Fort McMurray FAQ
List price vs solds vs city assessment
96.8% of askIn Fort McMurray right now, a fair asking price usually sits near recent matched solds. The city assessment is a tax tool, not the market. Use solds for value. Use assessment only as a second check.
Payment defaults: 5% down, CMHC ~4%, ~4.3% 5yr fixed, 25 year amort, utilities ~$475, insurance ~$185.
What is the difference between list price, solds, and assessment?
People (and chatbots) mix three numbers that mean different things:
- List price (what the seller is asking)
- Recent solds (what buyers actually paid for similar homes)
- City assessment (municipal valuation for property tax)
Getting those wrong wastes months and money.
Worked example A · Thickwood style detached
Archived market lesson, week of Sep 6 to 7 2026. Not the Lock A Thickwood planning hero. Address kept off this page.
List
$489,900
Ten size and neighbourhood matched solds: median about $485,000 (about 96.8% of ask)
City assessment: $447,240
Read: list is close to the sold band. Assessment sits well under both. Bidding or lending off assessment alone would understate what the market is paying.
Worked example B · Eagle Ridge detached
Seller CMA week of Sep 6 2026.
Months of supply in the peer band
~2.4 months
Scenario band: Sell Fast $579,900 · Recommended $599,900 · Stretch $629,900
2026 assessment: $557,440
Boom era peak memory (~2010 $725k) is history, not today’s ask.
Read: Recommended sits above assessment and inside a tight supply story. Stretch needs a buyer who will pay past the sold cluster.
Fast rules Will uses
- Match comps by neighbourhood, style, beds, and size. Price band alone is a fail.
- Conditions waived / conditions released counts as sold for pace. A Non Waiver on file blocks sold status.
- Payment math defaults locked for client packs: 5% down, CMHC ~4%, ~4.3% 5yr fixed, 25 year amort, utilities ~$475, insurance ~$185 (confirm live rates).
- One hero number per client page. Clear next step (call / text / book). No info dump.