Key Takeaways
- Windermere is southwest Edmonton’s premium new-build address, near Anthony Henday Drive on the south side of the river.
- Per the REALTORS® Association of Edmonton, 224 homes across all residential property types sold in Windermere in the year to July 30, 2026, with a median of $477,950 and a median 29 days on market. Confirm current pricing with Rory before you write an offer.
- The average sold price was $667,575, about 40% above the median. That gap is the most important fact on this page: Windermere is two markets under one name.
- Housing runs from attached duplex and townhouse product through large detached homes to estate properties that sold as high as $3,900,000.
- Windermere is car-dependent, with strong Anthony Henday access and quick runs to the south industrial area and the airport.
- Ask whether the specific phase carries architectural controls or a mandatory association fee before you write.
Homes for sale in Windermere
Courtesy of Teresa M Smithson, Century 21 All Stars Realty Ltd$390,0001203 177 ST NW2 bd · 2 full, 1 half ba · 1,341 sq ft · MLS® # E4502500
Courtesy of Christy M Cantera & Sheri Lukawesky, Real Broker$250,000#119 1031 173 ST SW2 bd · 2 full ba · 1,036 sq ft · MLS® # E4501970
Courtesy of Nik Lakhan Pal, Nationwide Realty Corp$317,990#22 723 172 ST SW SW3 bd · 2 full, 1 half ba · 1,532 sq ft · MLS® # E4501884
Courtesy of Tarick Taha & Candace Taha, Real Broker$639,900757 173B ST SW3 bd · 3 full, 1 half ba · 1,894 sq ft · MLS® # E4501849
Courtesy of Rishi Ghai, RE/MAX Excellence$1,679,0005104 WOOLSEY LI NW6 bd · 5 full, 1 half ba · 4,153 sq ft · MLS® # E4501621
Courtesy of Gino Daniele, RE/MAX Elite$209,800#411 3715 WHITELAW LN NW2 bd · 2 full ba · 772 sq ft · MLS® # E4501475If you’re looking at homes for sale in Windermere, Edmonton, start with this: the name covers two different markets, and knowing which one you’re shopping is the difference between a productive search and a frustrating one. I’m Rory O’Shea, REALTOR® with Homes & Gardens Real Estate Limited, working alongside Bev O’Shea-Thomas. This page covers where Windermere sits, what the numbers actually say, and how to tell the two markets apart.
Where is Windermere in Edmonton?
Windermere sits in southwest Edmonton on the south side of the North Saskatchewan River, close to Anthony Henday Drive. It built out from roughly the mid-2000s onward and is still completing in its outer phases.
Buyers routinely search Windermere and Ambleside together, and treat them as one place. The MLS does not always agree with that, so if you’re comparing listings across the two, confirm which community a specific address actually sits in before you compare prices.
What’s the price range for homes in Windermere?
Most people from outside Edmonton don’t realize this: Windermere’s average sold price and its median sold price are nowhere near each other, and that is the single most useful thing to understand before you shop here.
| Measure | All residential property types |
|---|---|
| Homes sold (12 months) | 224 |
| Sold price range | $150,000 to $3,900,000 |
| Median sold price | $477,950 |
| Average sold price | $667,575 |
| Median days on market | 29 |
Here’s the trade-off with a single number: the median is $477,950 and the average is $667,575, which puts the average about 40 percent higher. That does not happen in a market where everything is similar. It happens when a large number of moderately priced homes sit alongside a small number of very expensive ones, and the expensive ones drag the average upward.
In practice that means Windermere contains at least two markets:
- The volume market. Attached product and entry-level detached homes clustered near the median. This is where most Windermere sales actually happen, and it is closer in price to the newer southwest communities than the address suggests.
- The estate market. Large detached and semi-custom homes running well above the average, up to $3,900,000 in the last year. Low volume, high value, and a completely different search.
If your budget is near the median, you are shopping the first market, and a page or an agent quoting you the average is describing homes you are not going to buy. Ask which market a listing belongs to before you get attached to it.
These are estimates; contact Rory for a current CMA on a specific property.
What’s it like to live in Windermere?
Newer, larger, and quieter than the inner city, with the layout that comes with it: curving streets, crescents and closes rather than a grid. Visitors get lost. Residents like that traffic doesn’t cut through.
Honest answer on the trade-off: you will drive for nearly everything, and the daily commute to downtown or the university is a real one. What you get is space, newness at a scale the mature southwest can’t offer, and fast highway access in three directions.
What kinds of homes are in Windermere?
Large detached homes are what the name is known for, including semi-custom and estate product, some of it on premium lots backing green space, ponds or the golf course. Alongside that there is a substantial and growing supply of duplexes and townhouses in the newer phases, which is where most of the sales volume near the median comes from.
The two are geographically separated rather than mixed: the attached duplex and townhouse product clusters in the newer outer phases, while the estate-scale detached homes sit on the larger interior and perimeter lots. You can see which one you’re in from the street width and the setbacks, which makes orienting yourself easier than the price data alone suggests.
Premium lot positions carry real money in this market. What backing onto water, ravine or the golf course actually adds is best answered from recent comparable sales rather than a rule of thumb, so ask before you assume.
What schools serve Windermere?
Windermere is served by Edmonton Public Schools and Edmonton Catholic Schools.
I’m not listing a school name here on purpose. Schools serving the newer southwest have opened relatively recently, catchments shift as enrolment grows, and accommodation arrangements change. Confirm the designated school for the specific address on epsb.ca and ecsd.net, or ask me and I’ll check it before you write. If schools are driving the move, verify first, not last.
How long is the commute from Windermere?
Anthony Henday Drive is the defining piece of infrastructure here, giving quick access to the south industrial area, the airport and the west end. That is a genuine advantage if you work in any of those places, and it’s under-appreciated by buyers who only measure distance to downtown.
Downtown and the University of Alberta are a longer run than from central neighbourhoods. Drive it at your real departure time before committing.
There is no LRT in the community and bus service is lighter than in central Edmonton. If a member of the household needs to travel without a car, check the current routes for your block rather than assuming.
What’s nearby?
Currents of Windermere is the large-format retail centre serving the community and much of southwest Edmonton, and it is the main reason day-to-day errands stay local here rather than turning into a trip across the city.
There is a golf course associated with the area. I’m not going to name it or describe its access rules on this page without confirming them, because getting membership or public-access details wrong would be worse than saying nothing. Ask me and I’ll confirm.
What new development is happening in Windermere?
The outer phases are still building. As in any growing community, that means construction traffic in some areas and it means a resale listing competes with new inventory. If you’re selling here, price against both.
Who’s buying in Windermere right now?
Two genuinely different buyers, which follows from the two markets. Established families upsizing and buyers moving into the estate tier on one side; first-time and second-time buyers entering through attached product on the other. They rarely look at the same listings.
Common objections are commute and transit. Both are fair, and both are the price of the space.
What should buyers know before moving to Windermere?
- Which market you’re in. Median or estate. Settle this before you shop.
- Architectural controls or mandatory association fees. Estate communities frequently carry them. Ask specifically, in writing, before you write an offer.
- Lot position. What the home backs onto is a real part of the price here.
- Ambleside or Windermere. Confirm which community the address actually sits in if you’re comparing across the two.
- Commute, driven at your real departure time.
How does Windermere compare to nearby communities?
- Ambleside. Immediately adjacent, similar product, frequently searched as one place.
- Keswick and Glenridding Ravine. Similar age and buyer in the newer southwest.
- Chappelle (step down). Worth a look if your budget is near the median: Chappelle’s median is within about $700 of Windermere’s, so the middle of the two markets is nearly identical even though the top ends are not.
Browse all of our Edmonton communities to see how the southwest pages connect.
About the Author
Rory O’Shea is a REALTOR® with Homes & Gardens Real Estate Limited in Edmonton. He covers the full residential market, from apartment condos through detached homes, across Edmonton and 11 surrounding municipalities. Rory works alongside Bev O’Shea-Thomas, a 45+ year Edmonton REALTOR® who provides advisory support. Reach Rory at 780-220-4490 or rory@edmontoncityhomes.com. Homes & Gardens Real Estate Limited, 3659 99 St NW, Edmonton, AB T6E 6K5.
Market figures shown are sourced, dated and attributed; actual prices depend on home size, condition, and exact location. For a current CMA on a specific property, contact us. Listing data is provided through the REALTORS® Association of Edmonton MLS® System and is believed reliable but not guaranteed. Verify current status with your REALTOR®.
Talk to Rory
If you’re looking at homes for sale in Windermere and you want to know which of the two markets your budget actually reaches, that’s a five-minute conversation and it will save you weeks. I can run a current CMA on a specific Windermere address, confirm whether a phase carries architectural controls or a mandatory fee, or compare Windermere against Ambleside, Keswick or Chappelle. Call or text me at 780-220-4490, email rory@edmontoncityhomes.com, or use the contact page. You can also start a home valuation or learn more about Rory and Bev at Homes & Gardens Real Estate Limited.