85 River Rock Circle Home Valuation
Your home is only worth what someone is willing to pay. The only way to know exactly what it is worth is to list it and get an offer. That is not what this is about, yet. I put this page together to give you an idea of the approximate retail value of your home. First, let's look at what real estate is doing in Riverbend.
Detached home prices are falling in Riverbend
From January 1 through October 21, 2026, detached homes in Riverbend sold for an average of $618,818 this year (82 sales). Through the same dates last year, the average was $633,799 (87 sales). That is down about 2%.
What is my home worth? · How do you come up with my listing price?
Detached homes are taking longer to sell in Riverbend
The typical detached sale in Riverbend took 15 days this year, compared with 13 days last year and 10 days in 2024.
How long does it take to sell a house in Calgary? · Do I need to drop my price — or did I price wrong on day one?
Detached homes are selling below assessed value in Riverbend
This year, detached sales with a City assessment on file closed about 0.4% below assessed value (57 sales). Last year they sold about 12.3% above assessed.
Avg soldAvg assessed
Is my tax assessment what my house is worth?
More reading: Why did my neighbour's house sell for more? · Should I list now or wait? · More in the Hey Jason series
Next, we look at your home and make note of its most important features — square feet, finished basement, and so on.
85 River Rock Circle SE
Riverbend
Home typeDetached 2 Storey
Living area1,098 sq ft
Lot3,695 sq ft
Bedrooms3
Baths1 full / 1 half
EnsuiteNo
BasementUnfinished
WalkoutNo
GarageDouble detached
CoolingCentral air
Year built1992
Assessed value$533,000
Sold Comparable Properties
May 1, 2026 through October 21, 2026
Now we start building our list of homes like yours that have sold. We only use homes that sold from May 1, 2026 through October 21, 2026, so the prices match the market right now.
How We Filter the Sold Homes
- Same home type — for this house, a 2 storey detached.
- Ensuite must match yours (yes or no).
- Walkout basement must match yours (yes or no).
- Same garage family — detached stays with detached. We do not mix attached-garage homes with yours.
- Living area within 300 square feet of yours, bigger or smaller.
- Lot no more than 1,000 square feet larger than yours.
- Same community first. If fewer than 5 homes qualify, we widen one step at a time — nearby community, then a slightly larger lot, then 350 square feet.
- Closer size, year built, and City assessed value rank higher. A blank assessed on MLS does not drop a home; we fill it from the City roll when we can.
- We keep the 5 closest matches.
- Then we add or subtract dollars for garage, finished basement, and central air so the sold prices line up with your house.
Side By Side Comparison
These are the homes most like yours that sold in your neighbourhood from May 1, 2026 through October 21, 2026. The closest match sits next to your home. The next columns go from the next-closest match to the farthest.
| Your home | Comp 1 | Comp 2 | Comp 3 | Comp 4 | |
|---|---|---|---|---|---|
| Address | 85 River Rock Circle SE | 22 Rivercrest Way SE | 27 Rivercrest Way SE | 92 Riverbrook Place SE | 95 Riverbrook Road SE |
| Similarity score | 100 | 89 | 73 | 62 | 56 |
| Style | 2 Storey | 2 Storey | 2 Storey | 2 Storey | 2 Storey |
| Living area | 1,098 | 1,117 | 1,138 | 1,119 | 1,322 |
| Lot (sq ft) | 3,695 | 4,219 | 3,261 | 2,723 | 2,820 |
| Ensuite? | No | No | No | No | No |
| Garage | Double detached | Double detached | No | No | No |
| Cooling | Central Air | None | None | Central Air | None |
| Year built | 1992 | 1993 | 1993 | 1983 | 1987 |
| Beds | 3 | 3 | 3 | 3 | 3 |
| Baths (F/H) | 1 / 1 | 1 / 1 | 1 / 1 | 1 / 1 | 1 / 1 |
| Basement | Unfinished | Finished | Finished | Partial | Finished |
| Walkout? | No | No | No | No | No |
| Sold date | — | 2026-08-05 | 2026-05-01 | 2026-05-09 | 2026-07-25 |
| Days on market | — | 33 | 11 | 16 | 16 |
| Sold price | — | $510,000 | $470,000 | $477,500 | $481,000 |
| Assessed value | $533,000 | $565,000 | $493,500 | $505,000 | $530,000 |
| Original asking | — | $529,900 | $469,900 | $475,000 | $479,900 |
| Garage adjust | — | $0 | $35,000 | $35,000 | $35,000 |
| Basement adjust | — | -$35,000 | -$35,000 | $0 | -$35,000 |
| Cooling adjust | — | $7,000 | $7,000 | $0 | $7,000 |
| Adjusted value | — | $482,000 | $477,000 | $512,500 | $488,000 |
Your home
Comp 1
Comp 2
Comp 3
Comp 4
Sold Home Listings (scroll through them)
The homes listed on the chart above are listed here. Click a property card below to see what the home looks like inside and outside. How does it compare to your home?
Indicated sold value
| Range | $477,000 – $512,500 |
| Middle of range | $485,000 |
| Dropped | Low: $477,000 (27 Rivercrest Way SE) · High: $512,500 (92 Riverbrook Place SE) |
Range
$477,000 – $512,500
Middle of range
$485,000
Dropped
Low: $477,000 (27 Rivercrest Way SE) · High: $512,500 (92 Riverbrook Place SE)
Premiums: double garage $35,000 · finished basement $35,000 · cooling $7,000
- Range is the price range homes most like yours are selling for.
- Middle of range is the middle sold price after we drop the lowest and highest sale.
- Dropped is the properties we dropped from the comparison to narrow the range your home is likely to sell in.
IMPORTANT: Remember this only compares the features of each home and does NOT factor in upgrades and the overall condition of the home. If your home is in immaculate shape and you have done upgrades like a kitchen reno or new flooring, your value would get closer to (or even exceed) the top of the range. The reverse is true.
The data alone cannot tell us what your home is likely to sell for. There is more work to do before we can say where your home would sit in this range. We have to walk through your home, and through the homes like yours that are for sale now, to land on a price range you can actually expect to sell for.
Active Comparable Properties
Now we move to homes that are like your home that are actively for sale. We filter the actively listed homes the same way we filtered the sold homes.
Side By Side Comparison (Active)
Same order as the sold chart — closest match next to your home, then the next-closest to the right.
No matching actives after the realtor.ca basement check.
A Few Things I See
Your home is listed at $480,000. The closest solds land around $482,000 after we line up garage, basement, and air conditioning.
22 Rivercrest Way is the only recent sold with the same double detached garage. It sold for $510,000. It has a finished basement and no air conditioning. After the $35,000 basement and $7,000 cooling adjusts, that sale lines up at $482,000.
27 Rivercrest Way is the same year as your home (1993 versus 1992) and almost the same size. It has no garage. It sold for $470,000 in 11 days. After we add the garage and cooling, that sale is $477,000.
The City assessed value is $533,000. Like a lot of Riverbend detached homes this year, the solds are coming in below assessed.
Indicated active asking
See all active listings in Riverbend on jasontodd.ca
So what do we know?
- We know that detached home prices are dropping.
- We know that if you price it right, you can expect to sell in about 15 days.
- We know you should expect to sell below your assessed value.
- We know that if you were to list right now, you would be directly compared to the homes listed for the homes for sale now. If people walked through those homes, would yours show better or worse? That would affect your listing price.
- We know that if people walked through your home and were considering making an offer, their realtor would show them what homes like yours have sold for. Again, how would your home compare to those homes?
What homes sold for if they moved in 17 days vs sat too long
The typical detached sale in Riverbend this year is about 15 days. Here is what those homes actually sold for if they sold in the first 17 days, versus homes that sat 30 days or more — twice the typical time, or longer. Same dates as the charts above: January 1 through October 21, 2026.
| First 17 days | Sat 30+ days | |
|---|---|---|
| Sales | 51 | 20 |
| Typical days on market | 12 days | 52 days |
| Median sold price | $588,000 | $645,000 |
| Sold vs original asking | 99.8% | 95.5% |
Homes that sold in the first 17 days closed at $588,000. Homes that sat 30 days or more sold for $645,000 — $-57,000 less. Fast sales also hit their original asking price (99.8%). Slow sales closed at 95.5% of what they first asked.
Detached homes in Riverbend only. Median sold price and median sold versus original list. Source: MLS® sold records (Pillar 9 / CREB®).
What Do You Think Your Home Would Sell For?
Based on all this data and assuming you took a good look through the sold and active listings, what do you think you could list your home for and what do you think it would sell for? I'll watch for your email or text!
Source: MLS® sold records (Pillar 9 / CREB®). Neighbourhood charts and the 17-day vs long-DOM table use the same dates each year: January 1 through October 21, 2026, detached homes in Riverbend only. Comp worksheet: 4 solds qualified from May 1, 2026 through October 21, 2026. Not an appraisal.