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Fort Saskatchewan, Alberta · Community guide
Fort Saskatchewan Real Estate & Neighbourhood Guide (2026)
Prices, schools, parks, taxes and which neighbourhood fits you, with current MLS® numbers.
By Jay Lewis, REALTOR® | RE/MAX Excellence
25+ years in new construction, trades and sales · Updated October 2026 · About me
Short answer: Fort Saskatchewan is a city of about 30,000 people (29,857 in the 2024 municipal census) on the North Saskatchewan River, northeast of Edmonton and beside Alberta's Industrial Heartland. For family homes it's two markets at once. Resale homes sell faster (about 1.2 months of inventory, a seller's market), while new construction has more choice (about 9.2 months, a buyer's market). The right neighbourhood depends on your budget, your commute, the school you want, and how much room you want to negotiate.
Fort Saskatchewan has two big growth areas, Westpark on the west side and Southfort on the southeast side, plus established neighbourhoods like Pineview and a historic downtown on the river. I've worked in new construction for more than 25 years, on the trades side and the sales side, so on this page I compare Fort Saskatchewan the way I'd walk it with you: what homes cost, what's being built, which schools and parks are close, and what I look at in the homes themselves.
1.2
Months of inventory
resale
resale
9.2
Months of inventory
new construction
new construction
$532K
Median resale
family home
family home
$291
Per sq ft
new homes sold
new homes sold
86
Family homes
for sale now
for sale now
Market numbers: REALTORS® Association of Edmonton MLS® data pulled by Jay Lewis on Oct 3, 2026; detached homes with 3+ bedrooms above grade, 2+ full baths and an ensuite, sales in the previous 90 days. Small samples; prices change often with market conditions and world events.
How to choose where to buy in Fort Saskatchewan
Three questions narrow it down.
1. New or resale?
Resale family homes sold in a median of 21 days. New construction has more choice and more room to negotiate on upgrades, closing costs or quick-possession homes. Your answer points you to different parts of the city.
2. What does daily life need?
Pick the school, the park and the route first. Westpark has river valley trails and a fishpond, Southfort and SouthPointe have the newest schools and shopping, and Pineview has mature trees and bigger lots.
3. What's the all-in budget?
Add GST on a new home, lot premiums, upgrades, fencing and landscaping, plus property taxes. In an older home, I look at what's actually been updated versus what's only cosmetic.
Browse Fort Saskatchewan by lifestyle
Not every buyer wants the same thing. Start with how you live.
New buildsNew constructionWestpark · Southfort · SouthPointe · Sienna
Move in soonerQuick possessionFinished and nearly finished new homes, often with incentives
FamiliesNear schoolsSouthPointe · Westpark · Pineview
OutdoorsRiver valley & trailsWestpark · Old Fort Saskatchewan
EstablishedMature neighbourhoodsPineview · Sherridon Heights · Old Fort Saskatchewan
Work nearbyClose to the HeartlandMinutes from Industrial Heartland workplaces
Photos are illustrative, not of the places named.
Why buyers choose Fort Saskatchewan
What I hear most from buyers looking here.
More choice in new builds
61 new family homes were for sale on Oct 3 and 20 sold in 90 days. 29 of them had been listed for more than 90 days, so builders have reason to talk.
What homes cost
New family homes sold for a median of about $291 per square foot over the last 90 days, and resale homes for about $311.
River valley trails
About 75 km of trails and more than 400 hectares of parkland, with river valley loops from 2 km to 10 km.
Work close to home
Fort Saskatchewan sits beside Alberta's Industrial Heartland, so many residents have a short drive to work.
Dow Centennial Centre
The city's recreation and culture hub, with an arena, gym, indoor field, track, fitness centre and theatre. A new aquatics facility broke ground there in March 2026.
A hospital in town
The Fort Saskatchewan Community Hospital has a 24-hour emergency department.
Top Fort Saskatchewan neighbourhoods
Price ranges are what family homes actually sold for in the last 90 days.
River valley
Westpark
Sold $416K–$685K · 23 sales in 90 days
Along the North Saskatchewan River on the west side of the city, planned for about 10,500 to 11,200 residents. A wetland conservation area, a community fishpond, an off-leash area and paved trails to the river valley. Most homes were built in the last 20 years, and it's still growing. 19 new family homes for sale on Oct 3.
New construction
Southfort
Sold $460K–$898K · 18 sales in 90 days
The city's largest growth area, about 700 hectares on the southeast side, planned for 18,300 to 21,000 residents. New and nearly new homes close to newer schools and shopping. 18 new family homes for sale on Oct 3.
Walk to school
SouthPointe
Sold $449K–$680K · 17 sales in 90 days
A newer community in the Southfort area, home to SouthPointe School (K–9). A mix of resale homes from the last 15 years and new construction. 13 new family homes for sale on Oct 3.
New construction
Sienna
Sold $419K–$635K · 12 sales in 90 days
A newer community with new family homes still being built and some of the lower new-home prices in the city. 11 new family homes for sale on Oct 3.
Mature
Pineview
Sold $378K–$615K · 12 sales in 90 days
An established family neighbourhood developed mainly in the 1970s and 1980s, with solid bungalows, wide curving streets and mature trees. Resale homes here sold at the lowest prices of the busy neighbourhoods.
Established
Westwood Trails
Sold $508K–$558K · 2 sales in 90 days
Homes from the early 2000s on finished streets. Few come up for sale.
Established
Sherridon Heights
One for sale · listed $490K
An established neighbourhood with mature landscaping, larger lots and mostly older detached homes. In an older home, I look closely at what has been updated.
Character
Old Fort Saskatchewan
Fort Saskatchewan · ask me for current listings
The city's original core, with character homes on mature lots, walkable streets and river valley trails nearby, close to the Fort Heritage Precinct.
Price ranges: REALTORS® Association of Edmonton MLS® data, detached family homes (3+ bedrooms above grade, 2+ full baths, ensuite) sold in the 90 days to Oct 3, 2026, new and resale. Small samples; ask me for current numbers.
All Fort Saskatchewan neighbourhoods
Ask me about any of them.
BridgeviewClover ParkForest RidgeMcNicolOld Fort SaskatchewanPineviewSherridon HeightsSiennaSouthPointeSouthfortSouthfort EstatesSouthfort MeadowsSouthfort RidgeWestparkWestwood TrailsWindsor Pointe
Fort Saskatchewan market numbers, October 2026
Family homes, detached, 3+ bedrooms above grade, 2+ full baths and an ensuite. Based on 90 days of sales.
1.2 mo
Resale inventory
(seller's market)
(seller's market)
9.2 mo
New-build inventory
(buyer's market)
(buyer's market)
$311 / $291
Price per sq ft
resale / new
resale / new
21 / 126
Median days to sell
resale / new
resale / new
Months of inventory by price
| Price range | New: months | Resale: months |
|---|---|---|
| Under $400,000 | small sample | small sample |
| $400,000–$550,000 | 8.1 | 0.6 |
| $550,000–$700,000 | 7.0 | 1.7 |
| $700,000+ | small sample | 4.0 |
Where the new homes are
| Community | New for sale | New sold (90 days) |
|---|---|---|
| Westpark | 19 | 3 |
| Southfort | 18 | 7 |
| SouthPointe | 13 | 3 |
| Sienna | 11 | 7 |
What it means for you: if you're buying resale, be ready to move quickly: the median resale home sold in 21 days. If you're buying new, you have time to compare, and 29 of the 61 new homes for sale have been listed for more than 90 days, so builders are more likely to negotiate on upgrades, closing costs or price. Get it all in the purchase agreement.
Source: REALTORS® Association of Edmonton MLS® data, pulled Oct 3, 2026. Months of inventory = homes for sale ÷ average monthly sales over the previous 90 days. Days are cumulative days on market. Small samples; directional only. Prices change often with market conditions and world events.
Fort Saskatchewan homes for sale
Text me and I'll send you the current Fort Saskatchewan listings worth seeing, including new builds that aren't obvious from the photos.
Lifestyle & recreation in Fort Saskatchewan
River valley and trails
About 75 km of trails and more than 400 hectares of parkland. River valley loops include West River's Edge (5.1 km), the South 10K (9.9 km), the North 10K (10.1 km) and Ross Creek (2.1 km).
Dow Centennial Centre and pools
The Dow Centennial Centre has an arena, gymnasium, indoor field, track, fitness centre and theatre. A new aquatics facility with a 10-lane pool, leisure pool, lazy river and slides broke ground in March 2026, with opening expected in 2029. Harbour Pool stays open until then.
Arenas and history
The Jubilee Recreation Centre and the Sportsplex add more ice, and the Fort Heritage Precinct downtown preserves the city's North West Mounted Police history along the riverbank.
Health care
The Fort Saskatchewan Community Hospital has a 24-hour emergency department.
Schools & education in Fort Saskatchewan
School is often the first filter for families. Here's how it's organized.
Public schools
Elk Island Public Schools runs Fort Saskatchewan Elementary, James Mowat Elementary and Win Ferguson Elementary (K–6), École Parc Élémentaire (K–6 French Immersion), SouthPointe School (K–9), Rudolph Hennig Junior High (7–9) and Fort Saskatchewan High School.
Catholic schools
Elk Island Catholic Schools runs Our Lady of the Angels (Pre-K–4), St. John XXIII (K–4), St. John Paul II (5–8) and St. André Bessette Catholic High School (9–12).
Confirm your school
Designated schools depend on the address and can change as new communities open. Before you buy, confirm the school for the specific address with the school division. I'll help you check it on every home we look at.
Commute and property taxes
Getting to Edmonton
Highways 15 and 21 connect Fort Saskatchewan to Edmonton and Sherwood Park. Fort Sask Transit runs on weekdays: Route 600 is a peak-hour commuter bus from the Dow Centennial Centre park and ride to the Bethel Transit Terminal in Sherwood Park, with local routes in Westpark and downtown. Test-drive your route at rush hour before you buy.
Property taxes
The City's 2026 example is a home assessed at $491,700, which pays about $3,889 in total property tax, including the education and seniors' housing levies. That works out to roughly $791 a year for every $100,000 of assessed value. Assessed value isn't the same as sale price, so check the tax notice for the specific home.
Tax rates: City of Fort Saskatchewan 2026 property tax information. Rates are set each spring.
How Fort Saskatchewan compares
| Family homes | Fort Saskatchewan | Edmonton | Sherwood Park | St. Albert | Beaumont |
|---|---|---|---|---|---|
| Resale market | 1.2 mo · seller's | 3.8 mo · seller's | 1.3 mo · seller's | 1.1 mo · seller's | 3.8 mo · seller's |
| New-build market | 9.2 mo · buyer's | 7.3 mo · buyer's | 3.8 mo · seller's | 3.5 mo · seller's | 7.0 mo · buyer's |
| Price per sq ft, new | $291 | $289 | $294 | $300 | $278 |
| Price per sq ft, resale | $311 | $308 | $349 | $347 | $293 |
Source: REALTORS® Association of Edmonton MLS® data; detached family homes (3+ bedrooms above grade, 2+ full baths, ensuite). 90 days to Oct 2–3, 2026 for Stony Plain, Devon, Fort Saskatchewan, Beaumont, St. Albert and Ardrossan; 30 days to Oct 1, 2026 for Spruce Grove; 30 days to Sept 28, 2026 for Edmonton and Sherwood Park. Median sold price per above-grade sq ft. Prices change often with market conditions and world events.
Deciding between two towns? See Fort Saskatchewan vs Sherwood Park, with prices, supply, taxes and schools side by side.
Selling in Fort Saskatchewan?
Resale family homes are at about 1.2 months of inventory, but you're also competing with new builds offering incentives. See how I help sellers, or text me for a free price opinion.
Selling your home in Fort Saskatchewan: what resale homes sold for, how long they took and what I do before we list.
Buying new in Fort Saskatchewan? Get my free New-Construction Buyer Checklist
Two printable pages, from your first show home visit to your one-year warranty.
What my clients say
5.0 stars from 78 Google reviews (September 2026).
“What drew me to Jay Lewis is his previous experience as a homebuilder which I think is a great asset to have when navigating the housing market. … We could not have asked for a better person and team to help us find our first home!”
Erik D. · Google review
“Jay has and continues to be a wealth of knowledge in the industry. With a background in construction, he was an absolute pleasure to work with!”
Andrew C. · Google review
“He listened to our needs and provided honest advice. … We couldn't be happier with our new home and highly recommend Jay to anyone buying or selling!”
Lee F. · Google review
“The relationship doesn’t end when the deal closes and that’s why we recommend Jay to everyone!”
TJ R. · Google review
Frequently asked questions
Is Fort Saskatchewan a buyer's or seller's market right now?
It depends on what you're buying. Resale family homes are a seller's market at about 1.2 months of inventory, while new construction is a buyer's market at about 9.2 months (sales pace over the 90 days to Oct 3, 2026).
How much does a family home cost in Fort Saskatchewan?
Over the 90 days to Oct 3, 2026, the median detached family home sold for about $532,000 resale (65 sales) and about $553,587 new (20 sales). Prices change often with market conditions and world events, so ask me for current numbers in the neighbourhood you like.
Which Fort Saskatchewan neighbourhoods have new construction?
Westpark, Southfort, SouthPointe and Sienna had the most new family homes for sale on Oct 3, 2026. Phases open and sell out often, so I confirm current builders and availability before you visit.
Can I negotiate on a new home in Fort Saskatchewan?
Often, yes. On Oct 3, 2026, 29 of the 61 new family homes for sale had been on the market more than 90 days. Builders may prefer upgrades or closing-cost help over a price cut. Get every incentive in writing.
Are new homes cheaper per square foot than resale in Fort Saskatchewan?
Recently, yes: about $291 per sq ft for new versus $311 for resale (median sold, 90 days to Oct 3, 2026). Many resale homes have finished basements that aren't counted, so compare the whole package.
What schools are in Fort Saskatchewan?
Elk Island Public Schools runs Fort Saskatchewan Elementary, James Mowat Elementary and Win Ferguson Elementary (K–6), École Parc Élémentaire (K–6 French Immersion), SouthPointe School (K–9), Rudolph Hennig Junior High (7–9) and Fort Saskatchewan High School. Elk Island Catholic Schools runs Our Lady of the Angels (Pre-K–4), St. John XXIII (K–4), St. John Paul II (5–8) and St. André Bessette Catholic High School (9–12). Confirm the designated school for a specific address with the school division.
What are property taxes like in Fort Saskatchewan?
About $791 a year for every $100,000 of assessed value in 2026, based on the City's example of a $491,700 home paying about $3,889 in total. Check the tax notice for the specific home, because assessments differ from sale prices.
How do I get from Fort Saskatchewan to Edmonton?
Highways 15 and 21 connect Fort Saskatchewan to Edmonton and Sherwood Park. Fort Sask Transit runs on weekdays: Route 600 is a peak-hour commuter bus from the Dow Centennial Centre park and ride to the Bethel Transit Terminal in Sherwood Park, with local routes in Westpark and downtown.
What is Fort Saskatchewan known for?
The North Saskatchewan River valley and its trails, the Fort Heritage Precinct, the Dow Centennial Centre, and its location beside Alberta's Industrial Heartland.
Do I need my own REALTOR® to buy a new home in Fort Saskatchewan?
It isn't required, but the show home staff work for the builder. Many builders require your REALTOR® to be introduced on your first visit, so text me before you go.
Looking at homes in Fort Saskatchewan?
Text me first at 780-220-8449, or book a 20-minute call. I'll pull current numbers for the areas you like, show you what's worth seeing, and help you negotiate. No pressure.
I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one.
More area guides: Edmonton new construction · Spruce Grove · Stony Plain · St. Albert · Sherwood Park · Devon · Leduc · Beaumont
Jay Lewis | REALTOR® | RE/MAX Excellence · 201, 5607 199 Street NW, Edmonton, AB T6M 0M8
This page is general information, not legal, tax, mortgage or inspection advice. Community details, builders, tax rates and prices change often with market conditions and world events; confirm current details with the builder, the municipality, the school division and the appropriate professionals. Photos are illustrative.
Jay Lewis
REALTOR® | RE/MAX Excellence
201, 5607 - 199 Street NW
Edmonton, AB, T6M 0M8