Edmonton’s Market Is Moving Fast… and Investors Are Paying Attention.

Real Estate in Edmonton Podcast – Mogul Mastermind Recap & Edmonton Market Update | May 2026
What happens when you put a room full of Edmonton real estate investors together to talk cash flow, forced appreciation, new builds and the future of the market?

You get another incredible night at Mogul Mastermind.
In this week’s episode of Real Estate in Edmonton, Devin and Tracie Gray take you inside a packed Mogul Mastermind event at The Bell in Scona with approximately 50 guests in attendance and even more joining online.
This episode features highlights from:
• Devin Gray’s monthly Edmonton real estate market update for May 2026
• Networking and investor insights from the room
• Scott Staab presenting a featured opportunity on the Deal Board
• Megan Knight breaking down real investment numbers on a recent deal
• Keynote speaker Ulco Franken discussing new builds, Edmonton zoning changes and opportunities in today’s market

You’ll also hear conversations about what’s really happening in Edmonton real estate right now, where investors are finding opportunities, and why Edmonton continues to attract attention from buyers and investors across Canada.
Whether you’re an experienced investor, first-time buyer, landlord, or someone curious about the Edmonton market, this episode is packed with local insight, community energy and practical real estate information.

The Mogul Mastermind continues to grow into one of Edmonton’s most connected real estate investing communities — a place where people come together to learn, network and build wealth through real estate.

Next month’s keynote speaker will be Richard Bell, and Devin & Tracie will once again be back hosting the event and bringing you the latest Edmonton market update.

Thanks for tuning in and supporting the podcast. We appreciate every view, comment, subscription and share as we continue working to grow Real Estate in Edmonton into something truly special.

Hosted by:
Devin Gray – Professional Realtor with eXp Realty & Mogul Realty Group, real estate investor, speaker and Edmonton market specialist.
Tracie Gray – Professional broadcaster, TV personality, Emcee, Producer and longtime on-air media personality in Edmonton.
Real Estate in Edmonton — where we talk real estate and real life.

#EdmontonRealEstate #YEGRealEstate #RealEstateInvesting #EdmontonInvestors #MogulMastermind #EdmontonMarketUpdate #CanadianRealEstate #eXpRealty #MogulRealtyGroup #EdmontonPodcast

Transcript

SPEAKER_00 0:01

This is Real Estate in Edmonton, helping you navigate buying, selling, investing, and living in Edmonton, hosted by Realtor Devin Gray and professional broadcaster Tracy Gray.

SPEAKER_01 0:15

Hey, welcome back to Real Estate in Edmonton, where we talk real estate and real life. I'm Tracy Gray, professional broadcaster, MC, and longtime Edmonton Media Personality, alongside with my husband Devin Gray, professional realtor with EXP Realty and Mobile Realty Group. This week, we're taking you inside one of Edmonton's fastest growing real estate networking events, the Mobile Mastermind, which is hosted live at Mellon's Gona. What a night it was. We had approximately 50 guests in the room, plus even more that joined us online to learn, network, and talk all things Edmonton Real Estate Investing. We do this meeting every month at the last Wednesday of the month, and um it's always some great education. This episode is eventually gives you a behind-the-scenes look so you can see what the energy is like. Find out about the education, the connections happening in Edmonton's investor community right now. Now, I hosted the event live and online last night. We've got Devin's global Edmonton Housing Market update for Mayon here too, so you can watch that right now. And then we also had keynote speaker Oko Franken, who broke down what's happening in New Builds, in field opportunities and Edmonton's evolving city zoning changes. There were some fantastic contributors last night as well as got this job. We've got a deal of opportunity to the mobile deal board. We've also got Megan Knight, who walked everyone through the numbers on real investment, real investment deal, taking the theory and turning it into real world strategy. Whether you're already investing, thinking about getting started, or just wanted to understand where Edmonton's market is heading next. This episode is packed with insight. Let's head into the right now what is going on for this month's mobile mastermind. Thank you for joining us to Mobile Mastermind. I'm Tracy Grimm, performance radio from the TV. I mentioned the last time I'm on TV commercials. I'm pretty sure. And I'm also going to comment on real estate amendments, which I've been on a meeting of the empty house. I'm post the same thing. I take a break from myself or department. This is called code to construction, and there's going to be some amazing information tonight for you guys. So I'm really excited about putting them up tonight. Alright, and so funny is my next line literally was your seat at the table is waiting. Yeah. Alright, so um I have muffins, and uh, your seat at the table is waiting, is for volume, and they literally demonstrated how that happened. So um now we're gonna move on to the members of the numbers. Um you can forget about the scary headlines because they can be very disnevening. So we've got them in here, but this is an opportunity. It'll come through the noise, and should be mapping or limiting this inventory, and in the value, or moving this menu. So if you have no books, get them out, get them running, you can take notes on your phones, do that too, make yourself comfortable. And then, ladies and gentlemen, please put your hands together before jumping running. Hello. Hello, everybody, how's it going? Hello, everybody, how's it going?

SPEAKER_02 3:54

You know, we try to make sure that first timers are uh well taken care of. That's why if you're a first timer, you should have a red sticker. And if you've been back uh more than once, you get a blue sticker. And so all I saw was blue stickers, so I actually went over to ask, I said, are you are you guys only handing out blue stickers? They said, No, it's just everybody here except for a few people. I see a couple newbies here, but most everybody here is uh repeat, which makes sense because a lot of you would suggest are seasoned investors, and it's a pretty heavy topic or an interesting topic, I should say, that Oko is going to present. Everybody wants to know what's going on with infils, and so that tells me a lot about those of you that are watching the markets and uh waiting to see what's gonna happen with what the city is doing. So a beautiful day outside. Give yourselves a round of applause for being here and getting educated. That's fantastic. All right, so this is the market update. Um, it is information that I take from the Realtors Association of Edmonton website. Uh, for those of you that are new, I do like to point out that this information is available about the second day of the next month. So the most recent information we have is April. That's what you're gonna see. And then basically next Tuesday, you will see May's information come out, which is great from the Realtors Association of Edmonton. They do provide very current information. And then after that, it's a snapshot in regards to some interesting things happening around the world, around Canada, Alberta, and Edmonton, based on what I feel is gonna be important for people. So, uh, first off, information about the greater Edmonton area. Uh, this is information again from April. So we had uh just a little shy of 2,500 sales, that's up 16% from March and down from April last year. Overall inventory in April was just shy of 7,000. Um that's up from March and really up from uh April last year. And 2.8 months of supply. Last month was 2.9. It's uh certainly from the Realtors Associate of Edmonton, uh, they like to talk about three months of supply uh being a balanced market. So as you start to creep underneath three, you do start to get uh a little bit into sellers' territory. We're not there yet by any stretch. Certainly in talking with the other mobile people uh around the uh in our office, um, there's pockets of of busyness and there's pockets of not so busy in the Edmonton area. Sher Park's on fire, St. Albert's doing really well, certain areas of Edmonton are doing well as well. So um this month of supply in January was 4.5 in Edmonton. So you can see how we definitely have moved into from a buyer's to a seller's or a balanced market. And new listings is at 4200 for the month of April. Average days on markets, we're at 35 days, that's um up a bit from uh April last year uh at 30 days. Uh signal detached is 32 days, apartment style condos always are going to be the longest on market. Um, always and forever are going to be lots of supply in the end of the market, and so um that's why that's sitting there. Um, average residential prices are um more or less flat from March and from last year. They're sitting at 478,000. Single family homes, 589,000, also flat from March and all from last year. Uh so a bit of a market outlook. Uh Darlene Reed is the raid uh board chair. Uh basically what she's saying here is um April continued to see an increase in activity. Um, in the past, certainly from the mobile standpoint, we saw the sellers' markets or the busy spring market, I should say, get started early, um kicking off right around the family day weekend and being really busy, Fed March, April, and then starting to balance off in May. We are seeing more of a traditional uh spring market where things started to go in in April. May is being busy, as I said. Um I've had a few listings in Sheridan Park, and um every everything is multiple bid in Shredd Park right now. And uh expecting things to continue to be busy in June. Uh, one of the things as well, she's saying in regards to there's just there's a lot more uncertainty internationally, nationally, you know, we've got the Donald Trump factor. Um, interesting to listen to the Bank of Canada. They're like, well, if the our the war in Iran goes long, this is what's going to happen to inflation and gas prices, but if it ends next week, then it'll be a different story. So uh lots of uncertainty when it comes to what's going on in the world. Um, this is the whole price index. I do like to point this out to um again to those of you that are new to uh this room. This is an excellent tool that uh realtors have access to. It basically provides benchmark pricing of uh particular types and styles of properties in communities, towns, and cities. Uh, this is basically a snapshot of performance over time for the Edmonton composites and the GEA, which is basically every type of style property. Um, and looking back year over year, um here's basically what the average is the home price index average. Uh basically from a year ago, April to April, we're more or less flat. We're down 1.4% year over year. Um but here's where things get interesting. If you look at the two-year, um, we're up 9.2% in Edmonton and the Greater Edmonton area. And if you look at the last three years, we are up 15.3% on the composite for um greater Edmonton area and Edmonton proper. So um for those of you that might be selling or thinking of selling, and depending on where you are, you might also you might be getting a tremendous amount of activity, or you might be in a position where things are moving a little slow, and you're kind of wondering why things are not the same as they were over the last couple of years. Uh, again, uh a few things, the Donald Trump factor, also the big thing that uh a lot of people keep talking about is how um we are really starting to feel the effects of uh a million immigrants a year coming to Canada being dropped back down to 350,000 to 400,000. That's a huge uh factor in regards to just less people coming to Canada, means less people are looking to rent, less people are uh looking to buy homes. Uh and then here's a look at the single families over the last year. Basically, we're flat. Um and uh here's the average uh home price index uh for single-family homes, $512,000. The greater Edmonton area is $530,000. The GEA is always going to be higher because that includes the communities at Beaumont, Spruce, uh Spromont, St. Albert, and Shurer Park that are always traditionally priced a little higher than uh the city of Edmonton. Um the Calgary uh market. So again, they do talk about this. Marie Larie, this CRED chief economist, talks about how things are moving into a balanced market in Calgary, and they did also talk, she does talk about how the lower amount of immigrants coming to Canada is having a big effect in regards to what's happening in real estate. The benefit for Alberta is we are still seeing people move here from other parts of the country, especially BC and Ontario, uh, which is a huge uh advantage. Um, and it's a tail of two city or tail of two types of properties in Calgary. Single family homes are still doing very, very well. Um, it's still very much a seller's market in that category. However, uh row houses, town homes, apartment stall condos, there's there's it's definitely flipping into buyer territory, and there's lots of lots of inventory there. Um here's a bit of a stats uh look at Calgary total sales 2100, overall inventory. Um, you know, this is down 6%, up 2%, down 5%. Um Calgary sits at 2.84 months of inventory. Uh basically just sitting basically around the same time as Edmondson, whereas traditionally, over the last two years, Calgary had much less months of inventory than Edmondson did. Inflation is up to 2.8%. What a surprise. Uh everybody should have guessed this based on gas prices. Gas prices are the single biggest reason why they surged 29%, and it actually is suggesting that it could be higher if we didn't see an easing. I know everything's still expensive, but uh it's there's an easing in food prices, rents, and other categories. Uh the other thing, as well, that's key to point out that uh so last April, uh when Mark Kearney first became Prime Minister, it's hard to believe it's only been a year, um, he introduced the uh he took the carbon tax off. And so now we're into May. Um we are now uh year over year of not having that carbon tax. And so um, you know, anything that kind of was uh skewed about one year being carbon tax and this year not, that's that's off. Um Alberta inflation has reached 3.2%. Um that's up a lot from 2.3, obviously uh gas having a big reason for that. And again, as I said before, Canada is in a or uh Bank of Canada is in a wait-and-see mode, closely monitoring oil price volatility. It basically is like every time they talk, they're talking about uh, you know, if it goes this way, it's gonna be this. If it goes this way, it's gonna be this. Obviously, if inflation continues to ramp up, they're gonna be looking at possibly dropping interest rates. However, the um the economy isn't necessarily moving along, which means they need to uh uh they're sorry, yeah, if the they need to raise rents one way or lower the other, and and right now the thought processes that they're gonna keep things the same, but we'll wait and see. I know certainly back in January, February, ATB, who's quite bullish in regards to predictions of what's gonna happen with the Bank of Canada rates, they said it's gonna stay the same. Um they're not so sure anymore because of all the confusion and uncertainty of what's going on in the world. Uh employment trends, uh, we have lost uh we lost 18,000 full-time jobs in April, uh, and we're down 112,000 jobs in Canada since December. Um, certainly something that is a little alarming. Unemployment rose 0.2% to almost 7%. Um I focus on this tremendously a lot, considering I've got a 20-year-old and an 18-year-old. Uh, youth unemployment is at a concerning 14.3%. Um, and uh that that's a whole other topic there. Uh unemployment twists. Unemployment in Alberta is 7%. Um, they say it's reflecting the population growth and more people entering the workforce. We've talked on this stage before about how Alberta has the youngest population in Canada at just a little over 38 years. We also have the youngest population of people 65 plus. So there is a lot of people in Alberta working and a lot of people coming to Alberta because there is work. Um, and that's obviously however showing in the uh in the unemployments. And then there's Calgary Unemployment 6.7, Evanson unemployment at 7.1. Uh this I found interesting, the most important issues facing Canada. Number one, the rising cost of living. 66% feel that's number one. The economy, number two, number three, Donald Trump at his administration, and then certainly more kind of ongoing things: healthcare, housing affordability, immigration, job security, crime. Those are all obviously important. However, these three things here, uh, you know, nobody saw Donald Trump at his administration on this on this graph two years ago. Um, but it certainly is top three now. Um, this is another interesting uh situation that um if uh with the situation with oil and gas going up over the course of what if we were if we didn't have this increase in gas prices, um this would have been the actual price level based on inflation. But because of the situation with the war in Iran, do I keep saying Iraq? I hope I'm not, it's a war in Iran. Um this is this is now the actual what's happening. And so this is having a huge effect on price levels in Canada when it comes to the war in Iran. And obviously, um hopefully it it has a quicker solution, quicker resolution than not, although most wars tend to go on longer than anybody anticipates. Um good news in regards to and why this is a great place to invest. You know, you want tenants that have money, you want tenants that have jobs. Uh, right here, here's the real median after-tax household income. Alberta leads the charge at 85,300. You can see the Canadian average. Ontario and BC, not surprising, second and third. Um, you know, we are the three half provinces, and then you can see the other provinces that uh kind of taper off from there. Um, so why does Alberta have the highest household income? Again, as I mentioned, the youngest population in Canada, highest productivity labor and uh productivity uh wages, and highest employment rate, not unemployment rate, but employment rate, meaning the most people working. Um certainly uh the US is the elephant next door to uh to us, and so it's important to keep an eye on what's happening in the US. The US has, again, not surprisingly, because of what's happening with gas prices, has seen the highest inflation since 2023. It's now at 3.8% in April. Um Americans don't like to pay for stuff, they don't want to pay high. So this I'm sure is going to be something that we're gonna hear a lot about over the course of the next few months now that that uh inflation rate is out. Um housing starts, um yes, uh 2025 saw record housing starts for new builds in Alberta. Uh the housing new housing community did see uh a reduction. Uh they knew they weren't gonna be building as much as they did in 2025, but the first few months definitely were robust, but we are starting to see a little bit more of a slowdown than even they anticipated. Um so certainly something to keep an eye on because obviously that's a huge indicator in regards to people moving to the province. Um we still have people moving to the province, but it's definitely at a slower pace. Um yeah, so ultimately what this is saying is basically just again that Alberta, Eventon, and Calgary are uh far and away have the most new builds. Um that's followed by some other big growth communities right near Grand Prairie, Leftbridge, Medicine Hat, and uh Fort Bridge Murray. Um always like to talk about uh uh big uh construction projects. Uh this is one that's uh if anybody has not been in the university area in let's say the last say 18 months, you really should go there. Um man, there are a lot of multifamily uh, and I'm talking like six-story buildings being built in that community. And here's another one that's coming up. This is going to be a 25-story residential tower in um Windsor Park, which Windsor Park has traditionally been shown as one of the top five communities, top five highest value communities in Edmonton. So, of course, that community is up in arms about this happening. If you happen to be driving down, I believe it's 87th Avenue, and you see this little strip mall, that's where this 25-story residential tower is expected to be. Um it's been improved. Um 250 underground stalls, 285 rental units, uh, 24,000 square feet of retail space. These businesses here are saying that this new project is going to be too expensive for them, so they'll be moving to go somewhere else. Uh so this is from rentals.ca, a great website. If you don't go to it, you certainly should go to it every uh month to check out some information. Uh national average on rents is uh 2047. This is the 19th straight month in a row that rents have come down nationally. Um, and year over year averages basically you've got DC, Ontario, Alberta, Quebec all going down. Nova Scotia is going up. Saskatchewan was also going up, but it was a little bit more mild. Why Nova Scotia? Why Saskatchewan? People again are chasing affordability. Um average asking rents by province. Here's Alberta below the national average at 1657, only by Saskatchewan and then Manitoba. Keep in mind, Saskatchewan is 1.1 million people. Manitoba is like what 1.5? We are now 5 million people. Annual change in average asking rents. Um I like to show this because it just again shows what's happening in over the last three years. So we have seen some negativity in regards to average asking rents in Alberta. You're seeing the growth again in Saskatchewan and Nova Scotia, like we talked about before. Um, the most significant changes are BC and Ontario. Three-year trends. Uh, this is a great graph to understand again, like yes, rents are down over the past year, but over the past three years, rents over up 12.1% in Edmonton, certainly outperforming any of the other six major markets or majors major centers, largest markets. Uh average asking rents outside the big six, you will not see, these are the top 25 highest rents for mid-market. You will not see any city in Alberta on here. You got BC, Quebec, Ontario, Nova Scotia. However, lowest rents, Alberta is the yellow. Starting with Fort McMurray, you got Medicine Hat, Red Deer, Grand Prairie, Lethbridge, Airdrie, and St. Albert. So uh again, why do people continue to move here? Affordability. Why do people come here to rent? Affordability. Basket-growing rental markets. Kingston continues to be number one there. It's been on there forever. But again, keep in mind that these all these Alberta ones, Lloyd Minster, Bonnie, uh, Bonnieville, Medicine Hat, we have some of the lowest average rents, and yet these communities here are growing. So if you are looking more at smaller markets, these communities here might be some to look at. Um this was very interesting. Has anybody else heard that there's a company out of Quebec that's going in and buying $30 million worth of These vacant condos in Toronto. And the plan is actually to buy this. This is just like their first purchase. They're ultimately looking to be purchasing like well over a thousand units of this property. So it'll be interesting to see what's happening. I'm certainly going to keep an eye on this company. That's a massive, massive purchase. But Toronto has just been absolutely decimated. There are thousands of unsold and vacant condos in the Toronto market. Back on track. Today I'm going to focus on or highlight Red Deer. Red Deer is actually doing incredibly well. They certainly took a hit during the COVID years, but now they seem to be incredibly back on track. And so here's the employment in the red deer. So as you can see, they really took a hit during the COVID years, but they've really been rolling back. Here's up to 2025, and they're projecting to these are thousands of people working in that area. So there's really some good news in regards to red deer. The unemployment rate is lower than the Alberta average for the red deer economic or the region for red deer. And why is that? Well, they've got a strong manufacturing and construction industry. They're doing a redevelopment of the regional hospital. It's a strong transportation hub. Obviously, there's we all know that there's well over 100,000 vehicles a day to travel between Calgary and Edmonton. How many people stop in Gasoline Alley? Like it is, it's yeah, exactly. I saw a few hands go up. Oil and gas stabilization. So obviously it's a it's a strong oil and gas community. That's really starting to rebound. Um there's also the Springbook flour milling facility. Um, this is another area that's bringing jobs and economic um and economic activity to the area. And then, of course, the affordability advantage. Red deer is is um inexpensive. Um and then um the uh Evanton International Airport continues to have some good news. It's got um the government of Canada uh marks a ground uh brown making of a major supply chain expansion. Ultimately, what this is gonna mean is again more jobs, more more economic activity, more strength to the uh to the uh airport area. So something to keep an eye on there as well. And for those of you that maybe like that uh it says Wild Rose Country, uh, on our Welcome to Alberta signs, that's changing this fall. You will no longer see Wild Rose Country, you're gonna see strong and free, which the NDP governor or NDP um uh party has suggested that's uh Daniel Smith moving towards a suggestion that Alberta wants to be separatist. Um, however, strong and free isn't the national anthem, and uh it also is our uh slogan for the province. So but keep an eye out for that happening this fall. Uh in summary, what to watch? Inflation risks remain elevated. Obviously, the war in Iran is really going to play a big part in regards to what happens in the entire world when it comes to gasoline prices, but obviously, with us being a gas-producing province, we're watching that incredibly close. Um, we are showing that we are incredibly resilient, um, certainly as opposed to other provinces. Yes, it feels like there might be a bit of a slowdown than what we've seen in the past year. I was in Ottawa at the beginning of May, and uh there is a lot of talk about a lot of Ontario and Quebec and Manitoba investors coming to this province uh to invest because they see great opportunity here. Um the rest of the country, we're all feeling the squeeze of uh increased uh cost, so we'll keep an eye on that. And then the Bank of Canada policy is still uncertain. Obviously, we're gonna see what happens. We don't see an uh announcement until uh June 10th, so we've still got uh a couple weeks before that comes up. Uh as Tracy mentioned off the top, uh her and I host a podcast called Real Estate in Editon. It drops every Thursday at 3. It's on YouTube and Spotify and all that stuff, so please check it out. We would love for you to tune in and subscribe. And that is everything. Um, my summary. Oh, yeah, I did the summary. Sorry. Um, if you have any questions about the market or particular property or want to talk to the deal board, reach out to any of the mobile agents. Uh, there's about five or six of us here. And thank you again for coming. I really appreciate it.

SPEAKER_01 26:30

What an incredible night at Mobile Mastermind. A huge thank you to everyone who came out in person, everyone who joined us online, and our amazing cover team partners, all of the speakers who shared their knowledge and experience. One of our favorite parts of the event is seeing the networking continue long after presentations end. Conversations turn into partnerships, partnerships turn into deals, and deals can completely change people's lives. Special thanks again to our speakers, Devin, Scott, Megan, Oko for being a part of this event. And of course, a special thank you to Devin for another incredibly detailed Edmonton market update and for looking great in that summer shirt, I must add. Every month the amount of work that goes into these presentations is honestly amazing. We're already excited for next month's Mobile Mastermind. Devin and I will both be back hosting the event. And Devin will have another full Edmonton Housing Market Report. Our keynote speaker next month will be real estate lawyer Richard Bell. And if you know Richard Bell, you already know it's going to be a fantastic night full of insight, strategy, and real-world investing knowledge. If you'd like to attend future mobile mastermind events live or online, make sure to follow us on social media and subscribe right here on YouTube so you don't miss any upcoming episodes and market updates. Thanks for tuning in.