Detached Market Tightens While Apartments Remain Oversupplied

Calgary’s housing market continued to show diverging conditions by property type in February 2026. While detached and semi-detached homes experienced tightening supply, apartment-style properties remained firmly in buyer’s market territory due to elevated inventory levels.

In total, Calgary recorded 1,526 sales, down 11 percent compared to last February, largely due to softer activity in row and apartment segments. Inventory rose to 4,822 units, with condominiums and row homes representing more than half of all active listings.

Despite these shifts, overall citywide conditions remained relatively balanced at three months of supply and a 55 percent sales-to-new-listings ratio.

According to CREB Chief Economist Ann-Marie Lurie, slowing migration levels are coinciding with a significant rise in apartment construction. Calgary saw record-high housing starts last year, with nearly 18,000 apartment units currently under construction. While many of these are purpose-built rentals, the added supply continues to influence the condominium resale market.

At the same time, the detached market remains tight, particularly for homes priced below $700,000.

Overall Pricing Trends

Seasonal trends typically support modest price increases early in the year. In February, benchmark prices rose for most low-density property types. However, apartment prices continued to decline.

The total residential benchmark price reached $560,500, up one percent from January, but still four percent lower than February 2025.

Detached Homes

Detached homes remained relatively balanced in February.

• Sales: 736

• New listings: 1,269

• Sales-to-new-listings ratio: 58 percent

• Months of supply: Just under three months

The unadjusted benchmark price was $734,300, up more than one percent from January, but still three percent lower than last year.

Market conditions varied significantly by district:

• The West district reported the tightest conditions, with less than two months of supply.

• The North East district continued to face higher inventory levels, limiting price growth.

The only districts reporting both month-over-month and year-over-year gains were the City Centre and West.

Semi-Detached Homes

Semi-detached homes reported the tightest conditions among all property types.

• Sales: 175

• New listings: 253

• Sales-to-new-listings ratio: 69 percent

• Months of supply: 2.4 months

The tighter supply supported price gains. The benchmark price rose to $682,200, up more than two percent from January and roughly in line with last year’s levels.

Price performance varied across the city:

• Gains were strongest in the City Centre, North West, and West.

• Other districts saw modest year-over-year declines.

Row Homes

Row home activity improved compared to January.

• Sales: 270

• New listings: 491

• Sales-to-new-listings ratio: 55 percent

• Months of supply: Just over three months

The benchmark price increased to $423,600 month-over-month, consistent with seasonal trends. However, prices remain five percent lower than last February.

The most significant year-over-year declines occurred in the North East and East districts, where prices have dropped by more than 10 percent. In contrast, prices in the West and City Centre have remained relatively stable.

Apartment Condominiums

Apartment-style homes continue to face elevated supply.

• Sales: 345

• New listings: 753

• Sales-to-new-listings ratio: 46 percent

• Inventory: 1,580 units

• Months of supply: Over four months

The benchmark price fell to $298,600, nearly one percent lower than January and more than nine percent below last February.

Supply conditions vary significantly:

• The North East reported more than 11 months of supply.

• The South district reported less than four months.

Price declines of more than 10 percent year-over-year were recorded in the North East, East, and South East districts.

Regional Market Highlights

Airdrie

With 122 sales and 236 new listings, conditions remained relatively balanced at just over three months of supply. The benchmark price was $512,200, stable month-over-month but five percent lower than last year.

Cochrane

Sales gains helped maintain balance at roughly three months of supply. The benchmark price rose slightly to $553,500, though still three percent lower than last February.

Okotoks

Inventory remains well below long-term trends. With under three months of supply, conditions remain tight. The benchmark price reached $612,300, up two percent from January and similar to last year.

Market Outlook

February’s data highlights a clear split in Calgary’s housing market:

• Detached and semi-detached homes are tightening, especially in affordable price ranges.

• Apartment condominiums remain oversupplied, continuing to place downward pressure on prices.

• Row homes sit in the middle, with balanced but softer conditions compared to last year.

As we approach the spring market, pricing trends will likely depend on how quickly apartment supply is absorbed and whether detached inventory remains constrained in key price segments.

If you would like to discuss how these trends affect your neighborhood or property type, I would be happy to provide a personalized market review.

If you are considering buying a condominium in Calgary, one of the first things you will notice is the monthly condo fee. For many buyers, especially first-time purchasers, condo fees can feel confusing or unclear.

What exactly are you paying for?
Why do some buildings charge more than others?
And what should you look for before making an offer?

Understanding condo fees is essential before purchasing any condo property in Calgary.

What Is a Condo Fee?

A condo fee, also known as a condominium contribution, is a monthly payment made by every unit owner to the condo corporation. The condo corporation is responsible for maintaining and managing the common areas of the building or complex.

When you buy a condo, you own your unit, but you also share ownership of common property such as hallways, roofing, exterior walls, landscaping, elevators, and parking areas. Condo fees are how those shared expenses are funded.

What Do Condo Fees Typically Cover in Calgary?

Every building is different, but most Calgary condo fees cover some combination of the following:

• Exterior maintenance including roofing and siding
• Snow removal and landscaping
• Building insurance for common areas
• Property management fees
• Reserve fund contributions
• Cleaning and maintenance of shared spaces
• Elevators and mechanical systems
• Amenities such as gyms, pools, or party rooms
• Sometimes utilities such as heat and water

It is important to review exactly what is included in the fee for each building, as coverage varies widely.

Why Do Condo Fees Vary So Much?

Condo fees in Calgary can range significantly depending on several factors:

1. Age of the Building

Older buildings often require more maintenance and higher reserve fund contributions.

2. Amenities

Buildings with pools, gyms, concierge services, or underground heated parking generally have higher operating costs.

3. Size of the Complex

Smaller buildings have fewer owners sharing expenses, which can increase the cost per unit.

4. Utilities Included

Some condo fees include heat and water, while others do not.

A higher condo fee is not automatically a bad sign. What matters is whether the fee reflects proper financial planning and building upkeep.

What Is a Reserve Fund?

A portion of every condo fee goes into a reserve fund. This fund is used for major repairs and replacements such as:

• Roof replacement
• Exterior repairs
• Window replacement
• Elevator upgrades
• Parking structure repairs

In Alberta, condo corporations are required to complete regular reserve fund studies to determine how much money should be saved for future repairs.

A healthy reserve fund helps reduce the risk of special assessments.

What Is a Special Assessment?

A special assessment occurs when the condo corporation does not have enough money in the reserve fund to cover a major repair. When this happens, unit owners must pay an additional lump sum.

In Calgary, special assessments can range from a few thousand dollars to significantly more depending on the issue.

This is why reviewing condo documents before purchasing is critical.

How to Evaluate Condo Fees Properly

When reviewing a condo in Calgary, you should examine:

• The current condo fee amount
• What is included in the fee
• The reserve fund study
• Financial statements
• Meeting minutes
• Any upcoming major repairs
• History of fee increases

The goal is not to find the lowest condo fee. The goal is to find a well-managed building with responsible financial planning.

Final Thoughts for Calgary Condo Buyers

Condo fees are part of condo ownership. They fund maintenance, protect property values, and ensure shared spaces remain functional and safe.

A well-managed condo corporation with reasonable fees and a healthy reserve fund can provide stability and long-term value. On the other hand, poorly managed buildings can create financial uncertainty.

Before purchasing any condominium in Calgary, take the time to understand exactly what the condo fee covers and review the building’s financial health carefully.

If you are considering buying a condo and would like help reviewing documents or comparing buildings, I would be happy to guide you through the process.

Slow Start for High-Density Homes

Calgary’s housing market opened 2026 with a slower start, particularly in higher-density segments such as apartments and row homes. January recorded 1,234 sales, a 15% decline year-over-year, though activity remained in line with typical seasonal levels for the month.

Sales eased across all property types, but the most pronounced pullbacks occurred in apartment and row-style homes. According to CREB Chief Economist Ann-Marie Lurie, buyers in higher-density segments were slower to return following the December pause, as increased supply across resale, rental, and new-home markets reduced urgency. At the same time, sellers were quick to list, pushing the sales-to-new-listings ratio down to 44%, largely due to activity in apartments and row homes.

As a result, inventory climbed to 4,391 units, the highest January level since 2020. Market conditions now vary significantly by property type, with detached homes remaining balanced while apartments face clear buyer’s market conditions.

Pricing Overview

Benchmark prices remain lower than levels seen at the start of last year due to price declines in the latter half of 2025. However, seasonally adjusted figures suggest relative stability compared to the end of 2025.

On a year-over-year basis, the total residential benchmark price declined nearly 5%, largely driven by oversupply and price adjustments in apartment and row-style homes.

Detached Homes

Detached homes continued to show relatively balanced conditions in January.

• Sales: 657

• New listings: 1,243

• Inventory: 1,753 units

• Months of supply: Under 3 months

• Sales-to-new-listings ratio: 53%

The unadjusted benchmark price was $724,000, slightly lower than December and over 3% lower than January 2025, reflecting price softening in the second half of last year. Price declines ranged from less than 1% in the West district to over 6% in the North East, with most monthly adjustments occurring in the City Centre and North West.

Semi-Detached Homes

Semi-detached homes accounted for about 10% of total market activity.

• Sales: 118

• New listings: 251

• Months of supply: 3.5 months

While new listings rose faster than sales, conditions remained relatively balanced. Increased supply since late 2025 has helped stabilize pricing.

• Benchmark price: $667,000

• Month-over-month: Stable

• Year-over-year: Down 1%

Prices remained higher year-over-year in the North West and West districts, while other areas experienced modest declines.

Row Homes

Row homes faced the most notable slowdown outside of apartments.

• Sales: 186 (down nearly 25% YoY)

• Months of supply: Above 4 months

Despite rising inventory, the benchmark price remained stable month-over-month, supported by gains in the City Centre and West districts. However, prices were 5% lower than January 2025. The steepest year-over-year declines occurred in the North East and East, followed by the North and South East, where competition from new homes has been strongest.

Apartment Condominiums

Apartment-style homes continued to experience significant supply pressure.

• New listings: 787

• Sales: 273

• Sales-to-new-listings ratio: 35%

• Inventory: 1,435 units (record high for January)

• Months of supply: Over 5 months

With elevated supply, prices trended lower.

• Benchmark price: $301,200

• Month-over-month: Down nearly 1%

• Year-over-year: Down 8%

Price declines were widespread across all districts, ranging from 13% in the North East to 6% in the City Centre.

Regional Market Highlights

Airdrie

Sales remained relatively strong despite a year-over-year decline. Inventory growth pushed the months of supply slightly above three months, consistent with long-term norms.

• Benchmark price: $513,900

• Year-over-year: Down 5%

Cochrane

New listings reached a record January high, while sales remained limited.

• Months of supply: 5 months

• Benchmark price: $550,800

• Change: Down nearly 2% from both December and January 2025

Okotoks

Low inventory continued to constrain sales activity.

• Months of supply: Just over 2 months

• Benchmark price: $599,500

• Year-over-year: Down 2%

Outlook

January’s data points to a measured start to 2026, with clear divergence between housing types. Detached and semi-detached homes remain relatively balanced, while row and apartment segments continue to adjust under elevated supply.

As buyers and sellers reassess conditions ahead of the spring market, pricing and activity are expected to vary widely by location and property type. The coming months will be critical in determining whether high-density segments can absorb excess supply or if further adjustments lie ahead.

Selling your home can feel overwhelming, but the right preparation can significantly increase your home’s value and attract more qualified buyers. Industry experts agree that simple improvements and smart upgrades can raise a home’s selling price by as much as 20 percent. A well maintained and move in ready property not only sells faster but often attracts multiple offers, which can increase the final sale price.

Selling a home in Calgary also comes with unique market dynamics. Seasonal weather, neighborhood competition, and buyer expectations all play a role in how quickly a home sells and at what price. Whether you are listing in NW communities like Edgemont or Evanston, inner-city neighborhoods, or surrounding areas such as Cochrane or Airdrie, proper preparation can significantly impact your results.

In Calgary’s market, buyers are highly informed and often compare multiple listings before making an offer. Homes that feel well maintained, thoughtfully prepared, and move-in ready tend to stand out, generate more showings, and attract stronger offers.

In this guide, you will learn ten essential tips that help homeowners prepare their property for a profitable sale. From boosting curb appeal to refreshing kitchens and bathrooms, these proven strategies can make your home more appealing to buyers and help maximize your market value.

Key Takeaways

• First impressions drive buyer interest. Strong curb appeal and well maintained exteriors set the tone before buyers even step inside and can influence how they perceive the home’s value.

• Small repairs matter more than many sellers expect. Addressing visible issues like leaks, chipped paint, or loose fixtures helps prevent buyers from assuming larger hidden problems.

• Decluttering and depersonalizing allow buyers to emotionally connect with the space. A clean, neutral environment helps them imagine the home as their own rather than someone else’s.

• A deep clean signals pride of ownership. Homes that look spotless are often perceived as better maintained, which can reduce buyer hesitation and strengthen offers.

• Kitchens and bathrooms carry the most weight in buyer decision-making. Even modest updates in these areas can deliver a strong return by making the home feel current and move-in ready.

• Neutral color palettes appeal to the widest audience. Soft, neutral tones make rooms feel brighter, larger, and easier for buyers to visualize their own style.

• Thoughtful staging highlights the home’s best features. Proper furniture placement improves flow, emphasizes space, and helps buyers understand how each room can be used.

• Good lighting enhances mood and functionality. Bright, well-lit homes feel warmer, more inviting, and more valuable, especially during showings and open houses.

• Preparation often leads to stronger outcomes. Homes that are properly prepared tend to sell faster, attract more interest, and are more likely to receive competitive offers.

1. Enhance Curb Appeal

Curb appeal sets expectations before buyers even walk through the door. When a home looks well cared for from the outside, buyers are more likely to assume the same about the interior. Simple tasks such as mowing the lawn, trimming hedges, clearing walkways, and refreshing the front door can dramatically change how a property is perceived. Outdoor lighting, clean house numbers, and a tidy entry also contribute to a welcoming first impression that encourages buyers to step inside with confidence.

2. Declutter and Depersonalize

Buyers need to imagine the home as their own, not as someone else’s space. Too much furniture, personal photos, or bold décor can distract buyers and make rooms feel smaller. Decluttering opens up floor space and highlights the layout, while depersonalizing helps buyers emotionally connect with the property. Consider removing excess items from closets and storage areas as well, since buyers often check these spaces to evaluate functionality.

3. Deep Clean Your Home

A deep clean signals pride of ownership. Buyers notice details such as clean baseboards, spotless windows, fresh-smelling rooms, and well-maintained appliances. Dirt, grime, or lingering odors can raise concerns about overall maintenance. Professional cleaning services are often worth the cost, as they ensure every surface is addressed and help the home show at its absolute best.

4. Make Necessary Repairs

Unfinished repairs can quickly turn buyers away. Minor issues like dripping faucets, squeaky doors, cracked tiles, or peeling paint may seem small, but they can cause buyers to question what larger problems might exist. Taking care of these items before listing helps eliminate objections, builds buyer confidence, and can reduce price negotiations later in the process.

5. Update the Kitchen

The kitchen plays a major role in how buyers judge value. While full renovations are not always necessary, strategic updates can make a noticeable difference. Painting cabinets, updating hardware, replacing outdated light fixtures, or installing a new backsplash can refresh the space without significant expense. A clean, modern-looking kitchen often helps buyers feel the home is move-in ready.

6. Refresh Bathrooms

Bathrooms are closely inspected by buyers and strongly influence overall impressions. Simple improvements such as re-caulking tubs, replacing worn fixtures, updating mirrors, and adding fresh paint can make bathrooms feel cleaner and more modern. Bright lighting, clean grout, and fresh linens can elevate the space and create a spa-like feel that buyers appreciate.

7. Create More Space

How a home feels can be just as important as its actual square footage. Rearranging furniture to improve flow can make rooms appear larger and more functional. Removing oversized or unnecessary pieces helps highlight the room’s purpose and layout. In some cases, opening up non-structural areas can enhance sightlines and create a more open, connected living space.

8. Stage Your Home

Staging helps buyers understand how each room can be used. Thoughtful furniture placement, neutral décor, and simple accents can draw attention to the home’s best features while minimizing flaws. Professionally staged homes often photograph better, show better, and attract more interest online and in person. Even partial staging can have a strong impact.

9. Neutralize Color Schemes

Neutral colors appeal to a broader range of buyers and help spaces feel bright and clean. Bold or highly personalized colors can limit buyer appeal and distract from the home itself. Soft neutrals on walls and consistent tones throughout the home create a cohesive look that feels modern and move-in ready.

10. Improve Lighting

Lighting affects how buyers feel in a space. Dark rooms can feel smaller and less inviting, while well-lit rooms feel open and welcoming. Updating outdated fixtures, using higher-quality bulbs, and adding floor or table lamps can significantly improve ambiance. Natural light should be maximized by opening curtains and keeping windows clean during showings.

Bonus Tip: Get Local Calgary Market Guidance

Not every improvement delivers the same return in every Calgary neighborhood. A local real estate professional can help you decide which updates make sense for your specific area and price range. Strategic preparation, accurate pricing, and strong marketing often lead to faster sales and better outcomes.

A Year of Transition Toward More Balanced Conditions

After several years of rapid price growth, 2025 marked a clear transition year for Calgary’s housing market. Strong construction activity combined with easing demand helped shift conditions away from a seller-dominated environment toward a more balanced market across much of the city.

Record-high housing starts significantly improved supply across resale, new home, and rental markets. At the same time, demand pressures eased due to slower population growth and heightened economic uncertainty, particularly during the spring market. Together, these factors reshaped market dynamics throughout the year.

Total sales in 2025 reached 22,751 units, down 16% from 2024, but still in line with long-term averages. The more significant change came from the supply side, as over 40,000 new listings entered the market, a 9% increase year-over-year, allowing inventory levels to recover and creating more balanced conditions.

According to CREB Chief Economist Ann-Marie Lurie, supply growth in 2025 exceeded expectations, particularly for apartment condominiums and row homes. This added supply weighed on prices in those segments enough to offset gains seen in detached and semi-detached homes. Market conditions varied widely by location, price range, and property type, with some areas remaining seller-leaning while others shifted in favor of buyers.

Overall Pricing Trends

The annual average total residential benchmark price in Calgary for 2025 was $577,492, representing a 2% decline from last year’s average.

• Detached homes: +1%

• Semi-detached homes: +3%

• Row homes: –2%

• Apartment condominiums: –3%

The North East district experienced the largest price declines in 2025. While this was partly due to improved supply, it also followed exceptionally strong price growth in the prior two years, making the area more susceptible to adjustment.

For the first time in three years, Calgary entered the new year with healthier inventory levels, setting the stage for a more stable outlook heading into 2026.

Detached Homes

Detached home sales totaled 11,328 units, down nearly 9% from 2024. Sales eased across all districts, with the steepest declines in the North East, East, and City Centre.

Inventory growth played a key role in price performance. In the North East and East districts, inventories rose well above long-term averages, contributing to annual price declines of 2%. By contrast, detached inventory in the City Centre remained below historical norms, supporting price growth of over 3%.

Despite varying local conditions, the detached market as a whole shifted into balanced territory by the second half of the year. The annual average benchmark price for detached homes was $752,767, up 1% from last year.

Semi-Detached Homes

Semi-detached properties accounted for less than 10% of total sales activity in 2025. Sales reached 2,159 units, down 8% year-over-year, but slightly above long-term trends.

This segment took longer to transition into balanced conditions, which helped support stronger price growth. The annual average benchmark price rose to $685,850, nearly 3% higher than last year.

While prices eased in the North district due to competition from new homes, those declines were more than offset by 4% growth in the City Centre, resulting in solid overall performance for the year.

Row Homes

Row home sales declined 17% to 3,838 units, though activity remained above long-term averages as this housing type continues to represent a growing share of Calgary’s market.

Rising new listings led to inventory gains and reduced upward pressure on prices. Market conditions shifted to balanced relatively early in the year, and by the final quarter ranged from balanced to buyer-favouring depending on district.

Overall, row home prices declined 2% on an annual average basis. Prices were generally stable in the City Centre, North West, West, and East, but additional resale supply and competition from new homes led to 4% declines in the North East and North districts.

Apartment Condominiums

Apartment condominiums experienced the largest market adjustment in 2025. Sales fell 28% compared to last year’s near-record levels, though they remained 28% above long-term averages.

The primary driver of changing conditions was supply. Over the past three years, apartment construction—largely purpose-built rental—has expanded significantly. While these units are not direct resale listings, they increased overall housing choice and reduced urgency among buyers and investors.

By the second half of the year, most districts had shifted into buyer-favouring conditions, with elevated months of supply placing persistent downward pressure on prices. The annual average benchmark price declined by nearly 3%, with the steepest drops in the North East at close to 5%. The West district was the only area to report relative price stability.

Regional Market Highlights

Airdrie

Improved supply from both the new home market and competing resale areas pushed inventory to its highest level since before the pandemic. While sales remained aligned with long-term trends, rising supply led to a 2% decline in the annual average benchmark price.

Cochrane

Sales remained strong and above historical norms. Supply growth gradually shifted the market into balanced conditions later in the year, limiting price pressure. The annual benchmark price increased nearly 3% to $578,325.

Okotoks

Despite a 40% increase in inventory, supply levels remained 30% below long-term averages, keeping market conditions relatively tight. Overall prices posted modest gains, with performance varying by housing type. Apartment condominiums saw the strongest growth, rising nearly 8%.

Looking Ahead

2025 represented a structural reset for Calgary’s housing market.

• Supply improved meaningfully

• Price growth moderated

• Market conditions normalized across most segments

Detached and semi-detached homes demonstrated resilience, while higher-density housing absorbed most of the adjustment. With healthier inventory levels entering 2026, the market is positioned for greater stability, improved choice for buyers, and more sustainable pricing trends moving forward.

Buying a home is one of the largest financial and emotional decisions you will ever make. Whether you are a first time buyer or an experienced homeowner entering the market again, it is easy to feel overwhelmed by choices, costs, and fast-moving listings. Understanding the most important steps in advance can help you avoid unexpected expenses, stay within your budget, and feel confident throughout the process. These five best kept secrets for home buyers will guide you through the key things to watch for so you can make informed decisions and find the home that truly fits your needs.

Key Takeaways

• Be open minded when searching for a home, since minor cosmetic issues can be easily changed to suit your taste.
• Do not compromise on critical flaws. Take a realistic look at your budget and time before considering a property that requires extensive repairs.
• Get pre approved for a mortgage and consider hidden costs like HOA fees and utilities. This helps you shop within your budget and avoid financial surprises.

1. Be Open Minded

Many home buyers instantly reject a property because of small cosmetic details. While understandable, this can drastically limit your options in a competitive real estate market.

Cosmetic issues are the easiest and cheapest things to fix. Yet they often distract buyers from a home that may have a strong layout, good bones, excellent location, or long term appreciation potential.

Examples of easy cosmetic upgrades:

• Repainting walls
• Swapping outdated light fixtures
• Replacing an old faucet or shower head
• Removing dated wallpaper
• Installing new cabinet handles
• Updating window coverings

These upgrades can cost a few hundred dollars, yet many buyers mistakenly assume they are deal breakers. Keeping an open mind allows you to see opportunities that other buyers miss, which can lead to better pricing and less competition.

2. Do Not Overlook Critical Flaws

While cosmetic flaws are fixable, critical issues are not. It is essential to distinguish between the two. A home with major structural or mechanical problems can quickly become a financial burden.

Examples of critical flaws that require caution:

• Horizontal foundation cracks
• Significant electrical or plumbing problems
• A failing roof
• Mold or water penetration
• Outdated or unsafe systems

These repairs can cost tens of thousands of dollars. Even if the price appears attractive, the long term financial and emotional strain may outweigh the initial savings.

Before making an offer on a home that needs major work, evaluate your budget, renovation timeline, and lifestyle. If the home is not move-in ready, make sure you are realistically prepared for the repairs.

3. Get Pre Approved and Watch for Hidden Costs

Getting pre approved is one of the most important steps a buyer can take. It sets the foundation for a focused and financially responsible home search. A mortgage pre approval gives you clarity on how much you can borrow, what monthly payments will look like, and which price ranges to avoid.

Benefits of getting pre approved:

• You avoid falling in love with homes outside your budget
• You know your monthly mortgage payments in advance
• You gain negotiating power when making offers
• Sellers take your offer more seriously

But pre approval is only the beginning. Many buyers forget to account for hidden costs that come with homeownership.

Common hidden costs to consider:

• HOA or condo fees
• Property taxes
• Home insurance
• Utilities
• Maintenance and repairs
• Welcome taxes or land transfer fees

These costs influence your true affordability. Understanding them early prevents stress and ensures you make a financially sound decision.

4. Shop, Shop, Shop

The more homes you see, the better your understanding of the market. Many buyers start with enthusiasm but only view a few listings, which limits their ability to spot value or compare features.

Ways to shop effectively:

• Attend open houses regularly
• Set alerts for new listings in your price range
• Compare similar homes in different neighborhoods
• Take notes to track prices, conditions, and features
• Pay attention to how quickly homes sell

Seeing multiple homes helps you sharpen your instincts. You will start recognizing which homes are overpriced, which ones are underpriced, and which ones offer the best long term value.

Buyers who shop actively tend to make faster and more confident decisions when the right property appears.

If you want help staying ahead of the market, I can set up personalized search alerts for you. These alerts send you new listings that match your criteria the moment they hit the market. Just reach out and I will create a tailored search so you never miss an opportunity.

5. Always Get a Professional Inspection

A home inspection is one of the most underrated steps in the buying process. For roughly two hundred dollars, you get access to a trained professional who can identify issues that are not visible to the untrained eye.

A home inspector can help you:

• Detect hidden defects
• Uncover safety hazards
• Understand the lifespan of major components
• Estimate upcoming repair costs
• Renegotiate based on findings

An inspection can save you thousands. More importantly, it protects you from buying a home with significant problems that could affect your comfort, safety, and budget.

Home inspectors provide written reports, photos, and recommendations. Use this information to decide whether to proceed, renegotiate, or walk away.

Final Thoughts: Buying a Home with Confidence

Buying a home is not just about finding the right property. It is about understanding the market, preparing financially, and making informed decisions at every step. When you keep an open mind, avoid major flaws, prepare for hidden costs, shop actively, and invest in a professional inspection, you put yourself in the strongest possible position.

Whether you are buying your first home in Calgary or upgrading within the city, these five best kept secrets will help you approach the journey with confidence, clarity, and peace of mind.

Conditions Remain Balanced Heading Into Winter

Calgary’s housing market softened in line with typical seasonal patterns this November as sales, new listings, and inventory levels all eased compared to October. The city recorded 1,553 sales and 2,251 new listings, pushing the sales-to-new-listings ratio to 69%, an improvement from last month and a sign of steadier market balance.

Total inventory declined month-over-month but remained elevated at 5,581 units, which is 28% higher than last year and 15% above long-term November norms.

According to Ann-Marie Lurie, CREB® Chief Economist, higher-density segments such as row and apartment homes continue to see the most supply pressure due to both resale activity and new construction flowing into the market. As a result, buyer’s market conditions are more common in these segments, while detached and semi-detached homes remain relatively balanced across most districts.

The total residential benchmark price fell to $559,000, down 5% year-over-year.

• Apartments: –7% YoY

• Row homes: –6% YoY

• Detached: –2% YoY (still up YTD)

Detached Homes

Detached sales reached 823 units, consistent with typical November activity. Inventory eased from October but remains higher than last year, keeping the months of supply around three months—a balanced range.

• Benchmark price: $733,000 (–2% YoY)

• YTD price: +1% vs. 2024

• Price declines were concentrated in the North East, North, and East districts due to competition from new builds and higher supply.

Semi-Detached Homes

Semi-detached sales were comparable to last year, but higher-than-normal new listings pushed inventory to a five-year November high. Months of supply stayed above three months, indicating balanced conditions.

• Benchmark price: $671,700 (steady YoY)

• YTD price: +3%

• Strongest gains: City Centre (+4%)

Row Homes

Row home sales declined to 257 units, but still sit above long-term norms. Inventory remains elevated at levels not seen since 2018.

• Benchmark price: $424,400

• Monthly change: ↓

• Year-over-year: –6%

• YTD prices: –2%

• Largest declines: North East and North districts

Apartment Condominiums

This segment continues to face the strongest downward pressure. Sales remained in line with historical averages, but elevated new listings pushed inventory to a record high for November. Months of supply approached six months, marking clear buyer’s market conditions.

• Benchmark price: $309,300

• Year-over-year: –7%

• YTD: –2%

• Largest decline: North East (–5%)

• Only district with stable prices: West

Regional Highlights

Airdrie

• Inventory remains elevated due to more newer homes entering resale.

• Prices trending downward but still retain gains from the past four years.

• YTD detached prices: –1% YoY

Cochrane

• New listings hit a record November high; inventory at 2018 levels.

• Despite supply gains, prices remain higher than last year.

• YTD detached prices: +2%

Okotoks

• Sales improved month-over-month, supported by stronger new-listing activity.

• Inventory is rising but still below long-term norms.

• YTD prices: higher across all property types

Outlook

As 2025 comes to a close, Calgary’s market is entering winter with balanced conditions in detached and semi-detached homes, while row and apartment segments continue to face elevated supply and softer pricing. Seasonal slowdowns are expected to continue, but underlying demand remains aligned with long-term trends. Buyers will enjoy more choice, while sellers—especially in higher-density segments—will need to price competitively.

One of the biggest decisions homeowners face is whether to buy their next home before selling their current one. The right answer depends heavily on your financial comfort level, because timing directly affects how much pressure you face and how strongly you can negotiate.

This case study uses current Calgary market data, including 100 real listings with quick-possession timelines, to show how urgency affects sale prices.

If You Are Financially Able to Buy First

Buying before selling can offer several benefits:

• Convenience. Move on your own schedule.
• Less stress. No pressure to rush your home search.
• Flexibility. Time to renovate or prepare your new home before moving in.
• Smoother transition. No need for temporary housing or double moves.

However, there are important considerations:

• Your current home will continue to incur monthly expenses.
• You will continue paying utilities, taxes, insurance, and maintenance on the existing property.
• If your home takes longer to sell, timelines can become tight, which reduces negotiation strength.

Buying first makes the most sense if you are comfortable carrying your existing housing costs for as long as needed.

If Covering Your Current Home’s Costs Longer Is Not Comfortable

This is where many homeowners experience stress. Once you buy your next home and conditions start to firm, a countdown begins on selling your current property. That time pressure often leads to quicker price reductions and decisions driven by urgency rather than strategy.

To see how this plays out, I analyzed 100 Calgary homes sold in the last 90 days that required 15-day or immediate possession. These listings were chosen because short possession timelines are one of the clearest signs of seller urgency.

Urgency often happens when:

• The home is vacant
• The seller is already committed to another home
• Financing timelines require a timely sale
• There are firm life or work deadlines
• The seller is prioritizing speed over holding out for full market value

Even when priced aggressively, urgency impacts results.

Snapshot of the 100 Listings Pulled

Below is the screenshot of the 100 homes analyzed. Each listing requested possession within 15 days or immediate availability. This lets us isolate situations where sellers were likely under financial or timeline pressure.

What the Data Shows: Urgent Sellers Net Less Money

From the 100 urgent listings reviewed:

• Urgent SP/LP average: 94.92 percent
• Calgary market average: 97.66 percent

That is nearly a 3 percent difference.

Dollar Breakdown

On a 600,000 dollar home:

• Market average: 585,960 dollars
• Urgent seller: 569,520 dollars
• Difference: 16,440 dollars lost

This loss often happens through small price reductions made under pressure.

Real Examples of Pricing History

Here are real Calgary examples showing how pricing adjustments occur for homes with short possession timelines.

What These Examples Show

Even well-priced homes often need further reductions as deadlines approach. This is consistent across the dataset: when urgency increases, leverage decreases, and the final sale price typically drops.

Why Selling First Protects Your Equity

Selling first gives you:

• Clear knowledge of your available equity
• Stronger offers on your next purchase
• Full control over timing
• Freedom from deadline pressure
• Decisions based on strategy instead of urgency

Buying first without financial breathing room can lead to:

• Reduced negotiation strength
• Becoming an urgent seller
• Accepting lower offers
• Additional carrying costs on your current home until it sells

Financial Example

If your current mortgage payment is 2,500 dollars per month and your home takes 3 months to sell, that is 7,500 dollars in ongoing costs.

Combine that with a potential price reduction of 20,000 to 30,000 dollars that urgent sellers commonly experience, and the total financial impact can reach:

27,500 to 37,500 dollars.

This is not about pushing one option over the other. It is simply the financial reality of how timing affects your outcome.

Ready to Plan Your Move? Let’s Talk About Your Situation

Every homeowner’s situation is different. If you’re thinking about moving and want to understand whether buying first or selling first makes the most sense, I’m happy to walk you through it.

I can show you what your personalized timeline could look like, explain your options clearly, and help you plan a move that protects your equity and reduces stress.

If you would like to chat about your situation or see a personalized timeline, feel free to REACH OUT any time.

Slower Growth in New Listings Helps Stabilize Supply

Calgary’s housing market showed signs of stabilization in October as new listings growth slowed and sales picked up slightly from September. The city recorded 1,885 sales and 6,471 active listings, bringing the months of supply back down to three and a half months, after reaching four months in September.

While row and apartment properties continue to experience elevated supply compared to demand, detached and semi-detached segments remain relatively balanced.

Year-to-date, Calgary has seen 20,082 sales, about 16% lower than last year, though still consistent with long-term market averages. Most of the slowdown has come from softer demand for apartment and row-style homes.

“Improved rental supply and easing rents have slowed ownership demand for apartment- and row-style homes,” said Ann-Marie Lurie, CREB® Chief Economist. “Excess supply in these segments is weighing on prices more than in other property types.”

As of October, Calgary’s total residential benchmark price was $568,000, down 1% month-over-month and over 4% year-over-year. The largest price adjustments occurred in the row and apartment markets, with prices falling 6% and 7% respectively compared to last October. 

Detached Homes

Sales improved slightly to 1,012 units, while new listings fell to 1,593, helping reduce inventory to 2,913 units. With under three months of supply, detached homes remain balanced overall.

• Benchmark price: $744,400 (↓ 1% YoY)

• Price trends: Gains in the City Centre (+2%) offset declines in the North East (-5%)

• Year-to-date: Prices remain 1% higher than last year

 Semi-Detached Homes

Sales rose to 186 units, while inventory held steady at 613 units. Conditions remain balanced with just over three months of supply.

• Benchmark price: $683,100 (↑ 1% YoY)

• Year-to-date: Prices are 3% higher than last year, led by the City Centre

Row Homes

Row sales totaled 275 units, while inventory climbed to a record 1,054 units, keeping months of supply around four months.

• Benchmark price: $431,200 (↓ 6% YoY)

• Year-to-date: Down 1.5%, with the largest declines in the North East and North districts

 Apartment Condominiums

A small pullback in new listings helped stabilize inventory, which remained high at 1,891 units. With nearly five months of supply, apartment condos remain in buyer’s market territory.

• Benchmark price: $318,200 (↓ 7% YoY)

• Year-to-date: Prices down 2%, led by declines in the North East and South East

 Regional Highlights

Airdrie – Record-high new listings kept inventory elevated at 535 units, with prices down 5% YoY to $520,400.

Cochrane – Sales improved and inventory stabilized. Prices held at $585,200, up 2% YoY.

Okotoks – Inventory rose modestly, but conditions remain relatively tight. Prices edged up to $618,600, stable year-over-year and 1% higher YTD.

Outlook

Calgary’s housing market continues to rebalance. While higher inventory in multi-family segments is softening prices, detached and semi-detached homes remain resilient thanks to steady demand. Unless sales slow further, conditions are expected to stay stable heading into the winter months, offering better selection for buyers and more realistic pricing across the board.

Smart Steps to Buying Your Home in Calgary with Confidence

Buying a home in Calgary is one of life’s biggest milestones — exciting, but it can also feel overwhelming. The key is preparation. With the right plan, you can make confident, informed decisions that set you and your family up for long-term success.

1. Get Pre-Approved & Set Your Budget
Before you start browsing Calgary homes for sale, get pre-approved for a mortgage. A pre-approval letter shows sellers that you’re a serious buyer and financially ready to move forward. At the same time, set a realistic budget, factoring in not just the purchase price but also ongoing costs like property taxes, insurance, and maintenance. Knowing your financial limits helps you focus on homes that truly fit your lifestyle.

2. Research the Calgary Real Estate Market
Explore neighborhoods, attend open houses, and talk to local real estate agents to understand market trends and property values. This groundwork helps you spot a good deal and ensures your decision aligns with your goals, whether you’re a first-time homebuyer in Calgary or looking to upgrade to a larger family home.

3. Evaluate Homes and Comparable Properties
Once you find a home you like, work with your realtor to review comparable properties in the area. Understanding what other Calgary homes are selling for gives you an edge when making an offer.

4. Conduct a Professional Home Inspection
Never skip a home inspection in Calgary. A professional inspection can uncover hidden issues and give you leverage in negotiations, helping you avoid costly surprises down the road.

5. Negotiate with Confidence
Use the insights you’ve gathered from your research, comparable properties, and inspection to negotiate a fair price. Every detail counts, especially in the competitive Calgary real estate market.

The Bottom Line:
Buying a home in Calgary doesn’t have to be stressful. With pre-approval, market research, property comparisons, thorough inspections, and confident negotiations, you can navigate the process smoothly and find a Calgary home your family will love for years to come.

Ready to take the next step?
Download our Free Homebuyer Guide for expert tips, checklists, and resources to make buying a home in Calgary easier.

👉 Access the Buyer Guide Here under Buy > Buying Resources

A Surge in Listings Brings Balance Back to the Market

Calgary’s housing market saw a notable shift in September as new listings surged and inventory continued to climb, signaling a gradual transition toward more balanced conditions.

Sales reached 1,720 units, but they were not enough to offset the 3,782 new listings entering the market. This pushed total inventory up to 6,916 units, which is 36% higher than last year and 17% above long-term averages. The increase was most pronounced in row and apartment-style homes, segments that now show clear signs of moving into buyer’s market territory.

According to Ann-Marie Lurie, CREB® Chief Economist, supply has been rising across resale, new home, and rental markets, while demand has eased due to slower population growth and general uncertainty. This combination is reducing urgency among buyers and putting modest downward pressure on prices.

Market Balance and Pricing Trends

The sales-to-new-listings ratio dropped to 45%, and months of supply increased to four months for the first time since early 2020. If this trend continues, Calgary could see more buyer-friendly conditions heading into winter.

• Detached Homes: Sales slowed to 859 units (down 9% YoY). The benchmark price dipped slightly to $749,900, down about 1% from last month and last year.

• Semi-Detached Homes: Inventory rose, but prices remained stable at $684,800, about 1% higher than a year ago.

• Row Homes: Inventory reached its highest September level since 2018, pushing prices down nearly 5% YoY to $437,100.

• Apartments: The sector saw the sharpest shift, with inventory climbing to 1,999 units and prices falling over 6% YoY to $322,900.

Regional Highlights

• Airdrie: Record-high new listings (295 units) pushed inventory up and prices down 5% YoY to $526,000.

• Cochrane: New listings hit a record 148 units; prices eased slightly to $584,300, still up 1% YoY.

• Okotoks: Fewer new listings kept conditions tighter, but prices softened 3% YoY to $613,900.

Outlook

As Calgary heads into fall, more inventory and softer demand are creating breathing room for buyers after several years of strong seller’s markets. Price declines remain moderate overall, and market conditions vary by property type and area. Unless demand rebounds significantly, buyers may continue to see improved selection and negotiating power through the end of the year.