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.

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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.