Executive Summary

The Greater Edmonton Area (GEA) real estate market is off to a high-inventory start in 2026, marking a significant shift in market dynamics. With 1,151 sales in January and 2,518 new listings, inventory levels have surged 32.7% year-over-year, creating a more competitive environment for sellers and unprecedented leverage for buyers.

As Darlene Reid, 2026 Board Chair of the REALTORS® Association of Edmonton, noted: "A wave of new inventory has hit the market for 2026, and with inventory levels already pretty healthy at the end of last year, it marks a transition to a more competitive year for sellers. Buyers looking to make a move in 2026 should consider getting on the property ladder now, if possible. There's plenty of choice, less rush (with homes averaging 59 days on market) and they're likely to get a better negotiation on price than if they wait until the market picks up in spring."

Key Market Metrics

Sales Activity:

• January 2026: 1,151 sales
• Month-over-Month: ↓12.5%
• Year-over-Year: ↓27.6%

New Listings:

• January 2026: 2,518 new listings
• Month-over-Month: ↑84.2%
• Year-over-Year: ↑4.7%

Inventory:

• Total Inventory: 4,901 units
• Month-over-Month: ↑8.5%
• Year-over-Year: ↑32.7%
• Months of Inventory: 4.3 months

Pricing:

• Average Selling Price: $448,761
• Month-over-Month: ↓1.4%
• Year-over-Year: ↑2.5%
• MLS® HPI Benchmark: $415,000 (↓0.1% M/M, ↓1.0% Y/Y)

Market Timing:

• Average Days on Market: 59 days

Property Type Breakdown

Detached Homes

• Average Price: $556,752 (↓1.7% M/M, ↓0.6% Y/Y)
• Sales: ↓16.3% M/M, ↓23.1% Y/Y
• New Listings: ↑84.2% M/M, ↑5.1% Y/Y

Detached homes continue to be the most expensive property type in Edmonton. The month-over-month price decline of 1.7% reflects the influx of new inventory, while year-over-year prices remain relatively stable, suggesting the market is finding equilibrium.

Semi-Detached Properties

• Average Price: $422,964 (↑0.2% M/M, ↑0.7% Y/Y)
• Sales: ↑1.4% M/M, ↓27.5% Y/Y
• New Listings: ↑83.9% M/M, ↑13.6% Y/Y

Semi-detached properties show resilience with slight month-over-month price appreciation. The year-over-year sales decline of 27.5% indicates a significant slowdown compared to January 2025, but the strong month-over-month sales increase suggests momentum building into February.

Row/Townhouse Properties

• Average Price: $296,227 (↓0.3% M/M, ↓5.1% Y/Y)
• Sales: ↓13.6% M/M, ↓29.5% Y/Y
• New Listings: ↑71.2% M/M, ↑7.6% Y/Y

Row and townhouse properties represent an affordable entry point for first-time buyers. With prices down 5.1% year-over-year and 71.2% more listings added month-over-month, this segment offers excellent value and selection.

Apartment Condominiums

• Average Price: $225,671 (↑16.5% M/M, ↑11.1% Y/Y)
• Sales: ↓6.0% M/M, ↓38.7% Y/Y
• New Listings: ↑77.9% M/M, ↓4.0% Y/Y

Apartment condominiums show the strongest price appreciation month-over-month at 16.5%, with year-over-year gains of 11.1%. Despite lower sales activity, the significant price growth suggests strong underlying demand and limited supply relative to detached homes.

What This Means for Different Buyer Types

For First-Time Buyers: January 2026 presents an ideal window. With 59 days average on market and 32.7% more inventory than last year, you have time to make informed decisions without pressure. Prices remain stable with modest year-over-year gains, and negotiation leverage is in your favor. Consider acting sooner rather than later—spring typically brings increased competition.

For Upgraders and Downsizers: The balanced inventory gives you flexibility. Whether you're looking to move up to a larger detached home or downsize to a condo, the market has options across all price points. The lower sales activity compared to last year means less competition from other buyers in your segment.

For Investors: Multi-family and condo segments show strong year-over-year appreciation (11.1% and 16.5% respectively), suggesting underlying demand fundamentals remain solid. With 4.3 months of inventory, you have time to analyze deals thoroughly before committing. The rental market remains tight with only 3% vacancy, supporting strong cash flow potential.

Market Outlook

The transition from a seller's market to a buyer's market is complete. The 32.7% year-over-year inventory increase combined with a 27.6% decline in sales activity signals a clear shift in dynamics. However, this doesn't mean prices will collapse—the year-over-year price appreciation of 2.5% demonstrates continued underlying demand.

Key Takeaways:

1. Inventory is abundant – Buyers have unprecedented choice
2. Prices are stable – No dramatic swings in either direction
3. Timing favors buyers – Negotiate from a position of strength
4. Spring will be busier – Act now if you're serious about moving
5. Fundamentals remain solid – Immigration and population growth continue to support long-term demand

Next Steps

If you're considering a real estate move in 2026, now is the time to explore your options. Whether buying, selling, or investing, the data shows opportunity for those who act strategically.

Ready to make your move? Contact Rojek Realty for a personalized market analysis tailored to your property type, timeline, and goals. With 15+ years of local expertise and deep knowledge of Edmonton's residential market, we'll help you navigate this dynamic landscape with confidence.

Data Source: REALTORS® Association of Edmonton, January 2026 Residential Statistics

Executive Summary

Edmonton's commercial real estate market continues to offer robust opportunities for investors across multiple property types. January 2026 data reveals a diverse market with strong fundamentals in industrial and retail sectors, attractive cap rates in office space, and steady demand in multi-family properties. Whether you're a seasoned investor or exploring commercial real estate for the first time, Edmonton's market presents opportunities across price points and investment strategies.

Market Overview by Property Type

Industrial Properties

• Inventory for Sale: 101 units
• New Listings Added (January): 15
• Year-to-Date Sales: 6
• Inventory for Lease: 85 units
• Year-to-Date Leases: 7

Retail Properties

• Inventory for Sale: 169 units
• New Listings Added (January): 50
• Year-to-Date Sales: 12
• Inventory for Lease: 379 units
• Year-to-Date Leases: 7

Office Space

• Inventory for Sale: 83 units
• New Listings Added (January): 42
• Year-to-Date Sales: 3
• Inventory for Lease: 90 units
• Year-to-Date Leases: 5

Multi-Family Properties

• Inventory for Sale: 221 units
• New Listings Added (January): 17
• Year-to-Date Sales: 1

Land

• Inventory for Sale: 7 units

Edmonton Commercial Market Metrics

Industrial Sector

• Vacancy Rate: 3.7%
• Market Asking Rent: $12.86/SF
• Market Sale Price: $163/SF
• Cap Rate: 7.7%
• Total Inventory: 205.3M SF

The industrial sector demonstrates strong fundamentals with the lowest vacancy rate at 3.7%. At $163/SF, industrial properties offer excellent value with a competitive 7.7% cap rate. With 205.3M SF of inventory, there's substantial opportunity for investors seeking stable, income-producing assets. The tight vacancy rate suggests strong tenant demand and limited supply, supporting rental growth potential.

Retail Sector

• Vacancy Rate: 3.8%
• Market Asking Rent: $25.35/SF
• Market Sale Price: $272/SF
• Cap Rate: 6.7%
• Total Inventory: 75M SF

Retail properties maintain healthy 3.8% vacancy with strong rental rates at $25.35/SF. At $272/SF, retail commands a premium price relative to industrial, reflecting higher income potential. The 6.7% cap rate is attractive for income-focused investors seeking portfolio diversification. With 75M SF of inventory, retail offers a balanced selection of strip malls, standalone retail, and mixed-use properties.

Office Sector

• Vacancy Rate: 10.9%
• Market Asking Rent: $30.53/SF
• Market Sale Price: $173/SF
• Cap Rate: 11.2%
• Total Inventory: 47.6M SF

Office space presents a unique opportunity for value investors. The 10.9% vacancy rate is elevated compared to industrial and retail, reflecting post-pandemic market adjustments. However, this creates opportunity: office properties trade at only $173/SF (lowest among all sectors) while commanding the highest cap rate at 11.2%. For investors comfortable with repositioning or lease-up strategies, office offers compelling risk-reward dynamics. The $30.53/SF asking rent supports strong cash flow once stabilized.

Multi-Family Sector

• Vacancy Rate: 6.6%
• Market Asking Rent: $1,527/unit
• Market Sale Price: $209,258/unit
• Cap Rate: 5.5%
• Total Inventory: 119,069 units

Multi-family properties reflect strong market demand with a balanced 6.6% vacancy rate. At $1,527/unit average rent, Edmonton's rental market remains competitive and attractive for income investors. The $209,258/unit pricing reflects the sector's popularity, while the 5.5% cap rate is solid for a stabilized, lower-risk asset class. With 119,069 units of inventory, multi-family offers the largest selection and most liquidity among commercial property types.

Comparative Market Analysis: Edmonton vs. Calgary

Industrial:

• Edmonton: 3.7% vacancy, $12.86/SF rent, $163/SF price, 7.7% cap rate
• Calgary: 4.3% vacancy, $12.89/SF rent, $193/SF price, 6.9% cap rate
• Insight: Edmonton offers better cap rates with tighter vacancy. Calgary commands higher prices.

Retail:

• Edmonton: 3.8% vacancy, $25.35/SF rent, $272/SF price, 6.7% cap rate
• Calgary: 2.4% vacancy, $29.65/SF rent, $353/SF price, 6.5% cap rate
• Insight: Calgary's retail market is tighter and more expensive. Edmonton offers value.

Office:

• Edmonton: 10.9% vacancy, $30.53/SF rent, $173/SF price, 11.2% cap rate
• Calgary: 14.6% vacancy, $31.04/SF rent, $174/SF price, 12.2% cap rate
• Insight: Both markets show elevated office vacancy. Calgary's higher cap rate reflects greater risk.

Multi-Family:

• Edmonton: 6.6% vacancy, $1,527/unit rent, $209,258/unit price, 5.5% cap rate
• Calgary: 7.1% vacancy, $1,811/unit rent, $321,827/unit price, 5.2% cap rate
• Insight: Edmonton offers better value with lower prices and tighter vacancy. Calgary commands premium pricing.

Investment Strategy Recommendations

For Income-Focused Investors: Industrial and retail properties offer the best combination of low vacancy and solid cap rates. Industrial's 3.7% vacancy and 7.7% cap rate, paired with strong tenant demand, make it ideal for conservative investors seeking stable cash flow. Retail's 3.8% vacancy and 6.7% cap rate provide slightly lower returns but with diversified tenant bases.

For Value/Opportunity Investors: Office space presents compelling opportunity. The 10.9% vacancy and 11.2% cap rate reflect temporary market weakness, not fundamental problems. With strong asking rents at $30.53/SF and low acquisition prices at $173/SF, patient investors can acquire, reposition, and stabilize office assets for strong returns.

For Growth-Oriented Investors: Multi-family properties balance growth potential with income stability. Edmonton's 6.6% vacancy and strong rental demand at $1,527/unit support both appreciation and cash flow. The rental market's tightness (only 3% vacancy across residential) suggests continued rent growth potential.

For Portfolio Diversification: A balanced approach across industrial, retail, and multi-family sectors reduces risk while capturing opportunities across the market. Edmonton's diverse inventory (101 industrial, 169 retail, 83 office, 221 multi-family) provides ample selection for building a diversified portfolio.

Market Dynamics & Outlook

Strong Fundamentals:

• Low vacancy rates in industrial (3.7%) and retail (3.8%) indicate tight supply and strong tenant demand
• Healthy rental rates support cash flow and appreciation potential
• Diverse property types and price points accommodate various investment strategies

Opportunities:

• Office sector's elevated vacancy creates acquisition opportunities for value investors
• Multi-family's strong demand supports both income and appreciation
• Industrial's tight fundamentals suggest continued strength

Considerations:

• Office sector requires active management and repositioning expertise
• Multi-family pricing reflects strong demand—careful underwriting essential
• Market conditions can shift; thorough due diligence is critical

Next Steps

If you're considering commercial real estate investment in Edmonton, now is the time to explore opportunities. The market offers something for every investor type—from conservative income plays to aggressive value strategies.

Ready to explore commercial opportunities? Contact Rojek Realty for detailed market analysis, exclusive off-market deals, and personalized investment guidance. With 15+ years of commercial real estate experience, deep knowledge of Edmonton's market dynamics, and a network of institutional investors, we'll help you identify and execute the right strategy for your portfolio.

Whether you're looking at a single property or building a diversified portfolio, we have the expertise to guide you through every step of the process.

Data Source: REALTORS® Association of Edmonton & CoStar Group, January 2026 Commercial Statistics.

Welcome to the Rojek Realty blog! Whether you're nestled in a quiet Sherwood Park cul-de-sac, enjoying the vibrant life in central Edmonton, or considering a move to the growing community of St. Albert, the decision to buy or sell a home is a significant one.

The Edmonton real estate market has its own unique rhythm and factors. As your local experts, we're here to demystify the process and provide you with the knowledge you need to make confident decisions.

Let's break it down for both buyers and sellers.

For the Sellers: Maximizing Your Home's Value in a Competitive Market

Selling your home isn't just about putting a "For Sale" sign on the lawn. It's about strategic preparation to attract the right buyers and secure the best possible price.

1. First Impressions are Everything (Curb Appeal & Staging)
Before a buyer ever steps inside, they’ve judged your home from the street. In Edmonton, where winters are long, a clear driveway and walkway are non-negotiable. In warmer months, a tidy lawn, trimmed shrubs, and a fresh coat of paint on the front door work wonders.

Inside, consider professional staging. A well-staged home helps buyers visualize themselves living there. It highlights your home's best features and maximizes the feeling of space. We can connect you with fantastic local stagers who understand what Edmonton buyers are looking for.

2. Price it Right from Day One
The biggest mistake a seller can make is overpricing. In today's market, buyers are well-informed. An inflated price leads to your home sitting on the market, becoming "stale," and eventually selling for less than it might have with a strategic initial price. We provide a comprehensive Comparative Market Analysis (CMA), looking at recent sales of similar homes in your specific Edmonton neighbourhood to find that sweet spot.

3. Professional Marketing is Non-Negotiable
High-quality photography is just the start. We utilize professional videography, 3D virtual tours, and targeted social media advertising to ensure your listing gets in front of the right eyes—not just in Edmonton, but for those considering a move to our great city from elsewhere.

4. Be Prepared for the Home Inspection
A home inspection is a standard part of the process. Get ahead of it by addressing minor repairs before listing: fix leaky faucets, replace burnt-out lightbulbs, ensure all doors and windows open smoothly. This shows buyers that the home has been well-maintained and can prevent minor issues from becoming major negotiation points later.

For the Buyers: Finding Your Dream Home in the Edmonton Area

Buying a home is an exciting journey, but it can feel overwhelming. Having a clear plan and the right team makes all the difference.

1. Get Pre-Approved, Not Just Pre-Qualified
This is your first and most crucial step. A pre-approval from a trusted mortgage broker tells you exactly how much you can afford and shows sellers you are a serious, credible buyer. In a competitive situation, a pre-approval letter can make your offer stand out.

2. Define Your "Must-Haves" vs. "Nice-to-Haves"
Make a list. Do you need a garage for our Edmonton winters? Is being close to the River Valley trail system a priority? Are you looking for a specific school catchment in Sherwood Park or Fort Saskatchewan? Knowing your non-negotiables will help us focus the search and save you time.

3. Think Long-Term
A home is an investment. Consider the neighbourhood's growth potential. Are there new amenities, schools, or transit lines planned? Communities like Windermere or The Orchards in Edmonton are still developing, offering great potential for future value. We can provide insights into community development plans across the region.

4. Don't Skip the Home Inspection
Even if a home looks perfect, a professional home inspection is essential. It can reveal hidden issues with the foundation, roof, electrical, or plumbing—especially important in older, character homes in neighbourhoods like Glenora or Strathcona. We always recommend this crucial step to protect your investment.

5. Understand the Full Costs
Beyond your down payment and mortgage, remember to budget for closing costs (like legal fees and land transfer taxes), property taxes, utilities, and potential condo fees. We’ll help you understand all the numbers so there are no surprises.

The Rojek Realty Difference

Buying or selling a home is more than a transaction; it's a milestone. At Rojek Realty, we don't just facilitate deals; we build relationships and guide you through one of life's biggest decisions with clarity and confidence.

We are deeply embedded in the Edmonton, Sherwood Park, St. Albert, and surrounding communities. We know the market trends, the neighbourhood vibes, and the hidden gems.

Ready to take the next step? Let's talk about your real estate goals.

Contact Us Today for a Free, No-Obligation Consultation:
PH: 587-778-4144
EM: [email protected]