If you’re considering selling your home in Edmonton or Sherwood Park this year, preparation will matter more than timing.

The current market is active, but strategic sellers are outperforming reactive ones.

Before listing, here are the four fundamentals every Edmonton homeowner should review:

1. True Market Value

Online estimates don’t reflect local buyer behaviour. Accurate pricing requires comparable sales in your neighbourhood — not city-wide averages.

2. Net Equity Position

Many sellers focus on sale price, but what truly matters is your net after commissions, legal fees, mortgage discharge, and closing costs.

3. Neighbourhood-Specific Demand

Sherwood Park and Edmonton are not single markets. Buyer demand varies by price range, school district, and property type.

4. Strategic Preparation

Small adjustments — paint, lighting, minor repairs — can significantly impact final sale price.

To help homeowners prepare properly, I’ve created a 2026 Seller Planning Guide specifically for Edmonton and Sherwood Park.

If you’d like a copy, reach out directly and I’ll send it over.

Preparation creates confidence.
Clarity creates results.

— Rob Coble, RE/MAX Elite

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If you’re a homeowner in Edmonton, Sherwood Park, or Strathcona County, you may be asking:

Should I sell my house in 2026? Or should I wait?

With shifting inventory levels, interest rates, and buyer demand, the Edmonton real estate market in 2026 presents both opportunity and risk. The right decision depends on your home’s value, your equity position, and current local market conditions.

Before making a move, here’s what every Edmonton and Sherwood Park homeowner should evaluate.

Step 1: Understand Your Current Edmonton Home Value

Before deciding to sell your home in Edmonton or Sherwood Park, you need accurate, local data.

This includes:

• Recent comparable sales in your neighbourhood

• Active listings competing with your property

• Average days on market in Edmonton

• Current buyer demand trends

Pricing strategy in the Edmonton housing market directly affects:

• Time on market

• Negotiating power

• Final sale price

• Multiple offer potential

Overpricing can cost leverage. Underpricing without a strategy can cost equity.

Understanding your true market value is the foundation of a smart selling decision.

Step 2: Evaluate the 2026 Sherwood Park & Edmonton Market Timing

Real estate timing in Edmonton and Strathcona County can vary by:

• Season

• Inventory levels

• Interest rate changes

• Buyer activity trends

Some homeowners benefit from waiting. Others protect equity by acting sooner.

The question isn’t “Is 2026 a good year to sell?”

The question is:
Is 2026 the right time for you to sell in Edmonton or Sherwood Park?

That answer requires data, not headlines.

Step 3: Review Your Net Proceeds Before Selling

Selling your home isn’t just about listing price.

It’s about net proceeds.

Before deciding to sell your Edmonton property, you should review:

• Remaining mortgage balance

• Estimated closing costs

• Real estate fees

• Legal fees

• Property tax adjustments

• Expected equity

Many homeowners in Edmonton and Sherwood Park are surprised by how strong their equity position has become over the past several years.

Knowing your net number gives you confidence and control.

Edmonton Real Estate 2026: The Bottom Line

The strongest real estate decisions are not rushed.
They are informed.

If you’re thinking about selling your home in Edmonton, Sherwood Park, or Strathcona County in 2026, clarity is more valuable than speed.

There is no one-size-fits-all answer.

There is only the right strategy for your situation.

Get a Professional Home Value & Strategy Review

If you would like to understand:

• What your Edmonton or Sherwood Park home would realistically sell for

• What your net proceeds may look like

• Whether waiting or selling now makes more sense

I offer no-pressure, data-driven real estate strategy consultations.

Reach out when you’re ready to review your position.

Rob Coble
RE/MAX Elite
Edmonton & Sherwood Park Real Estate

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I’ve walked into homes where everything was technically fine.

And I’ve walked into homes where everything just felt right.

The difference is rarely the size of the kitchen or the height of the ceilings.

It’s preparation.

When a home is clean, bright, finished, and intentional, buyers relax. They move differently through the space. They picture themselves living there.

If you’re considering selling your home in Edmonton or Sherwood Park, here are 15 practical ways to prepare without overcomplicating the process:

– Deep clean the home properly
– Schedule a pre-listing inspection
– Address major repairs early
– Fix small details you’ve been ignoring
– Eliminate odors
– Declutter everywhere
– Refresh worn areas with neutral paint
– Improve lighting
– Update small bathroom details
– Remove heavy window coverings
– Power wash decks and walkways
– Improve landscaping
– Remove worn outdoor items
– Finish incomplete projects
– Stage rooms for their intended use

None of these are flashy.
But they work.

In the Edmonton market, prepared homes tend to move with less friction. Fewer objections. Stronger confidence.

Selling doesn’t require perfection.
It requires intention.

If you ever want a steady, honest assessment of your home and where it stands in today’s market, I’m always available for that conversation.

Get Your Edmonton Home Evaluation

The Greater Edmonton Area real estate market opened 2026 with a clear change in momentum. January brought a significant increase in inventory, offering buyers more choice while signaling a more competitive environment for sellers.

According to the REALTORS® Association of Edmonton, 1,151 homes were sold in January 2026, a decrease from both December and January of last year. Meanwhile, 2,518 new listings entered the market, representing an 84 percent month-over-month increase and a 4.7 percent year-over-year increase. Overall inventory levels are now more than 30 percent higher than this time last year.

With inventory rising, average days on market have increased to approximately 59 days, easing the pressure that defined much of last year’s market.

Home Prices Remain Stable

Despite softer month-over-month pricing, values remain resilient on an annual basis. The average residential sale price in the Greater Edmonton Area is $449,000, down slightly from December but 2.5 percent higher than January 2025. The MLS® Home Price Index benchmark currently sits at $415,000, reflecting minimal movement and continued market stability.

By Property Type

• Detached homes averaged $556,752, with sales activity slowing as inventory expanded.

• Semi-detached properties saw modest price growth and relatively stable demand.

• Row and townhomes experienced slight price declines alongside reduced sales.

• Apartment condominiums stood out, posting strong month-over-month and year-over-year price gains as affordability continues to drive demand.

What This Means for Buyers and Sellers

For buyers, early 2026 presents an opportunity. Increased inventory means more options, less competition, and improved negotiating conditions before the traditional spring market heats up.

For sellers, success depends less on market momentum and more on strategy. Proper pricing, presentation, and timing are essential in an environment where buyers have a choice.

Understanding these market dynamics is critical when planning a move in 2026. A well-informed approach will continue to make the difference between simply listing and successfully selling.

The Bank of Canada has confirmed it will hold the policy interest rate at 2.25%, reinforcing a message of control as Canada moves through a period of economic adjustment.

While headlines often focus on rates alone, sellers should be paying attention to what sits beneath the surface.

A Slower Economy Doesn’t Mean a Weak Housing Market

Economic growth is expected to remain modest as population growth cools and Canada adjusts to global trade pressures. However, modest growth is not the same as declining demand.

Employment has improved, consumer spending has held up, and inflation is stabilizing near target. In housing markets, this combination often supports consistent—not speculative—activity.

For sellers, that consistency matters.

Buyer Behaviour Is More Disciplined—and More Reliable

In a stable-rate environment, buyers are less emotional and more deliberate. They enter the market knowing:

• What they can afford

• What financing looks like

• What compromises they are or aren’t willing to make

That discipline benefits sellers who position their homes correctly. Offers may be fewer than in overheated markets—but they’re more likely to close.

Pricing Is No Longer About Momentum

In rapidly rising markets, momentum can carry weak pricing decisions. That’s no longer the case.

Today’s sellers must price based on:

• Current supply, not last year’s scarcity

• Actual buyer budgets, not optimistic projections

• Value relative to alternatives, not replacement cost

Homes that reflect today’s reality continue to perform. Homes that don’t often stagnate.

Inventory Still Shapes Outcomes

Despite economic moderation, housing supply remains limited in many regions. When demand stabilizes before supply expands, sellers who act early often benefit from reduced competition.

Once economic optimism returns—or rates begin to fall—inventory typically rises as confidence spreads. That shift can dilute leverage quickly.

What Sellers Should Take From This

The current environment rewards sellers who understand that real estate cycles are rarely about extremes. They’re about positioning.

The Bank of Canada’s rate hold at 2.25% signals stability—not stagnation. For sellers who prepare properly and act with intention, that stability creates opportunity.

Final Thought

Strong outcomes aren’t driven by perfect markets. They’re driven by clear strategy.

Right now, the market is clear.

For sellers willing to meet it with discipline and execution, the opportunity is still very real.

In today’s fast-paced world, most of our communication happens through screens. Emails, text messages, and social media make it easy to stay in touch, but they’ve also made meaningful connections feel increasingly rare. That’s why a handwritten note stands out more than ever.

A handwritten note isn’t about perfect wording or beautiful penmanship. It’s about intention. It shows that you paused, thought about someone, and took the time to personally acknowledge them. That small act can have a lasting impact.

Unlike digital messages that are quickly read and forgotten, handwritten notes are often kept. They’re placed on desks, tucked into drawers, or pinned to bulletin boards as reminders of appreciation, encouragement, or shared memories. The sentiment lingers far longer than the message itself.

There are many reasons to send a handwritten note. It might be to express gratitude, acknowledge an important milestone, celebrate an achievement, offer encouragement, or simply let someone know you’re thinking of them. The reason doesn’t need to be big — often, the most meaningful notes are sent “just because.”

Handwritten notes also help strengthen relationships. Whether personal or professional, relationships grow when people feel seen and valued. A short, sincere message can deepen trust, reinforce connection, and create goodwill that carries forward over time.

If writing notes feels unfamiliar, start small. Keep cards and stamps somewhere visible and set a simple goal — even one note a week can make a difference. Over time, it becomes a habit, and you may be surprised how often that thoughtfulness is returned.

In a world that moves quickly, slowing down to connect on a personal level is powerful. A handwritten note is a simple reminder that a genuine connection will always matter.

With the Bank of Canada holding rates at 2.25%, sellers are heading into 2026 with a more predictable, more confident real estate environment. Tight inventory and steady buyer demand continue to support strong opportunities for well-prepared listings.

If you're planning a move next year, now is the time to start the conversation.
And remember, I’m never too busy for your referrals.

The Bank of Canada announced a 25-basis-point rate cut, bringing the policy rate down to 2.25%. As the economy works through slower growth and global uncertainty, this move provides welcome support for homebuyers, sellers, and investors across Canada — including right here in Edmonton, AB.

Inflation is now trending closer to the Bank’s goal of 2%, making this a strategic time to encourage confidence and affordability in the housing market.

🏡 What This Rate Cut Means for Home Buyers

If you’ve been feeling priced out or waiting for the right moment, this may be your opportunity.

✔ Lower interest rates improve borrowing power
✔ Mortgage affordability becomes more manageable
✔ More home options may now be within reach

Even a small rate reduction can meaningfully impact your monthly payment and qualification amount. Refreshing your pre-approval is a smart next step.

🏠 What This Means for Home Sellers

Lower interest rates often spark a rise in buyer activity — especially among families waiting for affordability to improve.

✔ More qualified buyers re-enter the market
✔ Offers strengthen as affordability improves
✔ Fall & Winter remain very active seasons for serious movers

If you’re thinking of listing soon, a well-priced and well-prepared home can take advantage of renewed confidence returning to the market.

📈 What This Means for Real Estate Investors

Rental demand continues to be strong nationwide, and lower borrowing costs can boost long-term returns.

✔ Better cashflow potential
✔ Improved financing availability
✔ Strategic entry points before prices trend upward

Investors who analyze opportunities early in a transitional market are often rewarded later.

🔍 Why This Rate Cut Matters

This isn’t just a small number change.
It could be a turning point.

📌 Buyers who stepped back may come back
📌 Sellers gain a stronger pool of motivated purchasers
📌 Market momentum is shifting in a positive direction

While the economy adjusts, real estate continues to show resilience — especially in desirable Canadian markets like Edmonton & Sherwood Park, AB.

✅ Let’s Review Your Best Strategy

Whether you're buying your first home, upgrading for more space, or investing in a growing market, today’s rate cut could be the advantage you’ve been waiting for.

If you’re curious about how this change affects your affordability or equity position…

📲 Let’s connect for a quick and personalized breakdown — no pressure, just clarity.

Did you know your will can:

• Provide for pets 

• Leave instructions for digital assets 

• Speed up estate distribution 

• Give you peace of mind 

As a Realtor, I know how important it is for homeowners to think long-term. Your will protects not just your property, but your loved ones’ future too.

If you already have a will, make sure it’s up to date with your latest life changes — whether that’s a new home, a new relationship, or a new addition to the family.

Life changes often lead to exciting new opportunities, and real estate plays a big part in making those transitions possible. Recently, I had the pleasure of helping my client Mark sell his home in Edmonton so he could move to New Brunswick and reunite with his daughter and grandchildren.

Moving across the country can feel overwhelming, but with the right Realtor, the process becomes manageable and even enjoyable. From pricing and marketing your property to negotiating offers and managing timelines, my goal is to make every step stress-free.

If you’re planning a local move within Edmonton or Sherwood Park, or relocating to another province entirely, I can provide the guidance and expertise you need. Let’s talk about your next chapter and how we can make it happen smoothly.

Contact me today to start planning your move.

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The Edmonton market continues to show strong activity, especially when sellers are prepared with the right strategy. I’m excited to share the story of Adam & Darcy — two wonderful clients who listed their home on July 1st for $499,000. Within three days, we received a strong offer and closed the deal at $520,000 — $21,000 over asking!

Their next chapter begins in Ardrossan, where they’ve found a beautiful new home. It was an absolute pleasure guiding them through this process, and I couldn’t be more thrilled with the results.

Are you thinking about making a move in Edmonton or Sherwood Park? Let’s talk about how to position your home to sell quickly — and for top dollar.

Contact me today to get started.

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If you're a homeowner in Edmonton or Sherwood Park, especially with a detached home, the latest market stats offer great news. In June 2025, the average sale price for detached homes increased by 6% year-over-year — making this segment the strongest performer in the region.

While overall sales activity has held steady despite a slight month-over-month dip, inventory is on the rise. This means more choice for buyers but also a prime opportunity for sellers to position their home strategically in the market.

Detached properties that are move-in ready, recently updated, or in sought-after neighbourhoods continue to command top dollar. With more inventory coming online, it's critical to price and market your home correctly from day one.

Buyers and investors also continue to watch this segment closely due to its long-term value and consistent demand.

Whether you're thinking of listing this summer or simply want to explore your options, now is a great time to have a personalized conversation.

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