-over-month). As a result, detached properties proved most resilient through November’s slowdown.

Semi-detached homes averaged $420K (down 2.4% month-over-month) with median at $422K (down 0.2% month-over-month). Therefore, semi-detached properties experienced moderate pricing pressure.

Row/townhouse properties averaged $282K (down 3.5% month-over-month) with median at $275K (down 10.3% month-over-month). Consequently, townhouses faced the most significant pricing adjustment in November.

Apartment condominiums averaged $204K (up 6.8% month-over-month) with median at $187K (up 7.1% month-over-month). In fact, condos surged as the most affordable entry point attracted strong buyer interest.

Days on Market Increased Slightly Year-Over-Year

Properties took 46 days to sell in November 2025 compared to 41 days in November 2024. Therefore, homes are sitting 5 days longer this year, but the difference remains minimal in practical terms.

Additionally, the modest increase suggests buyers are being more selective rather than disappearing from the market entirely.

What This Means for Edmonton Home Buyers

With 3.8 months of inventory available, you’re operating in balanced conditions heading into December. Additionally, both average and median prices declining 1-2% shows sellers who remained active are pricing more competitively than they were in October.

However, inventory at 4,451 properties gives you reasonable choice without overwhelming options. Therefore, strategic buyers who move decisively on well-priced properties can find value as we close out 2025.

Furthermore, detached homes proved most resilient (prices up slightly) while condos surged 6-8% month-over-month. Consequently, entry-level buyers found strong opportunities in the condo segment during November.

What This Means for Edmonton Home Sellers

New listings dropped 28% to just 1,669 properties—creating significantly less competition than October. Nevertheless, sales declined 19.1%, meaning buyer activity slowed as expected for November heading into holidays.

As a result, pricing strategy matters more than ever heading into December. Furthermore, both average and median prices dropping 1-2% indicates buyers expect competitive pricing 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.

Additionally, property type matters: detached homes held strong while townhouses faced steeper adjustments. Therefore, understanding where your property type stands in current conditions determines your pricing strategy.

The Bigger Picture for Edmonton Real Estate Market

November’s data shows Edmonton’s real estate market entering its traditional year-end slowdown exactly as expected. In fact, both buyers and sellers pulled back as typical for late autumn heading into December holidays.

Nevertheless, the modest 1-2% price decline coupled with balanced 3.8 months of inventory suggests underlying market fundamentals remain healthy. Consequently, this isn’t a market correction—it’s a seasonal transition where volume declined but pricing stability endured.

Furthermore, with average days on market at 46 days (just 5 days longer than last year), properties are still moving at reasonable velocity for motivated sellers who price correctly.

Year-over-year sales declined 19.1% while new listings dropped 28%. Therefore, the supply-side contraction exceeded demand-side weakness, creating conditions where strategic participants on both sides can succeed heading into 2026.

Questions About Your Mortgage Options in This Edmonton Market?

Market conditions change month to month as we head into year-end. Therefore, let’s discuss how these November numbers impact your specific mortgage situation heading into 2026.

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

Looking for mortgage pre-approval before spring market? Contact Paul Zieba, your trusted Edmonton mortgage broker, for expert guidance on navigating current Edmonton real estate market conditions.

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.

Edmonton Housing Market Update – Week of October 22-28, 2025

Market Updates Paul Zieba 29 Oct

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

New listings: 670 (-11% from last week)

Sales: 413 (-17% from last week)

Average price: $455K (+3% from last week)

Median price: $430K (-1% from last week)

The Market Hit Pause – But Prices Held Strong

Last week the Greater Edmonton Area bounced back with sales up 16%. This week? Both activity metrics dropped: sales fell 17% and new listings declined 11%.

However, here’s the story in the price data: average price climbed from $444K to $455K (+$11K) while median price dipped slightly from $434K to $430K (-$4K). As a result, this tells us the market slowed down, but pricing fundamentals remained stable.

Sales Dropped Faster Than Listings

Sales fell 17% while new listings only dropped 11%. Therefore, the decline in activity was more buyer-driven than seller-driven. In fact, with 670 new properties entering the market but only 413 selling, inventory grew relative to sales velocity.

Nevertheless, the gap between these two numbers (6 percentage points) suggests buyers became more selective this week rather than disappearing entirely.

Average Up, Median Flat: What This Means

Average price increased 3% to $455K while median price stayed essentially flat at $430K (down just 1%). Consequently, this divergence indicates higher-priced properties performed better relative to mid-range homes this week.

Furthermore, when average rises while median holds steady, it typically signals activity in the upper price segments of the market remained consistent even as overall transaction volume declined.

What This Means for Buyers

With sales down 17%, competition decreased week-over-week. Additionally, more inventory relative to sales means you have more options and potentially more negotiating room than last week.

However, median price holding at $430K (down only 1%) shows sellers aren’t panicking on pricing. Therefore, this isn’t a market where dramatic discounts are widespread – it’s a market where strategic buyers can be more deliberate.

What This Means for Sellers

New listings dropped 11%, meaning you have less direct competition than last week. Nevertheless, sales dropped even more at 17%, so buyers are being more selective.

As a result, pricing accuracy matters more now. Furthermore, average price climbing 3% suggests well-positioned properties are still achieving strong values – but you need to be realistic about where your property fits in the current market.

The Bigger Picture

This week’s data shows a market in transition. In fact, both buyers and sellers pulled back slightly, creating a more balanced environment than the surge we saw last week.

Nevertheless, price stability remained intact. Consequently, this isn’t a correction – it’s a market finding equilibrium after last week’s 16% sales spike.

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

Bank of Canada Cuts Rates to 2.25% – What It Means for Your Mortgage

Market Updates Paul Zieba 29 Oct

Paul Zieba, Mortgage Broker | Edmonton & Alberta
October 29, 2025

The Big News: Bank of Canada Drops Rates to 2.25%

Today, the Bank of Canada cut interest rates by 0.25% (25 basis points). As a result, we’re now sitting at 2.25%.

However, here’s what matters more than the cut itself: Governor Macklem said “the policy rate is at about the right level.”

In other words, they’re likely done cutting for now.

What This Means for Your Buying Power

Here are real numbers you can understand:

Let’s say a buyer qualified for a $500K mortgage two months ago. Today, that same buyer now qualifies for $517,500.

Same income
Same down payment
$17,500 more buying power

In short, that’s the practical impact of today’s rate cut.

Why the Bank of Canada Is Hitting Pause

The Bank isn’t being cautious just because. Instead, here’s what’s actually happening:

Economic growth is slowing: They’ve cut their forecasts to 1.2% for 2025 and 1.1% for 2026 (down from 1.8%)
The economy is struggling, not thriving
US tariffs are creating what they call a “structural transition”
At 2.25%, we’re at the bottom of their neutral rate range

Ultimately, this means one thing: Don’t expect big rate drops from here.

What You Should Do Now

If You’re Waiting for Lower Rates

It’s time to recalibrate your expectations.

If you’ve been holding out for rates under 2%, this may be as good as it gets for the foreseeable future. Therefore, the buying power boost we just received might be all we see.

If You’re Ready to Buy

Now is your window.

The rate cut just improved your purchasing power. Unfortunately, waiting for rates to drop further could mean missing out while prices adjust upward or competition increases.

If You’re Refinancing or Renewing

Now’s the time to have the conversation.

With rates at 2.25% and the Bank signaling they’re done cutting, this is a good time to lock in your rate or explore refinancing options.

The Bottom Line

Today’s rate cut puts more money in your pocket – $17,500 more buying power for every $500K you’re borrowing.

But the Bank of Canada just told us they’re done being aggressive. At 2.25%, we’re at the bottom of their target range, and they’re calling it “about right.”

The opportunity: If you’ve been waiting for better rates to make your move, this might be as good as it gets for a while.

Edmonton Housing Market Update – Week of October 15-21, 2025

Market Updates Paul Zieba 22 Oct

Market Updates Paul Zieba 22 Oct

New listings: 757 (+10% from last week)

Sales: 498 (+16% from last week)

Average price: $444K (-3% from last week)

Median price: $434K (+3% from last week)

The Market Just Bounced Back – But Not for Everyone

Last week I told you the market hit pause. This week? It snapped back to life – but only for certain homes. In fact, new listings jumped 10% and sales surged 16%. However, buyers who were sitting out came back, and they came back aggressive.

Nevertheless, here’s the twist: average price dropped from $456K to $444K (-$12K) while median price jumped from $423K to $434K (+11K). As a result, this creates the clearest signal yet that Edmonton’s housing market has split in two.

The Tale of Two Markets

Homes under $500K are now competitive. Multiple offers. Selling fast. Meanwhile, the median price climbing while inventory increases tells us buyers are fighting over these properties.

On the other hand, homes over $600K are struggling. Price cuts. Sitting longer. In fact, high-end homes are dragging the average price down even as the typical home gets more expensive.

Why This Is Happening

Week 3 of the teacher strike continues to play a major role. Most families dealing with childcare chaos aren’t browsing luxury listings. However, starter homes and mid-range properties? Those buyers never left – and now they have more inventory to choose from.

Additionally, the strike continues to impact higher-income buyers (teachers can’t qualify during strikes), but it’s not stopping the core market anymore.

What This Means for Buyers

Under $500K? You’re competing again. Therefore, last week’s advantage is gone. If you’re serious, move fast.

Over $600K? Consequently, you have negotiating power. Sellers in this range are motivated and inventory is building.

What This Means for Sellers

Under $500K? Price it right from day one and you’ll see action within days. As a result, this isn’t the market to “test high.”

Over $600K? Be realistic. Furthermore, your competition is sitting, waiting, and hoping. Don’t join them.

The Bigger Picture

This bounce-back proves the fundamentals are still strong for regular family homes. However, the luxury market is clearly feeling the pressure of economic uncertainty and the ongoing strike.

Nevertheless, when the strike resolves, expect even more momentum in the under-$500K segment as teachers return to the buyer pool.

Questions About Your Home’s Value in This Split Market?

Different price ranges are living in different realities right now. Therefore, let’s talk about where YOUR home sits and what strategy makes sense.

📞 780-619-4901 📧 pzieba@mortgageconnection.ca

Edmonton Housing Market Update – Week of October 8-14, 2025

Market Updates Paul Zieba 15 Oct

Market Updates Paul Zieba 15 Oct

New listings: 688 (-24% from last week)

Sales: 428 (-15% from last week)

Average price: $456K (-2% from last week)

Median price: $423K (-4% from last week)

The Market Hit Pause – And the Teacher Strike Is Why

This week, the Edmonton market hit pause – and the teacher strike is playing a bigger role than most people realize. In fact, with 50,000 teachers currently on strike, many lenders won’t accept their income for mortgage applications right now. As a result, that’s a massive buyer pool suddenly on the sidelines.

What’s Happening With Inventory

New listings dropped 24% week-over-week. Sellers are holding back – partly seasonal (we’re heading into fall/winter), but also because a significant portion of potential buyers are frozen out of the market during the strike.

Meanwhile, sales dropped 15%. Some deals were already in progress before the strike, but expect this gap to widen if the strike continues.

The Price Story

Both average ($456K) and median ($423K) prices dropped 2-4% in one week. Therefore, sellers who need to move are adjusting prices because their buyer pool just shrunk. Furthermore, the $33K gap between average and median tells us some higher-priced homes are still selling, but the typical home is trading at $423K.

What This Means for Buyers

If you’re a teacher, you’re likely waiting this out until the strike resolves and lenders will work with your income again.

However, if you’re not affected by the strike, you’re competing with fewer buyers right now, and sellers who need to move are pricing accordingly.

What This Means for the Market

This isn’t just seasonal slowdown – it’s disruption-driven. Nevertheless, when the strike resolves and teachers return to classrooms, expect pent-up demand to return to the market.

Questions About Your Buying Power?

Current market conditions create opportunities for those positioned to act. Whether you’re a first-time buyer or looking to upgrade, let’s talk about what makes sense for your situation.

📞 780-619-4901 📧 pzieba@mortgageconnection.ca