Neighbourhood Market Intelligence
Steele Heights
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 7 September 2024 – 26 August 2026
Market Pulse
Strong Buyer
Buyer
Balanced
Seller
Strong Seller
Seller Advantage
Based on 3.8 months of inventory, a 21-day median time on market, a 97.3% sale-to-list ratio and 67% of homes selling within 30 days — tempered by a 27% decline in transaction volume.
Market Pulse is an interpretation of neighbourhood MLS® activity, not an official MLS® classification.
What changed this year
−27%
Fewer homes are trading
51 sales in the past 12 months against 70 the year before. Nineteen fewer families moved — the largest single shift in the neighbourhood.
21 days
But they sell faster
Median time on market fell from 34 days to 21. Two-thirds of homes now sell inside a month. Less activity, tighter competition for what lists.
+12.4%
Price per square foot rose
Median $/sq ft moved from $230.77 to $259.30 while the median price held flat — buyers paid more for each foot of a similar-sized home.
Jordan's read on the market
Steele Heights got smaller and tighter over the past year, not weaker. Fewer homes came to market and fewer sold, but the ones that listed moved noticeably faster than they did a year ago — a median of 21 days versus 34. When a well-positioned home appears here, buyers are ready.
The flat median price is easy to misread. The typical Steele Heights sale still lands near $300,000, almost exactly where it sat a year ago. Underneath that, buyers paid about 12% more per square foot. Both things are true because the homes trading are slightly smaller than last year's — the price of a house held steady while the price of space went up.
The pressure point is on the supply side. Sixteen homes are listed today, and seven of them are priced between $350,000 and $400,000 — a range that has absorbed only nine sales in a full year. Meanwhile nothing at all is listed between $200,000 and $250,000, where seven homes sold. Inventory has collected exactly where buyers have been thinnest, and asking prices sit roughly 12% above what recent comparable homes actually achieved.
What homes sold for
Just under half of all sales landed between $250,000 and $350,000 — the centre of gravity for the neighbourhood.
Headline figures
| Measure | Value |
|---|---|
| Median sold price | $299,900 |
| Average sold price | $297,409 |
| Range of sale prices | $85,000–$510,000 |
| Median price per sq ft | $259.30 |
| Median above-grade size | 1,118 sq ft |
By property type
| Type | Sold | Median | $/sq ft |
|---|---|---|---|
| Detached | 42 | $320,775 | $264 |
| Semi-detached | 6 | $227,500 | $241 |
| Apartment condo | 3 | $95,000 | $113 |
Detached — size, price and speed
| Above-grade size | Sold | Median price | Median $/sq ft | Median DOM |
|---|---|---|---|---|
| Under 900 sq ft | 2 | $212,500 | $240.85 | 60 |
| 900–1,099 sq ft | 16 | $289,250 | $295.21 | 22 |
| 1,100–1,299 sq ft | 7 | $317,500 | $268.91 | 14 |
| 1,300–1,499 sq ft | 8 | $352,450 | $259.06 | 18 |
| 1,500–1,799 sq ft | 3 | $340,000 | $194.88 | 23 |
| 1,800 sq ft and up | 6 | $425,000 | $215.27 | 36 |
Two facts at once. Bigger homes sell for more in total but less per square foot — $295/sq ft in the 900–1,099 band against $215/sq ft above 1,800. Smaller, well-kept homes are the efficiency play in Steele Heights, and they sell faster too. Segments of two and three sales are directional only.
Detached — by era of construction
| Year built | Sold | Median price | Median $/sq ft | Median size | Median DOM |
|---|---|---|---|---|---|
| 1970–1979 | 21 | $327,000 | $268.91 | 1,120 sq ft | 21 |
| 1980–1989 | 18 | $299,950 | $260.87 | 1,124 sq ft | 22 |
| 1990–1999 | 3 | $415,000 | $305.31 | 1,309 sq ft | 36 |
The 1970s and 1980s account for nearly all detached activity, and the two eras perform almost identically on price per square foot and on speed. Age is not what separates outcomes in Steele Heights — condition, updates and pricing are.
How quickly homes sell
The fastest quarter of sales closed in 12 days or less; the slowest quarter took 42 days or more. The median is 21 days and the average is 39 — most homes move quickly, and a small number sit long enough to pull the average up by eighteen days.
What happens when a home is priced too high
Six Steele Heights homes came to market, failed to sell, came off, and were relisted. Every one of them eventually sold — at a median of 91.8% of what they first asked, after a median of 198 days on the market across all attempts.
Compare that to the 101 homes that sold on their first listing, at a median of 26 days. The data does not show that a high asking price causes a long sale; it does show that here, the two have travelled together consistently. A seller who starts roughly 10% high has historically spent an extra six months arriving at a number the market would likely have supported at the outset.
The encouraging half of the same finding: homes here do sell. Every failed listing in this dataset eventually found a buyer. The variable was time and the final number — not whether a sale was possible.
Where inventory sits vs. where buyers are
Seven of the sixteen homes for sale today sit between $350,000 and $399,999 — a band that absorbed nine sales across a full year, or roughly one every six weeks. At that pace, current inventory in that band alone represents about nine months of supply, against 3.8 months for the neighbourhood overall.
Current competition — detached homes
| Listed today | Sold last 6 months | |
|---|---|---|
| Number of homes | 13 | 18 |
| Median price | $374,900 | $333,500 |
| Median $/sq ft | $312.90 | $270.76 |
| Median size | 1,201 sq ft | 1,262 sq ft |
| Median days on market | 15 | 20 |
Detached asking prices are running about 12% above the median price recent comparable homes achieved, and about 16% above on a per-square-foot basis — and today's listings are slightly smaller than what has been selling, so size does not explain the gap. This may reflect rising seller expectations, a change in which homes are being listed, or early pricing resistance. 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. Two detached homes on the same Steele Heights street, within twenty square feet of each other in size, sold almost $200,000 apart — and the difference was never the address.
A property-specific analysis weighs size, year built, garage, condition and renovations, lot, basement development, exact location, what is competing against you right now, and which recent sales are genuinely comparable.
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 Steele Heights area of Lloydminster, Alberta, with status dates between 7 September 2024 and 26 August 2026. 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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