The Calgary real estate market continues to experience a period of balanced conditions with a slight cooling off from the previous strong seller's market. While sales activity is still strong, inventory levels are rising, giving buyers more options and potentially easing price pressures, particularly in the apartment and row style home sectors. 

• Specific Property Types:

  • Detached Homes: Benchmark prices are holding steady, and sales activity is mixed across different areas. 

  • Semi-Detached Homes: Prices are up slightly, with City Centre homes reaching record highs. 

  • Apartment and Row Homes: These property types are experiencing higher inventory levels and some price declines due to increased supply. 

Feel free to give me a call so we can discuss how your home is influenced by the current real estate market.

The Calgary real estate market is currently experiencing a shift towards a more balanced market, with a cooling off period after a period of rapid growth. While detached homes are still in a seller's market, inventory has increased, giving buyers more options and reducing intense competition. Prices are still increasing, but at a slower pace. 

August 1, 2025    Supply growth weighs on home prices 

Thanks to gains mostly occurring in the newer communities, inventory levels in July were 6,917 units, reaching levels not seen since prior to the pandemic and higher than long-term trends. While supply has improved across all property types and all districts, the largest gains are occurring in the areas where there has been new community growth. 
 
The additional supply has weighed on home prices in some parts of the city. The total residential benchmark price in Calgary has trended down over the past several months and is currently four per cent below last year’s peak price reported in June 2024. 
 
“Price declines are not occurring across all property types in all locations of the city, and even where there have been declines, it has not erased all the gains made over the past several years,” said Ann-Marie Lurie, Chief Economist at CREB®. “The steepest price declines have occurred for apartment and row style homes, mostly in the North East and North districts, which coincides with significant gains in new supply.” 
 
The rise in supply occurred as sales continued to slow and new listings improved. In July, there were 2,099 sales, a 12 per cent decline over last year, while new listings reached 3,911 units, an over eight per cent increase over last year. In addition to the persistent economic uncertainty due to tariffs, sales and new listings were impacted by no further reductions in lending rates and added competition from the new home market. Apartment-style homes are reporting the highest months of supply with over four months, while both detached and semi-detached homes are seeing conditions remain relatively balanced at just three months of supply.  

REGIONAL MARKET FACTS

Airdrie

Due to declines in both row and apartment sales, July sales slowed by 14 per cent compared to last July, contributing to the year-to-date decline of 12 per cent. While sales have slowed, activity remains higher than levels reported prior to 2021. What has changed is the significant improvement in new listings, resulting in inventory gains. As of July, inventory levels rose to 543 units, the highest July reported since the peak in 2018. The higher inventory levels kept the months of supply above three months in July, placing some downward pressure on home prices. In July, the benchmark price was $532,800, nearly four per cent lower than levels reported last year at this time. However, last year’s gains were exceptionally high earlier in the year, and on a year-to-date basis prices are only slightly lower than last year.

Cochrane

Unlike other areas, Cochrane has not seen the same level of pullback in sales compared to long-term trends. While July sales were down by seven per cent, year-to-date sales are two per cent lower than last year and 23 per cent higher than long-term trends. New listings in July did reach a record high for the month, causing inventories to push to the highest level reported for the month since 2019 and causing the months of supply to rise above three months. While this likely contributed to some of the monthly decline in price, unlike other areas the July benchmark price of $590,000 was over two per cent higher than last year, and four per cent higher on a year-to-date basis.

Okotoks

This market continues to exhibit tighter market conditions than both Airdrie and Cochrane with a sales-to-new-listings ratio of 71 per cent and months of supply at just over two months. This is a significant improvement compared to the previous four years, where the months of supply in July was just over one month. In July, the benchmark price in the area was $628,500, slightly lower than last month, but higher than last year’s level. Despite some monthly fluctuations, year-to-date prices are over two per cent higher than last year.

To view the full City of Calgary monthly stats package, click below:

https://www.creb.com/Housing_Statistics/documents/07_2025_Calgary_Monthly_Stats_Package.pdf

The Calgary real estate market is currently experiencing a period of balanced conditions with some areas showing a cooling trend. While detached home prices are relatively stable, semi-detached homes are experiencing price gains, particularly in the City Centre. Inventory levels are increasing, providing more options for buyers, but this has also led to slower price growth, especially in the apartment and row-style home segments. 

Key Observations:

• Detached Homes:

  Benchmark price is holding steady at $764,300, with a balanced market, although sales are down year-over-year. 

• Semi-Detached Homes:

  Prices are up 1% to $696,400, with City Centre homes hitting record prices.  

• Inventory:

  Increased supply across all property types, with row and apartment style homes showing particularly high inventory levels compared to long-term trends. 

• Sales:

  Sales activity is down year-over-year for most property types. 

• Price Trends:

  While some areas are seeing price gains, overall price growth is slowing down, particularly for apartment and row-style homes due to increased inventory. 

• Buyer's Market:

  The increased inventory and slowing price growth are creating a more balanced market, potentially giving buyers more negotiating power. 

• Economic Factors:

  Uncertainty in the global economy and trade policies, along with fluctuating interest rates, are impacting consumer confidence and investment, contributing to slower sales in some housing markets. 

In summary: The Calgary real estate market is in a state of transition, with a shift towards more balanced conditions. While some areas are still experiencing strong price growth, others are seeing slower price increases and increased inventory, making it a more favorable time for buyers. 

The Calgary real estate market is currently experiencing a shift towards a more balanced market, with inventory levels increasing and sales slowing down compared to previous years. While some property types are seeing price gains, others are experiencing declines. Overall, the market is influenced by factors like economic uncertainty, fluctuating interest rates, and increased inventory. 

Key Trends:

• Increased Inventory:

  Inventory levels are rising, particularly for row and apartment-style homes, returning to levels seen before the recent surge in population growth. 

• Sales Slowdown:

  Sales activity has decreased compared to previous years, with some property types experiencing significant year-over-year declines. 

• Price Fluctuations:

  While some property types, like semi-detached homes, are seeing price increases, others, like apartments and row homes, are experiencing price declines. 

• Shifting Market Dynamics:

  The increase in inventory and slower sales are creating a more balanced market, giving buyers more negotiating power. 

• Economic Uncertainty:

  Factors like global economic uncertainty, fluctuating interest rates, and changing immigration policies are impacting buyer confidence and market activity. 

Property Type Specifics:

• Detached Homes:

  Benchmark prices remain relatively stable, but sales activity varies by area, with some districts seeing gains. 

• Semi-Detached Homes:

  Prices are up, with some areas, like the City Centre, reaching record prices, but inventory is limited. 

• Townhouses and Apartments:

  These property types are seeing the biggest increases in inventory and are more susceptible to price declines due to increased supply. 

Tips for Buyers and Sellers:

• Buyers:

  Consider getting into the market sooner rather than later, as interest rates are expected to come down, potentially increasing competition. 

• Sellers:

  Be patient and realistic about pricing, as the market is shifting towards more balanced conditions. 

Give me a call and we can chat about how the real estate market is impacting your property and design a plan that works for you.  Gerard at 403-703-5548

The Calgary real estate market is currently experiencing a shift towards more balanced conditions, with slowing price growth and increased inventory. While detached and semi-detached home prices remain strong, row and apartment prices are slightly below their 2024 peaks. Overall, the market is seeing a rise in inventory and a decrease in the sales-to-new-listings ratio, indicating a more balanced environment between buyers and sellers. 

Key Trends:

• Price Growth Slowing:

  While benchmark prices continue to rise, the pace of growth has slowed, particularly for row and apartment-style homes. 

• Increased Inventory:

  The number of homes available for sale has increased, leading to more options for buyers. 

• Sales-to-New-Listings Ratio Declining:

  This indicates a shift towards a more balanced market, with less pressure on prices. 

• Shifting Buyer Preferences:

  Buyers are showing a greater preference for detached and semi-detached homes, while row and apartment prices are experiencing more downward pressure. 

• Regional Differences:

  The North East, North, and South East districts are seeing the largest year-over-year price declines. 

If you want to know how the real estate market is impacting you, give me a call and we can chat.

Gerard at 403-703-5548

Professional Experience

With knowledge and training in marketing strategy, negotiation tactics, and the workings of the current real estate market, a REALTOR® will be able to guide you through the steps of the home-selling process and be able to explain exactly what to expect.  S/he will make you aware of your rights and responsibilities, work with you to strategize the best moves according to your own goals, discuss financing options, and point you in the direction of other specialized professionals who will aid you in different stages of the process.

Best Price

REALTORS® have their fingers on the pulse of the current real estate market and will know what comparable properties in your area are selling for.  They have the resources and knowledge to establish the best asking price and to attract the highest selling price.  With access to their company’s professional marketing resources and connections, they will ensure potential buyers are immediately made aware of your home and market the property to sell as quickly as possible and for the most money.

“Showcasing” Experience

Your REALTOR® will know the importance of a property’s first impression.  S/he will have experienced first-hand, for example, the impact a property’s “drive-up appeal” has on the rest of a potential Buyer’s experience of your home.  Your REALTOR® will be able to offer you tips and information on how to get your home in the best-selling shape possible, in order to sell your property quickly and for top dollar.

Access to Qualified Buyers

REALTORS® save time and effort by dealing only with qualified buyers.  They have access to a pool of pre-screened and pre-qualified buyers who are serious about buying a home in your neighbourhood.  REALTORS® work hard to develop this base of qualified buyers which will become an invaluable resource for you.

Negotiation Skills

REALTORS® serve many functions, but perhaps the most important is their role as primary negotiator on your behalf.  Your REALTOR® realizes your goal is to sell your home as quickly as possible, and for the most money possible, and will work closely with you during the negotiation process to facilitate this goal.  REALTORS® bring to the process the knowledge and skills to draw up legally binding contracts, to assist in negotiating offers and counteroffers, and to offer counsel and perspective as you work toward your selling goals.

An examination of the prices at which similar properties in the same area recently sold.

A CMA is prepared for clients to help determine a price to list when selling a home or a price to offer when buying a home. Since no two properties are identical, agents adjust for the differences between the sold properties and the one that is about to be purchased or listed to determine a fair offer or sale price. Essentially, a comparative market analysis is a less sophisticated version of a formal, professional appraisal.

Listed properties, especially if no similar properties were recently sold are also included when conducting a CMA.  Please remember that listing prices only indicate what the seller hopes to get for the property and do not necessarily reflect what it is worth.

Expired listings are often included as well to show similar properties where the listing expired. This information can be useful when settling on a list price.  While a CMA is not an official appraisal, there are a great deal of similar practices and methods that an appraiser would use to arrive at a reasonable value for the property.

When conducting a CMA, it's important to consider factors such as the property's location, size, condition, and unique features. This helps in making necessary adjustments to compare it accurately with recently sold or listed properties. The goal is to ensure that the price is competitive yet realistic, reflecting both the current market trends and the property's intrinsic value.

Moreover, a well-done CMA can provide insights into market dynamics, such as whether it's a buyer's or seller's market, and help clients make informed decisions. It also assists in setting expectations for both sellers and buyers regarding potential negotiation ranges and the time it might take to sell or purchase a property.

In summary, a Comparative Market Analysis is a crucial tool in real estate transactions, offering a strategic overview that aids in achieving successful outcomes for both buyers and sellers.

Budgeting for a new home can be tricky. Not only are there mortgage installments and the down payment to consider, but there are also a host of other—sometimes unexpected— expenses to add to the equation. The last thing you want is to be caught financially unprepared, blindsided by taxes and other hidden costs on closing day.

These expenses vary: some of them are one-time costs, while others will take the form of monthly or yearly installments. Some may not even apply to your case.  But it’s best to educate yourself about all the possibilities, so you will be prepared for any situation, armed with the knowledge to budget accordingly for your move. Use the following list to determine which costs will apply to your situation prior to structuring your budget: 

1.      Purchase offer deposit.

2.      Inspection by certified building inspector.

3.      Appraisal fee: Your lending institution may request an appraisal of the property. The cost of this appraisal is your responsibility.

4.      Mortgage application at your lending institution.

5.      5% GST: this fee applies to newly built homes only, or existing homes that have recently undergone extensive renovations.

6.      Legal fees: A lawyer should be involved in every real estate transaction to review all paperwork. Experience and rates offered by lawyers range quite a bit, so shop around before you hire.

7.      Homeowner’s insurance: Your home will serve as security against your loan for your financial institution. You will be required to buy insurance in an amount equal to or greater than the mortgage loan.

8.      Land transfer (purchase) tax: This tax applies in any situation in which a property changes owners and can vary greatly.

9.      Moving expenses.

10.   Service charges: Any utilities you arrange for at your new home, such as cable or telephone, may come with an installation fee.

11.   Interest adjustments.

12.   Renovation of new home: In order to “make it their own,” many new homeowners like to paint or invest in other renovations prior to or upon moving in to their new home. If this is your plan, budget accordingly.

13.   Maintenance fees: If you are moving to a new condominium, you will likely be charged a monthly condo fee which covers the costs of common area maintenance.

The home buying process for first-time buyers might seem daunting at first but breaking it down into steps can make it much more manageable. Here's a roadmap to guide you through it:

1. Assess Your Financial Readiness

• Review your savings, income, and current expenses. 

• Check your credit score since it affects mortgage approval and interest rates.

• Save for the down payment (typically 5-20% of the home's price) and account for additional costs like closing fees.

2. Determine Your Budget

• Use mortgage calculators to figure out how much you can afford.

• Get pre-approved for a mortgage, which shows sellers you're a serious buyer.   If you need a referral to a mortgage broker, I can help you with that.

3. Research Programs and Incentives

• Explore first-time homebuyer incentives, such as Calgary's programs or federal initiatives like the RRSP Home Buyers’ Plan. 

• I have listed several programs and incentives below to help you get started. 

4. Hire a Real Estate Agent – Call Me!

A trusted agent can help you navigate the market, find suitable homes, and negotiate with sellers.  As someone with experience in the Calgary area, a strong track record of successful home sales, and a reputation for excellent customer service. When you make the important decision to buy a home, I am committed to going the extra mile to ensure that all your needs are successfully met in a professional and honest manner.

5. Start the Home Search

I have access to a wealth of listings, including homes that may not be publicly listed, giving you more options to choose from.    Together we will look for properties that meet your needs (size, location, amenities, etc.) and schedule private viewings to look at your chosen homes.  I can create a personalized portal for you, providing access to new and updated listings the moment they become available.

6. Make an Offer

• Once we find your ‘dream home, we will work together to make a competitive offer based on market conditions. 

• Be prepared to negotiate with the seller on price, conditions, or closing terms.

7. Home Inspection and Financing

• I would recommend conducting a home inspection to ensure there are no major issues.

• Finalize your mortgage with your lender after receiving the inspection results.

8. Closing Process

• You will need to select a lawyer to represent you, who will prepare all the necessary legal documents and review and sign them about two weeks before the closing date.

• Pay the remaining balance of your down payment and closing costs.

• Receive the keys and officially become a homeowner!

If you're a first-time homebuyer in Calgary, there are several programs and incentives to help you get started:

Attainable Homes Calgary Program: This initiative offers down payment assistance of $2,000 for qualifying individuals. It allows buyers to share in their home's appreciation over the first five years.

RRSP Home Buyers' Plan: You can withdraw up to $35,000 from your RRSP account (or $70,000 if purchasing with a partner) to use as a down payment. The amount must be repaid within 15 years.

Federal First-Time Home Buyers' Tax Credit: This provides a $1,500 tax credit to ease financial burdens.

Shared Equity Mortgage Program: Eligible buyers can borrow 5% or 10% of the home's purchase price as an interest-free loan, reducing monthly mortgage payments.

Pre-construction Homes: Many first-time buyers are exploring pre-construction homes to lock in pricing and access fresh designs.

In Calgary, realtor fees typically follow a "7/3" model: 7% on the first $100,000 of the home's price and 3% on the remaining balance. For example, if a house sells for $400,000, the commission would be $7,000 for the first $100,000 and $9,000 for the remaining $300,000, totaling $16,000. This amount is usually split equally between the buyer's and seller's agents.

It's worth noting that these fees are negotiable and can vary depending on the services provided by the realtor. If you're planning to buy or sell, it's a good idea to discuss the fee structure with your agent upfront to ensure clarity.

Who Pays

In most Canadian real estate transactions, the responsibility for paying realtor fees typically falls on the seller. When a property is listed for sale, the seller and their listing agent agree on a commission rate, which is often calculated as a percentage of the final sale price. This commission is then split between the listing agent, who represents the seller, and the buyer’s agent, who represents the buyer.  This arrangement means that buyers are not directly responsible for paying realtor fees in most cases; instead, these costs are included in the seller’s expenses when selling their property.

A real estate agent handles all negotiations in the best interest of their clients. They will be able to identify potential problems and know what you are legally entitled to. An experienced real estate agent will help you avoid overpaying for a home and handle negotiations on your behalf, potentially saving you thousands of dollars. Finally, a real estate agent can access sales information online and use comparable properties as reference points for the home you are considering. By working with a real estate agent, you can save time, avoid costly mistakes, and increase your chances of achieving your goals in the real estate market.

When hiring a realtor to sell your home, look for realtors who provide enhanced marketing strategies, including high quality photography, virtual tours, 3D presentations, videos, drone photos and high-quality print material. 

Ultimately, the goal is to select a realtor whose expertise aligns with your real estate objectives and who offers value that corresponds to their fees. Additionally, it's important to choose someone you feel comfortable working with, who is honest and trustworthy. This approach will ensure a seamless transaction process and maximize the potential return on your investment.

Yes, first impressions do matter.

Lots of people out there want to buy your home. The right asking price will attract attention and get you maximum return. Setting a fair market value on your home will get the most out of interested buyers.

It’s nearly impossible to replace the initial flurry of interest and activity a new listing will generate.  REALTORS® in your area will want to see your home right away and tell their buyers all about it.  Be sure you’re priced and poised to capitalize on this first wave of excitement.

You don’t want to set your price too low or too high.

Setting too low a price means you could miss out on thousands of dollars that some buyer would have paid.

Setting too high a price can scare away willing buyers and leave your home on the market for too long. When you lower the price, people may assume you are under pressure to sell and lower their offers even further.

It’s not easy to price your home on your own. REALTORS® know the general factors affecting your market, so work with them to get a price that’s right for you.

The Right Price 

The Benefits of Pricing Calgary Homes Right

Your home may sell faster

• A well priced home not only captures the attention of potential buyers, it also prompts interested buyers to act. The sooner they act, the more likely someone will make an offer and get the process underway.

• Your property sells faster because it is exposed to more qualified buyers.  You’ll target the right buyers

• If the price is right, your home will attract the right buyer who can afford your home. Your home does not lose its marketability

• The right price will attract showings, which will generate offers.

• Most activity on a new listing occurs in its early days on the market. As soon as a property comes on the market, there is a flurry of activity of surrounding it. Don’t let that excitement end with an overpriced home.

• REALTORS® will be enthusiastic about showing your property to buyers.

• Most listings have the most interest in the first four weeks of being on the market.

Common Reasons for Overpricing

Save yourself time, energy, and money by avoiding these common overpricing mistakes

• Over improved property makes improvements to your home for your enjoyment not just for resale. You cannot expect to add items to your home, use it and then expect a buyer to pay for it.

• Original purchase price was high It is possible you paid market value for your home and now the market has changed.  It is not that you paid too much but rather the current market has changed significantly resulting in a lower market value.

• Desire for negotiating room it is easier to negotiate upwards to a fair market value than to an inflated price.

• Financial Need An owner’s need for money does not increase the value of the home nor does a buyer care about how much you need to walk away with.

• Just Fishing. You are not really motivated to move but, if you got the right price, you would. It is important to price correctly to preserve your marketing opportunities when and if the move becomes urgent.

• Mortgage/Appraisal issues your buyer will need a mortgage; the mortgage lender requires an appraisal. If comparable sales and current market conditions do not support the sale price, the house won’t appraise.  Your deal falls apart or you try to renegotiate the price but only if the buyer is willing to listen.

Bottom Line

• Ultimately, the asking price that you decide on should reflect your overall selling goals. Are you looking to sell quickly, or do you have time to wait for the right offer to come around.

• Make sure to consider why you are selling before setting your asking price.

• There is no exact price; your home is worth what a buyer is willing to pay.

• The market determines value; together you and I can determine asking price.