District · Market Report · updated monthly
Whitemud Market Report July 2026
One of Edmonton's 15 districts · trailing 12 months · compared against the city report · Trevor Tardif, REALTOR®
What homes sold for, by type
Detached
$610,000
−0.2% vs a year ago
708 sales · solid sample
Semi-detached
$428,000
+8.4% vs a year ago
111 sales · solid sample
Row / townhouse
$305,250
0.0% vs a year ago
248 sales · solid sample
Apartment condo
$199,800
−1.8% vs a year ago
365 sales · solid sample
Each figure is that type's 12-month rolling median of what actually sold — not a same-home price. We don't publish a single all-types "typical home" number at the district level: when the sales mix shifts (say, more apartments sell one year than the last), a blended median moves even though no home changed value. A true same-home index (the MLS® Home Price Index) isn't published below the city level — for that read, see the Edmonton Market Report.
Market verdict
balanced
all home types · 37% absorption · 2.7 months of inventory
Days to sell
22
typical (median), past 12 months
Sale-to-list
98.1%
of asking price, typical
Sales vs new listings
62%
sold per 100 newly listed, 12 mo
New listings
191.7/mo
homes for sale +22% vs a year ago
Sales, 12 months
1,432
solid sample
Buyer's or seller's territory?
Absorption is the share of homes for sale that actually sell in a month — the clearest single read on who holds the leverage. Across all home types combined, this district runs at 37% , which grades as balanced market on the Edmonton consumer gauge — against 28% for the city as a whole .
The verdict above uses one yardstick (the consumer gauge). Here's the same district against every published reference band — CREA's and the Bank of Canada's — so you can apply your own judgment:
The price trend, past two years
One line per home type — solid lines have a solid sample; dashed lines are small samples, so read those loosely. Each point is the trailing-12-month rolling median at that month — smoothed on purpose, so one unusual month can't fake a trend.
What's typical, by home type
Each stat is its own median across that type's sales here in the past year — not one specific home.
Detached
Semi-detached
Row / townhouse
Apartment condo
"Finished basement" and "has a suite" are the share of that type's sales with one; they're not shown for apartment condos.
By home type
| Type | Typical price (12 mo) | Vs a year ago | Absorption | Market | Sales |
|---|---|---|---|---|---|
| Detachedsolid sample | $610,000 | −0.2% | 50% | balanced | 708 |
| Semi-detachedsolid sample | $428,000 | +8.4% | 46% | balanced | 111 |
| Row/Townhousesolid sample | $305,250 | 0.0% | 39% | balanced | 248 |
| Apartment Condominiumsolid sample | $199,800 | −1.8% | 24% | buyer's | 365 |
Types are grouped by built form, not title: "Semi-detached" is half duplexes; "Row/Townhouse" covers townhouses and other attached homes whether condo-titled or freehold. Types with fewer than 8 sales in the year aren't shown on their own — they're still counted in the all-types totals above.
Based on 1,432 sales over the past 12 months — plenty to trust the numbers above.
How to tell if an area favours buyers or sellers (30 seconds)
The workhorse number is absorption — the share of the homes for sale that actually sell in a month (sales ÷ active listings). Under ~30% is a buyer's market, ~30–50% is balanced, over ~50% is a seller's market (the Edmonton consumer gauge). The lower it runs, the more leverage buyers have.
Around it: months of inventory is the same idea flipped (how long today's listings would take to sell at today's pace), days to sell is how long a typical home sat before selling, and sale-to-list is what sellers actually got versus asking (~98% means homes sell about 2% under ask). Every area is shown against the city — and neighbourhoods against their district too — so you can see at a glance whether it runs hotter or cooler than the market around it.
Sample sizes matter down here. 20+ sales in a year is a solid sample; 8–19 is shown as a hint (small sample); below 8, an area doesn't get its own numbers — check its district instead. Prices are 12-month rolling medians of what actually sold, compared to the same window a year earlier.
Neighbourhoods in Whitemud
Every Whitemud neighbourhood with at least 8 sales in the past year has its own market page. Pick a home type — prices are never blended across types:
| Neighbourhood | Typical price | Vs a year ago | Absorption | Market | Sales (12 mo) |
|---|---|---|---|---|---|
| City of Edmonton (yardstick) | $512,000 | +0.4% | 31% | balanced | 9,022 |
| Whitemud district (yardstick) | $610,000 | −0.2% | 50% | balanced | 708 |
| South Terwillegar | $545,000 | −4.0% | 75% | seller's | 77 |
| Twin Brooks | $630,000 | −2.3% | 35% | balanced | 62 |
| Terwillegar Towne | $540,000 | −1.8% | 40% | balanced | 56 |
| Haddow | $660,000 | +4.8% | 58% | seller's | 49 |
| Duggan | $500,000 | +2.0% | 66% | seller's | 35 |
| Greenfield | $548,500 | +6.1% | 50% | balanced | 30 |
| Rhatigan Ridge | $735,000 | +0.5% | 86% | seller's | 29 |
| Bulyea Heights | $731,500 | +3.9% | 49% | balanced | 28 |
| Royal Gardens | $462,875 | −8.3% | 86% | seller's | 24 |
| Hodgson | $779,444 | +5.9% | 38% | balanced | 24 |
| Keheewin | $442,000 | +3.8% | 72% | seller's | 23 |
| Steinhauer | $555,000 | +6.7% | 70% | seller's | 23 |
| Aspen Gardens | $726,150 | +15.0% | 29% | buyer's | 22 |
| Leger | $578,000 | +0.3% | 53% | seller's | 19 |
| Brookside | $726,000 | +11.4% | 64% | seller's | 18 |
| Bearspaw | $490,000 | −10.6% | 57% | seller's | 17 |
| Blue Quill | $600,975 | +2.5% | 84% | seller's | 16 |
| Carter Crest | $715,000 | +1.2% | 89% | seller's | 16 |
| Magrath Heights | $786,944 | −12.2% | 23% | buyer's | 16 |
| Mactaggart | $910,000 | +10.4% | 27% | buyer's | 15 |
| Falconer Heights | $688,000 | +10.1% | 87% | seller's | 13 |
| Henderson Estates | $779,500 | +1.1% | 70% | seller's | 12 |
| Ogilvie Ridge | $937,500 | +17.3% | 63% | seller's | 12 |
| Ramsay Heights | $714,950 | +5.6% | 39% | balanced | 11 |
| Brander Gardens | $767,500 | −5.0% | 83% | seller's | 10 |
| Ermineskin | $475,500 | — | 33% | balanced | 10 |
| Rideau Park | $495,200 | — | 83% | seller's | 10 |
| Sweet Grass | $543,750 | −11.7% | 67% | seller's | 10 |
| Blue Quill Estates | $765,000 | — | 45% | balanced | 9 |
| Skyrattler | — | — | — | — | — |
| Westbrook Estates | — | — | — | — | — |
| Neighbourhood | Typical price | Vs a year ago | Absorption | Market | Sales (12 mo) |
|---|---|---|---|---|---|
| City of Edmonton (yardstick) | $419,500 | −0.9% | 31% | balanced | 1,785 |
| Whitemud district (yardstick) | $428,000 | +8.4% | 46% | balanced | 111 |
| South Terwillegar | $410,000 | +3.4% | 59% | seller's | 35 |
| Bulyea Heights | $502,000 | +37.7% | 111% | seller's | 10 |
| Magrath Heights | $781,000 | +125.0% | 60% | seller's | 9 |
| Twin Brooks | $469,925 | — | 42% | balanced | 8 |
| Leger | $390,000 | — | 50% | balanced | 8 |
| Aspen Gardens | — | — | — | — | — |
| Bearspaw | — | — | — | — | — |
| Blue Quill | — | — | — | — | — |
| Blue Quill Estates | — | — | — | — | — |
| Brander Gardens | — | — | — | — | — |
| Brookside | — | — | — | — | — |
| Carter Crest | — | — | — | — | — |
| Duggan | — | — | — | — | — |
| Ermineskin | — | — | — | — | — |
| Falconer Heights | — | — | — | — | — |
| Greenfield | — | — | — | — | — |
| Henderson Estates | — | — | — | — | — |
| Keheewin | — | — | — | — | — |
| Ogilvie Ridge | — | — | — | — | — |
| Ramsay Heights | — | — | — | — | — |
| Rhatigan Ridge | — | — | — | — | — |
| Rideau Park | — | — | — | — | — |
| Royal Gardens | — | — | — | — | — |
| Skyrattler | — | — | — | — | — |
| Steinhauer | — | — | — | — | — |
| Mactaggart | — | — | — | — | — |
| Sweet Grass | — | — | — | — | — |
| Westbrook Estates | — | — | — | — | — |
| Haddow | — | — | — | — | — |
| Hodgson | — | — | — | — | — |
| Terwillegar Towne | — | — | — | — | — |
| Neighbourhood | Typical price | Vs a year ago | Absorption | Market | Sales (12 mo) |
|---|---|---|---|---|---|
| City of Edmonton (yardstick) | $301,500 | −1.1% | 31% | balanced | 2,543 |
| Whitemud district (yardstick) | $305,250 | 0.0% | 39% | balanced | 248 |
| South Terwillegar | $328,000 | +0.6% | 36% | balanced | 41 |
| Terwillegar Towne | $323,000 | −3.6% | 68% | seller's | 23 |
| Blue Quill | $243,750 | −4.0% | 41% | balanced | 22 |
| Brander Gardens | $254,500 | +1.8% | 52% | seller's | 17 |
| Ermineskin | $215,500 | −5.1% | 44% | balanced | 15 |
| Magrath Heights | $399,900 | −1.1% | 41% | balanced | 13 |
| Sweet Grass | $267,250 | +3.7% | 54% | seller's | 13 |
| Twin Brooks | $328,000 | −5.6% | 52% | seller's | 12 |
| Keheewin | $258,000 | +0.8% | 55% | seller's | 11 |
| Ramsay Heights | $292,000 | −2.0% | 26% | buyer's | 11 |
| Steinhauer | $269,000 | +15.6% | 37% | balanced | 11 |
| Aspen Gardens | — | — | — | — | — |
| Bearspaw | — | — | — | — | — |
| Blue Quill Estates | — | — | — | — | — |
| Brookside | — | — | — | — | — |
| Bulyea Heights | — | — | — | — | — |
| Carter Crest | — | — | — | — | — |
| Duggan | — | — | — | — | — |
| Falconer Heights | — | — | — | — | — |
| Greenfield | — | — | — | — | — |
| Henderson Estates | — | — | — | — | — |
| Ogilvie Ridge | — | — | — | — | — |
| Rhatigan Ridge | — | — | — | — | — |
| Rideau Park | — | — | — | — | — |
| Royal Gardens | — | — | — | — | — |
| Skyrattler | — | — | — | — | — |
| Mactaggart | — | — | — | — | — |
| Westbrook Estates | — | — | — | — | — |
| Haddow | — | — | — | — | — |
| Hodgson | — | — | — | — | — |
| Leger | — | — | — | — | — |
| Neighbourhood | Typical price | Vs a year ago | Absorption | Market | Sales (12 mo) |
|---|---|---|---|---|---|
| City of Edmonton (yardstick) | $189,000 | −0.5% | 20% | buyer's | 3,209 |
| Whitemud district (yardstick) | $199,800 | −1.8% | 24% | buyer's | 365 |
| South Terwillegar | $197,750 | −1.1% | 19% | buyer's | 66 |
| Ermineskin | $246,000 | +4.5% | 21% | buyer's | 44 |
| Mactaggart | $230,000 | −1.0% | 20% | buyer's | 41 |
| Royal Gardens | $118,000 | −9.2% | 28% | buyer's | 29 |
| Magrath Heights | $487,250 | +16.0% | 28% | buyer's | 28 |
| Sweet Grass | $86,750 | −0.6% | 57% | seller's | 26 |
| Brander Gardens | $125,000 | −3.8% | 18% | buyer's | 23 |
| Keheewin | $187,000 | −22.1% | 31% | balanced | 21 |
| Haddow | $242,000 | +0.6% | 35% | balanced | 17 |
| Blue Quill | $146,000 | +16.3% | 59% | seller's | 16 |
| Hodgson | $293,000 | +10.6% | 22% | buyer's | 14 |
| Aspen Gardens | $148,000 | −5.7% | 31% | balanced | 11 |
| Leger | $405,000 | — | 31% | balanced | 8 |
| Bearspaw | — | — | — | — | — |
| Blue Quill Estates | — | — | — | — | — |
| Brookside | — | — | — | — | — |
| Bulyea Heights | — | — | — | — | — |
| Carter Crest | — | — | — | — | — |
| Duggan | — | — | — | — | — |
| Falconer Heights | — | — | — | — | — |
| Greenfield | — | — | — | — | — |
| Henderson Estates | — | — | — | — | — |
| Ogilvie Ridge | — | — | — | — | — |
| Ramsay Heights | — | — | — | — | — |
| Rhatigan Ridge | — | — | — | — | — |
| Rideau Park | — | — | — | — | — |
| Skyrattler | — | — | — | — | — |
| Steinhauer | — | — | — | — | — |
| Twin Brooks | — | — | — | — | — |
| Westbrook Estates | — | — | — | — | — |
| Terwillegar Towne | — | — | — | — | — |
Ranked by that home type's sales; "—" means too few sales of that type in that neighbourhood. Neighbourhoods with fewer than 8 sales in the year aren't listed on their own — their sales are still counted in the district figures above.
Sources & licence
Whitemud district market report — vintage July 2026, trailing-12-month window. Derived from MLS® listing data (REALTORS® Association of Edmonton); aggregated medians and counts above a minimum-sample floor. Price figures are 12-month rolling medians of what actually sold — not the same-home MLS® Home Price Index (city-level only; see the Edmonton Market Report). Market verdicts use the Edmonton consumer gauge (buyer's <30% / balanced / seller's >50% monthly absorption). Analysis by Trevor Tardif.
District figures reflect what sold, not what any specific home is worth. Trevor Tardif is a licensed REALTOR® with REAL Broker AB Ltd, Edmonton, Alberta. Content on this site does not constitute financial or investment advice.
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