Edmond Home Prices Reflect Two Different Markets

What does the number on an Edmond listing search actually tell you? Less than it looks like it does.

As of June 30, 2026, Zillow's home value index put the average Edmond home at $338,216, up 2.2% over the past year. Redfin's numbers for the three months ending in May 2026 told a different story: a median sale price of $392,000, down 3.9% year over year, with homes closing at $179 per square foot. A local RE/MAX market update circulating in mid-July 2026 split the difference again, citing a median home value of $341,000 and a median sales price of $378,170. Three sources, three numbers, all describing the same city limits at roughly the same moment.

That spread isn't a data error. It's a symptom. Edmond isn't building one kind of housing right now, it's building two, in two different parts of town, at two different price points, under a zoning code the city is in the middle of rewriting. The citywide figures are each a single number that doesn't quite describe either market.

Two Building Booms, Same City Limits

Edmond's own building permit reports make the split easier to see than any single price statistic does. In the first four months of 2026, the city issued 505 permits worth a combined $193.5 million, including 215 Residential New permits valued at $83.2 million. That commercial total was carried in part by two large projects, a $22 million church and a $22 million school, but the residential story is where the two-Edmond pattern shows up.

One growth pattern is happening at the edge of town. Highgarden, a gated community in East Edmond built by Homes by Taber, appeared in the permit reports in March and April 2026 with new residential permits and storm shelters. Highgarden is a quarter-acre-lot community planned for roughly 260 homes across four phases, with prices running $350,000 to $550,000 and amenities that include a pond, walking trail, and pool. Its most recent phase sold out, with another phase in the pipeline.

The other pattern is happening closer to the center of the city. The Main Street Addition showed up in the same permit reports across multiple months, but for a different mix of activity: commercial alterations, duplex permits, an accessory dwelling unit, and demolition work. The Original Townsite, Edmond's original core, logged commercial alteration and remodel permits rather than new subdivisions. This isn't a boom concentrated in one part of Edmond. It's two separate construction pipelines running at the same time, one adding new single-family lots on the outskirts, the other quietly densifying and remodeling what's already built downtown.

The Zip Codes Don't Line Up Either

If the permit data hints at a split market, the zip-code numbers confirm it, and in a way that's easy to miss if you only look at one figure at a time.

As of June 30, 2026, the average home value in the 73003 zip code, which covers a stretch of older, established Edmond, was $274,443, up just 1.1% over the past year, with homes going pending in around 14 days. As of August 31, 2026, the 73013 zip code, home to a mix of established and newer subdivisions, averaged $326,525, up 0.9% year over year, with homes pending in around 25 days.

Both of those numbers sit below the $338,216 citywide average Zillow reported as of June 30, 2026, though they aren't all from the same reporting date. That's the part worth sitting with, but those figures alone don't tell us what's pulling the citywide average up. Highgarden's $350,000 to $550,000 price band is one pocket worth watching. So is whatever else is under construction in Edmond's outer growth areas that the permit reports lump together as "multiple growth areas" rather than naming individually.

The practical read for a buyer: a citywide median is not a neighborhood price. Two buyers with the same budget searching "homes in Edmond" could end up comparing a 1970s brick ranch in an established 73003 neighborhood against a brand-new build behind Highgarden's gates, and the median price they both saw in their search results describes neither purchase particularly well.

The Code That Hasn't Been Finished Yet

Here's the part that makes this more than a snapshot of where things stand today. The rules governing how both of those Edmonds get built are being rewritten right now, and the rewrite isn't finished.

In February 2026, Edmond's planning department released a draft Unified Development Code, described as the first major overhaul of the city's zoning, subdivision, and stormwater rules since 2007. News 9 reported that Planning Director Ken Bryan called it "a significant step forward for Edmond," adding that it "modernizes our approach to development and ensures that our regulations meet the needs of a growing community." The draft moves toward context-based zoning and clearer use definitions, and it will govern everything from downtown infill projects to large new subdivisions once adopted, including an already-approved East Edmond mixed-use proposal.

As of the City Council's July 27, 2026 update, the code was still working through a review process that includes the Central Edmond Urban District Board, the Development Impact Review Committee, the Urban Forestry Commission, and the Planning Commission, each of which has to sign off before the code goes to City Council for a vote. No adoption date has been set. That matters because the code will decide, in practical terms, how much easier or harder it becomes to build duplexes and accessory dwellings near downtown versus large-lot subdivisions on the edges, which is exactly the split the permit data already shows happening under the current rules.

Downtown Edmond has its own parallel story moving at the same time. At an August 24, 2026 City Council workshop, city leaders discussed updating the Downtown Master Plan, last revised in 2014, along with plans to enhance the Festival Market Place and the potential for new tax increment financing districts on the west side of downtown and around a proposed University District adjacent to the University of Central Oklahoma campus. None of that is finished either. It's a second growth conversation happening in parallel with the zoning rewrite, aimed at the same downtown core where the Main Street Addition and Original Townsite permits are already concentrated.

What This Means If You're Comparing Neighborhoods

If you're deciding between an established Edmond neighborhood and a new subdivision at the edge of town, the median price on a portal search is the least useful number available to you. What matters more:

• In an established, closer-in neighborhood like those in 73003, you're buying into a market with a slightly higher reported home-value increase and shorter reported pending time, and into a downtown core that the city is actively planning to reinvest in through TIF financing and a Master Plan update, changes that could shape property values and street-level character over the next several years.
• In a new outer subdivision like Highgarden, you're buying a known product today, gated, amenitized, quarter-acre lots, at a defined price band, but the zoning rules that will govern what gets built around it tomorrow are still being written.

Neither position is better than the other. They're different bets on where Edmond's growth energy goes next, and the Unified Development Code is the mechanism that will settle the question. A buyer who understands that split is negotiating with more information than one who's just comparing a single median price across listings.

A Few Questions Worth Asking

Will the Unified Development Code change zoning on my current or future lot? It's designed to translate existing zoning districts into a new structure using equivalency tables, so most properties should map to a similar designation, but the specifics depend on location and haven't been finalized as of this writing.

When will the code actually take effect? No adoption date has been set. As of the July 2026 Council update, it was still moving through board reviews before a Council vote.

Is Highgarden still selling homes? Its most recent phase sold out, with another phase reportedly in the pipeline. Availability changes fast in active subdivisions, so current inventory is worth checking directly with the builder or an agent before assuming a phase is open.

Edmond's growth story right now isn't one market moving in one direction. It's two markets, one at the edge and one at the core, moving at the same time under rules that are still being written. If you're trying to figure out which version of Edmond fits your budget and your timeline, that's a conversation worth having with someone who's watching both halves of the city, not just the median.

If you're ready to see what your budget actually buys in Edmond right now, or want a clearer read on your own home's position in this market, the Oberfield Real Estate Team offers a free home valuation to help you start with real numbers instead of a citywide average.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.