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        <title>Edmonton Real Estate Blog</title>
        <link>https://www.proctorteam.com/blog/</link>
        <description>Edmonton Real Estate - Information, Advice, and opinions on the Edmonton Real Estate Market. Contact the Proctor Team today for more information about the Edmonton Real Estate Market. 780-438-2500</description>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-august-22nd-from-1pm-to-3pm-at-6420---86-street-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-august-22nd-from-1pm-to-3pm-at-6420---86-street-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday August 22nd from 1pm to 3pm at 6420 - 86 Street NW</title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday August 22nd from 1pm to 3pm at 6420 - 86 Street NW








Welcome home to this beautifully maintained, turn-key 3-bedroom, 2-bathroom bungalow in the highly desirable community of Argyll. Perfectly situated just moments from scenic Mill Creek Ravine, Faculté Saint-Jean, and local shopping, this home is special Inside and out, exceptional pride of ownership shines through with major updates offering complete peace of mind: a high-efficiency furnace (2009), sewer line replacement (2017), new house roof (2021), leaf filter gutter protection (2023), hot water tank (2024), and fresh garage shingles, fascia, and soffits (2025), along with annual professional plumbing maintenance. Move right in, enjoy the beautiful front and back yards, relax, and start enjoying worry-free living in one of the city's favourite neighbourhood locations.



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    <pubDate>Thu, 20 Aug 2026 07:24:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-sunday-august-16th-from-1pm-to-3pm-at-8603---73-street-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-sunday-august-16th-from-1pm-to-3pm-at-8603---73-street-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Sunday August 16th from 1pm to 3pm at 8603 - 73 Street NW </title>
    <description> <![CDATA[ 

Join us at our Open House this Sunday August 16th from 1pm to 3pm at 8603 - 73 Street NW 







Someone else did the work. You get to enjoy it. This Kenilworth bungalow has been renovated top to bottom, and it shows in every corner: hardwood and tile throughout, granite counters, and an open kitchen built around an island big enough to actually cook on. Light floods in from every angle, and patio doors off the dining room open onto a Juliet balcony that turns your morning coffee into an event. Three bedrooms up, one down, two and a half baths, and a finished basement with real space to spread out, this layout just works, growing family or couple who wants room to breathe. Then you step outside, and the lot does the talking: 57' x 130' on a corner, the kind of space that's basically extinct these days, plus an oversized double garage ready for tools, toys, or both. Kenilworth puts you close to everything without the noise of being in the middle of it. This one's done. All you have to do is move in.


 ]]> </description>
    <pubDate>Wed, 12 Aug 2026 13:32:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-august-15th-from-1pm-to-3pm-at-8136---77-avenue-nw-.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-august-15th-from-1pm-to-3pm-at-8136---77-avenue-nw-.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday August 15th from 1pm to 3pm at 8136 - 77 Avenue NW </title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday August 15th from 1pm to 3pm at 8136 - 77 Avenue NW 







Modern design, smart layout, and an unbeatable location—this brand-new King Edward Park infill checks every box. Featuring 3 bedrooms, 4 full bathrooms, a stylish main-floor office, and a double detached garage, it's built for the way you live today. High-end finishes and clean, contemporary design create a space that's as functional as it is beautiful. A separate side entrance and thoughtfully planned lower level offer incredible basement suite potential—ideal for extra income, guests, or multigenerational living. Just minutes to the LRT, local cafés, restaurants, shopping, and the trails of Mill Creek Ravine, this home delivers the perfect blend of urban convenience, modern luxury, and long-term value.


 ]]> </description>
    <pubDate>Wed, 12 Aug 2026 13:29:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/edmonton-real-estate-market-update---summer-2026.html</guid>
    <link>https://www.proctorteam.com/blog/edmonton-real-estate-market-update---summer-2026.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Edmonton Real Estate Market Update - Summer 2026</title>
    <description> <![CDATA[ 

Nearly half of all homes listed in Edmonton in July 2026 did not sell. Days on market are up, failure rates are up across every property type, and buyers now have more negotiating room than they have had in years. Here is what the data is actually showing, broken down by property type so you know exactly which market you are in.


What Does the Overall Edmonton Market Look Like in July 2026?


The citywide median sale price in July 2026 was $417,000, compared to $415,000 in July 2025. Prices are essentially flat across all property types combined. That is not the headline. The headline is what is happening with failure rates.


In July 2025, 37 of Edmonton listings did not sell. In July 2026, that number jumped to 47.5. That means almost 1 in 2 sellers is coming off the market without a completed sale. Days on market rose from 34 days in July 2025 to 42 days in July 2026. The sale-to-list ratio, which measures how close homes sell to their original asking price, moved from 98.3 down to 97.8. Sellers have less pricing power than they did a year ago, and buyers are negotiating more off the last list price.


Chris Proctor has been working in Edmonton real estate for 17 years, and the Proctor Team helped a family move every 53 hours in 2025. The data this summer is telling a different story than recent years, and breaking it down by property type is essential for anyone planning a move.


Edmonton is not one market right now. It is three. Here is how each one breaks down.


What Is Happening with Edmonton Detached 2-Storey Homes in Summer 2026?


The 2-storey detached home is the backbone of Edmonton's move-up market, and the numbers show a segment that has softened but is still moving for correctly priced properties.


The median sale price for 2-storey detached homes in July 2026 was $485,000, essentially unchanged from $486,000 in July 2025. The sale-to-list ratio came in at 98.2, meaning the typical 2-storey is selling for about 2 below asking price. A year ago that ratio was 98.6, so sellers have slightly less room on price.


The failure rate for 2-storey detached homes moved from 39 in July 2025 to 49.5 in July 2026. Almost exactly 1 in 2 listings in this category did not close. For patient buyers, this creates real opportunity. Listings that failed once often come back to market repriced, and that is where value can be found.


Days on market rose from 34 days in July 2025 to 45 days in July 2026. A correctly priced 2-storey is still moving in just over a month. Established neighbourhoods like Belgravia and Parkallen continue to see sellers reject low offers, so buyers targeting those areas should have their financing sorted well before they find the right property.


What Is the Edmonton Apartment Market Doing in Summer 2026?


Apartments are where the data tells two very different stories at the same time.


The median apartment price in Edmonton rose from $186,000 in July 2025 to $193,500 in July 2026, an increase of roughly $7,500. The average sale price moved from $199,605 to $210,173 over the same period. The price story looks encouraging on the surface. Everything else is more challenging.


The sale-to-list ratio for apartments dropped to 96.2 in July 2026 from 96.6 in July 2025. Apartment buyers are now negotiating approximately 3.8 below asking price on average, making this the property type where buyers have the most room to negotiate in the current market.


Days on market for apartments averaged 56 days in July 2026, up from 46 days in July 2025. The failure rate rose from 39.8 in July 2025 to 49.9 in July 2026, meaning 1 in 2 apartment listings is being pulled from the market without a sale. This failure rate has been running near 49 across the full 90-day period leading into summer, so it is not a one-month blip. New apartment supply has entered Edmonton, and that supply pressure is showing up directly in the absorption numbers.


For buyers considering apartments as an entry point, the advice is clear. Take your time. Negotiate hard. Do not get emotionally attached to a price that has not been tested by the market. Know your numbers before you write an offer, and focus on complexes with strong condo documents and solid financials.


What Are Townhomes Doing in Edmonton This Summer?


Townhomes in Edmonton are telling the most cautionary story of the three segments in summer 2026.


The median townhome price came in at $341,750 in July 2026, down approximately 2.5 from $350,000 in July 2025. Days on market jumped from 31 days to 39 days, an increase of nearly 27. The failure rate rose from approximately 49 in July 2025 to over 62 in July 2026. More than 6 out of 10 townhome listings did not close.


For sellers in this segment, pricing correctly on day one matters more than it did a year ago. Buyers have options and are not chasing anything overpriced. For buyers, patience pays off. Focus on complexes with solid financials, detailed condo documents, and a minimum 5-year ownership horizon. This is not a segment to buy into for the short term while the market continues to adjust.


What Should Edmonton Buyers and Sellers Expect Heading into Fall 2026?


Families with school-age children typically want to be settled before September, so the buying push driven by that group largely happens in spring and early summer. By late July and August, much of that demand has already been absorbed. Showings become harder to schedule, buyer urgency drops, and the market naturally slows.


At the same time, spring listings that did not sell do not disappear. They accumulate. So Edmonton enters the late-summer period with more inventory sitting on the market and fewer active buyers competing for it. That combination is the reason late summer often feels slower even in a market that was active just two months earlier.


When sales over asking do occur right now, it is typically because a home was priced low intentionally, not because multiple buyers are competing in a bidding war. Sellers in the established detached market are still likely to reject low offers. Buyers in the apartment and townhome segments have real room to negotiate.


The real question heading into fall is not whether Edmonton's market is going up or down overall. It is which of these three segments you are actually in, and what the data within that segment means for your specific situation.


Watch the full Edmonton market breakdown to see how the numbers are trending and what to watch for if you are planning a move this year (URL placeholder).


For a complete walkthrough of what to consider before you list or write an offer, download the free Moving Up Guide linked in the video description.


Chris ProctorProctor Team
 ]]> </description>
    <pubDate>Tue, 11 Aug 2026 09:11:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-july-25th-from-1pm-to-3pm-at-3619---113a-street-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-july-25th-from-1pm-to-3pm-at-3619---113a-street-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday July 25th from 1pm to 3pm at 3619 - 113A Street NW</title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday July 25th from 1pm to 3pm at 3619 - 113A Street NW









Tucked away on one of Greenfield's most coveted cul-de-sacs, this beautifully maintained 4-level split offers an exceptional lifestyle in one of Edmonton's most established family neighbourhoods. Surrounded by mature trees and just minutes from top-rated schools, the Derrick Golf &amp; Winter Club, Southgate Centre, the LRT, and the University of Alberta, this is a location that's hard to beat. Inside, the thoughtfully designed multi-level layout provides generous living spaces with room for the whole family to gather or spread out. Step outside and discover a true backyard oasis—a gardener's dream filled with lush landscaping, vibrant perennial gardens, and peaceful outdoor spaces that create the perfect private retreat for relaxing or entertaining. Rarely does a home combine such an incredible setting, outstanding location, and tranquil outdoor living in one unforgettable package.





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    <pubDate>Fri, 24 Jul 2026 08:01:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-july-25th-from-1pm-to-3pm-at-8136---77-avenue-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-july-25th-from-1pm-to-3pm-at-8136---77-avenue-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday July 25th from 1pm to 3pm at 8136 - 77 Avenue NW</title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday July 25th from 1pm to 3pm at 8136 - 77 Avenue NW







Modern design, smart layout, and an unbeatable location—this brand-new King Edward Park infill checks every box. Featuring 3 bedrooms, 4 full bathrooms, a stylish main-floor office, and a double detached garage, it's built for the way you live today. High-end finishes and clean, contemporary design create a space that's as functional as it is beautiful. A separate side entrance and thoughtfully planned lower level offer incredible basement suite potential—ideal for extra income, guests, or multigenerational living. Just minutes to the LRT, local cafés, restaurants, shopping, and the trails of Mill Creek Ravine, this home delivers the perfect blend of urban convenience, modern luxury, and long-term value.



 ]]> </description>
    <pubDate>Thu, 23 Jul 2026 15:27:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-sunday-july-12th-from-1pm-to-4pm-at-8603---73-street-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-sunday-july-12th-from-1pm-to-4pm-at-8603---73-street-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Sunday July 12th from 1pm to 4pm at 8603 - 73 Street NW</title>
    <description> <![CDATA[ 

Join us at our Open House this Sunday July 12th from 1pm to 4pm at 8603 - 73 Street NW







Someone else did the work. You get to enjoy it. This Kenilworth bungalow has been renovated top to bottom, and it shows in every corner: hardwood and tile throughout, granite counters, and an open kitchen built around an island big enough to actually cook on. Light floods in from every angle, and patio doors off the dining room open onto a Juliet balcony that turns your morning coffee into an event. Three bedrooms up, one down, two and a half baths, and a finished basement with real space to spread out, this layout just works, growing family or couple who wants room to breathe. Then you step outside, and the lot does the talking: 57' x 130' on a corner, the kind of space that's basically extinct these days, plus an oversized double garage ready for tools, toys, or both. Kenilworth puts you close to everything without the noise of being in the middle of it. This one's done. All you have to do is move in.


 ]]> </description>
    <pubDate>Fri, 10 Jul 2026 09:20:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-june-20th-from-1pm-to-3pm-at-17119---5-avenue-sw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-june-20th-from-1pm-to-3pm-at-17119---5-avenue-sw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday June 20th from 1pm to 3pm at 17119 - 5 Avenue SW</title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday June 20th from 1pm to 3pm at 17119 - 5 Avenue SW








Corner lots in Windermere don't come up often. This one was built to take full advantage. Massive windows on two exposures flood every level w/ natural light in a way a standard lot simply can't replicate. The custom floor plan feels open &amp; airy from the moment you walk in, soaring ceilings doing the rest of the work. 2,200 sq ft of fully finished living space w/ 5 bedrooms across three levels. Three up, one main that doubles as a den &amp; one down. The upgrades back it up. A 28x25 heated garage w/ attic storage. Central A/C. Primary suite w/ large WIC &amp; 5pc ensuite featuring a modern tiled shower w/ 10mil glass. Downstairs is a massive rec room, a bar built to actually get used &amp; in-floor heat throughout. Out back, a custom covered deck &amp; paving stone patio w/ professional landscaping take full advantage of the extra yard space a corner lot gives you. Walk to parks &amp; trails. Minutes to the all the amenities &amp; quick Henday access keeps the rest of the city close. Homes like this don't come up twice


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    <pubDate>Fri, 19 Jun 2026 10:50:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-june-20th-from-1pm-to-3pm-at-7624---92-avenue-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-june-20th-from-1pm-to-3pm-at-7624---92-avenue-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday June 20th from 1pm to 3pm at 7624 - 92 Avenue NW</title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday June 20th from 1pm to 3pm at 7624 - 92 Avenue NW







Picture this: Friday night. Hot tub bubbling on the 2‑tier deck, everyone finally down for the night, the week officially behind you. That’s life in this extensively renovated 4‑bed + den, 3‑bath home. Quiet street, big lot, nearly 2,300 sq ft above grade. Walk in. The open plan unfolds. Gorgeous hardwood, spacious living room, kitchen with granite, S/S appliances, and an island built for crowds. Bright bonus/family room off the back. French doors swing from the dining room to that deck. Upstairs, the primary bedroom with private balcony and ensuite with double sinks and rain shower. Main bath stuns: separate shower, freestanding tub, laundry chute. Below, room to dream. Partly finished basement, high‑eff furnace, 50‑gal HWT, 100‑amp panel. Single attached plus newer double detached garage. Minutes to downtown, Campus St. Jean, transit, schools, and parks.


Move‑in ready. Homes like this don’t sit.


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    <pubDate>Thu, 18 Jun 2026 10:40:00 -0600</pubDate>
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    <guid>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-june-13th-from-1pm-to-3pm-at-11635---72-avenue-nw.html</guid>
    <link>https://www.proctorteam.com/blog/join-us-at-our-open-house-this-saturday-june-13th-from-1pm-to-3pm-at-11635---72-avenue-nw.html</link>
        <author>hello@proctorteam.com (Chris Proctor)</author>
        <title>Join us at our Open House this Saturday June 13th from 1pm to 3pm at 11635 - 72 Avenue NW</title>
    <description> <![CDATA[ 

Join us at our Open House this Saturday June 13th from 1pm to 3pm at 11635 - 72 Avenue NW










Years of care, pride, and serious investment show up in every corner of this home with a LEGAL SUITE WITH SEPARATE ENTRANCE Walk in, and the kitchen sets the tone immediately—fully rebuilt with quality cabinetry and stainless appliances. Every one of the four bathrooms received the same treatment. Hardwood, tile, and carpet throughout—every surface is mint. The home has newer shingles and, on the mechanical side, matches the cosmetic: triple-pane windows, high-efficiency furnace, central A/C, and hot water on demand. Head out back and the south-facing yard gets sun all day, with a cedar deck and patio that give you somewhere to actually enjoy it, plus a newer detached garage. If you want the rental income, it's ready to go—but day to day, the house lives like a complete single-family home. That kind of flexibility is genuinely rare. So is the address. Belgravia puts you steps from Saskatchewan Drive and walking distance to the U of A, U of A Hospital, Whyte Ave, and LRT.


A home this complete does not come available often




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    <pubDate>Thu, 11 Jun 2026 12:27:00 -0600</pubDate>
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