(covering August 2025 activity)
As summer winds down, Edmonton’s housing market has cooled alongside the weather. The REALTORS® Association of Edmonton (RAE) has just released the August 2025 numbers, and the data paints a clear picture: inventory is climbing, sales are easing, and the pace of the market is shifting. Here’s what that means for buyers, sellers, and anyone considering a move this fall.
At a Glance – City of Edmonton (August 2025)
| Metric |
August 2025 |
M/M Change |
Y/Y Change |
| Total Residential Sales |
2,382 |
↓16.7% |
↓7.8% |
| New Listings |
3,785 |
↓10.5% |
↑11.6% |
| Inventory (end of month) |
7,141 |
↑0.8% |
↑24.6% |
| Average Price (all residential) |
$461,281 |
↓0.4% |
↑6.0% |
| Median Price (all residential) |
$435,000 |
↓0.6% |
↑5.6% |
| Average Days on Market |
37 |
+4 days |
+2 days |
| MLS® HPI Composite Benchmark |
$427,900 |
0.0% |
↑5.1% |
Source: REALTORS® Association of Edmonton, Sept. 2, 2025
Prices by Property Type
| Property Type |
Avg. Price |
M/M Change |
Y/Y Change |
| Detached |
$569,926 |
↓1.5% |
↑4.5% |
| Semi-Detached |
$420,802 |
↓2.3% |
↑1.4% |
| Row/Townhomes |
$301,342 |
↑1.5% |
↑3.5% |
| Apartment Condos |
$218,063 |
↑3.9% |
↑6.7% |
Seasonal Slowdown and Context
Every August, Edmonton’s real estate market takes a breather as families shift into back-to-school mode. This year, that seasonal slowdown is more pronounced. With sales down nearly 17% month-over-month and inventory climbing almost 25% year-over-year, buyers have more leverage than they did during the frenzied spring market.
The difference in 2025, however, is that prices have stayed resilient. Average residential prices are still 6% higher than a year ago, which underscores how competitive the first half of the year was. That earlier surge is propping up year-over-year gains even as current activity cools.
Property Type Deep Dive
Detached Homes
Detached homes remain the most in-demand segment, with an average price of $569,926. While this represents a 1.5% dip from July, it’s still 4.5% higher than last year. Sales fell nearly 16% month-over-month, which suggests buyers are becoming more cautious at the higher end.
Takeaway: Sellers need sharper pricing, while buyers may find negotiating room—especially on homes listed over 30 days.
Semi-Detached Homes
Semi-detached homes cooled further, with average prices slipping 2.3% from July. New listings were down nearly 13% from last month, but still 20.5% higher than August 2024.
Takeaway: Supply is up year-over-year, but demand has softened. Buyers in this category have options, and sellers should be prepared for slower absorption.
Row/Townhomes
Row homes showed surprising resilience. Average prices climbed 1.5% month-over-month to $301,342 and are 3.5% higher year-over-year. Still, sales fell nearly 18% from July, reflecting affordability pressures even in this mid-tier segment.
Takeaway: For entry-level buyers, townhomes remain a practical choice, though demand may soften further heading into winter.
Apartment Condos
The standout performer in August was the apartment condo market. Prices jumped 3.9% month-over-month and are 6.7% higher than last year, averaging $218,063. Despite this, condo sales fell nearly 20% compared to July.
Takeaway: Investors and first-time buyers continue to fuel this segment. For those priced out of detached homes, condos remain the most affordable entry point.
Investor Insights
The rental market also saw noteworthy movement. While the total number of rented listings in August dropped 36% month-over-month, active rental listings were up 173% compared to last year. Average rents sat at $1,221 for one-bedroom units (down from July) and $1,747 for two-bedroom units (up slightly).
Implication for investors: Demand for rentals is strong in the Edmonton region. Rising active rental listings suggest competition is increasing among landlords, but condo affordability may encourage more investors to enter the market.
What This Means for Buyers
More choice: Inventory is up nearly 25% compared to last year, giving buyers more selection.
Negotiating power: With sales slowing, motivated sellers are more open to negotiation, especially on homes sitting longer than 30 days.
Balanced affordability: While average prices remain higher year-over-year, month-over-month dips (particularly in detached and semi-detached) suggest opportunities to buy before winter.
If you’re a first-time buyer, this is a window where competition has cooled compared to spring and early summer. Apartment condos in particular remain the most affordable entry point.
What This Means for Sellers
Pricing matters more than ever. Detached home sales are down nearly 16% from July, even as new listings increased year-over-year.
Presentation is key. Homes are sitting on the market longer (average of 37 days). Staging, professional photos, and accurate pricing will separate you from the competition.
Market segmentation. Townhomes and condos bucked the cooling trend in August, showing price resilience. Sellers in these categories may find stronger buyer demand.
If you’re thinking of selling, fall buyers are serious — they’re motivated to close before the snow hits. That means fewer “tire kickers” but also a sharper eye on value. Be prepared for a potentially longer sales process as days on the market consistently goes up this time of year.
Market Outlook
Looking ahead to fall and winter 2025, we can expect:
Pricing matters more than ever. Detached home sales are down nearly 16% from July, even as new listings increased year-over-year.
Presentation is key. Homes are sitting on the market longer, with the average days on market now at 37 — four days longer than in July and two days longer than last year. Staging, professional photos, and accurate pricing will separate you from the competition.
Market segmentation. Townhomes and condos bucked the cooling trend in August, showing price resilience with month-over-month price gains of 1.5% and 3.9% respectively. Sellers in these categories may find stronger buyer demand.
This means the Edmonton market is neither overheated nor collapsing—instead, it’s stabilizing. For buyers, that stability offers breathing room. For sellers, it means being strategic with pricing and presentation is non-negotiable.
Edmonton Real Estate FAQ (September 2025)
Q: Is Edmonton shifting into a buyer’s market?
Not quite. While inventory is climbing, prices remain higher year-over-year, which means balance is returning — but it’s not a full buyer’s market yet.
Q: Why are average prices still up year-over-year?
Because strong activity earlier in 2025 (especially in detached homes) pushed values higher. Even as month-over-month numbers dip, year-over-year comparisons remain positive.
Q: Should I wait until winter to buy?
Winter often brings fewer listings, which reduces choice. If you find the right property this fall, today’s increased inventory gives you more negotiating power.
Q: How are condos performing?
Apartment condos saw the strongest month-over-month price growth in August (+3.9%). This segment is attractive for first-time buyers and investors.
Q: What’s the average selling timeline right now?
On average, homes are taking 37 days to sell — about a week longer than during the spring market.
Q: Is Edmonton still affordable compared to other Canadian cities?
Yes. Even at an average of $461,281, Edmonton remains one of the most affordable major markets in Canada, especially compared to Calgary, Vancouver, or Toronto.
Takeaway
The Edmonton market is cooling seasonally, but prices remain resilient compared to last year. Buyers benefit from more choice and softer competition, while sellers need sharper pricing and presentation strategies. Investors should pay close attention to condo and rental activity, as affordability and demand remain strong.
If you’re planning a move — whether buying your first home, upsizing, investing, or selling this fall — let’s talk strategy. Edmonton’s market is shifting, and the right guidance can make all the difference.
đź“ž Call or text me anytime at 780-232-2064, or explore the latest listings at PabianRealty.ca.
