If you are thinking about selling a home in Edmonton, whether that is next month or next year, 2025 made one thing very clear.

Strong outcomes did not come from reacting to the market.
They came from preparation.

After eight years in real estate, more than 300 home sales across Edmonton, and leading the Iconic YEG Real Estate Team at RE/MAX Real Estate, I spent 2025 helping sellers make decisions around timing, pricing, preparation, and risk. The sellers who felt best about their results were not the ones who rushed to list. They were the ones who planned early and sold with intention.

That pattern matters as we move into 2026.

Edmonton Seller Market Snapshot (Single Family Homes, City Only)

Before getting into strategy, here is the context every seller should understand.

• 12,036 single family homes sold in Edmonton in 2025

• Median days on market: 22

• Median sale-to-list ratio: 98.81 percent

• 26.1 percent sold over list price

This was not a market where every home sold instantly.
It was a market where well-prepared homes stood out, and underprepared ones blended into the background.

When Did Homes Sell Best in Edmonton in 2025?

Spring Rewarded the Prepared

March through May consistently produced the strongest results for sellers.

• Faster sales

• Higher sale-to-list ratios

• More committed buyers

But this is the part many sellers miss.

The homes that benefited from spring momentum were not prepared in spring.
They were prepared before spring.

What this means for sellers in 2026

• February continues to be one of my strongest listing months

• Low inventory and serious buyers create opportunity

• Waiting to “see how spring looks” often means missing the advantage

Timing helps. Preparation is what makes timing work.

Which Price Ranges Performed Best for Sellers?

The $400K–$600K Range Drove the Market

This was the deepest buyer pool in 2025.

• $401K–$500K: 3,968 sales

• $501K–$600K: 2,693 sales

This range consistently produced the most activity, but it also punished overpricing.

Seller guidance

• Correct pricing matters more here than anywhere else

• Overpricing removes momentum quickly

• Well-positioned homes still created strong outcomes

Pricing is not about guessing or chasing the market. It is about understanding buyer behaviour, competition, and risk. I break down how pricing strategy actually works in Edmonton, and why small pricing decisions often have an outsized impact here:
👉 How to Sell Your Home for Top Dollar in Edmonton

Where Homes Sold Over Asking Price in Edmonton

Homes selling over list price were not evenly spread across the city.

Communities with consistent over-list activity included:

• Summerside

• Ottewell

• Chappelle Area

• Keswick

• The Hamptons

• Terwillegar Towne

• Alberta Avenue

• Klarvatten

What this means for sellers

Over-list results came from alignment, not luck.
Pricing, preparation, and buyer fit mattered far more than broad market conditions.

Selling a Home Under $400K

Demand remained strong under $400K, but buyers were selective.

High-activity communities included:

• Alberta Avenue

• Parkdale

• Eastwood

• Montrose

• Calder

• Beverly Heights

• Kiniski Gardens

Seller guidance

• Buyers in this range are value-focused and informed

• Condition, cleanliness, and pricing discipline matter

• This segment is sensitive to affordability changes

Move-Up and Luxury Sellers: What Changed in 2025

As price rises, the market becomes less citywide and more neighbourhood-specific.

• $650K–$749K: Keswick, Aster, Glenridding Ravine

• $750K–$999K: Keswick, Windermere, Westmount

• $1M plus: Windermere, Glenora, Parkview

Seller guidance

Above $650K, outcomes depended heavily on strategy.

Buyers were informed, selective, and comparison-driven. Exposure alone was not enough. Pricing accuracy and presentation mattered.

What Made the Biggest Difference for Sellers in 2025

Preparation consistently separated strong outcomes from average ones.

That meant:

• Creating a listing preparation plan before spending money

• Understanding which improvements actually delivered a return

• Staging and curating homes for the buyer demographic

• Using professional photography, video, and targeted marketing

• Telling a clear story to the right buyer

Preparation is rarely about doing more. It is about doing the right things. I have written in detail about how proper preparation impacts sale price, buyer perception, and time on market, including what actually matters and what often doesn’t when selling a home in Edmonton:
👉 Hang It Like You Mean It: The Prep Work That Sells Your Edmonton Home for More

How Sellers Should Prepare for 2026

Start planning early.

Early planning gives you options. It allows you to:

• Decide on timing with clarity

• Avoid spending money where it won’t matter

• Position your home intentionally rather than reactively

Preparation creates control. Control creates better outcomes.

If you want to see what proper pricing, preparation, and timing look like in practice, this is a real example from 2025:
👉 Listed, Shown, Sold in One Day

Who I Work Best With

I work best with sellers who value:

• Honest, direct advice

• Understanding the why behind pricing and strategy

• Calm guidance through high-stakes decisions

• Realistic expectations and thoughtful planning

If you are looking for pressure or shortcuts, I am likely not the right fit.

Final Thought for Sellers

The strongest sellers in 2025 were not chasing the market.
They were preparing for it.

If selling a home in Edmonton is something you are considering in 2026, even quietly, starting the conversation early allows us to plan properly and avoid unnecessary stress. There is no obligation and no pressure. Just clarity, strategy, and honest guidance so you can move forward when the timing is right.

Caitlin Heine
Iconic YEG Real Estate Team
RE/MAX Real Estate
RE/MAX Chairman’s Club Team Award 2025

If you are thinking about buying a home in Edmonton, whether that is next month or next year, 2025 offered some very clear lessons about what actually affects outcomes.

The biggest mistake I saw buyers make this year was not choosing the wrong time to buy.
It was waiting too long to start planning.

After eight years in real estate, more than 300 home sales across Edmonton, and leading the Iconic YEG Real Estate Team at RE/MAX Real Estate, I spent 2025 helping buyers navigate timing, competition, pricing, and risk. The buyers who did best were not the fastest. They were the most prepared. That pattern matters as we move into 2026.

Edmonton Buyer Market Snapshot (Single Family Homes, City Only)

Before getting into strategy, here is the context every buyer should understand about the Edmonton Real Estate Market in 2025.

• 12,036 single family homes sold in Edmonton in 2025

• Median days on market: 22

• 26.1 percent sold over list price

• 34.7 percent sold at or over list

This was not a market where everything was competitive.
It was a market where competition showed up in specific price ranges, seasons, and neighbourhoods.

When Is the Best Time to Buy a Home in Edmonton?

Spring Was the Most Competitive Period

March through May was the tightest window for buyers.

• March had the highest over-list activity, around 39 percent

• Median days on market dropped to about 15 days

• By December, only 11 percent sold over list and median days on market increased to 39 days

What this means for buyers in 2026

• Expect the most competition in spring

• Late summer and fall often provide more room to negotiate

• Spring buyers need financing, strategy, and decision clarity in place early

Which Price Range Was Most Competitive for Buyers?

The $400K–$600K Range Was the Pressure Zone

This is where the majority of buyers were active in 2025.

• $401K–$500K: 3,968 sales

• $501K–$600K: 2,693 sales

This is where multiple offers showed up most consistently.

Buyer guidance

• Below $500K, competition appears first and fastest

• Above $500K, buyers often have more room to be strategic

• Knowing which side of this line you are on matters

Where Homes Sold Over Asking Price in Edmonton

Homes selling over list price clustered in specific communities, not across the entire city.

Areas with consistent over-list activity included:

• Summerside

• Ottewell

• Chappelle Area

• Keswick

• The Hamptons

• Terwillegar Towne

• Alberta Avenue

• Klarvatten

What this means for buyers

If you are shopping in these areas, being “almost ready” can cost you.
Offer strategy matters more than speed.

Buying a Single Family Home Under $400K in Edmonton

Value still exists, but it clusters.

Communities with the most activity under $400K included:

• Alberta Avenue

• Parkdale

• Eastwood

• Montrose

• Calder

• Beverly Heights

• Kiniski Gardens

Buyer guidance

• This segment is sensitive to interest rate changes

• Condition, lot value, and inspection strategy matter more than finishes

• Planning ahead gives you leverage

Move-Up and Luxury Buyers: What Changed in 2025

Above $650K, the market became increasingly neighbourhood-specific.

• $650K–$749K: Keswick, Aster, Glenridding Ravine

• $750K–$999K: Keswick, Windermere, Westmount

• $1M plus: Windermere, Glenora, Parkview

Buyer guidance

Buyers at these levels are informed and selective.
Being clear on trade-offs matters more than urgency.

What I Focused on for Buyers in 2025

Being ready did not mean being rushed. It meant:

• Understanding financing early

• Reviewing documents and risk properly

• Knowing where competition actually existed

• Being comfortable walking away when something was not right

For condo buyers especially, document review is not a formality. It is a decision-making tool. I break down what actually matters and what to look for in Edmonton condo documents here:
👉 Condo Document Review in Edmonton: What Buyers Need to Know Before Purchasing

How Buyers Should Prepare for 2026

Start planning early.

Early planning also means understanding the buying process before pressure sets in. I have written a detailed guide that walks through what buyers need to know about rebates, programs, timelines, and realistic expectations when buying a home in Edmonton:
👉 Everything You Need to Know About Buying a Home in Edmonton in 2025

Understanding your price range, neighbourhood options, and competition before emotions enter the picture creates leverage. Leverage creates better decisions.

Before You Rely on Online Tools Alone

If you have been relying on generic online advice or AI tools to guide your decision-making, it is worth understanding what those tools miss when it comes to Edmonton real estate:
👉 What ChatGPT Doesn’t Tell You About Buying a Home in Edmonton

Who I Work Best With

I work best with buyers who value:

• Honest, direct advice

• Understanding the why behind decisions

• Calm guidance in high-stakes moments

• Realistic expectations and long-term thinking

If you are looking for pressure or shortcuts, I am likely not the right fit.

Final Thought for Buyers

The strongest buyers I worked with in 2025 were not rushing to win.
They were planning to choose well.

If you are thinking about buying in Edmonton in 2026, even if it still feels early, having a conversation sooner gives you clarity, options, and leverage. There is no obligation and no pressure. Just information, strategy, and an honest look at what makes sense for you.

When the right opportunity appears, being prepared changes everything.

Caitlin Heine
Iconic YEG Real Estate Team
RE/MAX Real Estate

Let’s Be Real — The Market is Changing

Edmonton, we’ve got a shift on our hands.
For months, sellers have been in the driver’s seat. Now? Buyers are starting to slide into the passenger seat — and in some cases, they’ve got their hand on the wheel.

Here’s what’s happening right now:

• Inventory is up — July saw 4,387 new listings, a 7.8% jump from June.

• Active listings now sit at 7,083 homes — 21.8% more than last summer.

• Benchmark prices dipped to $427,800 (down 2.7% from June), but still 5.2% higher year-over-year.

What does that mean for you?
If you’re buying, you have breathing room. If you’re selling, you need a plan.

For Buyers: Finally, Some Elbow Room

Remember earlier this year when houses were getting snatched up before you could even book a showing? Those days are cooling off.

You’ve got more choice, more negotiating power, and — best of all — less pressure to make a rushed decision.

Here’s what I’ll do for you as your agent:

• Hunt down the homes that haven’t hit your radar yet — the ones with hidden value.

• Negotiate like your future equity depends on it (because it does).

• Help you buy smart, so you love your home and your investment years from now.

Edmonton is still one of the most affordable major cities in Canada. That’s a gift, and in a cooling-but-strong market, timing matters.

For Sellers: Stand Out, Don’t Just Show Up

With more homes hitting the market, buyers are getting picky. If your property doesn’t stop them in their tracks, it’s just another scrolling swipe.

Here’s how I make sure that doesn’t happen:

• Strategic pricing so your home is the one people have to see.

• Marketing that pops — professional photos, staging, and social content that makes buyers pause mid-scroll.

• Clear communication and sharp negotiation so you never feel in the dark — and you always walk away knowing you got the best deal possible.

This is not the time to wing it. It’s the time to work with someone who knows how to get eyes — and offers — on your property.

Who I Am (and Why My Clients Call Me First)

I’m Caitlin Heine, REALTOR® with Iconic YEG | RE/MAX Real Estate.
My clients know me as:

• Warm but direct — I’ll tell you the truth, even if it’s not what you expected to hear.

• Data-driven — I study the market so your decisions aren’t based on guesswork.

• A relentless advocate — when you hire me, I fight for your goals like they’re my own.

Buying or selling a home is a big deal. You deserve an agent who cares as much about the outcome as you do.

The Bottom Line

August 2025 is a pivotal moment in Edmonton real estate. Buyers are gaining ground. Sellers still have opportunity — but need a strategy.

If you’re thinking about buying or selling, let’s have a real conversation about where you stand and what’s possible. I’ll give you straight answers, a clear plan, and a partner you can trust from the first handshake to the final signature.

About Caitlin Heine – Iconic YEG | RE/MAX Real Estate

Caitlin Heine is a full-time REALTOR® and the owner of Iconic YEG | RE/MAX Real Estate in Edmonton, Alberta. Known for her warm but direct communication style, deep market knowledge, and fierce client advocacy, Caitlin helps buyers and sellers navigate the Edmonton real estate market with confidence and clarity.

With a background in marketing, leasing, and large-scale residential projects, Caitlin brings strategic pricing, high-impact marketing, and skilled negotiation to every transaction. She believes buying or selling a home should be a clear, empowering experience — never a guessing game or high-pressure sale.

Caitlin works best with clients who value straight answers, smart strategy, and a human-first approach. Whether you’re buying your first home, upgrading for more space, or selling to start your next chapter, she provides personalized guidance, data-driven advice, and a trusted partnership from start to finish.

📞 Call/Text: 587-336-3176
📧 Email: caitlin@iconicyeg.com
🌐 Website: iconicyeg.com
📍 Office: RE/MAX Real Estate, 200, 10835 124 Street NW, Edmonton, AB

📞 Call/Text: 587-336-3176
📧 Email: caitlin@iconicyeg.com
🌐 Website: iconicyeg.com
📍 Office: RE/MAX Real Estate, 200, 10835 124 Street NW, Edmonton, AB