Newsletter

As we settle into fall, Calgary’s real estate market continues to show signs of stability, although the story looks quite different depending on the type of home you’re buying or selling.

September recorded 1,650 home sales across the city, relatively unchanged from August and just under 4% lower than the same time last year. Interestingly, while we would typically expect sales to slow as summer comes to an end, stronger activity in the detached home market helped keep things moving. New listings also increased, providing buyers with additional choices while keeping overall inventory levels relatively steady at just under four months of supply.

What’s particularly interesting about today’s market is how differently each property type is performing. Detached homes continue to hold their own, with relatively balanced conditions supporting stable prices. On the other hand, apartments and townhomes are facing considerably more competition, with higher inventory levels giving buyers greater negotiating power. Much of this difference comes down to the significant amount of new construction we’ve seen over the past several years, particularly in the condo and townhouse markets. Simply put, we’ve built considerably more higher-density housing than detached homes, and that additional supply is now influencing both demand and pricing.

Despite these differences, Calgary’s overall market remains relatively stable. The residential benchmark price in September was $566,700, approximately 1% lower than a year ago. However, that figure doesn’t tell the whole story. Apartment-style condominiums and row homes have experienced more noticeable price adjustments, declining approximately 6% and 8%, respectively, compared with last September. Detached home prices, meanwhile, are down just 1%, with most of those declines concentrated in the North East, East, and North districts.

As I’ve mentioned in previous newsletters, Calgary is no longer a market where one headline tells the entire story. A detached home in an established neighbourhood can face very different market conditions than a condominium or townhouse just a few kilometres away. For buyers, that means opportunities are beginning to emerge in certain segments. For sellers, it reinforces the importance of understanding your competition and positioning your property correctly from the beginning.

Whether you’re considering a move or simply keeping an eye on your home’s value, understanding what’s happening in your particular neighbourhood matters far more than the citywide averages. As always, I’m happy to help you make sense of the numbers and what they might mean for you.

If the Calgary real estate market has felt a little quieter lately, you’re not imagining it.

August continued a trend we’ve seen throughout much of 2026. Fewer homes changed hands compared with this time last year, and fewer new listings came to market. Sales were down about 16% year over year, while new listings declined by nearly 10%.

That doesn’t mean the market has stalled. It simply means we’ve moved into a more balanced environment where buyers have more time to make decisions and sellers need to be more strategic than they did a year or two ago.

One interesting trend continues to stand out. Homes priced over $1 million are still performing well, with sales increasing over last year. Improved inventory has given buyers in that segment more choice, and many continue to see long-term value in Calgary’s market.

The story is different at the entry level. Improved rental availability and more competitive rental rates have encouraged some first-time buyers to wait a little longer before making the leap into homeownership. That’s one of several reasons activity has slowed in the lower price ranges.

Inventory remains healthy, with just over 6,500 homes available across the city. While that’s slightly lower than last month, it’s still enough to provide buyers with considerably more choice than we’ve seen over the past few years. On average, Calgary is sitting at just under four months of inventory, although that number varies significantly depending on the type of property you’re looking at.

Detached and semi-detached homes remain relatively balanced, helping prices stay stable. Apartment-style condominiums, however, continue to face more competition, with nearly six months of supply available. That additional inventory has placed downward pressure on condo prices while detached home values have remained comparatively resilient.

The biggest takeaway this month is one I’ve been repeating for a while now: there isn’t one Calgary market anymore. Detached homes, condominiums, luxury properties, and entry-level homes are each telling their own story. Understanding which market you’re buying or selling in is far more important than focusing on a single headline.

Whether you’re thinking about making a move now or simply trying to understand what your home is worth in today’s market, I’m always happy to help make sense of what these numbers mean for your specific situation.

July continued the trend we’ve been seeing over the past several months: the Calgary real estate market is becoming more balanced.

Sales slowed slightly compared to both June and this time last year, while new listings also declined. The result is a market that’s finding its footing after several years of exceptionally strong seller conditions.

The biggest story continues to be the condominium market. Apartment-style homes are seeing the greatest increase in available inventory, creating more opportunities for buyers and putting downward pressure on prices. Benchmark condo prices are now down just over eight per cent from last July, largely due to a significant increase in new construction and a slowdown in population growth.

Detached homes, on the other hand, continue to show remarkable resilience. While prices have softened modestly in some areas of the city, the overall decline has been less than two per cent year over year. Well-priced, well-presented detached homes are still attracting strong interest, particularly in desirable neighbourhoods.

Across the broader market, inventory levels remain healthy and buyers have considerably more choice than they did a year ago. This is creating a more balanced environment where thoughtful pricing, preparation, and negotiation matter more than ever.

Whether you’re buying or selling, today’s market rewards strategy over speed. Every property type and every neighbourhood is behaving a little differently, making local market knowledge more valuable than ever.

If you’re wondering what these market shifts mean for your home, your neighbourhood, or your future plans, I’d be happy to chat.

Tyler Blaney
REALTOR® Real Estate Professionals Inc. – 403-801-4200

Calgary’s real estate market continued to shift in June, with 2,197 sales across the city. That was an improvement over May, but still nearly four per cent lower than this time last year and slightly below the long-term average for June. The bigger story, however, is not just sales. It is inventory, and where that inventory is showing up.

After several years of very tight supply, Calgary now has more choice in the market. That is especially true in higher-density housing, including apartments, row homes, rentals, and new construction. As more of that supply becomes available, buyers have more options and prices are starting to adjust, particularly in the apartment condominium segment.

The citywide benchmark price in June was $572,500. That is up slightly from May, but still about two per cent lower than last June. Detached homes remain the most stable part of the market, with a benchmark price of $750,500, while apartment condominiums saw more pressure, with prices down nearly nine per cent year-over-year to $299,000.

This is a good example of why it is important not to talk about “the Calgary market” as if everything is moving the same way. It is not. Detached homes in certain areas are still performing well, and some districts are even seeing record-high prices. At the same time, apartment condos, especially in areas with more supply, are firmly in buyer’s market territory.

Detached homes saw 1,202 sales in June, which was essentially in line with last year. Activity was strongest at both ends of the market, with more sales under $600,000 and over $1,000,000. Overall, detached conditions remain relatively balanced, although the North East and East districts are seeing more supply and more downward pressure on prices.

Semi-detached homes were also fairly steady. June sales reached 234 units, and with two and a half months of supply, this segment remains balanced. The benchmark price was $694,600, which is very similar to last year. Like detached homes, performance varies by district, with stronger conditions in the North West, West, and City Centre, and softer conditions in the North East.

Row homes are sitting near the upper end of balanced conditions. Sales and new listings both pulled back in June, but inventory remains above long-term trends. Prices have adjusted across all districts compared to last year, with the largest declines in the North East and East districts.

Apartment condominiums continue to face the most pressure. Sales are down 26 per cent year-to-date, and inventory is more than 24 per cent above typical levels. With roughly five months of supply and a sales-to-new-listings ratio of 45 per cent, this segment is clearly favouring buyers. Prices are down across every district, with the steepest declines in the North East and East.

For buyers, this market offers more choice and a little more breathing room than we have seen over the past few years, especially in condos and higher-density homes. For sellers, preparation, pricing, and strategy matter more than they did in the hotter market. The days of simply listing and expecting the market to do the heavy lifting are behind us, at least for now.

The takeaway is simple: Calgary is not in one single market. It depends on what you own, where it is located, what price range you are in, and how much competing inventory exists around you. Some segments remain very healthy. Others are adjusting. And in a more balanced market, good advice matters more than ever.

If you’ve been following the Calgary real estate market over the past few months, you’ve probably noticed things feel a little different.

Buyers have more options.

Sellers are facing more competition.

And depending on what type of property you’re looking at, the market can feel very different from one neighbourhood to the next.

Inventory continues to build across Calgary, with over 6,700 homes currently available for sale. That’s about 11% higher than what we would typically expect to see at this time of year. Much of that increase is coming from condos and row-style homes, while detached home inventory remains relatively tight.

Sales activity has slowed compared to last year, down approximately 16%, which has helped shift the overall market away from the strong seller conditions we experienced through much of 2024 and into a more balanced environment.

What does that mean in practical terms?

For detached homes, particularly in desirable areas of southwest Calgary, well-priced properties are still selling and prices have remained relatively stable. In fact, detached benchmark prices have climbed from January levels and are holding up well despite the increase in inventory.

The condo market tells a different story.

Condominium inventory remains elevated and buyers have significantly more choice than they did a year ago. As a result, condo prices have softened, with benchmark prices now sitting roughly 9% below where they were this time last year. In many areas of the city, condos have shifted firmly into buyer’s market territory.

Row homes and semi-detached properties continue to sit somewhere in the middle. Inventory has increased, but conditions remain relatively balanced and prices have generally held up better than the condo sector.

One thing worth remembering is that Calgary is no longer moving as a single market.

A detached home in West Calgary may still attract multiple interested buyers, while a condo in another part of the city could sit on the market longer and face downward pressure on pricing. The days of using one headline to describe the entire market are behind us.

My advice remains the same.

If you’re buying, there are more opportunities today than we’ve seen in quite some time, particularly in the condo and townhouse segments.

If you’re selling, pricing strategy matters more than ever. Buyers have choices, and the homes that are attracting the most attention are the ones that enter the market positioned correctly from day one.

As always, if you’re curious about what these market conditions mean for your specific neighbourhood or property, I’m always happy to chat.

The Calgary real estate market continues to move toward more balanced conditions this spring, but the story really depends on what type of property you’re looking at.

Overall sales in April were down about six per cent compared to last year, which honestly isn’t all that surprising. Over the past few years we saw incredibly aggressive demand driven largely by rapid migration into Alberta, low inventory, and buyers feeling pressure to make quick decisions. That urgency has started to settle down a bit as inventory slowly improves across most segments of the market.

What I’m seeing right now is a market that feels much more measured. Buyers are taking their time again. They’re comparing options, negotiating harder, and being more selective overall. In many ways, this is starting to feel like a healthier and more balanced market than what we experienced over the past couple of years.

That said, not all property types are behaving the same way.

Detached homes are still holding relatively strong, especially in areas like the North West, West Calgary, and parts of the South where inventory remains tight. In those areas, we’re still seeing seller-favoured conditions with less than two months of supply available. Benchmark pricing for detached homes sits around $745,400, and while prices have softened slightly from last year, the declines have been fairly modest overall.

On the flip side, apartment-style condos are telling a very different story.

Inventory in the condo market continues to rise and buyers now have significantly more choice than they did a year ago. With over four months of supply in some areas, conditions are clearly favouring buyers. Condo benchmark prices are down nearly nine per cent year over year, with the steepest declines occurring in the North East, East, North, and South East districts.

Row homes and semi-detached properties are sitting somewhere in the middle. Most of these segments are behaving in a relatively balanced way overall, although location still matters tremendously. Some communities are seeing stable pricing while others continue to adjust downward depending on inventory levels and buyer demand.

One thing I continue to remind clients is this: Calgary is no longer moving as one single market. We’re seeing very different conditions depending on the quadrant, community, and property type. A detached home in West Calgary can still feel highly competitive, while certain condo segments are giving buyers far more leverage and negotiating power. As we move deeper into spring, I think the biggest shift compared to the past few years is psychology. Buyers simply don’t feel the same pressure to rush. More inventory has created more breathing room, and that naturally changes negotiating dynamics.

For sellers, pricing and positioning matter more than ever right now. Buyers are still active, but they’re far less forgiving when a property feels overpriced compared to competing options. For buyers, there may finally be some opportunity returning to parts of the market that felt almost impossible to navigate not that long ago.

As always, if you’re curious about what’s happening specifically in your community or property type, feel free to reach out anytime.

Tyler