If you’ve been thinking about selling your Fort McMurray home, I have news that might surprise you: right now, in the middle of winter, you have more negotiating power and less competition than we’ve seen in years.

As Fort McMurray’s trusted residential real estate agent, I’ve watched our local housing market transform dramatically over the past year. What I’m seeing in early 2026 is creating unprecedented opportunities for homeowners ready to sell. Let me share what’s happening in our market and why waiting could cost you thousands of dollars.

Fort McMurray’s Housing Inventory Crisis: What Sellers Need to Know

Our Wood Buffalo region just closed out 2025 with the highest annual sales volume we’ve seen in more than ten years with 1,224 homes sold. Yet here’s the remarkable part: we currently have only about 260 active residential listings available across Fort McMurray.

To put that in perspective, we averaged over 100 sales per month last year, but we’re starting 2026 with barely enough inventory to meet two and a half months of demand. In real estate terms, anything under three to four months of supply leans to a seller’s market. We’re sitting at approximately 3.4 months of supply, down 38% from last year.

This isn’t speculation or hype, it’s simple economics. Demand is dramatically outpacing supply, and there’s no new construction to ease the pressure. Every resale home that hits the market right now is competing with virtually no one while facing multiple eager buyers.

What This Historic Low Inventory Means for Fort McMurray Home Sellers

After helping countless homeowners navigate our local real estate market, I can tell you that current conditions offer sellers three significant advantages you won’t want to miss:

1. Multiple Offers Are Becoming the Norm

When buyers have limited options, well-priced homes attract intense attention. I’m regularly seeing properties receive multiple competing offers, with buyers bidding against each other to secure the home they want. This competition drives prices up and puts you, the seller, in complete control of negotiations. That’s the power of scarcity working in your favour.

2. Less Competition, Stronger Negotiating Position

Remember when sellers had to compete by slashing prices to stand out? Those days are gone. With inventory at historic lows, your home becomes one of the few options available to buyers. They can’t afford to lowball you when three other buyers are ready to write full-price offers.

This means fewer price reductions, better terms, and more flexibility on possession dates. Buyers are coming to the table prepared and motivated, often with mortgage pre-approvals already secured.

3. Faster Sales at Better Prices

Current average days on market hover around 60 days for Fort McMurray homes, but properly priced listings in desirable neighborhoods are selling much faster. Why? Because serious buyers know that hesitation means losing out to someone more decisive.

I’ve seen this urgency firsthand. Buyers aren’t casually browsing, they’re actively hunting for properties before someone else snatches them up.

The Neighbourhoods Where Demand is Exceptionally Strong

Certain Fort McMurray communities are experiencing particularly acute inventory shortages. If you own property in these areas, you’re sitting on a gold mine of buyer interest:

Saprae Creek Estates currently has only five homes listed despite nearly 1,000 residents and strong demand for the acreage lifestyle. If you own one of those sought-after properties, you’ll effectively have zero competition when you list.

Beacon Hill continues to attract families seeking quality homes in an established community. Well-maintained properties in this neighborhood are being snapped up quickly, often with multiple offers from buyers who’ve been waiting for the right opportunity.

Abasand remains one of Fort McMurray’s most desirable locations, with rebuilt homes and renewed community spirit drawing serious buyer interest. Limited inventory in this area means any well-presented listing commands immediate attention.

When a quality property appears in these markets, it commands immediate attention from buyers who’ve been waiting months for the right opportunity.

Why Listing Before Spring Could Put More Money in Your Pocket

Many homeowners assume spring is the best time to sell. This year, that conventional wisdom could cost you money. Here’s why listing now makes strategic sense:

January 2026 represents all-time low inventory levels. Your home will face minimal competition. By spring, market forecasts predict an influx of new listings as sellers follow traditional timing patterns. More listings mean more competition and less leverage for you.

Winter buyers are serious buyers. Nobody trudges through Fort McMurray snow to tour homes unless they genuinely need to buy. These motivated buyers are prepared to write strong offers with favourable terms because they understand the limited supply.

Price growth is expected to remain modest. Economists predict 1-2% annual appreciation for Fort McMurray real estate in 2026. That means waiting several months likely won’t significantly increase your home’s value, but it will expose you to increased competition and potentially missed opportunities for multiple offers happening right now.

Current market momentum favors immediate action. The negotiating leverage and bidding wars happening today might not persist if inventory builds substantially by mid-year. Locking in a sale now captures peak market conditions.

Strategic Pricing is Your Secret Weapon in This Market

Even in a strong seller’s market, pricing strategy matters enormously. Our Fort McMurray market has changed dramatically from even twelve months ago. Homes that would have seemed optimistically priced in 2024-2025 are now selling at or above asking.

As your trusted Fort McMurray real estate agent, I provide comprehensive market analysis that reflects current conditions, not outdated comparables. We’ll price your home to attract maximum attention while leaving room for competitive offers to drive the final price higher.

Underpricing slightly in this market can actually trigger bidding wars that net you more than an aggressive asking price would. It’s counterintuitive, but I’ve seen it work repeatedly when executed correctly.

Request your free, no-obligation market evaluation to discover what your home is worth in today’s market.

What to Expect in the Coming Months

Market analysts anticipate gradually increasing inventory as we move toward spring, though nothing approaching balanced market conditions. Unless we see a massive surge of new listings (unlikely given zero new construction), sellers should maintain their advantage through winter and into spring.

Detached home values have already appreciated approximately 3.3% year-over-year, reflecting buyer preference for single-family properties. This selective price growth is likely to continue for in-demand property types, especially updated family homes and acreage properties.

Your Next Steps: Let’s Maximize Your Home Sale

Fort McMurray’s real estate landscape in early 2026 uniquely favors sellers who act strategically. Limited inventory combined with strong buyer demand creates the perfect conditions for achieving premium prices with favorable terms.

If you’ve been considering selling your Fort McMurray home, now is the time to have a conversation about your options. As your trusted local residential real estate expert, I’ll provide you with:

• A comprehensive market analysis specific to your neighborhood

• Strategic pricing recommendations based on current conditions

• Professional guidance on preparing your home to attract maximum offers

• Expert negotiation to ensure you get top dollar

The window of opportunity is open, but it won’t stay this wide forever. Spring will bring more competition. Don’t leave money on the table by waiting.

Contact me today for a free, no-obligation home evaluation. Let’s discuss how to position your property to take full advantage of Fort McMurray’s hottest seller’s market in years. Your next chapter starts with one conversation.

Ready to get started? Schedule your free market evaluation here and discover what your home could sell for in today’s unprecedented market.

Written by Kate Arnold REALTOR® with Coldwell Banker United

Serving Fort McMurray homeowners with trusted real estate advice and proven results. When you’re ready to sell your home, you deserve an agent who knows this market inside and out.

As we move into 2026, the Fort McMurray real estate market is being shaped by one simple reality: supply has not kept up with demand.

We closed out 2025 with 1,224 residential sales, the highest annual sales volume Wood Buffalo has seen in over a decade. This level of activity matters because it created momentum that has carried directly into the new year.

At the same time, inventory has continued to tighten, with no new construction homes entering the market to relieve supply.

As of the beginning of 2026, there are approximately 260 active residential listings available across Fort McMurray. When you compare that number to last year’s average of over 100 sales per month, the imbalance becomes clear very quickly. There are far more buyers looking than there are homes available to purchase.

This is not a speculative market shift. It is basic supply and demand.

What Tight Inventory Means for Sellers

For homeowners, limited inventory creates an opportunity, but only when pricing and strategy are handled correctly.

When buyers have fewer options, well priced and well presented homes attract strong attention. Multiple offer situations are already happening and are expected to continue as long as inventory remains constrained.

This is not a market where low quality pricing strategies succeed. Overpricing still causes homes to sit, but underestimating demand can also leave money on the table. Sellers who have not reviewed their home’s market value recently should strongly consider an updated evaluation. The market conditions today are very different from even a year ago.

What This Market Means for Buyers

Buyers need to be realistic about the environment they are entering.

With only 260 active listings available, competition is unavoidable. Low ball offers are not effective in this type of market, particularly on homes that are priced correctly. Sellers have options, and buyers who come in significantly under market value are often overlooked in favour of cleaner, more competitive offers.

Preparation matters more than ever. Buyers who are pre approved, well informed, and ready to act are the ones who succeed. This is no longer a market where hesitation or testing the waters produces results.

Why Accurate Market Interpretation Matters

I am a full time real estate agent in Fort McMurray, and my job is to stay on top of the numbers daily. Sales volume, active inventory, pricing trends, and buyer behaviour all tell a story when you know how to interpret them together.

My role is not to create pressure. It is to provide clarity so clients can make confident decisions based on real data, not assumptions or outdated market perceptions.

Looking Ahead in 2026

Strong sales activity paired with historically low inventory has set the tone for the year ahead. This market rewards preparation, accurate pricing, and decisive action on both sides of the transaction.

If you are thinking about selling, buying, or simply want a realistic understanding of where your property fits in today’s market, I am always happy to have that conversation.

The strongest decisions start with understanding the numbers.

Written by Kate Arnold REALTOR® | Coldwell Banker United

As 2025 comes to a close, I find myself reflecting on the conversations, decisions, and moments that shaped this year in Fort McMurray real estate.

This past year marked the early stages of a market shift. Buyers became more thoughtful. Sellers became more strategic. The pace of the market required patience, preparation, and honest conversations. And through it all, trust mattered more than ever.

To every client, referral partner, colleague, and follower who placed their confidence in me this year, thank you. Your trust is never taken lightly.

A Year of Change in the Fort McMurray Real Estate Market

The Fort McMurray housing market in 2025 was not defined by extremes. Instead, it was defined by adjustment.

Some homes sold quickly when pricing, presentation, and timing aligned. Others required more time and a clear strategy. Some buyers found the right home and moved forward with confidence. Others chose to pause, gather information, and wait for the right opportunity.

All of these outcomes were valid. A changing market is not a bad market. It is simply one that requires clarity, experience, and honest guidance.

Gratitude for the Trust Placed in My Work

Real estate is not just about transactions. It is about people navigating major life decisions.

This year, I worked with first-time buyers, seasoned homeowners, investors, local businesses, commercial building owners and families making difficult choices. I also had the privilege of receiving referrals, repeat business, and messages from people who simply wanted honest answers without pressure.

Whether you bought, sold, shared my content, referred a friend, or reached out with questions, I am genuinely grateful. These relationships are the foundation of my business.

My Commitment as a REALTOR® in Fort McMurray

My approach has remained consistent through every market cycle.

My goal is to provide accurate, up-to-date market information so my clients can make confident decisions based on facts, not fear or hype. Sometimes that means moving forward quickly. Other times it means waiting. Both are good decisions when they are informed.

If you are searching for the best REALTOR® in Fort McMurray, the right agent is someone who prioritizes clarity, transparency, and your long-term goals over short-term pressure.

That is the standard I hold myself to.

Hope and Opportunity Heading Into 2026

Looking ahead to 2026, there is reason for optimism for both buyers and sellers.

For sellers, informed pricing strategies and proper preparation will continue to matter. Homes that are positioned correctly will stand out and attract serious buyers.

For buyers, opportunities exist for those who understand the market, stay informed, and are prepared to act when the right home becomes available.

The key in 2026 will not be timing the market perfectly. It will be understanding it well.

Here to Help in 2026 and Beyond

As we enter a new year, my role remains the same. To guide, educate, and advocate for my clients with honesty and professionalism.

If you are thinking about buying or selling a home in Fort McMurray in 2026, or if you simply want to understand where the market is heading, I am always happy to have a conversation.

Thank you for being part of my 2025. I look forward to continuing this work with you in the year ahead.

Written by Kate Arnold | REALTOR® with Coldwell Banker United

If you’re trying to get a sense of the Fort McMurray real estate market, one of the most important indicators is inventory, especially when it comes to detached homes in the Urban Service Area. And right now, inventory levels are showing a clear story:
Many neighbourhoods do not have much for buyers to choose from.

Current Detached Home Inventory by Neighbourhood

(Urban Service Area, without condo fees. Information from Pillar 9 as of November 24, 2025)

What This Means for Buyers

“Most Fort McMurray neighbourhoods are sitting below ten detached homes for sale. Buyers have fewer options than they might expect.”

When buyers enter the Fort McMurray real estate market, they often assume there will be a wide selection of detached homes across every neighbourhood. This data shows the opposite. Several communities currently offer very limited choice.

Neighbourhoods such as Abasand, Dickinsfield, Prairie Creek, Stone Creek, Waterways, Wood Buffalo and Grayling Terrace all have fewer than ten detached homes available. If you are shopping in these areas, you may be competing with other buyers who are focused on the same few listings.

Communities like Eagle Ridge and Parsons Creek have slightly more selection but remain well below historic norms for this time of year.

The only neighbourhoods with broader options are Thickwood and Timberlea, which typically carry more volume and a wider variety of property types.

What This Means for Sellers

“Low inventory naturally creates stronger visibility for well priced and well presented homes.”

If you own a detached home in a neighbourhood with low inventory, your listing has a better chance of attracting attention quickly.

1. Less competition means your home stands out more

With fewer properties available, buyers focus faster and more seriously on the homes that do hit the market.

2. Buyers may move more quickly

When inventory is tight, buyers are often more decisive and intentional, especially in neighbourhoods they have been waiting to purchase in.

3. Values tend to remain steadier in low supply zones

Low supply supports pricing. Even when overall sales volumes shift, homes in tight inventory pockets often maintain consistent interest.

4. It may be a favourable time to test the market

If you have been thinking about selling, entering a market with limited competition can be advantageous.

Why Inventory Levels Matter in Fort McMurray

“Real estate in Fort McMurray is hyper local. Two streets apart can have completely different supply and demand conditions.”

Fort McMurray does not behave like Calgary, Edmonton or other large markets. Local neighbourhood supply, relocation patterns, industry employment and affordability all play big roles in shaping demand.

This is why understanding micro inventory is so important. A city wide number will never tell the full story.

Common Questions Buyers and Sellers Ask

How many detached homes are for sale in Fort McMurray right now?

Most neighbourhoods currently offer between four and fifteen detached homes, with only Thickwood and Timberlea showing larger inventory.

Is it a good time to sell my home in Fort McMurray?

If your neighbourhood has fewer than ten detached homes listed, you are entering the market with strong positioning. Low supply can mean more attention on your home.

Which neighbourhoods have the most inventory?

Thickwood and Timberlea, which makes sense, as these are larger areas.

Which neighbourhoods have the least?

Grayling Terrace, Prairie Creek, Waterways, Abasand and Stone Creek are all extremely low at the moment.

Final Thoughts: A Changing Market Needs Local Data

“If you want an accurate picture of your home’s value, you need neighbourhood level data, not city wide averages.”

Detached inventory is tightening across many areas of Fort McMurray. For both buyers and sellers, understanding these neighbourhood specific trends is key to making confident decisions.

If you would like a custom report for your street or neighbourhood, I would be happy to walk you through the numbers and explain how current inventory affects your property.

Curious about your home’s value or how competitive your area is today? Reach out anytime.

Written by Kate Arnold REALTOR® with Coldwell Banker United

In Fort McMurray, many homes on the market are vacant due to work relocations, early possession of a new home, or sellers moving out before listing. A vacant home can show beautifully, but it also requires thoughtful preparation and consistent attention, especially during winter.

Cold temperatures and heavy snowfall mean a vacant property needs preventative care to stay protected and ready for showings.

Start With Your Insurance Policy

One of the most important steps is to check your insurance policy before your home becomes vacant. Most providers have specific requirements to keep coverage valid.

Requirements may include:

• Scheduled check-ins every 48 to 72 hours

• A written or digital log documenting each visit

• Confirmation that the home is secure

• Monitoring the furnace and indoor temperature

• Keeping records, photos, or timestamps

Because every policy is different, contacting your insurance provider ensures that you understand what is required and how to properly document it. This is one of the simplest ways to prevent problems and maintain peace of mind.

Helpful resource: Insurance Bureau of Canada vacancy information — https://www.ibc.ca/

Temperature Monitoring and Furnace Care

Fort McMurray winters can reach extreme lows. A furnace failure can cause indoor temperatures to drop quickly, so ensuring reliable heat is essential.

Preventative tips:

• Keep the thermostat at or above 17 degrees Celsius

• Have the furnace serviced before winter

• Replace filters before the home becomes vacant

• Ask about remote monitoring devices (many HVAC companies offer them)

• Have your designated check-in person confirm the temperature at each visit

These small steps help maintain a safe and stable environment inside the home, and can help avoid costly damages.

Safe Access: Snow Removal and Exterior Maintenance

Buyers, appraisers, inspectors, and agents all need safe access to the property. A vacant home should still feel accessible, cared for, and welcoming.

Snow removal guidelines:

• Clear driveways, walkways, and front steps

• Apply ice melt where needed

• Keep exterior lights on timers

• Clear decks and side paths where buyers or inspectors may access

If you cannot maintain this yourself, many Fort McMurray companies offer snow removal and vacant-home winter services.

Year-Round Diligence for Vacant Homes

Even outside winter, vacant homes benefit from consistent upkeep. This helps protect the property and ensures strong first impressions when buyers arrive.

General year-round guidance:

• Check for leaks around plumbing fixtures

• Run taps and flush toilets to keep plumbing active

• Maintain ventilation and airflow

• Keep the yard tidy and maintain curb appeal

• Remove flyers, mail, and packages regularly

• Ensure smoke and CO detectors are working

• Maintain the mechanical systems as needed

A cared-for home shows better and helps support a smooth sale.

How Proper Vacant Home Maintenance Helps Your Sale

A vacant home that is well-maintained feels comfortable and safe during showings. Buyers notice when a property is looked after, and it reflects positively on the overall presentation.

Consistent maintenance helps:

• Protect your insurance coverage

• Prevent avoidable issues

• Ensure safe access

• Strengthen buyer confidence

• Support a smooth and successful sale

Proactive care is one of the simplest ways to support your listing and present your home at its best.

Here To Guide You Through the Process

Vacant homes are common in Fort McMurray’s market, especially in winter. With the right systems in place, they can be shown safely and sold successfully. As a full-time REALTOR, I provide guidance on preparing your home, maintaining strong presentation, and connecting you with trusted professionals when additional help is needed.

If you are planning to list a vacant home or have questions about winter preparation, I am always here to help!

Written by Kate Arnold | REALTOR® with Coldwell Banker United

If you’ve been thinking about selling your Fort McMurray home, you’ve probably wondered what you can do to get the best price and a smooth sale. The truth is that most homeowners focus on the wrong things before hitting the market, and it ends up costing them both time and money.

I’ve been a REALTOR® in Fort McMurray since 2016 and have seen every kind of market, from fire recovery to record-low inventory. I know what separates listings that sit from listings that sell. Below are five common mistakes Fort McMurray homeowners make before listing and how to avoid them.

1. Waiting for the “perfect time” to sell

I hear this one all the time: “Should I wait until spring?” or “Maybe the market will go up.”
The reality is that the right time to sell depends on your goals, not the calendar. Inventory levels shift each season, and right now, low inventory means less competition for sellers across Timberlea, Beacon Hill, and Parsons North.

“The perfect time to sell isn’t a date on the calendar. It’s when your goals, your home, and the market align.”

If you’re ready to move, waiting for a “perfect” window often means missing your strongest one. A trusted Fort McMurray REALTOR® can help you determine when the timing makes the most sense for your home and your lifestyle.

2. Skipping a pre-listing inspection

This one can cost sellers more than they realize. A pre-listing inspection builds trust and gives you control over the negotiation process. Buyers in Fort McMurray want to move quickly but hate surprises.

When you fix deficiencies up front or price with them in mind, you avoid last-minute renegotiations and protect your sale price. Transparency sells, and buyers notice when a home feels cared for.

In my experience, this single step can help save sellers thousands, or the deal all together. It removes uncertainty and gives buyers confidence to act fast.

3. Overpricing based on emotion instead of data

It’s easy to think, “But we’ve done so many upgrades!” or “My neighbour got $X!”
Market value isn’t emotional; it’s evidence-based. I use current Fort McMurray market data to price listings strategically within the right buyer search range.

Homes priced correctly from day one typically sell faster and closer to their asking price.

A well-priced home is more likely to get attention, showings, and offers. An overpriced one sits, grows stale, and often sells for less than it could have with the right pricing strategy from the start.

4. Ignoring presentation and photography prep

Buyers shop online first, and your photos are your first showing. Decluttering, lighting, fresh paint, and curb appeal make a huge difference in how your home is perceived.

I walk every seller through a detailed photo-prep checklist to make sure their home shines on screen. Professional photos highlight space, light, and lifestyle, which are the three things Fort McMurray buyers are drawn to most.

“Your first showing happens online. Great presentation is your first impression. Make it count.”

5. Choosing the wrong listing strategy

A strong listing is not just about MLS exposure. It is about strategy. The first 10 days on the market are your most powerful. You need the right pricing, timing, and marketing plan to create early momentum and attract qualified buyers.

From targeted advertising to custom copy that highlights the features Fort McMurray buyers care about most such as parking, lot size, and condition, I create a marketing plan that positions your home to sell confidently and quickly.

Interested in how I approach marketing? Book your free, no-obligation appointment today!

Ready to sell smart? Let’s plan it together.

Whether you’re thinking of listing this month or six months from now, a quick prep consultation can help you avoid these costly mistakes and set your sale up for success.

📩 Contact me for a complimentary pre-listing walkthrough. I’ll share an estimated market value, and a clear path to listing with confidence.

Written by Kate Arnold REALTOR® | Coldwell Banker United

When it comes to understanding the Fort McMurray real estate market, there’s no shortage of opinions. You’ll hear plenty of advice from coworkers, friends, and family about what homes are “really” worth or when the best time to buy or sell might be. The truth is, while everyone means well, most of that advice is based on outdated or incomplete information.

Real estate data, when read correctly, tells a much clearer story. It shows what’s actually happening in the market right now, not what people think is happening. The numbers reveal the trends, and in Fall 2025, those trends tell a story Fort McMurray hasn’t seen in nearly a decade: rising sales, higher prices, and the lowest inventory in years.

Why Real Estate Data Matters

For both buyers and sellers, data helps separate noise from fact. Understanding the metrics behind the market allows you to make confident decisions, avoid costly mistakes, and time your move strategically.

Since 2016, I’ve helped hundreds of clients navigate the Fort McMurray market through some of its most unpredictable years, from recovery to rebuilds, and now into a phase of renewed growth. What hasn’t changed is how valuable clear, honest interpretation of the numbers can be.

The Metrics That Matter Most

The Fort McMurray market generates a lot of numbers every month. Here’s how to read the most important ones and what they mean for you.

Sales Volume

Sales volume measures how many homes sold in a given period. Rising sales indicate confidence. Buyers are active, and sellers are listing homes that meet current demand.

In Fall 2025, sales are up five percent compared to last year. That’s a meaningful increase after years of slower activity and a strong indicator of renewed confidence across all property types.

Inventory

Inventory refers to how many homes are currently for sale. When inventory is high, buyers have options and sellers face more competition. When it’s low, well-priced homes sell quickly.

Inventory in Fort McMurray has dropped by 10.8 percent compared to last year, the lowest level in nearly a decade. That tightening supply is one of the main reasons prices are climbing again.

Average and Median Price

The average price represents the overall trend, while the median price gives a more realistic picture of what a “typical” home costs. Both have been moving upward through 2025.

The average residential price now sits around $361,500, a four percent increase year over year. This rise reflects balanced growth rather than volatility, which is healthy for long-term stability.

Days on Market

Days on market (DOM) tells you how long homes take to sell. Fewer days mean stronger demand. In 2025, most homes are selling in under 60 days, compared to well over 80 days just a few years ago. This acceleration supports what we’re seeing on the ground. Active buyers, quicker negotiations, and more multiple-offer scenarios.

Absorption Rate (Months of Supply or Months of Inventory)

This measures how long it would take for all current listings to sell if no new ones hit the market.

A balanced market sits between four and six months of supply. Anything below that indicates a seller’s market. As of Fall 2025, Fort McMurray sits at 3.8 months. These are some of the most competitive levels we’ve seen since before 2016.

List-to-Sale Price Ratio

This number tells you what percentage of the asking price homes are actually selling for. It’s one of the most misunderstood stats in real estate, and one that I explain often.

Right now, homes in Fort McMurray are selling for about 96 percent of their list price. In other words, the “super hot deals” people think they can find aren’t the reality. Serious buyers are paying close to asking because inventory is limited and competition is increasing.

What the Fall 2025 Data Is Telling Us

For the first time in nearly ten years, the numbers are aligned in one clear direction.

• Sales volume is up.

• Inventory is down.

• Prices are trending higher.

• Homes are selling faster and closer to list price.

This shift isn’t temporary; it’s the result of long-term supply constraints meeting consistent demand. For buyers, that means less room for negotiation and more need for preparation. For sellers, it’s the ideal moment to list strategically and capture strong value before the next inventory cycle adjusts the balance.

“In 2025, homes are selling for an average of 96.2 percent of list price, proof that the market is more competitive than it seems.”

Common Misconceptions About the Market

Every market has myths, and Fort McMurray is no exception.

1. “You can still get a smoking deal.”
In this environment, most sellers are pricing accurately based on current comparables. The idea of finding extreme under-market bargains isn’t realistic right now.

2. “The market is cooling.”
While some months show normal seasonal dips, the overall trend is upward. Year-over-year, both volume and prices continue to rise.

3. “It’s better to wait.”
Waiting often means paying more later. With inventory shrinking, waiting for the “perfect” time can mean missing the window entirely.

How Buyers and Sellers Can Use This Data

For Buyers

• Watch the months of supply number. Anything under four months signals a more competitive market. Act quickly when you find a home that fits.

• Pay attention to the list-to-sale ratio. If homes are closing at 96 percent of asking, lowball offers will likely be rejected.

• Focus on preparation. Pre-approvals, flexible timelines, and strong terms carry more weight than price alone.

For Sellers

• Price strategically. Even in a strong market, pricing just above comparable sales can delay offers.

• Presentation still matters. Staged, well-photographed homes consistently outperform others.

• Use the data to your advantage. Understanding current absorption rates helps time your listing and plan for your next purchase.

Looking Ahead

If these trends continue, Fort McMurray could experience one of its healthiest housing cycles in years. Sustained buyer confidence, paired with a balanced pace of new listings, suggests stability, not volatility.

Of course, markets evolve. Economic factors, employment shifts, and policy changes all play a role. But for now, the data shows optimism backed by results, not speculation.

View full housing statistics from Pillar 9

Final Thoughts

Real estate isn’t about guessing where the market is going. It’s about understanding where it is now. Numbers don’t replace experience, but when interpreted correctly, they give clients clarity and confidence.

As someone who has been helping Fort McMurray residents buy and sell since 2016, my role is to make sense of that data for you, to explain what it means for your specific home, your goals, and your timing.

Let’s make sense of the data together before your next move. If you want to know what these numbers mean for your property or your next purchase, I’m happy to walk you through it. Your next move, elevated. Get started here!

Written by Kate Arnold | REALTOR® with Coldwell Banker United

When it comes to selling a home in today’s market, preparation, strategy, and strong marketing are essential. For this Beacon Hill seller, those elements came together perfectly, and the results speak for themselves.

The home sold in just 29 days. With 5 showings and one successful open house that brought in over 15 guests, the buyer actually walked through the door at that open house! Proof that sometimes, the most traditional tools in real estate still create the biggest impact.

Why Open Houses Still Work

It’s easy to think that with professional photos, videos, and virtual tours, buyers don’t need an in-person visit until they are ready to write an offer. The reality is that buyers are so well informed. They want to see, touch, and feel a home before making one of the biggest decisions of their lives.

More and more over the past year, buyers are being introduced to a home during an open house. With tight inventory, many are out on weekends seeking opportunities on their own and walking straight into open houses to find them.

For sellers, this is a tool you may not want to overlook.

The Power of Preparation

A smooth sale does not happen by chance. For this Beacon Hill seller, preparation was key. They came into the process informed and educated. Together, we built a tailored strategy that included proper pricing, strong marketing, and hosting an open house at the right time.

The result was a sale that closed faster than the 90-day average in Beacon Hill and in line with the list-to-sale price ratios buyers expect.

Key Takeaways

• Open houses work. They are not just for lookers. Serious buyers attend, and sometimes they are the ones to write the offer.

• Marketing and strategy matter. A well-prepared listing with the right exposure attracts real results.

• Prepared sellers become successful sellers. Understanding the process and partnering on strategy leads to a smooth, confident sale.

Ready to Sell?

If you are thinking about selling, the right plan makes all the difference. From data to strategy to hands-on marketing, I have the experience to help you successfully achieve your real estate goals.

Let’s chat about your unique situation and create a strategy that works for you.

If you’re thinking about selling your home in Timberlea or anywhere in Fort McMurray, understanding the timing, pricing, and preparation that lead to real results is key. In this case study, see how one local homeowner worked with me strategically to achieve a successful sale in just 22 days, even in a slower price point.

The Backstory: Staying Informed and Ready

This Timberlea homeowner had been receiving regular Fort McMurray market updates from me for several years. While there was interest in selling earlier, the timing never quite aligned with the market. The price point for this style of home had remained soft for an extended period, and he made the smart decision to wait.

At the beginning of 2025, I provided a detailed home value update based on local Fort McMurray real estate data. The numbers still didn’t support his goal, so he held off. But as the spring market evolved, comparable homes began selling for $20,000 to $30,000 more than they had in previous seasons. Once I sent an updated valuation showing these new benchmarks, he knew it was time to act.

Preparing to Sell a Home in Timberlea

Rather than rush to market, the seller took the time to position his property for success. Here’s what he did right:

• Completed a pre-listing property inspection to catch and address any issues before showings

• Invested in professional staging to highlight the layout

• Reviewed a detailed pricing strategy I provided, landing on a competitive yet confident list price

• Allowed full marketing exposure through MLS, social media, open houses, and email campaigns

By taking these steps, he gave himself the best chance of attracting serious buyers quickly.

The Sale Results

• Showings in the first week: 5

• Offers received: 2

• Days on market: 22

• Final sale price: 99.2% of list

• Post-inspection negotiations: None

The second offer came in strong and held through the conditional period. The buyer aligned with the seller’s preferred timeline, making for a smooth and successful transaction.

Why This Sale Strategy Worked in Fort McMurray

This was not just a lucky sale. The seller’s success was the result of a few key decisions that made all the difference:

• He stayed educated about market trends and knew when conditions shifted in his favour

• He made strategic preparations with a pre-listing inspection and professional presentation

• He priced smart rather than high, attracting real interest instead of watching the listing go stale

• He maximized exposure by allowing showings, participating in open houses, and giving the marketing time to work

Most importantly, he understood that in the Fort McMurray real estate market, maximum value often comes within the first two to four weeks. That mindset gave him the edge.

Thinking About Selling Your Home in Fort McMurray?

If you’re considering selling your home in Timberlea, Thickwood, or anywhere in Fort McMurray, the market is always changing. With the right guidance, preparation, and pricing strategy, you can sell quickly and for top value—even in a price point that has historically moved slower.

I offer custom home evaluations, data-driven pricing strategies, and a marketing plan designed to meet your goals. If you want to know what your Fort McMurray property is worth in today’s market, reach out today for a no-pressure, personalized home evaluation.

Let’s build a plan that works for you—just like this one did. To get started, book here

Written by Kate Arnold REALTOR® with Coldwell Banker United