High-Density Supply Continues to Impact Apartment Condominium Prices

Calgary’s housing market remained balanced overall in June, but the gap between low-density and high-density housing continued to widen. While detached and semi-detached homes maintained relatively healthy market conditions, apartment condominiums remained firmly in buyer’s market territory as elevated supply continued to weigh on prices.

June recorded 2,197 home sales, up from May but 4% lower than the same time last year and just below the long-term average for the month. The decline was largely driven by weaker apartment condominium sales, while detached homes remained resilient. Interestingly, demand remained strongest at both ends of the market, with sales increasing for homes priced under $600,000 and above $1 million.

According to CREB® Chief Economist Ann-Marie Lurie, slower migration has reduced demand for both rental and ownership opportunities in higher-density housing. Combined with several years of record-high housing starts, inventory has increased across the rental, resale, and new-home markets. While detached supply remains limited in many areas, apartment condominiums continue to face significant competition from newly built units and rental options.

Overall Market Trends

New listings eased compared to last year, helping the sales-to-new-listings ratio improve to 56%. This slowed inventory growth, leaving the overall market with just over three months of supply, a level generally considered balanced.

However, conditions vary significantly by property type:

• Detached homes: Approximately 2.5 months of supply

• Semi-detached homes: Approximately 2.5 months of supply

• Row homes: Approximately 3.5 months of supply

• Apartment condominiums: Nearly 5 months of supply

The total residential benchmark price reached $572,500, up from May due to seasonal gains but still 2% below June 2025. Detached homes continued to strengthen through the spring, while apartment condominium prices fell nearly 9% year-over-year.

Detached Homes

Detached homes continue to benefit from balanced market conditions and limited inventory.

• Sales: 1,202

• Benchmark Price: $750,500

• Year-over-Year Change: -1%

Sales remained consistent with last year as stronger activity in homes priced below $600,000 and above $1 million offset softer demand in other price ranges.

While overall conditions remain balanced, there are notable differences across Calgary. The West and City Centre districts reached new record benchmark prices in June, with the West posting nearly 4% annual price growth. In contrast, the North East continued to experience buyer-favouring conditions, contributing to price declines approaching 7%.

Semi-Detached Homes

The semi-detached market remained one of Calgary's most stable segments.

• Sales: 234

• Benchmark Price: $694,600

• Year-over-Year Change: Stable

Improved sales helped offset earlier declines, leaving year-to-date sales only 1% lower than last year. With approximately 2.5 months of supply, conditions remain balanced.

Several districts, including the City Centre, North West, and West, reached new record benchmark prices in June, while the North East experienced the largest price decline at nearly 6%.

Row Homes

Row homes remain balanced overall, though supply continues to exceed historical norms.

• Sales: 338

• Inventory: 1,152 units

• Months of Supply: Nearly 3.5 months

Additional inventory continues to pressure prices, though monthly benchmark values increased slightly in June.

Year-over-year prices declined across every district, ranging from 2% in the South to 10% in both the North East and East. Stronger monthly gains in the City Centre, North West, and South helped offset declines elsewhere.

Apartment Condominiums

Apartment condominiums continue to face the greatest challenges in Calgary's housing market.

• Sales: 423

• New Listings: 931

• Inventory: 2,076 units

• Months of Supply: Approximately 5 months

• Benchmark Price: $299,000

Despite fewer new listings compared to last year, elevated inventory continues to favour buyers. Year-to-date condo sales are now 26% lower than last year, while benchmark prices have fallen nearly 9% year-over-year.

Price declines were widespread across Calgary, with the steepest corrections occurring in the North East and East districts, where values have fallen by more than 14%. The North West experienced the smallest decline at approximately 7.5%.

Regional Market Highlights

Airdrie

Sales continued to slow, while inventory climbed above four months of supply. Increased competition from Calgary and the new-home market continues to pressure resale prices.

• Benchmark Price: $516,900

• Year-over-Year: -4%

Cochrane

Despite a slight slowdown in June sales, year-to-date activity remains stronger than last year. Inventory remains relatively low, supporting continued monthly price growth.

• Benchmark Price: $580,200

• Year-over-Year: -2%

Okotoks

Inventory remains below long-term averages, especially for detached homes. Balanced conditions continue to support stable pricing.

• Benchmark Price: $618,600

• Year-over-Year: -2%

Market Outlook

June highlights a market that continues to move in two different directions.

Detached and semi-detached homes remain relatively balanced, with limited inventory supporting stable prices and even new record highs in select districts. Meanwhile, apartment condominiums continue to experience elevated supply, giving buyers more choice and placing ongoing downward pressure on prices.

As Calgary moves into the second half of 2026, buyers looking at condominiums will continue to benefit from increased selection and negotiating power. Sellers of detached homes, particularly in well-located neighbourhoods and desirable price ranges, should continue to see healthy demand as inventory remains limited compared to historical norms.

Apartment Prices Ease as Inventory Remains Elevated

Calgary’s housing market continued to show varying conditions across property types in May, as elevated inventory levels in the apartment sector contrasted with tighter conditions in detached homes.

In line with seasonal trends, inventory levels increased from the beginning of the year, reaching 6,752 units in May. While this is comparable to inventory levels reported last May, it remains 11% higher than long-term averages for the month. Much of the additional supply continues to come from apartment and row-style homes. In contrast, detached home inventory remains relatively limited, sitting 3% below both last year’s levels and long-term trends.

At the same time, sales activity has slowed. Calgary recorded 2,162 sales in May, down 16% from last year, and similar to activity reported in April. While new listings also declined compared to last year, the reduction in sales outpaced the drop in listings, causing the sales-to-new-listings ratio to ease to 51%. This contributed to further inventory growth and rising months of supply.

According to CREB® Chief Economist Ann-Marie Lurie, increased supply in both the new home and rental markets is creating a more competitive environment for buyers. Combined with concerns about the rising cost of living and slower migration growth, this has reduced urgency among purchasers and helped shift Calgary’s resale market into more balanced conditions.

As a result, market conditions vary significantly by property type. Detached homes continue to operate with approximately 2.5 months of supply, while apartment condominiums have moved into clear buyer’s market territory with more than five months of supply.

Overall Market Trends

The total residential benchmark price rose to $570,500 in May, up from both April and January levels. Most of this increase was driven by gains in detached housing.

Detached benchmark prices climbed from $724,000 in January to $747,800 in May, reflecting tighter supply conditions and continued demand for lower-density housing.

Meanwhile, apartment condominium prices continued to weaken. Condo benchmark prices remain below January levels and are now 9% lower than May 2025. When adjusting for seasonal patterns, Calgary’s overall benchmark price has remained relatively stable, as gains in detached homes have largely offset declines in the apartment sector.

Detached Homes

Detached homes remain one of the strongest segments of Calgary’s housing market.

• Sales: 1,192

• New Listings: 2,195

• Months of Supply: 2.5 months

• Benchmark Price: $747,800

While inventory increased slightly in May, supply remains below both last year’s levels and historical norms. Conditions vary considerably across the city, ranging from seller’s market conditions in the West district to buyer’s market conditions in the North East.

The North East continues to experience the largest price declines, down 7% year-over-year, while prices in the West district remain consistent with last year.

Semi-Detached Homes

Semi-detached homes continued to benefit from balanced market conditions.

• Sales: 217

• New Listings: 375

• Benchmark Price: $691,100

Prices have steadily improved throughout 2026 and now sit significantly above January levels, though they remain approximately 1% below last year’s benchmark. The strongest performance has occurred in the North West and West districts, where new record-high prices have been recorded this year.

Row Homes

The row home market remains balanced but continues to face softer demand than in previous years.

• Sales: 350

• New Listings: 695

• Months of Supply: Over 3 months

• Benchmark Price: $422,300

Prices have improved modestly since the beginning of the year but remain more than 6% below May 2025 levels. The largest declines continue to occur in the North East and East districts, where benchmark prices have fallen by more than 10%.

Apartment Condominiums

Apartment condominiums continue to face the greatest supply pressure in Calgary’s housing market.

• Sales: 403

• New Listings: 961

• Months of Supply: Over 5 months

• Benchmark Price: $300,400

Competition from both the rental market and newly constructed homes continues to weigh on resale condo demand. Elevated inventory levels and weaker sales have pushed conditions firmly in favour of buyers.

Benchmark prices are now 9% below last year’s levels, with the steepest declines occurring in the North East, North, and East districts.

Regional Highlights

Airdrie

Market conditions remain balanced with just over three months of supply. Prices have improved since January but remain 5% below last year’s levels.

Cochrane

Cochrane continues to outperform many surrounding markets. Strong sales and stable inventory levels have supported price growth throughout the spring, with benchmark prices rising to $576,400.

Okotoks

Inventory remains below long-term averages, helping maintain relatively tight market conditions. While prices softened slightly from April, benchmark values remain above levels recorded at the beginning of the year.

Looking Ahead

As Calgary moves into the summer market, the divide between housing segments remains clear. Detached and semi-detached homes continue to benefit from limited supply and stable demand, while apartment condominiums face growing competition from both the rental and new-home markets.

For buyers, the condo sector offers increased selection and negotiating power. For sellers, particularly in higher-density segments, strategic pricing and strong property presentation will be increasingly important in today’s more balanced market.

Balanced Conditions in the City, Except for Apartment-Style Units

Calgary’s housing market continued its seasonal transition into spring, with both sales and inventory rising compared to March. While overall activity picked up, the market continues to show clear differences depending on property type.

In April, Calgary recorded 2,104 sales, a six percent decline compared to last year, reflecting a broader shift away from the strong demand seen during the peak migration years. At the same time, 3,829 new listings came onto the market, keeping the sales-to-new-listings ratio at 55 percent and supporting a modest increase in inventory.

Total inventory reached 5,973 units, slightly higher than last year. Overall, the market remains relatively balanced, with just under three months of supply. However, this balance masks a divide between segments, ranging from tight conditions in detached homes to buyer-favouring conditions in the apartment condominium market.

According to CREB Chief Economist Ann-Marie Lurie, improved supply across all housing types has reduced urgency among buyers, helping shift the market away from seller-dominated conditions. However, limited inventory in the detached segment continues to contrast sharply with elevated supply in the apartment market.

Overall Pricing Trends

The total residential benchmark price rose to $568,800 in April, up from March due to typical seasonal gains heading into the spring market.

Despite this monthly increase, prices remain three percent lower than last year, with the most significant declines occurring in apartment-style homes, where prices are down nearly nine percent year-over-year.

Lower-density housing, including detached and semi-detached homes, has shown more stability, with only modest year-over-year declines.

Detached Homes

Detached homes remain the tightest segment of Calgary’s housing market.

• Sales: 1,095

• New listings: 1,863

• Inventory: 2,468 units

• Months of supply: Just over 2 months

Inventory levels remain below both last year and long-term trends, continuing to support prices. The benchmark price rose to $745,400, with year-over-year declines easing to under three percent.

Market conditions vary across districts:

• Seller’s market conditions persist in the North West, West, and South, where supply is especially tight

• Buyer conditions are emerging in the North East, where higher supply is weighing on prices

Semi-Detached Homes

Semi-detached homes continue to show balanced conditions, supported by steady supply and demand.

• Benchmark price: $690,000

• Prices increased month-over-month and are now only slightly below last year’s levels

Price trends vary by location:

• Gains were seen in most districts

• Declines persist in the North East and East, where supply is higher

Year-to-date, prices have improved in the City Centre, North West, and West districts, supported by tighter conditions.

Row Homes

Row homes remain in balanced territory, though supply has increased compared to last year.

• Sales-to-new-listings ratio: ~51 percent

• Months of supply: Nearly 3 months

While overall conditions are stable, significant differences exist across districts:

• The North East continues to experience the highest supply levels and the largest price declines, exceeding 11 percent year-to-date

• The West district has seen the smallest price adjustments, with declines under two percent

Apartment Condominiums

Apartment-style homes continue to face the greatest supply pressure.

• Inventory: 1,920 units

• Supply: Over 4 months

• Inventory: 27 percent above long-term trends

Despite a slight improvement in the sales-to-new-listings ratio, supply remains elevated, keeping conditions in buyer’s market territory.

The benchmark price reached $301,400, slightly higher than March, but still nearly nine percent lower than last year.

Price declines are widespread:

• Largest drops in the North East, East, North, and South East

• Some stabilization in the North West, South East, and West districts

Regional Market Highlights

Airdrie

Balanced conditions persist with just over three months of supply. The benchmark price rose to $516,700, up month-over-month but still over five percent lower than last year.

Cochrane

Stronger sales and fewer new listings tightened conditions slightly. The benchmark price increased to $569,200, though still more than three percent below last year.

Okotoks

Inventory remains limited, keeping conditions relatively tight. The benchmark price reached $627,600, up from March and in line with last year.

Market Outlook

April reinforces the theme seen throughout early 2026: a split market in Calgary.

• Detached and semi-detached homes remain supply-constrained and relatively stable

• Row homes are balanced but showing signs of softness in some districts

• Apartment condominiums continue to face elevated supply and downward price pressure

As we move deeper into the spring market, buyers will find the most opportunities in higher-density housing, while sellers of detached homes—especially in tighter price ranges—continue to benefit from limited supply.

Trends Differ Based on Property Type

Calgary’s housing market continued to show diverging trends in March 2026, with conditions varying significantly depending on property type. While overall activity picked up as we moved into the spring market, the underlying story remains one of imbalance between low-density and high-density housing segments.

Inventory levels followed typical seasonal patterns and increased month-over-month. However, compared to long-term trends, supply remains well above average for row and apartment-style homes, while detached housing continues to face limited inventory. This reflects last year’s construction trends, where apartment starts surged while detached construction slowed.

In March, Calgary recorded 1,881 sales, an improvement from February but still 13 percent lower than last year and below long-term averages. Much of this decline is tied to softer demand in the apartment sector, where increased supply and slower migration are spreading demand across more options. Meanwhile, detached home sales also remain below typical levels, largely due to limited supply in several districts.

According to CREB Chief Economist Ann-Marie Lurie, while headline numbers suggest a balanced market, a deeper look reveals a split market: tighter conditions for detached homes and buyer-favouring conditions in the apartment segment. This dynamic continues to support price growth in low-density housing while placing downward pressure on condo prices.

Overall Pricing Trends

The total residential benchmark price reached $565,600 in March, up nearly one percent from February, reflecting typical seasonal gains. However, prices remain over four percent lower than last year.

After the first quarter:

• Detached and semi-detached homes showed stable to modest price growth

• Apartment condominiums continued to decline, dropping an additional three percent compared to Q4 2025

Detached Homes

Detached homes continue to experience the tightest market conditions across all property types.

• Sales: 982

• New listings: 1,614

• Sales-to-new-listings ratio: 61 percent

• Months of supply: Just over 2 months

While overall inventory is similar to last year, supply remains tight in many districts:

• Less than two months of supply in the North West, West, South, South East, and East

• More balanced conditions in the City Centre and North

• Higher supply pressure in the North East

The benchmark price reached $741,300, down three percent from last year’s peak but showing quarterly gains in several areas, particularly the West, City Centre, and South districts.

Semi-Detached Homes

Semi-detached homes remained relatively balanced, with improved sales and stable inventory levels.

• Sales: 193

• Inventory: 480 units

• Benchmark price: $686,100

Prices edged slightly higher month-over-month and are only one percent below last year’s levels. By the end of Q1, most districts saw price gains, though year-over-year prices remain lower in many areas outside of the City Centre, North West, and West.

Row Homes

Row home activity continued to soften compared to last year, with supply rising relative to demand.

• Inventory: 960 units (25 percent above long-term trends)

• Months of supply: Nearly 3 months

• Benchmark price: $423,900

While overall conditions remain relatively balanced, some districts—particularly the North East—are trending toward buyer’s market conditions. Prices are over six percent lower than last year, though they have stabilized compared to the previous quarter.

Apartment Condominiums

Apartment-style homes continue to face the greatest supply pressure in the market.

• Inventory: 1,774 units (near record highs for March)

• Sales-to-new-listings ratio: ~40 percent

• Months of supply: Nearly 5 months

The benchmark price was $300,300, slightly higher than February but still over nine percent lower than last year. Prices have declined across all districts, with the largest drops in the South and North districts.

After the first quarter, apartment prices have declined nearly three percent compared to late 2025, reflecting ongoing oversupply.

Regional Market Highlights

Airdrie

Conditions remain balanced with about three months of supply. Prices are stabilizing but remain over five percent lower than last year at $512,800.

Cochrane

Inventory is rising, keeping conditions balanced. Prices showed seasonal gains but remain four percent lower year-over-year at $561,200.

Okotoks

Inventory remains limited, with just over two months of supply. Prices rose month-over-month to $618,100, though still slightly below last year.

Market Outlook

March highlights a two-speed market in Calgary:

• Detached and semi-detached homes remain supply-constrained and relatively stable

• Row homes are balanced but softening in some districts

• Apartment condominiums continue to face oversupply and downward price pressure

As we move deeper into the spring market, price trends will likely continue to diverge by property type. Buyers will find the most opportunities in higher-density segments, while sellers of detached homes—especially in lower price ranges—may continue to benefit from tighter supply.

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.