Alberta News

Edmonton Rental Vacancy Hits a Four-Year High: What It Means for Landlords, Sellers and Buyers

The Short Version

Edmonton has more empty rentals than it has had in four years. Vacancy in the city's rental market is reported at about 5.8% for the second quarter of 2026, up from 3.8% in CMHC's October 2025 survey of purpose-built apartments. Renters have more choice, new leases are signing for slightly less, and landlords are competing harder for tenants. That matters if you own a rental, you are thinking about buying one, or you are a seller whose buyer might be an investor.

What the Numbers Say

• 2025 baseline: CMHC's Rental Market Survey put Edmonton's purpose-built apartment vacancy at 3.8% in October 2025. Vacancy had risen each year since 2023, when it was 2.4%.
• 2026 reading: A Q2 2026 reading of 5.8% has been reported from BILD Alberta data and in Yardi's second quarter multifamily report, and described as the highest in four years. It comes from a different survey than CMHC's, so it should not be compared to the CMHC series number for number.
• Rents: New-lease rents were reported down about 1.2% year over year, while rents on renewals were up about 1.5%. In other words, tenants who stay are still seeing small increases, but a new tenant has more bargaining power.
• Outlook: CMHC's July 2026 outlook update expected Edmonton's vacancy to reach about 4.8% this year.

Figures differ between sources because each measures a different set of units at a different time. Listing-based trackers show lower vacancy than survey-based ones. CMHC publishes its official October 2026 results later, and that report is the one to check once it is out.

If You Own a Rental

• Price to the market, not to last year: A rent that worked in 2024 or 2025 may sit empty today. A vacant month usually costs more than a small rent cut.
• Condition matters more: When renters have choice, clean, updated units lease first.
• Run the numbers again: Vacancy, rent and your mortgage renewal rate all affect whether the property still cash flows. If it does not, selling may be a better move than waiting.

What It Means in East YEG

Condos are where an investor buyer is most common, and that segment is the slowest in our area. As of November 2, 2026, East YEG (East Edmonton) condos had 37 active listings and 5 sales in the last 30 days, about 7.4 months of inventory, compared with about 3.7 months for single-family homes. Our weekly East YEG market update tracks these numbers every week. If you are selling a condo to an investor, expect the buyer to run the same vacancy and rent math described above and to price their offer accordingly.

BT Group East YEG Market Research is prepared by Jason Beattie, REALTOR® with eXp Realty, using current REALTORS® Association of Edmonton MLS® market activity across the East YEG neighbourhoods tracked in this report. Short-term neighbourhood statistics can fluctuate when relatively few properties sell; individual property values should not be inferred from neighbourhood averages alone.

If You Are Thinking of Buying a Rental

Higher vacancy and softer new-lease rents give a buyer more negotiating room, and they raise the risk in a tight cash flow plan. Use a vacancy allowance that reflects today's market rather than the past few years, and check your financing for a possible rate change at renewal. This is general information, not investment advice.

Thinking About Selling in East YEG?

What Would It Take to Get Top Dollar for Your Home?

Between negotiation trends, price reductions, and how fast homes are actually moving right now, the numbers above only tell part of the story. I'll give you a straight answer on what your specific home is worth today, and what it would take to maximize your sale price in this market.

Frequently Asked Questions

Jason Beattie

REALTOR® | eXp Realty | BT Group

780-791-9633  |  Jason.Beattie@eXpRealty.com