New$154,900
311 bd1 ba589 ft²$263/ft²
#308 3719 Whitelaw Ln NW NW
ApartmentWindermere1 day ago
E4506277 · Courtesy of Coldwell Banker Mountain Central
REALTOR.caSouthwest Edmonton · Neighbourhood profile
Windermere, Edmonton
Anthony Henday Southwest areaEst. 2005Developing
Southwest Edmonton's newest large community — lakes, wide streets, and almost nothing built before 2005.
Median assessed
$579,500
4,719 residential properties
Vs. Edmonton
+35.9%
city median $426,500
Est. 2026 property tax
$6,006
10.3637 per $1,000 assessed
Population
12,575
2021 Census
113 homes for sale in Windermere
Live MLS® listings, newest first.
New
New$209,900
332 bd2 ba713 ft²$294/ft²
#203 394 Windermere Rd NW
ApartmentWindermere1 day ago
E4506276 · Courtesy of One Percent Realty
REALTOR.ca
New$2,400/monthFor lease
123 bd2+1 ba1,419 ft²
#4 905 172 St SW
Row / TownhouseWindermere1 day ago
E4506250 · Courtesy of smartPRO Realty
REALTOR.ca
New$649,900
504 bd3+1 ba1,928 ft²$337/ft²
4610 Westcliff Pt SW
HouseWindermere3 days ago
E4506133 · Courtesy of Royal LePage Noralta Real Estate
REALTOR.ca
New$239,900
332 bd2 ba833 ft²$288/ft²
#222 390 Windermere Rd NW
ApartmentWindermere4 days ago
E4506097 · Courtesy of Rite Realty
REALTOR.ca
New$524,500
684 bd3+1 ba1,530 ft²$343/ft²
527 171 St SW
HouseWindermere4 days ago
E4505972 · Courtesy of MaxWell Challenge Realty
REALTOR.caMLS® listing content on this page is made available under our Terms of Use.
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Christopher Peel · REALTOR®
MaxWell® Polaris
This website is operated by Christopher Peel, REALTOR®, of MaxWell Polaris, Edmonton, Alberta — the brokerage responsible for this website.
The listing data above is provided under copyright by the Canadian Real Estate Association (CREA). The listing data is deemed reliable but is not guaranteed accurate by CREA nor BestYEGHomes.
Listing information last updated on August 31, 2026 at 6:50 p.m. MT.
Windermere is what Edmonton builds when it starts from nothing. Two man-made lakes, a trail network people actually use, and a shopping node you can walk to. Almost every home postdates 2005, so you are buying modern insulation, modern wiring and a floor plan designed this century. For a lot of families that is the whole argument, and it is a good one.
The catch is the price and the youth. Windermere sits near the top of the southwest band, and you are paying for the newness. The trees have not grown in yet, and a neighbourhood this new is still deciding what it will be. You are buying the present at a premium set by the promise.
The place
Community Profile
Daily life here runs through Currents of Windermere. Groceries, restaurants and services sit in one node you can reach on foot from much of the neighbourhood — genuinely rare in suburban Edmonton, where the same errand usually means a drive. Windermere Golf & Country Club and Terwillegar Park are close, and South Edmonton Common is a short drive for anything the local node does not carry.
Getting out is easy and getting around without a car is not. Anthony Henday Drive is right there, which is why the commute works. ETS bus service exists and a BRT corridor is planned, but plan on two vehicles for now. That is a real household cost, and it belongs in your budget beside the mortgage.
The housing is unusually uniform: large detached homes on planned lots, most of them four bedrooms and over two thousand square feet. Every recent development permit filed here is for another single detached house. If you want variety of form — a rowhouse, a suite, an older bungalow to renovate — this is not the neighbourhood that offers it.
What stands out
- Two man-made lakes
- Extensive trail network
- Multiple school options
- Currents of Windermere shopping
- Close to Anthony Henday Drive
The price band
What Homes in Windermere Are Assessed At
Windermere’s median residential assessment sits at $579,500 — 35.9% above the Edmonton median of $426,500. Here is how that compares with the neighbourhoods right next door, which is the comparison that actually shapes what you can buy for your money.
- Riverview Area$933K
- Haddow$589K
- Keswick$581K
- Windermere — this neighbourhood$580K
- Glenridding Heights$495K
- Ambleside$485K
- River's Edge$356K
One caution on reading this chart: each bar is a median across every residential property in that neighbourhood, houses and apartment condos together. An area with a lot of condo stock reads lower here — not because its houses are cheaper, but because the mix is different.
Source: City of Edmonton Open Data, property assessments (q7d6-ambg) — 2026 assessment and tax year · development permits to June 11, 2026. Residential properties assessed at $100,000 or more, which excludes parking stalls, storage units and vacant land. Assessed values are the City’s valuations for tax purposes, not sale prices.
Inside the range
- Average assessment
- $717,867
- With a garage on the roll (3,737)
- $654,000
- Without a garage (982)
- $211,500
The City records whether a property has a garage. That is a rough stand-in for the detached-house stock and nothing more — plenty of houses have no garage, and the flag says nothing about building type.
The longer view
How Assessed Values Have Moved
- 2015$434,0003,666 properties
- 2020$452,5004,557 properties
- 2025$546,0004,721 properties
- 2026$579,5004,719 properties
+33.5% in the median between 2015 and 2026, while the roll gained 1,053 properties.
Source: City of Edmonton Open Data, historical property assessments (qi6a-xuwt). Residential parcels assessed at $100,000 or more. The most recent year comes from the current assessment roll (q7d6-ambg), which classifies properties slightly differently — close enough to compare, not the same query.
Worth knowing
Why a growing neighbourhood's price history overstates its gains
Windermere has added homes faster than almost anywhere in Edmonton, and that changes what its price history means. The assessment roll here has grown by roughly a third in a decade. Each new house joins the roll at current construction cost, which is above what the older ones were worth. The middle of the list moves up. No existing owner has to gain a cent for that to happen.
So the rise in the table above is two things braided together. One is real growth on homes that were already here. The other is just the maths of adding newer, bigger homes to the set being measured. The property count beside each year is how you tell them apart. Where the count jumps and the median rises, be careful. Where the count is flat and the median still moves, that movement is real.
The practical version. If you are comparing Windermere's decade against an older, built-out neighbourhood's decade, you are not comparing like with like — one number has a tailwind the other does not. And if you own here, the neighbourhood figure says very little about your own house, which has aged normally while newer ones arrived around it.
On the ground
What's Being Built in Windermere
22 residential-construction permits have been filed here since January 1, 2024, in a neighbourhood the City classifies as developing.
- Single detached house22
Of those, 1 include secondary suites and 0 include a garden suite or backyard house. A permit can appear in more than one row — a row house with suites is both.
Source: City of Edmonton Open Data, development permits (q4gd-6q9r), residential-construction permits only. Most recent in this set: June 11, 2026.
Recently filed
4079 - WHISPERING RIVER DRIVE NW
To construct a Residential Use building in the form of a Single Detached House with a front attached Garage, balcony, Basement development (NOT to be used as an additional Dwelling), covered deck, fireplace, unenclosed front porch and walkout Basement.
Permit dated June 11, 2026 · Approved
3223 - WHITELAW DRIVE NW
** To construct a Residential Use building in the form of a Single Detached House with a front attached Garage, balcony, covered deck and unenclosed front porch.
Permit dated May 5, 2026 · Approved
3215 - WHITELAW DRIVE NW
To construct a Residential Use building in the form of a Single Detached House with a front attached Garage, unenclosed front porch, fireplace, and balconies.
Permit dated December 9, 2025 · Approved
176 - WINDERMERE DRIVE NW
To construct a Residential Use building in the form of a Single Detached House with a front attached Garage, unenclosed front porch, rear uncovered deck (6.10m x 8.03m and 3.18m x 5.28m), balcony, Basement development (NOT to be used as an additional Dwelling), and fireplace.
Permit dated September 25, 2025 · Approved
A development permit is an application to build, and its status is the City’s — approved, in progress, or under appeal. None of them is a finished building, and not every one gets built. They are the earliest public signal of what a block is becoming.
The carrying cost
Property Taxes Here
Edmonton sets one residential tax rate for the whole city, so Windermere has no rate of its own — your bill is that rate applied to your own assessed value. At the 2026 rate of 10.3637 per $1,000 of assessment, a home at Windermere’s median of $579,500 would carry about $6,006 a year — roughly $501 a month. The rate splits into 7.7419 municipal and 2.6218 provincial education.
Your own bill will differ, because your assessment will. If it looks wrong, it can be challenged — our Edmonton property tax guide walks through how the bill is built, and how to appeal an Edmonton property assessment covers the complaint process and its deadlines.
Source: City of Edmonton Open Data, tax rates (pwis-wc4c), 2026 residential rate, applied to the median assessment above. An estimate for the median property, not a bill for any specific one.
The honest read
Living in Windermere — Pros & Cons
What works
Nothing here is old enough to fail yet
Furnaces, roofs, windows and panels are all this century. You are not inheriting deferred maintenance, and that matters more than buyers expect until they meet a 1985 furnace in January.
The lakes and trails are real, not brochure features
Two man-made lakes and a connected trail network that residents use year-round. A lot of communities advertise green space; here it was built in from the start.
You can walk to your errands
Currents of Windermere puts groceries, restaurants and services inside a walk for much of the neighbourhood. In suburban Edmonton that is the exception, not the rule.
A deep, liquid resale market
Thousands of homes of broadly similar type means buyers know what things are worth and there is always activity. If life changes and you need to sell, you are not waiting for the one buyer who wants your unusual house.
The tradeoffs
You pay a premium for the newness
Windermere sits near the top of the southwest range. Similar suburbs a few minutes away cost a good deal less. Make sure you are buying it because it fits your life, not because it markets well.
It has not grown into itself
Young trees, and infrastructure still catching up to the population. That improves with time. But you are buying the present, and the present is a neighbourhood still under construction.
Budget for two vehicles
Despite the walkable shopping node, most of daily life here needs a car. Transit exists and is not a practical commute for most households. Two vehicles is thousands a year that never shows up in a mortgage calculator.
Your resale competition includes brand-new homes
In a neighbourhood still building, a buyer comparing your five-year-old house can also buy one nobody has lived in. That caps what a lightly-used home can ask.
Around the neighbourhood
What's Nearby
Landmarks
- Currents of Windermere
- Windermere Golf & Country Club
- South Edmonton Common
- Terwillegar Park
Schools
- Edmonton Public Schools
- Edmonton Catholic Schools
Verify current catchments with the school boards — boundaries change.
Transit
Bus service via ETS routes, direct Anthony Henday Drive access, future BRT corridor planned
On the market
See homes for sale in Windermere→
Live MLS® listings, updated daily from the REALTOR.ca data feed — photos, prices, and full property details.
Windermere market data
MLS® prices, sales, and trends for this area are free with an account.
Good to know
Frequently Asked Questions
What are homes in Windermere, Edmonton worth?
The public measure is the City's assessment roll, shown above. It gives the median assessed value for Windermere, set against the city median and nearby areas. Assessed value is a tax figure with its own date, not a sale price. For what homes actually sell for, MLS® pricing for the area is free with a BestYEGHomes account.
Is Windermere a good place to buy in Edmonton?
It fits families who want new construction, planned green space and a walkable shopping node, and who can carry both the price premium and two vehicles. It fits you less if you want mature trees, a short transit commute, or variety in housing type. The pros and cons above set out both.
Where can I see homes for sale in Windermere right now?
Current MLS® listings for the area are on our listings pages, updated daily from the REALTOR.ca data feed with photos, prices and full details. There is a link to them at the top of this page.
What kind of homes are in Windermere?
Almost entirely large detached houses built after 2005, typically four bedrooms and over two thousand square feet. The development-permit breakdown above shows recent approvals are still single detached houses, so the mix is not changing much.
Is Windermere still being built?
Yes. The City classifies it as developing, and the assessment roll has grown by roughly a third in a decade. That matters for more than construction noise — it is also why the neighbourhood's price history reads stronger than the gain on any individual house.
What are property taxes like in Windermere?
Edmonton sets one residential rate city-wide, so your bill is that rate times your own assessed value. Because Windermere's assessments run above the city median, the dollar amounts run above the city median too. The estimate above applies this year's rate to the neighbourhood median.
ℹ️
n/a = fewer than 5 sales; CREA suppresses price data to protect privacy. 0 sales = no transactions recorded for that property type/area this period. Low-volume months (especially January) will show more gaps.
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