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Calgary Real Estate Investment Outlook: What Winter 2025-2026 Holds for Investors
As we head into the winter months, Calgary’s real estate market is showing signs of maturation after several years of rapid growth. For investors wondering where opportunities lie in the coming season, a recent comprehensive analysis from Canadian Real Estate Wealth by Joanna Gerber provides valuable insights into the shifting landscape.
A Market Finding Its Balance
Calgary’s housing market has transitioned from the breakneck appreciation of recent years into a more measured, balanced environment. The city’s residential benchmark price stands at $572,800 as of September 2025, reflecting a modest 4% decline year-over-year. However, this tells only part of the story. The broader Calgary Region benchmark sits at $613,900, down just 2.8%, suggesting surrounding areas have maintained greater stability.
What’s particularly noteworthy is Calgary’s relative resilience compared to national trends. While the national MLS® Home Price Index dropped 3.4% year-over-year, Calgary’s decline has been more modest, signaling underlying strength in key market segments.
Strategic Focus: Cash Flow Over Speculation
Jesse Davies of Century 21, an experienced investment realtor featured in Gerber’s article, emphasizes a critical shift in strategy for the current market: “For investors, this environment calls for selectivity and disciplined consideration rather than more speculative strategies.”
The focus has moved decisively toward cash flow generation rather than betting on appreciation. Value-focused rental assets, mid-market single-family homes near transit corridors, and small multifamily buildings in established or emerging locations represent the strongest opportunities.
Rental Market Dynamics: More Choice, More Strategy Required
The rental landscape has shifted dramatically. Calgary’s rental vacancy rate jumped from 1.4% in 2023 to 4.6% in 2024, with projections suggesting it could approach 6% in 2025 as new supply continues entering the market.
This increased supply means tenants have more options, and rent growth has cooled considerably. However, demand remains robust in strategic locations such as neighborhoods close to transit, universities, hospitals, and employment centers continue to command stable rents and quick lease-ups.
Where the Opportunities Are
Inner-City Winners
Areas like Beltline, Mission, Inglewood, Bridgeland, and Kensington continue demonstrating resilience thanks to walkability, established amenities, and limited room for new construction. Well-managed condominiums in these neighborhoods should maintain value and potentially see modest gains.
Suburban Stability
Established southwest communities such as Evergreen, Shawnessy, and the mature sections of Mahogany appeal to families and long-term residents, a demographic less sensitive to short-term economic fluctuations. These areas offer stable cash flow potential for rental houses and duplexes.
Satellite City Considerations
The picture is more nuanced in surrounding communities. Cochrane’s benchmark price showed slight year-over-year growth at $589,100, while Airdrie experienced a 4% decline to $531,100. This divergence highlights the importance of understanding local fundamentals rather than making broad assumptions about satellite markets.
Property Types to Prioritize
Davies notes that small multi-unit residential properties, fourplexes, low-rise buildings, and well-located townhome clusters, are positioned to outperform this winter. These assets offer operational scale with flexibility and avoid the oversupply challenges facing large new towers.
Detached and semi-detached homes in mature communities also present relatively safe entry points, benefiting from steady family-oriented demand and limited new construction in established areas.
Conversely, high-rise condos in peripheral or heavily developed districts face headwinds from rising inventory, longer market times, and increased buyer incentives.
The Winter Advantage
Calgary’s real estate market traditionally slows during winter months, creating opportunities for patient, well-capitalized investors. As inventory builds in certain segments, motivated sellers are becoming more flexible, potentially allowing acquisitions below mid-2025 valuations.
The Bottom Line
Calgary is entering winter 2025-2026 as a more balanced market that rewards strategy over speculation. Success will depend on:
- Disciplined execution focused on properties with strong fundamentals
- Location selectivity prioritizing established or transit-oriented neighborhoods
- Comprehensive due diligence including realistic rent assumptions and assessment of nearby competition
- Long-term perspective with patience to weather short-term fluctuations
For investors with the right approach, this market environment presents genuine opportunities to acquire quality assets at fair valuations while positioning for Calgary’s next growth cycle.
Source: Gerber, J. (2024, October 24). Calgary Real Estate Investment Forecast for Winter 2025–2026. Canadian Real Estate Wealth.
Calgary Real Estate: Strong Momentum Building Toward a Promising 2026
The Canadian Real Estate Association (CREA) has released updated housing market forecasts that paint an encouraging picture for Calgary’s real estate future, despite a transitional 2025 marked by economic uncertainty and shifting buyer sentiment.
Understanding the National Landscape
According to CREA’s October 16 report, Canada’s housing market experienced an unexpected detour in early 2025. What began as a promising recovery year fueled by pent-up demand and lower interest rates hit a temporary speed bump when tariff chaos and economic uncertainty sent many buyers back to the sidelines. British Columbia and Ontario felt the most significant impact, with activity declining and prices experiencing additional downward pressure.
However, the story doesn’t end there. Since March 2025, home sales activity has been climbing steadily upward, suggesting that buyer interest wasn’t eliminated, just delayed. CREA now forecasts 473,093 residential properties will trade hands across Canadian MLS® Systems in 2025, representing a modest 1.1% decline from 2024. The national average home price is projected at $676,705, down 1.4% year-over-year.
What This Means for Calgary’s Real Estate Market
Here’s where the news gets particularly exciting for Calgary: while provinces like British Columbia and Ontario are experiencing price declines, most other provinces, including Alberta, are seeing price gains ranging from 4% to 8% in 2025.
Calgary continues to stand out as a market with strong fundamentals. Our city’s relative affordability compared to Vancouver and Toronto, combined with robust economic diversification beyond the energy sector, positions us favorably in the current landscape. The brief pause in buyer activity earlier this year has created opportunities for well-positioned buyers, while sellers continue to benefit from Calgary’s competitive market conditions.
2026: The Return to Momentum
The real excitement lies in CREA’s 2026 forecast. National home sales are expected to rebound by 7.7% to 509,479 transactions, the highest level since 2021. Historically, national sales have only exceeded the half-million mark seven times, with the first occurrence in 2007, making this a significant milestone.
The national average home price is forecast to increase by 3.2% to $698,622 in 2026, marking the sixth consecutive year where prices hover around the $700,000 range, a sign of market stability and maturation.
For Calgary, this national upward momentum bodes exceptionally well. As buyers who sat on the sidelines in early 2025 re-enter the market, Calgary’s value proposition becomes even more compelling. Our city offers:
- Affordability advantages compared to Canada’s most expensive markets
- Economic growth driven by diverse industries including technology, finance, and energy
- Quality of life that attracts both interprovincial and international migrants
- Strong rental market fundamentals supporting investment property demand
The Silver Lining of Uncertainty
CREA acknowledges that forecasts remain subject to higher-than-normal uncertainty levels, though conditions have stabilized considerably since the first half of 2025. For Calgary buyers and sellers, this environment actually presents opportunities:
For Buyers: The temporary market softness in early 2025 created windows of opportunity that savvy purchasers leveraged. As momentum builds into 2026, those who position themselves now may benefit before competition intensifies further.
For Sellers: Calgary’s resilient market conditions mean that well-priced, quality properties continue to attract strong interest. The building momentum toward 2026 suggests that sellers who list strategically can capitalize on improving market sentiment.
For Investors: Calgary’s combination of positive price growth, strong rental demand, and relative affordability makes it an attractive market for long-term real estate investment.
Looking Ahead with Confidence
The delayed but not derailed recovery that CREA describes mirrors what many of us have observed in Calgary’s neighborhoods. The fundamentals supporting our market remain strong: population growth, economic diversification, and lifestyle appeal continue to draw people to our city.
While early 2025 tested buyer confidence, the steady climb since March demonstrates the underlying strength and resilience of Calgary’s real estate market. As we move into 2026 with forecast gains in both activity and prices, Calgary is well-positioned to outperform many other Canadian markets.
The key takeaway? Calgary’s real estate market is entering a phase of renewed momentum, supported by solid fundamentals and recovering buyer confidence. Whether you’re considering buying your first home, upgrading to accommodate a growing family, or exploring investment opportunities, the outlook for Calgary real estate remains decidedly positive.
Source: Canadian Real Estate Association (CREA), “CREA Updates Resale Housing Market Forecasts for 2025 and 2026,” October 16, 2025.
Calgary and Edmonton Housing Markets: A Tale of Two Cities
Alberta’s housing landscape is experiencing a fascinating period of transformation. While both Calgary and Edmonton continue to benefit from the province’s exceptional economic strength and population growth, their real estate markets are beginning to tell distinctly different stories. Understanding these diverging trends is crucial for investors, homebuyers, and anyone interested in Alberta’s real estate future.
The Alberta Advantage Continues
Before diving into the differences between these two major metros, it’s important to recognize what they share in common. According to a recent article by Joanna Gerber in Canadian Real Estate Wealth magazine, published on October 15, 2025, both cities are riding the wave of Alberta’s unmatched demographic and economic appeal.
Alberta’s population growth continues to lead the nation by a significant margin, fueled primarily by interprovincial migration. Thousands of Canadians are making the move from more expensive provinces, particularly Ontario and British Columbia, seeking the compelling combination of affordability, robust job opportunities, and an overall superior quality of life. This isn’t just a temporary trend, it reflects fundamental shifts in how Canadians are thinking about where they want to live and build their futures.
The economic fundamentals supporting this migration are impressive. Alberta boasts the lowest corporate tax rate in Canada, maintaining a strong provincial balance sheet that positions it well for continued growth. Perhaps most importantly, the province has cultivated one of the youngest and most educated workforces in the country. This “brain gain” dynamic, the influx of high-value professionals and entrepreneurs, creates a virtuous cycle that supports both labour market strength and sustained housing demand across Calgary and Edmonton.
Affordability: The Critical Differentiator
In today’s Canadian real estate landscape, affordability has become the defining factor for many homebuyers and renters. Compared to markets like Toronto or Vancouver, where homeownership feels increasingly out of reach for average Canadians, both Calgary and Edmonton continue to offer accessible entry points into the housing market.
This affordability advantage hasn’t disappeared even amid higher interest rates that have challenged homebuyers across the country. While borrowing costs have increased substantially from their pandemic-era lows, the absolute price levels in Alberta’s major cities remain manageable for many households, particularly those relocating from more expensive markets. A family selling a modest home in the Greater Toronto Area, for instance, might find themselves able to purchase a significantly larger property in Calgary or Edmonton while still having money left over.
Despite current cyclical challenges, including slowdowns in sales activity and potential near-term supply overhangs, the long-term outlook for both markets remains decidedly bullish, according to the Canadian Real Estate Wealth report. Alberta’s unique combination of affordability, fiscal strength, and population growth positions both metropolitan areas for resilience once current imbalances work themselves out.
Market Balance and Sales Performance: The First Signs of Divergence
While both Calgary and Edmonton experienced softening conditions in August 2025, the nature and scale of these slowdowns reveal important differences between the two markets.
Calgary’s home sales for August were essentially flat on a month-over-month basis, but showed a more pronounced 7.3% decline year-over-year. This indicates that activity has weakened more noticeably in Calgary compared to the previous year. Edmonton, meanwhile, saw sales continuing to trend lower on a monthly basis, though the year-over-year comparisons weren’t explicitly detailed in the same way.
The listing story provides even more insight into how these markets are evolving differently. Calgary experienced a slight decrease in new listings compared to the previous year, while Edmonton saw a substantial 9% increase in new inventory coming to market. At first glance, one might think this would create more downward pressure in Edmonton. However, the real story lies in the accumulation of active listings, which is the total inventory available for purchase at any given time.
Calgary’s active listings surged by an impressive 48% compared to the previous year, while Edmonton’s increase was more moderate at 24%. This larger buildup of unsold inventory in Calgary points to more visible supply accumulation and potential pricing pressure. When homes sit on the market longer and inventory piles up, sellers often become more motivated to adjust their expectations, creating downward momentum in prices.
Understanding Sales-to-New Listings Ratios
Real estate professionals often use the sales-to-new listings ratio as a key indicator of market balance. This metric compares how many homes are selling relative to how many are coming onto the market. Generally speaking, a ratio above 60% indicates a seller’s market, while readings below 40% suggest a buyer’s market. The range between 40% and 60% is considered balanced.
Calgary’s ratio currently sits in the high 50s, while Edmonton’s remains in the mid-60s. Both readings indicate a shift toward more balanced conditions compared to the tight markets of the previous couple of years. However, Edmonton’s tighter ratio signals comparatively stronger absorption, meaning homes are selling at a faster pace relative to new supply, and therefore less immediate downward price pressure.
This difference in market dynamics, while perhaps subtle on the surface, has significant implications for price trends, which is where Calgary and Edmonton’s paths truly diverge.
The Price Divergence: Calgary Under Pressure, Edmonton Holding Steady
Price trends represent the most striking difference between Calgary and Edmonton’s housing markets right now, and these differences matter enormously for both buyers and sellers.
Calgary is experiencing accelerating price declines. Overall benchmark prices have fallen 4% year-over-year, with condominium prices showing an even steeper 6% decline. Importantly, the pace of these declines has picked up in recent months, reflecting the combined impact of rising active listings and softening sales momentum. When inventory builds and buyers have more choices, they naturally become more selective and price-conscious, forcing sellers to be more competitive with their pricing.
For buyers in Calgary, this represents an opportunity. After years of rapid price appreciation, the market is offering better value and more negotiating power. Multiple-offer situations have become less common, and buyers can take their time to find the right property without feeling rushed into decisions.
Edmonton presents a different picture entirely. Prices remain higher than they were a year ago, although they have slipped for five consecutive months according to the MLS Home Price Index referenced in the Canadian Real Estate Wealth article. The direction is certainly negative, but the magnitude of Edmonton’s price adjustments has been far less severe than what Calgary is experiencing.
This divergence is particularly interesting given that both markets appear similarly “balanced” by other metrics. The key difference lies in momentum and sentiment. Calgary’s price corrections have accelerated as inventory pressure mounts, while Edmonton’s slower listing growth and tighter market balance have delayed comparable declines. Market psychology plays a role here too—once prices begin falling in one market, it can create self-reinforcing expectations that further dampen buyer urgency.
The Construction Boom: Building for the Future
Both Calgary and Edmonton are experiencing significant construction activity, particularly in purpose-built rental developments. However, the underlying dynamics differ in ways that could have major implications for future market balance.
Total dwellings under construction rose 11.6% year-over-year in Calgary, compared with a much more robust 28.9% increase in Edmonton. Both cities saw nearly identical 41% surges in purpose-built rentals under construction, reflecting a national shift toward rental development amid high borrowing costs that have made homeownership more challenging for many Canadians.
The interesting divergence appears in the ownership market. Edmonton reported a 14.7% increase in single-family construction, significantly outpacing Calgary’s modest 0.9% rise. This indicates more robust new-home activity targeted at owner-occupiers in Edmonton, suggesting developers and builders have greater confidence in that market’s ability to absorb new ownership supply.
The Rental Supply Question: Calgary’s Looming Challenge
When rental units are isolated from the broader construction picture, Calgary’s situation appears more precarious. The Canadian Real Estate Wealth report identifies Calgary as being in a “danger zone” for potential oversupply once current projects reach completion, given the scale of rental development relative to expected population gains.
The numbers are striking: over the next two years, Calgary’s total rental stock could expand by approximately 17%, compared to about 9% in Edmonton. With population growth projected at no more than 4% over the same period, Calgary could face a temporary but significant imbalance.
This potential oversupply situation could push vacancy rates across the province back toward levels not seen since the early 1990s, when Alberta’s economy was struggling through a prolonged downturn. For current rental property investors in Calgary, this represents a serious consideration. Higher vacancy rates translate to increased competition for tenants, potential rent concessions, and possibly negative cash flow for properties that are highly leveraged.
However, it’s important to maintain perspective. Unlike the 1990s, today’s Alberta economy is fundamentally strong, supported by diversification efforts and a young, educated workforce. Any rental market softness would likely be temporary, lasting only as long as it takes for population growth to catch up with the new supply. For investors with longer time horizons and adequate reserves, this period could even present opportunities to acquire properties at more favorable valuations.
Edmonton, while also expanding its rental base considerably, appears better positioned to absorb new supply due to a more moderate pipeline and less rapid inventory buildup. The 9% rental stock expansion projected over two years is much more closely aligned with expected population growth, reducing the risk of extended vacancy periods.
What This Means for Different Market Participants
For Homebuyers in Calgary: The current market presents opportunities that haven’t existed in years. With prices declining and inventory elevated, buyers have negotiating power and time to make thoughtful decisions. However, those planning to purchase should be prepared for the possibility of further near-term price softness before the market finds its floor.
For Homebuyers in Edmonton: While the market has cooled from its peak, conditions remain more balanced with less dramatic price declines. Buyers have more options than they did during the intense seller’s market of recent years, but competition for well-priced properties remains healthy.
For Sellers in Both Markets: Pricing strategy is crucial. Overpricing in the current environment will likely result in extended days on market and eventual price reductions. Working with experienced real estate professionals who understand current market dynamics and can position properties competitively is more important than ever.
For Rental Property Investors: Calgary investors need to carefully assess the upcoming supply wave and ensure their properties are well-positioned to compete for tenants. This might mean investing in upgrades, offering competitive amenities, or accepting that yields may compress temporarily. Edmonton investors face a more moderate supply challenge but should still prepare for increased competition.
For Long-Term Investors: Despite near-term challenges, Alberta’s fundamental strengths remain intact. The province’s economic diversification, fiscal position, demographic trends, and affordability advantages position both Calgary and Edmonton for long-term growth. Patient investors who can weather short-term volatility may find this period creates attractive entry points.
Looking Ahead: Resilience Through Transition
Real estate markets move in cycles, and what we’re witnessing in Calgary and Edmonton represents a natural adjustment after a period of rapid growth. Both cities experienced significant price appreciation and tight market conditions in recent years as migration accelerated and inventory struggled to keep pace with demand.
The current divergence between these two markets reminds us that real estate is inherently local. Even cities within the same province, sharing similar economic fundamentals and demographic trends, can experience meaningfully different market conditions based on supply dynamics, construction activity, and market sentiment.
Calgary’s more pronounced challenges, accelerating price declines and looming rental supply concerns, should resolve as the market works through current inventory and population growth continues. The city’s strong economic base, corporate headquarters, and quality of life advantages ensure ongoing appeal to migrants and businesses alike.
Edmonton’s more moderate adjustment reflects a market that has maintained better balance between supply and demand. Its construction activity, while robust, appears more calibrated to expected absorption capacity. This doesn’t mean Edmonton is immune to further softening, but the adjustment process may prove less volatile.
Conclusion
As Joanna Gerber’s analysis in Canadian Real Estate Wealth makes clear, Calgary and Edmonton are at different points in their market cycles despite sharing many of the same economic and demographic tailwinds. Understanding these differences is essential for anyone involved in Alberta real estate—whether you’re buying your first home, selling a property, investing in rentals, or simply trying to understand where these dynamic markets are headed.
Both cities benefit from Alberta’s exceptional position as Canada’s economic and demographic growth leader. The province’s low taxes, strong balance sheet, young workforce, and affordability advantages create a foundation for long-term real estate success. The current period of adjustment, while challenging for some market participants, represents a healthy rebalancing after years of rapid growth.
As always in real estate, timing, location, and individual circumstances matter enormously. Working with knowledgeable local professionals who understand these nuanced market dynamics can make the difference between success and disappointment. Whether you’re focused on Calgary, Edmonton, or comparing both markets for investment purposes, staying informed about these evolving trends will help you make better decisions.
The story of Alberta’s two largest housing markets continues to unfold, and while their paths may diverge in the short term, both remain compelling destinations in Canada’s real estate landscape.
Source: “Calgary and Edmonton Housing Markets Are Both Growing, but Diverging in Price and Supply” by Joanna Gerber, Canadian Real Estate Wealth, October 15, 2025
Calgary’s Housing Market Shows Resilient Growth in Key Districts: September 2025 Analysis
As we navigate through the fall of 2025, Calgary’s real estate landscape continues to present compelling opportunities for both buyers and investors. While headlines may focus on overall market adjustments, a closer examination of the September 2025 data from the Calgary Real Estate Board (CREB) reveals an encouraging story of resilience and growth in several key areas of our vibrant city.
The Silver Lining: Areas Experiencing Year-Over-Year Growth
In a market characterized by recalibration, three distinct areas of Calgary have bucked the broader trend, demonstrating remarkable strength and continued appreciation in detached home values. These pockets of growth tell an important story about the enduring appeal of certain Calgary neighbourhoods and the confidence buyers continue to place in these communities.
City Centre Leads the Charge with Strong Appreciation
The standout performer in September’s market data is undoubtedly Calgary’s City Centre, which saw benchmark prices rise by an impressive 1.07 per cent year-over-year, reaching a benchmark price of $967,700. This increase is particularly noteworthy given the broader market context and speaks volumes about the sustained demand for urban living in Calgary’s core.
According to Kendall Collins of Daily Hive, “Calgary’s city centre, North West, and West Calgary each saw an increase in year-over-year benchmark prices. The city centre saw the largest increase, rising 1.07 per cent to $967,700.”
This appreciation in the City Centre reflects several key market dynamics. The area continues to attract professionals, empty-nesters, and urbanites who value walkability, proximity to amenities, and the vibrant cultural life that downtown Calgary offers. With 91 sales recorded in September and a healthy sales-to-new listings ratio of 41.94 per cent, the City Centre demonstrates both activity and balance.
The urban core’s resilience is particularly impressive when you consider the inventory levels. With 385 homes available and 4.23 months of supply, the market maintains enough activity to support price appreciation while still offering buyers reasonable selection. This sweet spot between supply and demand has created an environment where values can continue to climb.
North West Calgary: Steady Growth in a Desirable Quadrant
The North West quadrant has long been one of Calgary’s most sought-after areas, and September’s data reinforces this reputation. With a year-over-year price increase of 0.37 per cent, bringing the benchmark price to $792,800, the North West continues to demonstrate its enduring appeal to Calgary homebuyers.
What makes the North West particularly attractive is its combination of established communities, excellent schools, abundant green spaces, and convenient access to both downtown and the mountains. The area’s 86 sales in September, combined with 225 new listings, resulted in a sales-to-new listings ratio of 38.22 per cent and 4.00 months of supply, indicators of a market that remains active and healthy.
The North West’s ability to maintain positive year-over-year growth speaks to the fundamental strength of these neighbourhoods. Families continue to be drawn to communities that offer quality of life, strong schools, and a sense of established community. The modest but positive appreciation reflects a market where demand consistently meets or exceeds supply, supporting gradual value increases.
West Calgary: Showing Momentum with Recent Gains
West Calgary rounds out the trio of growth areas with a year-over-year benchmark price increase of 0.24 per cent, reaching $968,500. Perhaps even more telling is that West Calgary was the only section of the city that saw an increase in month-over-month benchmark prices, with a 0.12 per cent increase, a clear signal of positive momentum heading into the final quarter of 2025.
Collins notes in her Daily Hive article that “West Calgary was the only section of the city that saw an increase in month-over-month benchmark prices, with a 0.12 per cent increase in price, while all the others saw a decrease between 0.19 per cent and 1.49 per cent.”
With 85 sales in September and 174 new listings, West Calgary maintained a sales-to-new listings ratio of 48.85 per cent, approaching the balanced market threshold of 50 per cent. The area’s 2.98 months of supply indicates a market that favors sellers while still providing options for buyers, creating conditions that support price stability and growth.
West Calgary’s appeal lies in its diverse mix of neighbourhoods, from established communities near the Weaselhead Natural Area to newer developments with modern amenities. The proximity to major employment centers, shopping districts, and recreational facilities makes the West an attractive option for a wide range of buyers.
Understanding the Broader Market Context
To fully appreciate the significance of these growth areas, it’s important to understand the broader market dynamics at play in Calgary’s September 2025 housing market. As Collins reports, “The housing market in Calgary is experiencing a decline in detached home prices across the city, and some areas are seeing their benchmark prices drop by more than five per cent.”
The overall city benchmark price for detached homes stands at $749,000, representing a modest 0.95 per cent decrease year-over-year. This slight pullback creates what many industry experts are calling a “normalization” after several years of rapid appreciation that saw Calgary home prices soar.
Market Activity Remains Robust
Despite the overall price adjustments, market activity remains strong across Calgary. The city recorded 859 detached home sales in September, with 1,905 new listings coming to market. This healthy level of activity demonstrates that buyers and sellers remain engaged, and the market continues to function efficiently.
The sales-to-new listings ratio of 45.09 per cent indicates a market that is slightly favoring buyers compared to the frenetic seller’s market conditions of previous years. This rebalancing is actually a positive development for the long-term health of Calgary’s real estate market, as it creates more sustainable conditions that benefit all participants.
Regional Variations Tell the Story
The September data reveals significant regional variations across Calgary, which is precisely why the growth in City Centre, North West, and West Calgary is so noteworthy. These areas have maintained their appeal and value proposition even as other quadrants have experienced more significant adjustments.
North East Calgary experienced the largest year-over-year decline at 5.65 per cent, bringing benchmark prices to $579,000. East Calgary saw a 4.19 per cent decrease to $504,800. These adjustments, while significant, may actually represent opportunities for first-time buyers and investors looking to enter the market at more accessible price points.
Other areas experienced more moderate declines: North Calgary saw benchmark prices fall 2.83 per cent to $670,000, while South Calgary decreased 1.71 per cent to $718,800. The South East followed with a 1.11 per cent drop to $710,300.
What’s Driving Growth in These Key Areas?
Understanding why City Centre, North West, and West Calgary continue to see price appreciation while other areas adjust requires examining several factors:
- Location and Lifestyle Appeal
These three areas offer distinct lifestyle advantages that continue to resonate with buyers. The City Centre provides urban living with walkability and culture. The North West offers established family neighborhoods with top-tier schools. West Calgary combines suburban comfort with convenient access to amenities and nature.
- Supply and Demand Balance
All three growth areas maintain relatively balanced inventory levels with months of supply ranging from 2.98 to 4.23 months. This equilibrium prevents the downward price pressure that can occur when inventory builds too quickly.
- Quality of Housing Stock
These areas generally feature well-maintained homes in desirable neighborhoods. The housing stock tends to be either newer or well-updated, appealing to buyers who are willing to pay a premium for quality.
- Economic Fundamentals
Calgary’s economy remains strong, with robust employment in energy, technology, and other sectors. Buyers who are economically confident tend to gravitate toward established, desirable areas where they expect value retention and appreciation.
- Infrastructure and Amenities
These areas benefit from excellent infrastructure, including schools, parks, shopping, dining, and recreational facilities. The North West and West, in particular, offer easy access to the mountains and natural areas, which is increasingly important to Calgary buyers.
Opportunities for Buyers and Sellers
The current market dynamics create opportunities for different types of market participants:
For Buyers
The variation across Calgary’s market means buyers have options depending on their priorities. Those seeking areas with demonstrated price stability and growth potential may find City Centre, North West, and West Calgary particularly appealing. The modest appreciation in these areas suggests that value is being maintained while the market recalibrates.
At the same time, buyers looking for more affordable entry points may find opportunities in areas experiencing adjustments. The North East, for example, with 124 sales and a benchmark price of $579,000, offers accessibility while still providing exposure to Calgary’s fundamentally strong real estate market.
For Sellers
Sellers in City Centre, North West, and West Calgary can take confidence from the positive year-over-year price trends. These areas demonstrate continued buyer demand, and properties priced appropriately are finding buyers. The month-over-month data is particularly encouraging for West Calgary sellers, as the positive momentum suggests strengthening conditions.
The key for sellers across all areas is proper pricing and presentation. With 3.73 months of supply city-wide, the market provides enough inventory that buyers have choices. Homes that are well-presented and realistically priced continue to sell, regardless of the broader market trends.
For Investors
Investment-minded buyers should take note of the areas showing resilience. Properties in City Centre, North West, and West Calgary may offer better prospects for value retention and appreciation over the medium to long term. The fundamental factors driving demand in these areas, location, amenities, quality of life, are unlikely to change.
Looking Ahead: Market Outlook
As we move through the final quarter of 2025, several factors will influence Calgary’s real estate market:
Seasonal Patterns
Fall typically sees a slowdown in market activity as families settle after back-to-school and the approach of winter traditionally dampens buyer enthusiasm. However, serious buyers and sellers continue to transact, and the current conditions may actually favor those who remain active during the slower season.
Economic Conditions
Calgary’s economy continues to show strength, with diverse employment opportunities and ongoing investment in both traditional and emerging sectors. This economic foundation supports housing demand and provides confidence for both buyers and sellers.
Inventory Management
The balance between new listings and sales will be crucial in determining price directions. Areas that maintain equilibrium between supply and demand, like City Centre, North West, and West Calgary have demonstrated, are best positioned for price stability or growth.
Interest Rate Environment
Broader monetary policy and interest rate trends will continue to influence buyer purchasing power and market activity. The current market adjustment reflects, in part, the higher rate environment we’ve experienced in recent years.
The Bottom Line: A Market in Healthy Transition
September 2025’s data tells a nuanced story of Calgary’s real estate market. While headlines may focus on overall price declines, the reality is more complex and, in many ways, more positive. The fact that City Centre, North West, and West Calgary have maintained year-over-year price appreciation demonstrates the fundamental strength and desirability of these areas.
As Collins notes in her Daily Hive article, “The Calgary Real Estate Board (CREB) just released its September housing report, and things are looking good for buyers looking for a detached home.” This perspective is important. Market adjustments create opportunities, and different buyers will find value in different areas depending on their needs and circumstances.
The current market represents a transition from the rapid appreciation of recent years to a more sustainable, balanced environment. This transition is healthy for the long-term stability of Calgary’s real estate market. It creates opportunities for new buyers to enter the market while still providing value retention for existing homeowners in desirable areas.
Final Thoughts
Calgary remains one of Canada’s most dynamic and livable cities, and its real estate market continues to reflect this reality. The September 2025 data shows a market that is active, diverse, and resilient. The positive year-over-year performance in City Centre, North West, and West Calgary demonstrates that quality locations with strong fundamentals continue to hold their value and attract buyers.
Whether you’re considering buying, selling, or simply monitoring the market, the key takeaway is that Calgary’s real estate market offers opportunities across different price points and neighborhoods. The areas showing growth demonstrate the enduring appeal of location, quality, and lifestyle amenities. As we move forward, these fundamentals will continue to drive value in Calgary’s real estate market.
The story of September 2025 is not simply about price declines, it’s about market normalization, regional variation, and the continued strength of Calgary’s most desirable neighborhoods. For those looking to participate in Calgary’s real estate market, understanding these nuances and working with knowledgeable professionals will be key to making informed decisions and achieving your real estate goals.
Data source: Calgary Real Estate Board (CREB) September 2025 Report
Original article reference: “These areas in Calgary saw the biggest drop in detached home prices” by Kendall Collins, Daily Hive, October 2, 2025
Calgary Real Estate Market: October 2025 – A Buyer’s Opportunity Emerges
Market Shift Creates New Opportunities for Homebuyers
The Calgary real estate market is experiencing a significant transformation that’s creating exciting opportunities for buyers. According to the latest CREB® (Calgary Real Estate Board) report released October 1, 2025, we’re seeing a market shift that hasn’t been witnessed in years and it’s opening doors for those who’ve been waiting for the right moment to buy.
Understanding the Current Market Dynamics
September 2025 marked a turning point in Calgary’s housing market. With 1,720 sales and 3,782 new listings hitting the market, inventory levels have climbed to 6,916 units, 36% higher than last year and over 17% above traditional September levels. This increased supply is creating a more balanced marketplace where buyers have genuine choice and negotiating power.
As CREB® Chief Economist Ann-Marie Lurie explains: “Supply levels have been rising in the resale, new home and rental markets. The additional supply choice is coming at a time when demand is slowing, mostly due to slower population growth and persistent uncertainty.”
What This Means for Buyers
The sales-to-new-listings ratio has dipped to 45%, and the months of supply has reached four months for the first time since early 2020. This represents a fundamental shift toward buyer-friendly conditions across multiple property types.
Key Opportunities by Property Type:
Apartment Condominiums – Maximum Value The apartment condo sector presents the most compelling opportunity for first-time buyers and investors. With a benchmark price of $322,900 (down over 6% from last year), and inventory at 1,999 units with five months of supply, buyers have excellent selection and negotiating leverage. This segment is particularly attractive for those looking to enter the market or add to their investment portfolio.
Detached Homes – Stable with Room to Negotiate Detached homes, benchmarked at $749,900, are down only 1% from last year but show signs of softening from spring’s record highs. With the sales-to-new-listings ratio at 45%, levels not seen since 2018, buyers can take their time and negotiate more effectively. The North East and East districts offer particularly strong value with price adjustments over 6%.
Row Homes – Balanced Opportunity Row homes at $437,100 (down nearly 5% year-over-year) represent excellent value for families seeking townhome living. With inventory at its highest September level since 2018, buyers have significant choice, particularly in the North East district.
Semi-Detached – Emerging Value Semi-detached properties at $684,800 have shifted from seller’s to balanced market conditions, with months of supply approaching four months. This segment offers quality housing with increasing negotiability.
Why Now Is a Strategic Time to Buy
- Increased Selection: More inventory means you can be selective and find a home that truly meets your needs rather than settling due to limited options.
- Reduced Competition: With slower demand, you’re not competing against multiple offers on every property, giving you time to make informed decisions.
- Price Adjustments: Year-over-year price declines in several segments mean your dollar goes further than it did in 2024.
- Negotiating Power: With months of supply elevated across all property types, sellers are more motivated to negotiate on price, terms, and conditions.
- Market Timing: According to the CREB report, “should this persist, we could see a market that shifts more in favour of the buyer.” Getting in now positions you ahead of potential future demand increases.
District-Specific Opportunities
The North East district stands out across multiple property types with the highest inventory levels and most significant price adjustments. The City Centre continues to show strength for those seeking urban living, while maintaining reasonable pricing compared to peak levels.
Looking Ahead
While market conditions vary by property type, price range, and location, the overall trend is clear: Calgary’s real estate market is providing opportunities that haven’t existed since before the pandemic. For buyers who’ve been on the sidelines, this shift represents a window of opportunity to enter the market with choice, negotiating power, and better value.
Whether you’re a first-time buyer, looking to upgrade, or considering investment properties, the current market conditions favor those ready to take action. The combination of increased inventory, price adjustments, and reduced competition creates an environment where buyers can be strategic and selective.
Ready to Explore Your Options?
The market is shifting in your favor. Let’s discuss how these opportunities align with your real estate goals and find the perfect property for your needs.
Data sourced from CREB® Market Statistics, October 1, 2025
Alberta’s First-Time Homebuyers Are Taking Their Time: A Measured Approach in a Shifting Market
The Alberta real estate landscape is experiencing a fascinating transformation as we move through 2025. While market conditions have become increasingly favorable for first-time homebuyers, these prospective purchasers are demonstrating remarkable patience and strategic thinking in their approach to homeownership. Recent data reveals that Alberta’s first-time buyers are not rushing into the market despite improved conditions, instead choosing to take a methodical, well-planned approach to what may be the largest financial decision of their lives.
The Current State of First-Time Buyers in Alberta
According to the latest Royal LePage survey, conducted by Burson, 13% of Alberta residents are actively working toward purchasing their first residential property within the next two years. What’s particularly interesting about this statistic is the timeline these buyers are setting for themselves. Only 3% plan to make their purchase within the next 12 months, while a substantial 10% are targeting the 12 to 24-month window. This deliberate pacing suggests that Alberta’s first-time buyers are taking advantage of current market conditions to plan thoroughly rather than feeling pressured to act immediately.
This measured approach contrasts sharply with the frenzied buying activity we witnessed during the pandemic years, when buyers often felt compelled to make quick decisions in highly competitive markets. Today’s first-time buyers in Alberta have the luxury of time, and they’re using it wisely to ensure they make informed decisions that align with their long-term financial goals.
Where Alberta First-Time Buyers Stand in Their Journey
The purchasing process reveals just how methodically Alberta’s first-time buyers are approaching homeownership. Currently, 45% of these prospective buyers are in the research phase, carefully studying neighborhoods where they can afford to live. This substantial percentage indicates that many are still in the early stages of their home-buying journey, taking the time to understand different areas, price points, and what each neighborhood offers in terms of amenities, commute times, and lifestyle factors.
Closely following, 42% are actively browsing online listings, which represents the next natural step in the process. The digital age has made it easier than ever for buyers to understand market pricing, compare properties, and develop a sense of what’s available within their budget range. This online research phase allows buyers to become educated consumers before they begin viewing properties in person.
The progression continues with 16% actively viewing homes in person, while 10% have taken the significant step of engaging with a real estate professional. These numbers suggest a steady, logical progression through the buying process, with each stage building upon the knowledge gained in the previous one.
The Advantage of a Softer Market
As Natosha Wareham-Bakker, a sales representative with Royal LePage Benchmark in Calgary, explains, “Today’s first-time buyers are navigating a softer market than the highly competitive conditions that defined the homebuying experience for many Calgarians during the pandemic. This shift has created some advantages, giving new purchasers greater bargaining power, particularly over move-up buyers who often need to sell their current property before purchasing another.”
This shift in market dynamics represents a significant opportunity for first-time buyers. During the pandemic boom, buyers often found themselves in bidding wars, waiving conditions, and making offers sight unseen just to compete. Today’s market allows for more thoughtful decision-making, property inspections, and negotiation on price and terms. This environment is particularly beneficial for first-time buyers who may be less experienced with the purchasing process and benefit from having time to ask questions and understand each step.
The reduced pressure also means that first-time buyers can be more selective about the properties they choose to pursue. Rather than feeling compelled to make offers on any suitable property that comes to market, they can wait for homes that truly meet their needs and preferences.
Demographics and Motivations of Alberta’s First-Time Buyers
The demographic profile of Alberta’s first-time buyers provides insight into their motivations and approaches. Wareham-Bakker notes that “The first-time buyer segment is largely made up of people in their late twenties and early thirties, including those relocating from higher-priced cities across Canada in search of a more affordable entry point into home ownership. Older first-time buyers, who have had more time to save, often aspire to own detached homes, while younger buyers typically gravitate toward smaller, more affordable property types.”
This age demographic represents individuals who are likely established in their careers and have had time to build savings and credit histories. Many are at life stages where homeownership becomes particularly appealing. Perhaps they’re thinking about starting families, tired of rental restrictions, or simply ready to build equity rather than pay rent.
The migration pattern from higher-priced cities is particularly noteworthy for Alberta’s real estate market. Buyers relocating from markets like Toronto or Vancouver often find their purchasing power significantly enhanced in Alberta, where they can afford larger homes or better neighborhoods than would be possible in their previous cities. This trend not only benefits these individual buyers but also brings new energy and demand to Alberta’s housing market.
The Financial Reality: Support and Strategies
When it comes to financing their first home purchase, Alberta’s first-time buyers are utilizing various strategies and resources. Notably, 46% of respondents in Alberta indicated they would receive financial assistance toward their property purchase. This percentage reflects the ongoing reality that homeownership, even in more affordable markets like Alberta, often requires family support to become achievable.
This family assistance takes many forms and serves different purposes depending on individual circumstances. Some buyers receive lump-sum gifts that help with down payments, while others benefit from family members co-signing mortgages to help them qualify for better rates or larger loan amounts. Still others receive ongoing support with monthly mortgage payments as they establish themselves financially.
However, it’s equally important to note that 54% of first-time buyers will not receive family assistance, highlighting the diverse paths to homeownership. These buyers are employing their own strategies to make homeownership achievable.
Creative Affordability Strategies
Alberta’s first-time buyers are demonstrating creativity and flexibility in making homeownership affordable. The survey reveals that 54% are searching for homes in more affordable areas, showing a willingness to compromise on location to achieve their homeownership goals. This might mean looking at suburbs rather than downtown cores, or considering emerging neighborhoods that offer good value.
Additionally, 40% are cutting back on discretionary spending to save money, demonstrating the sacrifices many are willing to make to achieve homeownership. This might involve reducing entertainment expenses, dining out less frequently, postponing vacations, or finding other ways to redirect money toward their home-buying fund.
Another 29% are searching for smaller homes than originally planned, showing pragmatic flexibility in their expectations. Rather than waiting indefinitely for their “dream home,” these buyers are choosing to start with something more modest that they can afford, with the understanding that they can potentially move up to a larger property later in life.
Budget Realities in Alberta
The budget expectations for Alberta’s first-time buyers reflect the province’s relative affordability compared to other major Canadian markets. According to Royal LePage professionals in Alberta, 63% indicate that the typical budget range for first-time homebuyers is between $300,000 and $500,000. This range represents significant value compared to markets like Toronto or Vancouver, where similar budgets might only allow for much smaller properties or locations farther from city centers.
This budget range aligns well with Alberta’s housing market, where buyers can still find quality detached homes, townhouses, and condominiums within reasonable commuting distance of major employment centers. The affordability factor is undoubtedly one of the reasons Alberta continues to attract buyers from other provinces.
Down Payment Strategies
Alberta’s first-time buyers are showing impressive financial preparedness when it comes to down payments. A remarkable 63% plan to purchase with a down payment of at least 20%, the highest percentage among all provinces surveyed. This statistic suggests several important factors about Alberta’s first-time buyer market.
First, it indicates that many buyers are taking the time to save substantial down payments, which can significantly reduce their monthly mortgage payments and eliminate the need for mortgage insurance. This approach requires patience and discipline but results in better long-term financial outcomes.
Second, it reflects the relative affordability of Alberta’s market, where accumulating a 20% down payment is more achievable than in higher-priced provinces. A 20% down payment on a $400,000 home ($80,000) is significantly more attainable than the same percentage on a $800,000 home ($160,000).
As Wareham-Bakker emphasizes, “At the same time, it’s important for buyers to be financially prepared before beginning their search. Securing a mortgage pre-approval not only gives buyers a clear picture of what they can afford, but also strengthens their position when making an offer in a competitive market.”
Property Type Preferences
Despite budget considerations, Alberta’s first-time buyers maintain ambitious goals for their initial property purchase. An impressive 55% plan to purchase a single-family detached property as their first home, with 25% intending to buy a condominium or apartment. This preference for detached homes reflects both the relative affordability of Alberta’s market and the lifestyle preferences of buyers in the province.
The desire for detached homes likely stems from several factors: more space for growing families, greater privacy, outdoor space access, and the potential for property appreciation. In many other Canadian markets, first-time buyers are typically priced out of detached home options and must start with condominiums or townhouses.
Key Features and Priorities
When it comes to non-price related features, Alberta’s first-time buyers have clear priorities that reflect practical considerations. According to Royal LePage professionals, 26% report that newly renovated or move-in ready homes are the top choice among first-time buyers. This preference makes sense for several reasons: first-time buyers often lack the experience, time, or additional funds required for major renovations, and move-in ready homes allow them to focus on settling into homeownership rather than managing construction projects.
Following closely, 20% prioritize parking, which is particularly relevant in Alberta’s climate where secure vehicle storage is highly valued during harsh winter months. Outdoor living space ranks third at 15%, reflecting the desire for private outdoor areas for relaxation and entertainment.
The Professional Perspective
The insights from real estate professionals working with first-time buyers provide valuable context for understanding current market dynamics. Wareham-Bakker notes that “Although the average age of first-time buyers continues to trend upward, Calgary remains an attractive market where buyers can get more value for their money compared to many other Canadian cities. Still, financial support from family – whether in the form of a lump-sum gift or co-signing a mortgage – is playing an increasingly pivotal role in helping first-time buyers successfully enter the market.”
This observation highlights both the opportunities and challenges facing first-time buyers. While Alberta offers better value than many other markets, the financial requirements of homeownership continue to increase, making family support increasingly important for many buyers.
Looking Ahead: Implications for the Market
The measured approach being taken by Alberta’s first-time buyers has several implications for the broader real estate market. Their patience and strategic planning suggest that when they do enter the market, they’ll be well-prepared, financially stable buyers who are likely to complete their transactions successfully.
This demographic represents a steady source of demand for the housing market, but their methodical approach means this demand will be distributed over time rather than creating sudden spikes in activity. This pattern can contribute to market stability and sustainable growth rather than the boom-bust cycles that can destabilize housing markets.
For sellers, understanding the preferences and timelines of first-time buyers can inform pricing and marketing strategies. Properties that are move-in ready, offer good value, and include sought-after features like parking and outdoor space are likely to appeal to this important buyer segment.
The Role of Technology and Research
Today’s first-time buyers in Alberta are benefiting from unprecedented access to market information and research tools. The high percentage of buyers who are actively browsing online listings reflects the digital transformation of real estate shopping. Modern buyers can research neighborhoods, compare prices, view virtual tours, and understand market trends before ever speaking with a real estate professional.
This access to information is empowering buyers to make more informed decisions and approach the market with realistic expectations about pricing, features, and trade-offs. It also means that when buyers do engage with real estate professionals, they often come with specific questions and a solid understanding of what they’re looking for.
Conclusion: A Mature and Strategic Approach
Alberta’s first-time homebuyers are demonstrating a mature and strategic approach to entering the real estate market. Their patience in timing their purchases, commitment to saving substantial down payments, and realistic assessment of their needs and budgets position them well for successful homeownership experiences.
The combination of favorable market conditions, relative affordability compared to other provinces, and the measured approach of buyers creates a positive environment for sustainable homeownership in Alberta. While challenges remain, particularly around affordability and the need for family assistance, the fundamentals suggest a healthy first-time buyer market that will continue to support Alberta’s real estate sector.
For those considering their first home purchase in Alberta, the message is clear: take your time, do your research, prepare financially, and work with experienced professionals who understand the local market. The current environment rewards patience and preparation, making it an excellent time for well-prepared first-time buyers to achieve their homeownership goals.
Source: “Canada’s real estate market is primed for buyers – but first-timers are moving at their own pace,” CNW Group, September 25, 2025
Navigating Calgary’s Evolving Real Estate Market: Opportunities in a Balanced Environment
As we move through September 2025, I’ve been closely monitoring the shifts in our Calgary real estate market, and I’m excited to share some insights that could help you make informed decisions about your property journey.
Recent analysis by Joanna Gerber, featuring insights from top Calgary realtor Jesse Davies, paints a picture of a market that’s finding its equilibrium after years of rapid growth. While some may view the current conditions as concerning, I see this as a return to a healthier, more sustainable market that benefits both buyers and sellers in different ways.
Understanding Where We Stand
The numbers tell an interesting story. With Calgary’s benchmark home price at $577,200 as of August 2025, we’re seeing a natural correction that brings us back to balanced conditions. Yes, there’s been a 4.1% decline from last year, but as Davies wisely points out, “What feels like a loss of momentum is, in fact, a return to a healthier and more sustainable market balance.”
The 48% increase in active listings compared to last year means buyers now have more choices, while sellers need to be more strategic. This isn’t market weakness. It’s market maturity.
The Location Advantage Still Matters
What excites me most about our current market is how location continues to be king. Established inner-city neighborhoods like Beltline, Kensington, and Parkdale remain incredibly attractive to buyers. These areas benefit from:
- Proximity to employment centers
- Excellent transit connections
- Rich cultural amenities
- Top-rated schools
Properties in these sought-after locations, especially detached homes with character or recent renovations, are still moving well and commanding strong prices.
Smart Strategies for Today’s Market
For my seller clients, I’m emphasizing three key strategies:
- Strategic Pricing: Gone are the days of testing the market with inflated asking prices. Accurate, research-backed pricing gets results.
- Exceptional Presentation: With more inventory available, your home needs to shine. Professional staging and photography aren’t luxuries, they are necessities.
- Targeted Marketing: Understanding your ideal buyer and crafting marketing that speaks directly to them makes all the difference.
For detached homes, the news is particularly encouraging. As Davies notes, “Calgary is experiencing a shortage of detached homes for sale, especially in certain neighbourhoods,” which means well-maintained, properly priced detached properties are still performing strongly.
Looking Forward with Confidence
The CMHC Summer 2025 Outlook projects Calgary home prices could reach $600,000-$680,000 in 2026, with continued growth into 2027. This forward-looking perspective reinforces Calgary’s strong fundamentals:
- Robust population growth
- Economic diversification
- Steady urban development
Making Your Move
Whether you’re considering selling to upsize, downsize, or make a lifestyle change, today’s market still offers excellent opportunities. The key is working with professionals who understand the nuances of each neighborhood and property type.
As Davies emphasizes, “There is no universal answer to whether September 2025 is the right moment to sell in Calgary. The decision depends on property type, location, and personal circumstances.”
That’s where I come in. My role is to help you navigate these individual factors and create a strategy that aligns with your goals, whether that’s maximizing your sale price, finding your dream home, or making a smart investment decision.
The Calgary market may feel different from the frenzied pace of recent years, but it’s creating new opportunities for those ready to embrace a more strategic approach. If you’re considering making a move, I’d love to discuss how current conditions could work in your favor.
Referenced from “Market Analysis: Is September 2025 the Right Time to Sell in Calgary?” by Joanna Gerber, featuring insights from Calgary realtor Jesse Davies, September 17, 2025.
Detached & Semi-Detached Homes: Calgary’s Resilient Market Segments
Calgary’s housing market has been making plenty of headlines lately, with rising inventory and shifting conditions. But not all property types are moving in the same direction. While condos and row homes are seeing more downward pressure, detached and semi-detached homes have proven to be far more resilient. In fact, these two segments are showing signs of stability, and in some cases, even modest growth.
So, why are detached and semi-detached homes weathering the shifts better?
Limited Supply in the Right Places
Many of Calgary’s most sought-after neighbourhoods simply don’t have the space for endless new detached or semi-detached builds. That means supply remains tight, even as inventory climbs in other property types. When buyers want a family home with more room, a yard, and a sense of privacy, there aren’t many substitutes.
For example, West Calgary communities such as Aspen Woods and West Springs continue to see strong demand, with detached homes holding their value thanks to limited land availability and high desirability. Similarly, Inner City areas like Altadore and Mount Pleasant remain competitive for semi-detached homes, as buyers value both the location and modern layouts these homes offer.
Buyer Demand for Space
Since the pandemic, buyer preferences have shifted toward space, flexibility, and privacy. Detached and semi-detached homes naturally fit that lifestyle. Even with higher borrowing costs, many buyers are willing to stretch their budget to secure this kind of property rather than pivot to higher-density housing.
In Northwest Calgary communities like Tuscany and Scenic Acres, detached homes are popular with families looking for larger lots and easy access to schools and transit. Meanwhile, semi-detached homes in neighbourhoods like Killarney and Capitol Hill continue to attract professionals and young families who want more space without leaving the central core.
Less Impact from Oversupply
Condo and row-home markets are seeing more pressure from new projects hitting the market. Detached and semi-detached homes, on the other hand, don’t face that same wave of competition. This helps keep values more stable, especially in established areas where land is limited.
Price Stability Inspires Confidence
Even as overall sales activity has slowed, benchmark prices for detached and semi-detached homes remain steady in most districts. In some cases, we’re still seeing modest year-over-year gains. For homeowners and buyers alike, this stability builds confidence in these market segments.
What This Means for Buyers & Sellers
For buyers, especially those considering semi-detached homes, this could be the perfect balance between affordability and lifestyle. You gain more space and privacy than a condo or row home, but often at a price point below a full detached property.
For sellers, the relative strength of these segments means pricing has held up well. Even in a market that’s shifting toward balance, detached and semi-detached homes are still in demand, particularly in established or high-demand communities.
Looking Ahead
While we may see modest adjustments in the months ahead, detached and semi-detached homes are expected to remain among Calgary’s strongest housing segments. Whether you’re in family-oriented suburbs like Mahogany and Evanston or trendy inner-city neighbourhoods like Inglewood and Bridgeland, these property types continue to represent stability and opportunity.
Canadian Housing Market Cooling Creates Buyer Opportunities This Fall
The Canadian housing market is navigating through choppy waters this fall, with new data from Re/Max Canada painting a picture of cautious optimism mixed with regional disparities. If you’ve been watching the market closely, you’re likely wondering what the remainder of 2025 holds for both buyers and sellers.
A Tale of Two Markets
What’s particularly striking about the current landscape is how dramatically conditions vary across the country. While Atlantic Canada and the Prairie provinces have been experiencing year-over-year price gains throughout the first seven months of 2025, Ontario and British Columbia tell a different story entirely. These traditionally hot markets have seen declines in two-thirds of their housing markets, reflecting a significant shift in buyer sentiment and market dynamics.
The numbers speak volumes about this transformation. Sales have dropped year-over-year in 62% of markets between January and July, with Re/Max brokers noting an uptick in both price reductions and conditional sales throughout 2025. This trend suggests that buyers are becoming more selective and negotiations are intensifying.
The Price Prediction That’s Got Everyone Talking
Perhaps the most significant takeaway from Re/Max Canada’s 2025 Fall Housing Market Update is their forecast of a 6.5% decline in national average home prices this fall, coupled with a 5% decrease in home sales by year’s end. These aren’t small adjustments. They represent substantial shifts in market momentum.
As Don Kottick, president of Re/Max Canada, puts it: “Canada’s real estate landscape paints a complex picture of resilience and caution, influenced by regional nuances and continued economic uncertainty. From seller-driven markets across much of Atlantic Canada and the Prairies, to buyer-friendly conditions in Ontario and B.C., the nation’s housing market reflects a delicate balance.”
First-Time Buyers: The Changing Guard
One of the most interesting developments is the shifting profile of market participants. While first-time buyers dominated sales activity in 2024, this year tells a different story. Families, newcomers, and retirees have stepped up to drive market activity, while first-time buyers have taken a step back, and it’s not hard to understand why.
The statistics reveal the challenges facing first-time buyers: only 7% of Canadians plan to purchase their first home in the next year. Those who are taking the plunge are notably older, typically in their late 20s to 40s, reflecting the reality that it’s taking longer to accumulate the necessary resources to enter today’s market.
Interestingly, their financial preparation varies significantly. While 28% have managed to save at least 20% for a down payment, and 33% have saved at least 15%, many are exploring creative solutions including co-ownership and other non-traditional strategies to make homeownership possible.
The Opportunity Window
Despite the challenges, there’s reason for cautious optimism. An encouraging 54% of Canadians believe this fall presents a good opportunity to strike a deal on a home. Among the 12% planning to buy in the next year, most are simply waiting for the right conditions. The survey reveals that two-thirds would be motivated to act with either a 5-10% drop in prices or modest interest rate cuts.
For sellers, the message is clear: success requires strategy. With 8% of Canadians planning to sell in the next year, those who approach the market with realistic pricing, smart staging, and a solid understanding of local conditions are positioning themselves for success. Remarkably, 63% of potential sellers believe they’ll be able to secure their asking price – a testament to their confidence despite market challenges.
Economic Sentiment and Long-Term Outlook
The broader economic picture offers some stability. Nearly half of survey respondents expect the economy to remain steady over the next six months, while 38% view the current economy as strong. Perhaps most importantly, 92% of homeowners continue to see their property as a solid long-term investment, demonstrating enduring confidence in real estate despite short-term volatility.
Government initiatives are also contributing to cautious optimism, with nearly half of Canadians believing that renewed commitments to increase housing supply will improve affordability within three to five years.
The Value of Local Expertise
In this complex market environment, professional guidance is more valuable than ever. Over half of Canadians (53%) recognize that working with a local real estate agent would help them identify pockets of affordability. With conditions varying dramatically between provinces, cities, and even neighborhoods, local market knowledge has become essential for navigating today’s opportunities and challenges.
Looking Ahead
While the fall market may be cooling, it’s creating opportunities for prepared buyers and realistic sellers. The key is understanding that this isn’t a uniform national market – it’s a collection of regional markets, each with its own dynamics and opportunities.
Whether you’re considering buying or selling, the current environment rewards those who approach the market with clear strategies, realistic expectations, and professional guidance. The data suggests that while we may be entering a cooler period, the fundamentals of Canadian real estate remain strong for those who understand how to navigate the changing landscape.
Source: Re/Max Canada’s 2025 Fall Housing Market Update
Calgary’s Housing Market Shift: What August 2025 Numbers Mean for Buyers and Sellers
The Calgary housing market is undergoing a significant transformation, and the August 2025 data reveals some fascinating trends that both buyers and sellers need to understand. After years of a red-hot seller’s market, we’re witnessing a more balanced landscape emerging across different property types.
The Big Picture: A Tale of Two Markets
The most striking development is how different property types are experiencing vastly different market conditions. While the overall residential benchmark price sits at $577,200, down nearly four percent from last year, the story varies dramatically depending on what type of home you’re looking at.
As CREB® Chief Economist Ann-Marie Lurie explains, “The most significant price adjustments are occurring for row and apartment style homes as they are also the product type that are facing the largest gains in supply choice.” This insight is crucial for understanding today’s market dynamics.
Higher Density Properties Leading the Adjustment
Apartment Condominiums are experiencing the most dramatic shift. With sales down nearly 30 percent year-to-date and inventory at record August levels (1,979 units), prices have declined for five consecutive months. The benchmark price of $326,500 represents a six percent drop from last August. The North East district has been hit hardest, with price declines exceeding 11 percent.
Row Housing is following a similar pattern, with the benchmark price of $439,600 marking the fourth consecutive monthly decline and a nearly five percent year-over-year drop. Districts with high resale supply or significant new home competition, including North East, North, South, and East, are seeing the steepest declines.
Detached and Semi-Detached Markets Show Resilience
The detached home market tells a different story. While the benchmark price of $755,600 is down slightly from last year, the declines are modest compared to higher-density properties. Interestingly, some areas like the city centre are actually seeing price growth of over two percent, while others like the North East and East districts face five percent declines.
Semi-detached properties are holding up even better, with benchmark prices of $687,200 actually showing nearly one percent growth year-over-year and four percent growth year-to-date.
Supply and Demand Dynamics
The fundamental shift happening is on the supply side. New listings remain elevated across most property types, pushing total inventory to 6,661 units, the highest August level since 2019. This increased supply choice, combined with sales that are nine percent lower than last year, has pushed the months of supply to 3.4 months.
To put this in perspective: we’ve moved from the extreme seller’s market conditions of the past four years to more balanced conditions, though we’re still well below the buyer’s market territory seen before the pandemic.
Regional Variations Matter
The suburban markets are each telling their own unique stories:
- Airdrie is experiencing downward pressure with benchmark prices at $531,100, down four percent year-over-year
- Cochrane remains surprisingly stable at $589,100, actually up two percent from last August
- Okotoks continues to show strength with year-to-date prices two percent higher than last year, supported by tighter inventory conditions
What This Means for Market Participants
For Buyers: This is the most choice you’ve had in years. Higher-density properties offer the best value opportunities, with significant price adjustments creating entry points that weren’t available during the seller’s market years. However, quality detached properties in desirable areas are still competitive.
For Sellers: Pricing strategy has never been more important. Properties in oversupplied segments need to be competitively priced to attract buyers, while unique properties in undersupplied areas can still command premium pricing. The days of automatic price increases are behind us.
For Investors: The apartment condominium market presents interesting opportunities for those with longer-term horizons, as current pricing adjustments may create value plays for patient investors.
Looking Forward
As Lurie notes, “Recent price adjustments have not offset all the gains that have occurred over the past several years.” This suggests that while we’re seeing corrections, the market is finding a new equilibrium rather than crashing.
The key to navigating this market is understanding that location, property type, and pricing strategy matter more than ever. The one-size-fits-all approach that worked during the pandemic boom simply doesn’t apply in today’s more nuanced market environment.
Whether you’re buying or selling, working with professionals who understand these micro-market dynamics will be crucial for success in this new landscape.
