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Sample report · not a real client’s homeA two-storey in Westmount
This is the report a seller receives, built for a composite home so nobody’s address is published alongside a price. Everything measured against it — the sales, the competition, the assessments — is real Edmonton data.
Midpoint $730,000 · $395 per ft²
Three ways to enter the market
The same house can be listed three ways. The report shows what each one is likely to cost in time and in dollars, rather than naming one number and leaving the seller to guess at the alternatives.
Priced under the evidence to draw traffic in the first ten days, when a listing gets the most attention it will ever get. Sells fastest; leaves the least on the table if the market is thin.
The midpoint of the adjusted comparables. Prices where the evidence sits, and lets the first two weekends decide whether it moves.
Above what the comparables support, betting on a buyer who wants this exact house. Costs time, and time on market is what buyers read as a problem.
What sold, adjusted to this home
Five sales closest to the subject on size, age and lot, each corrected onto it. The adjustment is shown in the open: a comparable is only evidence once you can see what was done to it and why.
| Comparable | Size | Sold | Adjusted for | Evidence |
|---|---|---|---|---|
| Sylvancroft Lane NWSold February 6, 2026 · 29 days on market | 1,851 ft²3 bed · built 2014 | $925,000sold price | no adjustment needed | $925,000adjusted to this home |
| 109 Avenue NWSold July 14, 2025 · 45 days on market | 1,607 ft²3 bed · built 1994 | $442,750sold price | +36,800 size+24,000 age | $503,500adjusted to this home |
| Wadhurst Road NWSold April 14, 2025 · 216 days on market | 1,714 ft²3 bed · built 2023 | $755,000sold price | +32,900 size−10,800 age | $777,000adjusted to this home |
| Wadhurst Road NWSold December 30, 2024 · 116 days on market | 1,614 ft²3 bed · built 2023 | $687,500sold price | +55,300 size−10,800 age | $732,000adjusted to this home |
| 108 Avenue NWSold December 11, 2024 · 33 days on market | 1,602 ft²3 bed · built 2015 | $582,100sold price | +49,600 size−1,200 age | $630,500adjusted to this home |
Sold figures from the REALTORS® Association of Edmonton, November 5, 2024 to February 6, 2026, drawn from 8 house sales in Westmount. House numbers are withheld; the street, size, age and figures are as sold.
Who this home would be up against
Every house listed in Westmount right now. A seller is not priced against the neighbourhood’s history; they are priced against the homes a buyer can walk through this weekend.
| Listed | Size | Beds | Asking | $/ft² |
|---|---|---|---|---|
| 111 Avenue NW | 1,350 ft² | 2 bed | $339,900 | $252/ft² |
| 123 Street NW | 1,399 ft² | 3 bed | $339,999 | $243/ft² |
| 109 Avenue NW | 910 ft² | 3 bed | $385,000 | $423/ft² |
| 132 Street NW | 944 ft² | 3 bed | $399,000 | $423/ft² |
| 127 Street NW | 925 ft² | 3 bed | $484,900 | $524/ft² |
| 125 Street NW | 1,755 ft² | 3 bed | $549,900 | $313/ft² |
| 127 Street NW | 1,366 ft² | 5 bed | $560,000 | $410/ft² |
| 122 Street NW | 1,830 ft² | 4 bed | $659,900 | $361/ft² |
At the midpoint this home asks about $395/ft², below the $410/ft² median of its live competition.
Active listings via the CREA Data Distribution Facility (DDF®), refreshed every six hours. House numbers withheld on this sample page.
The City’s own record, year by year
Ten years of assessed value for a Westmount house this size. An assessment is not a sale price — it is the anchor the range starts from, and its shape says what the City has watched this street do.
What the City assesses in Westmount
Split by dwelling type, because a neighbourhood average that mixes apartments into house prices describes neither. Houses here are up 30.3% since 2012, measured on the 1,119 that were on the roll in both years.
City of Edmonton 2026 assessment roll.
How the range was calculated
- Start from the record. The City’s assessment, year built, lot and building area for the address, plus ten years of assessed history.
- Add what the City can’t see. Condition, renovations, basement finish, suite, parking — the things that separate two identical-looking houses by $60,000.
- Find true comparables. Recent sales closest on size, age and lot. Attached homes are excluded from a detached subject even when the floor area matches.
- Adjust each one onto this home for size, age and bathrooms, at rates shown beside every comparable above.
- Take the middle, not the extremes. The range is the middle of the adjusted set, so a single outlier can’t widen what a seller prices against.
- Read it against live competition — asking $/ft² and days on market for the homes a buyer would see the same weekend.
- Ryan reads it before you price from it. Character homes, infills and luxury rarely have a clean comparable, and that judgement isn’t something a model supplies.
Want this for your address?
The on-screen range takes about a minute. The full report follows by email, free, with no listing agreement.
Start with your addressThis sample produces a competitive positioning range only — not an appraisal, a comparative market analysis, or an opinion of value on any specific property. The subject home is composite. Sold figures are board data used here to show the method; house numbers are withheld. Assessment data is City of Edmonton open data and may contain errors or omissions.