What’s Actually Getting Multiple Offers in Spruce Grove Right Now
I pulled 172 sales across Spruce Grove and Parkland County. Two things predict whether a home draws competition — and neither one is price.
Data current as of August 27, 2026 — REALTORS® Association of Edmonton MLS® sales.
This summer, a bi-level in Hilldowns listed at $380,000 and sold five days later for $400,000 — twenty grand over asking.
Four blocks of new two-storeys on McLeod Avenue took a median of 89 days to sell, and most of them went for less than the builder wanted.
Same town. Same summer. Same buyers driving past both.
That’s why “how’s the market?” has become such a useless question here. The answer depends entirely on what you own, and the gap between the busy end and the quiet end is now enormous.
So I stopped answering from memory and pulled the numbers. Every detached sale in Spruce Grove this summer — under $500,000 and over — plus every Parkland County acreage sale between $600,000 and $1.5 million. Then I compared what each home listed for against what it actually sold for, one line at a time.
172 sales. Here’s what’s actually happening.
The short version
Two things predict whether a home in this market draws competition:
1. Is it single-level? Bungalows, bi-levels and splits sold over asking more than twice as often as two-storeys, and commanded a large premium per square foot at every price point.
2. Is it a resale? New builds sat roughly twice as long as older homes and rarely sold over asking — at any price.
And one segment beats everything else: Parkland County acreages under $1 million, where 54% sold above asking.
What doesn’t predict much on its own is price. Cheap homes aren’t automatically moving, and expensive homes aren’t automatically stuck.
First, what “over asking” actually means
Quick note on method, because it matters.
A home selling at exactly its list price usually means one accepted offer and no competition. And plenty of homes sit for two months, take a price cut, then sell at the reduced price — technically “100% of list,” but the opposite of a bidding war.
So I looked at two numbers together: how much over asking, and how fast. Over asking in ten days is competition. Over asking after eighty days is something else entirely.
The sale that looked like a bidding war and wasn’t
One bungalow this summer listed at $675,000 and sold at $736,068. Nine percent over asking — on paper, the most competitive sale in the entire dataset.
It had been on the market 77 days.
Nobody bids a home up 9% after it’s sat for two and a half months. And that sold price isn’t a number a competing buyer writes on an offer; $736,068 is the output of a calculation. The listing shows an unfinished basement, which points to the likely answer: the seller agreed to finish it, and the cost of that work got folded into the final price.
I can’t prove that from the data, and I’m flagging it as my read rather than fact. But it’s the explanation that fits.
I mention it because this is invisible in every market report you’ll ever see. MLS doesn’t distinguish “three buyers competed” from “the seller agreed to build something.” Both show up as a sale over asking. When someone tells you homes in your area are selling over list, that number quietly includes deals like this one — and given that 76 of the 93 two-storeys currently listed over $500,000 have unfinished basements, there’s real room for it to be happening more than anyone counts.
Which is why I excluded that sale, and why every figure below pairs the price with the days on market.
Acreages: the strongest segment, with a hard ceiling
34 sales. Parkland County. $600,000–$1.5 million. Last 60 days.
Thirteen sold above asking, and twelve of those did it in 21 days or less. Genuine competition in about a third of the market — the highest rate anywhere in this analysis.
But the competition stops dead at a specific number.
Under $1 million: 54% sold over asking
Twenty-four acreages sold below $1M. Thirteen went over list, most within about two weeks. The margins were real money — $51,000 over on one, $40,100 on another, $30,000 on a third.
Over $1 million: zero sold over asking
Ten acreages sold above $1M this summer.
Not one of them reached its asking price. Not a single one.
Median result was just under 96% of list. Median 34 days on market. The average seller in this group handed back about $59,000 from where they started.
Cross that million-dollar line and you move from fielding offers to defending your price. I’ve rarely seen a threshold this abrupt in local data — it’s not a gentle slope, it’s a cliff.
Older acreages did noticeably better across the board, too: homes built before 2000 sold over asking 47% of the time versus 27% for newer ones. Which is the first hint of a pattern that runs through this entire analysis.
The single-level premium is real, and it holds everywhere
Here’s the finding I didn’t expect to be this consistent.
Under $500,000 in Spruce Grove, single-level homes — bungalows, bi-levels and splits — sold over asking 26.8% of the time. Two-storeys in the same price range: 12%.
And the price-per-square-foot gap is striking:
| Home type | Median sold price per sq ft |
|---|---|
| Bungalow over $500K | $481.53 |
| Bi-level under $500K | $390.14 |
| Bungalow under $500K | $343.57 |
| Two-storey over $500K | $281.37 |
| Two-storey under $500K | $273.24 |
A bungalow under $500,000 fetches more per square foot than a two-storey over $500,000. Buyers here are paying a substantial premium to avoid stairs, and they’re paying it at every price point.
Bi-levels: the most underrated homes in Spruce Grove
Nobody talks about bi-levels. Buyers apologize for looking at them. Sellers assume they’re a hard sell.
The data says otherwise.
Nine bi-levels sold under $500,000 this summer and four went over asking. Forty-four percent — the highest over-list rate of any segment in town. Higher than bungalows. Higher than two-storeys. Beaten only by acreages.
They pulled $390.14 per square foot, second only to premium bungalows and well above every two-storey in this study.
The Hilldowns sale I opened with was a bi-level: $380,000 list, $400,000 sold, five days. A 1992 bi-level in West Grove did nearly the same thing at $385,000. These aren’t luxury homes. They’re ordinary houses that happen to be the shape buyers want.
Nine sales is a small sample and I’ll want another quarter before I call it settled. But if you own a bi-level and someone has told you it’s an unfashionable style, ask them for their numbers.
New builds are sitting, at every price
This is the second pattern, and it’s remarkably consistent.
| Segment | Median days on market | Sold over asking |
|---|---|---|
| Under $500K, built 2023–2026 | 54.5 days | 10% |
| Under $500K, resale | 26.5 days | 25% |
| Over $500K, built 2025–2026 | 49 days | 8.7% |
| Over $500K, resale | 34 days | 15.8% |
New construction takes roughly twice as long to sell and sells over asking about half as often. That holds whether you’re at $440,000 or $900,000.
McLeod Avenue
Seven of the sub-$500K sales were new builds clustered along McLeod Avenue in Easton. Here’s how long each one sat:
178 days. 148. 135. 89. 59. 47. 26.
Median: 89 days. Nearly three months — at the most affordable end of the new-build market, where you’d expect buyers to be lining up.
That’s not a knock on the homes or the builders. It’s a supply story. Of the 93 two-storeys currently listed over $500,000 in Spruce Grove, 73% were built in 2025 or 2026, and 76 of them have unfinished basements. A lot of new inventory is competing for the same buyer.
If you’re buying new construction in Spruce Grove right now, you have leverage. That’s not a sentence anyone could write here two years ago.
What about bungalow scarcity?
You may have heard that bungalows are impossible to find and therefore selling in bidding wars. The first half is true. The second half isn’t quite.
There are 9 detached bungalows listed over $500,000 in Spruce Grove right now, against 93 two-storeys. Ten to one. The scarcity is real.
But over the same 60-day window, only four bungalows over $500K actually sold — against 61 two-storeys. Listings are ten times scarcer; sales are fifteen times scarcer. The buyer pool is as thin as the supply.
The result is a market that splits hard:
- Sold bungalows over $500K: median 26 days on market.
- Currently listed bungalows over $500K: median 55 days, and a third are past 90.
Priced correctly, they’re gone in under a month. Priced optimistically, they sit — and there aren’t enough buyers circling to rescue a pricing mistake.
Scarcity doesn’t buy you room to push price. It raises the cost of getting it wrong.
There’s no rescue in a thin market. When ten buyers are watching a segment instead of a hundred, an ambitious list price doesn’t get tested and corrected in week two — it just gets ignored until you drop it yourself.
Below $500,000 the story is much healthier: 24 bungalow sales, median 17.5 days on market, and only one sat past 60 days. That’s the most liquid part of the Spruce Grove market.
The two-storey market, in plain terms
61 sales over $500,000 in 60 days. Eight sold over asking — 13%. Seven at asking. Forty-six below. Median 98.74% of list, median 36 days.
Under $500,000 it’s much the same: 25 sales, 12% over asking, median 29 days.
Two-storeys aren’t in trouble. They’re simply the most abundant thing in the market, and abundance means negotiation. With 93 active listings and roughly three months of supply, buyers have choice — and they’re using it.
What this means for you
Selling an acreage under $1M
You’re in the strongest position in this market. Price it right and multiple offers are a realistic outcome — a third of your competition managed it. The best results came inside two weeks, so the launch matters more than the marathon.
Selling an acreage over $1M
Plan for negotiation. Nobody in this band sold at asking this summer. Expect 60+ days and a gap between list and sold. Sharp pricing on day one is worth more than it has been in years.
Selling a bungalow, bi-level or split
You own the style buyers are paying a premium for. Don’t let anyone compare your home per square foot against a two-storey — the market treats these as different products, and the numbers prove it. But your first two weeks are the whole game. There’s no slow build of interest to fall back on.
Selling a two-storey
You’re competing with a lot of inventory, much of it brand new. Condition, staging and pricing matter more than they did last year. One angle worth considering: most of your new-build competition is selling with unfinished basements. Finished space is a genuine differentiator right now.
Buying
In town, you have room — especially on new construction, and especially on anything listed more than 60 days. Out on the acreages under $1M, be ready to move quickly and don’t count on getting it under asking.
How I got these numbers
All figures come from REALTORS® Association of Edmonton MLS® data pulled in August 2026, comparing final list price to sold price on every qualifying sale.
- Parkland County acreages: $600,000–$1.5M, sold in the 60 days ending August 27, 2026. 34 sales. This is a price band, not the whole acreage market — sales under $600,000 aren’t included.
- Spruce Grove detached over $500K: 61 two-storeys (60 days) and 11 bungalows (90 days).
- Spruce Grove detached under $500K: 42 sales across two-storeys, bi-levels and splits (60 days), plus 24 bungalow sales (90 days).
Where I used a longer window, I’ve said so. Bungalows needed 90 days because a 60-day pull returned too few sales to mean anything. Any comparison of sales volume uses the matched 60-day window so it’s apples to apples.
Sample sizes worth knowing. The bi-level finding rests on nine sales and the over-$500K bungalow finding on eleven. Both are directional rather than definitive, and I’d want another quarter of data before treating either as settled. Everything else sits on samples I’m comfortable with.
The bottom line
This market isn’t hot and it isn’t cold. It’s sorted.
Single-level homes are commanding real premiums. Resale is outperforming new construction across every price band. Acreages under $1 million are the last genuine seller’s market in the area, and the drop-off above that number is severe.
What ties it together is that price alone tells you almost nothing. A new build in the $440,000s sat 178 days this summer. A bi-level at $380,000 sold over asking in five. Nearly the same money, opposite outcomes — the style and the vintage decided it, not the number on the sign.
And in every one of these segments, the homes that sold over asking were the ones priced correctly on day one. Not the ones that started high and worked their way down. That’s always been true to a degree. This year it’s the whole game.
Want to know where your home actually sits in this market? I run this analysis for every listing I take — not a generic market report, but the real numbers for your street, your style of home, and your price band.
Tyson Moroz | REALTOR® | Royal LePage Noralta Real Estate | Spruce Grove, Stony Plain & Parkland County