Neighbourhood Market Intelligence
Lakeside
Lloydminster, Alberta · September 2026
Prepared by Jordan Bird | LPT Realty · Data updated 28 August 2026 · Source Pillar 9 MLS®
Reporting period 1 September 2025 – 31 August 2026 · Dataset 30 September 2024 – 27 August 2026
Market Pulse
Strong Buyer
Buyer
Balanced
Seller
Strong Seller
Balanced
Based on a median price up 7.0%, a rate per square foot up 11.9% and the strongest sale-to-list ratio in this series at 98.4% — set against sales volume down 17.1%, 31.8% of concluded listings failing to sell, and 3.9 months of inventory concentrated almost entirely above where the demand has been.
Market Pulse is an interpretation of neighbourhood MLS® activity, not an official MLS® classification.
What changed this year
$895,000
Inventory is priced where the failures were
Active listings ask a median $895,000. Listings that expired asked a median $884,900. The median home that actually sold went for $565,000.
$699,900
Nothing is listed below $600,000
That is the cheapest home for sale. Seventeen of the past year's 34 sales closed under $600,000. There is no overlap between where demand has been and where supply sits.
2 vs 9
The largest homes barely trade
Above 1,800 sq ft there were two sales this year against nine expired listings and five homes currently for sale.
Jordan's read on the market
Lakeside is Lloydminster's newest and most expensive neighbourhood, and it behaves differently from the rest of the city. Values are up — the median rose seven percent and the rate per square foot nearly twelve. Buyers paid a median 98.4% of asking, the highest figure in any neighbourhood I track. Yet nearly a third of all listings here never sold at all.
Those two facts belong together. This is a market with real buyers and real money that is unusually unforgiving about price. It does not negotiate a seller down over six months; it declines to engage. The homes that expired had been on the market a median of 184 days before coming off, and the homes withdrawn a median of 133.
The clearest way to see it is to compare three numbers. The typical home that sold in Lakeside went for $565,000. The typical home that expired was asking $884,900. And the typical home for sale today is asking $895,000. Current inventory is priced almost exactly where the unsuccessful listings were priced, and it is concentrated in the largest homes.
What homes sold for
Half of all sales — 17 of 34 — closed below $600,000.
Where the market works, and where it stalls
| Above-grade size | Sold (12 mo) | Median price | Median $/sq ft | Median DOM | Active now | Expired (24 mo) |
|---|---|---|---|---|---|---|
| Under 1,300 sq ft | 9 | $474,900 | $390.15 | 31 | 0 | 1 |
| 1,300–1,499 sq ft | 13 | $580,000 | $409.26 | 92 | 1 | 2 |
| 1,500–1,799 sq ft | 10 | $700,700 | $452.85 | 57 | 5 | 6 |
| 1,800 sq ft and up | 2 | $992,500 | $504.01 | 121 | 5 | 9 |
Sold counts cover the trailing twelve months; expired counts the full 24 months. Above 1,800 sq ft there were two sales against nine expired listings and five homes currently for sale. Below 1,300 sq ft, nine homes sold in a median 31 days and nothing is listed. The rate per square foot rises with size here, which is the opposite of most Lloydminster neighbourhoods.
How quickly homes sell
The median held at 59 days, unchanged from a year ago, but the slower quarter of the market stretched from 100 days to 128. A third of sales still closed within 30 days — this is a market of quick sales and long waits, with less in between than most neighbourhoods.
Nearly a third of listings never sold
Over the past two years 35 Lakeside listings expired or were terminated while 75 sold — 31.8% of all concluded listings. That is the second-highest rate of any neighbourhood in this series, and it sits alongside the strongest sale-to-list ratio at 98.4%.
The two facts describe the same behaviour. Lakeside buyers pay very close to asking when the asking price reflects the market, and they decline entirely when it does not. Expired listings carried a median asking price of $884,900 against a median sale price of $565,000, and sat a median of 184 days before coming off. Withdrawn listings asked a median $699,900 and sat 133 days.
This is not a market that grinds a seller down over time. It is one where the opening number largely determines whether a sale happens at all. Newer stock commands a clear premium and takes longer to find its buyer: homes built in 2020 or later sold at a median $695,000 in 90 days, while 2003–2014 homes sold at a median $485,000 in 36 days.
Where inventory sits vs. where buyers are
The lowest-priced home for sale is $699,900, and the $850,000-and-above band carries roughly three years of supply at the current rate of sale. The four homes under contract are asking a median $579,900 — far closer to what actually transacts than anything left on the market.
Sold, unsold, and for sale
| Group | Median size | Median price or asking price |
|---|---|---|
| Sold | 1,432 sq ft | $565,000 |
| Terminated | 1,540 sq ft | $699,900 |
| Expired | 1,809 sq ft | $884,900 |
| For sale today | 1,638 sq ft | $895,000 |
| Under contract | 1,544 sq ft | $579,900 |
Full 24-month dataset. Price shown is sale price for sold homes and asking price for the rest. The active median asking price sits within $10,100 of the expired median asking price and 58% above the median sale. The homes under contract are the counter-evidence: what is actually transacting sits near the sold median, not the listed median. Asking prices per square foot run at $485.06 against $418.71 achieved. Active asking prices represent what sellers hope to achieve, not what buyers have paid.
What could your home be worth?
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Everything above describes the neighbourhood. None of it describes your house. Median sale prices this year ranged from $474,900 under 1,300 sq ft to $992,500 above 1,800, and rates per square foot from $390.15 to $504.01 across the same bands.
A property-specific analysis weighs build year, finish level, size, basement development, garage, lot, and the specific homes yours would compete against the day it lists.
Jordan Bird | LPT Realty · jordanbird.ca · 17 years serving clients in real estate · Licensed in Alberta & Saskatchewan
This Market Intelligence Report has been prepared by Jordan Bird | LPT Realty using available market information believed to be reliable at the time of preparation. Data is drawn from Pillar 9 MLS® records for residential listings in the Lakeside area of Lloydminster, Alberta. With 34 sales in the reporting period and 11 active listings, several figures rest on small samples and are described as directional where that applies. Neighbourhood statistics are intended to provide general market context and should not be interpreted as a formal appraisal or property-specific valuation. Individual property values can vary based on location, condition, size, improvements, lot characteristics and current competition. Information is deemed reliable but not guaranteed. Not intended to solicit properties already listed for sale.
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