Calgary Real Estate Market Update: November 2025 – Opportunities in a Shifting Landscape

The Calgary real estate market continues to evolve, presenting distinct opportunities for both buyers and sellers as we move through the final quarter of 2025. The latest data from the Calgary Real Estate Board (CREB®), released November 3rd, reveals a market in transition and one that rewards strategic thinking and informed decision-making.

Market Overview: A Return to Balance

October’s statistics indicate a recalibration toward more balanced market conditions. Inventory levels moderated to 6,471 units, with 1,885 sales recorded during the month. This resulted in a months of supply metric of three-and-a-half months, down from four months in September. This shift represents a healthy middle ground between the extreme seller’s market conditions of recent years and the prolonged buyer’s market Calgary experienced from 2015 to 2019.

Year-to-date sales totaled 20,082 units, representing a decline of nearly 16 percent compared to last year. However, this figure aligns well with longer-term historical trends, suggesting a normalization rather than a concerning downturn. As CREB®’s Chief Economist Ann-Marie Lurie notes, “Improved rental supply and easing rents have slowed ownership demand for apartment- and row-style homes. It is also these segments of the market that have seen October inventories reach a record high for the month.”

The Opportunity Landscape by Property Type

Detached Homes: Balanced Conditions Create Win-Win Scenarios

The detached home market presents perhaps the most balanced opportunities for both buyers and sellers. With 1,012 sales in October and inventory at 2,913 units, the market sits at just under three months of supply, a textbook definition of equilibrium.

For Sellers: Despite year-over-year price adjustments bringing the benchmark to $744,400 (down one percent from last year), year-to-date prices remain over one percent higher than 2024 levels. Quality properties in desirable locations continue to command strong attention. The City Centre district, in particular, has shown resilience with year-over-year gains of nearly two percent.

For Buyers: The current environment offers improved selection without the intense competition that characterized previous years. While prices have moderated slightly, buyers benefit from more time to conduct due diligence and negotiate favorable terms. Strategic buyers focusing on districts with temporary softness, such as the North East (down over five percent year-over-year), may find exceptional value.

Semi-Detached Properties: Stability and Value

Semi-detached homes have demonstrated remarkable stability, with the October benchmark price of $683,100 sitting nearly one percent higher than last year and over three percent higher year-to-date. With 186 sales and 613 units in inventory, the market maintains over three months of supply.

For Sellers: The sustained price growth in this segment reflects continued strong demand for this property type. Sellers can price confidently while benefiting from reduced competition compared to the height of the market.

For Buyers: This segment offers an attractive middle ground between detached homes and multi-family properties, with prices that have held their value while offering more choices than in previous years.

Row and Apartment Condominiums: Prime Buyer Opportunities

The multi-family segments present the most significant opportunities for strategic buyers and investors. Row properties recorded 275 sales in October, with inventory at a record high of 1,054 units, 32 percent above long-term averages. The benchmark price of $431,200 represents a nearly six percent decline from last year.

Similarly, apartment condominiums face buyer’s market conditions with 1,891 units in inventory and a benchmark price of $318,200, down nearly seven percent year-over-year.

For Buyers and Investors: These conditions create exceptional entry points for first-time homebuyers seeking affordability and investors looking for cash-flow positive properties. The improved rental supply mentioned by Ann-Marie Lurie suggests rental rates have stabilized, potentially offering attractive yields for investors who can secure properties at current pricing levels. The North East and South East districts, showing four percent year-to-date declines, warrant particular attention from value-focused buyers.

For Sellers: While the current environment requires realistic pricing strategies, motivated sellers who price appropriately for current conditions can still achieve successful transactions. The key lies in recognizing that buyers now have choices and positioning your property competitively within that landscape.

Regional Market Opportunities

The surrounding communities offer distinct opportunities as well:

Airdrie presents value-focused opportunities with the benchmark price at $520,400, down nearly five percent from last year. With over four months of supply, buyers have negotiating leverage while sellers must be strategic with pricing.

Cochrane shows strength with year-to-date prices up nearly four percent to $585,200. The stable months of supply around four months creates opportunities for both parties to transact on reasonable terms.

Okotoks maintains tight inventory conditions despite recent improvements, with the benchmark price holding steady at $618,600. This stability makes it attractive for sellers while the improving inventory provides buyers with more options than in previous months.

Strategic Considerations Moving Forward

The total unadjusted residential benchmark price of $568,000 represents a decline of nearly one percent from last month and over four percent from last year. However, this adjustment brings pricing more in line with economic fundamentals and long-term sustainability.

For buyers, the current market offers the best selection and negotiating conditions in several years. Patient, well-qualified buyers who can act decisively when the right opportunity presents itself stand to benefit significantly from current conditions.

For sellers, success requires understanding that a balanced market demands competitive pricing and property preparation. Those who adapt to current conditions rather than hoping for a return to previous peak pricing will find ready buyers and successful outcomes.

Conclusion

The Calgary real estate market of November 2025 is neither a dramatic boom nor a concerning bust. It is a market of opportunity for those who understand its nuances. Whether you’re a first-time buyer seeking entry into homeownership, a seller ready to make your next move, or an investor seeking value, the current landscape offers pathways to success.

The key lies in working with knowledgeable real estate professionals who understand the distinct dynamics of each property type and district, and who can help you navigate this evolving market with confidence and strategic insight.

Source: Calgary Real Estate Board (CREB®) Monthly Statistics, November 3, 2025