August 2025 Market Update: The Summer's Over, What's Next for Edmonton Real Estate?

Welcome back to the AOF Real Estate Team's monthly market update! Kellen Knick, Spencer Drew, and Kevin are here to break down the latest stats for the Greater Edmonton Area and discuss what's on the horizon as we head into the final quarter of 2025. The summer rush might be over, but the market continues to offer compelling opportunities for savvy investors and homebuyers alike.

Decoding the August 2025 Stats

Let's dive right into the numbers for the Greater Edmonton Area, as August brought some interesting shifts:

• Listings: We saw a 10.5% decrease in new listings in August 2025 compared to August 2024. However, year-to-date, listings are up by a healthy 11.5% compared to last year. This means more inventory has come onto the market overall, but the pace slowed down a bit last month. We're currently sitting at three months of inventory, placing us right on the cusp of a seller's market and a balanced market.

• Sales: Sales were down about 7.5% compared to August 2024. It's important to remember that last year was an almost record-breaking year, so a slight dip isn't necessarily a cause for concern.

• Prices: Month-over-month prices from July to August saw a minor dip of 0.4%. However, the year-over-year picture is much stronger, with a 6% increase compared to August 2024.

The takeaway? Despite some quieter summer months, the Edmonton market continues to demonstrate resilience and steady growth.

Beyond the Monthly Micro: A Long-Term View

As Drew always emphasizes, real estate is a long-term game – we're looking at a 10-year window, not just month-over-month fluctuations. Edmonton's market is known for its consistent, predictable flow: a spring high, a summer cool-down, a strong fall, and a winter dip. The critical point is that all trending numbers year-over-year show a slight, steady increase. This "boring, predictable" upward trajectory is precisely what makes Edmonton such a stable and attractive market, insulating us from the dramatic peaks and valleys seen in other regions.

Interest Rates: A Glimmer of Hope?

One of the most anticipated events on the horizon is the September 17th overnight rate release. Many analysts are projecting this could be the first reduction in six months. While we don't have a crystal ball, a reduction in interest rates, coupled with softening bonds, could further energize the market and make borrowing more attractive. This is a significant factor we'll be watching closely in our next update!

Focus on Fundamentals: Your Investment Playbook

Kevin makes an excellent point: "You can't time the market." Instead of chasing hypothetical perfect timing, focus on the fundamentals:

• Cash Flow: Is the property you're considering buying at market value today and cash flowing? If yes, it's likely to continue doing so. Buying solely on appreciation in the current market isn't the smartest play.

• Solid Property: Invest in properties that are in good condition and won't require a ton of immediate work. A good property remains a good property regardless of market conditions.

Right now, buyers have a little more breathing room. You can take your time, evaluate different options, and craft offers that win not only on price but also on favorable terms.

MLI Select: A Unique Investor Advantage

Spencer brought up the recent changes to the CMHC MLI Select program. While there was initial uncertainty, the dust has settled, and opportunities are becoming clearer. Many who were on the fence without proper guidance have stepped away, creating less competition for those who understand the program's requirements and benefits.

As Kevin often says, MLI Select offers some of the best financing in the world. It allows investors to acquire multi-family properties with lower down payments, leveraging the program to build their portfolios. With less competition and potentially trending-down rates, now is an opportune time to explore how MLI Select can supercharge your investment strategy.

Your Trusted Advisors in the Edmonton Market

At AOF Real Estate, we pride ourselves on being your comprehensive support cast. From understanding market demands and risk tolerances to navigating complex financing like MLI Select, we have layers to our team to help you succeed. Our collaborative approach, including trusted lenders and in-house property management, ensures you have all the information and guidance needed to make informed decisions. We're here to hold your hand through the entire process, making it easy to understand and ensuring your investments are poised for long-term success.