If you’ve been following Calgary real estate over the past couple of years, you’ve likely heard a lot about “blanket rezoning.” And right now, it’s back in the spotlight in a big way.

I’ve been getting quite a few questions about what’s happening, so I wanted to break it down in a simple, clear way, what’s changing, what’s being proposed, and what it could mean for homeowners, buyers, and investors.

A Quick Refresher: What Was Blanket Rezoning?

Back in 2024, the City introduced a citywide rezoning policy that changed how residential land could be used. In simple terms, it allowed for more housing types, like duplexes, row homes, and townhomes, to be built in more neighbourhoods without needing a rezoning application each time.

The goal was to increase housing supply, create more options, and help address affordability.

So What’s Changing Now?

Fast forward to today—City Council is now considering repealing that blanket rezoning policy.

If approved, the proposal would:

• Revert most residential properties back to their previous zoning (pre-2024)

• Reinstate the need for individual rezoning applications for multi-unit developments

• Adjust rules within certain districts like R-CG (which currently allows for higher density housing)

In fact, about 99% of properties could return to their original zoning, which is a pretty significant shift.

What Does This Actually Mean?

From a practical standpoint, this could change how quickly (and easily) new housing gets built in Calgary.

If the repeal goes through:

• Building a duplex, rowhome, or townhouse may once again require City Council approval

• Development timelines could become longer and more complex

• Some neighbourhoods may see less immediate density growth

Right now, under the current rules, many of these housing types can be built more easily. But that flexibility could be scaled back.

Important Timing to Know

This isn’t finalized yet.

• A public hearing began March 23, 2026, where Calgarians can share feedback

• Council will make the final decision after that process

• If approved, changes would take effect August 4, 2026

Until then, the current zoning rules are still in place.

Are There Any Exceptions?

Yes—and this is important.

Some properties may keep their current zoning, including:

• Projects that already have approved permits

• Applications submitted before key deadlines

• Properties that were rezoned individually after the 2024 changes

So if you’re already in the development process, you may not be affected the same way.

Why This Matters (Even If You’re Not Building)

Even if you’re not planning to develop property, this still matters.

Zoning plays a big role in:

• Property value potential

• Future redevelopment opportunities

• Neighbourhood growth and change

• Housing supply (and ultimately pricing)

The 2024 changes opened the door to more housing options across the city. A repeal could slow that momentum and bring things back to a more traditional development process.

My Take

This is one of those moments where policy and real estate really intersect.

On one hand, increasing density can help create more housing options and support affordability. On the other, I completely understand why some homeowners want more say in how their neighbourhood evolves.

Right now, we’re in a bit of a “wait and see” period.

If you’re thinking about buying, selling, or investing, especially in an area with redevelopment, this is definitely something to keep on your radar.

Final Thoughts

The biggest takeaway? Nothing has changed yet, but it could.

And depending on the outcome, this could shape how Calgary grows for years to come.

If you’re unsure how this might impact your property or future plans, I’m always happy to chat and walk through it together.

Over the next few months, we’re heading into one of the largest mortgage renewal waves Canada has seen in decades, and it’s something I’ve been talking about more and more with clients lately.

According to Canada Mortgage and Housing Corporation, about 1.15 million mortgages are set to renew this year. That’s a significant portion of homeowners, and for many, these mortgages were originally locked in when interest rates were much lower than they are today.

Understandably, a lot of people are starting to wonder what their next payment might look like, and what they should be doing now to prepare.

Why starting early really matters

One thing I always tell clients is that renewal is one of the few times you can make changes to your mortgage without penalty. And the earlier you start looking at your options, the more control you have over the outcome.

Most lenders send out renewal notices several months in advance, sometimes up to six months before your maturity date. While that might feel early, I actually see it as an opportunity.

Starting early gives you time to:

• Review your options without pressure

• Understand what your new payments could look like

• Make a plan that fits your current lifestyle and goals

Even if you ultimately stay with your current lender, having that plan in place ahead of time can take a lot of stress off your plate.

Understanding payment shock (and how to manage it)

One of the biggest concerns I’m hearing right now is around higher payments.  That jump in monthly payments when renewing at higher interest rates can cause a lot of stress, especially when we have economic uncertainty.

The first step is simply understanding the numbers. What will your payment look like at today’s rates? And how does that fit into your monthly budget?

If it feels like a stretch, there are options worth exploring.

For example, extending your amortization can help lower your monthly payments by spreading them over a longer period. While that may increase the total interest paid over time, it can provide some much-needed breathing room in the short term.

In some cases, refinancing might also make sense, especially if you have built up equity in your home. This could allow you to consolidate higher-interest debt, improve your cash flow, or restructure your mortgage to better align with where you are today.

Every situation is different, but the key is knowing what options are available before you make a decision.

It’s not just about the rate

It’s easy to focus only on the interest rate at renewal, but I always encourage clients to look at the bigger picture.

Features like prepayment options, penalties, and portability can have a big impact on how your mortgage works for you over the next few years. Sometimes, a slightly higher rate with better flexibility can actually be the better choice long-term.  Or you could consider the lower rates and flexibility that comes with a variable rate mortgage in comparison to a fixed rate mortgage.  

Renewal is also a great opportunity to reset and make sure your mortgage still aligns with your goals, whether that’s paying it down faster, improving cash flow, or planning for future moves.

Final thoughts

Mortgage renewal doesn’t have to feel overwhelming. In most cases, it just comes down to reviewing your numbers, understanding your options, and making a plan early.

If your mortgage is coming up for renewal this year, I’m always happy to walk through it with you and help you make sense of it all. My goal is to make sure you feel confident in your decision, not rushed into one.

The one thing I would strongly recommend? Don’t leave it until the last minute, and avoid letting your mortgage automatically renew without reviewing your options first. A little bit of planning now can make a big difference later.

As we move further into spring, I’m starting to see some really interesting patterns take shape in the Calgary real estate market—and honestly, it’s not as simple as looking at one headline number.

On the surface, things might appear fairly balanced. But when I dig a little deeper (and this is where it really matters), the story changes quite a bit depending on the type of property you’re looking at.

So I wanted to break down what I’m seeing right now, what it means, and how it might impact you if you’re thinking about buying or selling this year.

A Market That Looks Balanced… But Isn’t Uniform

In March, we saw 1,881 sales across Calgary, which is up from February but still about 13% lower than this time last year.

At the same time, inventory continues to rise—which is typical for this time of year as we head into the spring market. But here’s where things get interesting:

• Inventory is higher than usual for condos and row homes

• Inventory is still quite tight for detached homes

So while the overall market might look balanced, it’s actually very segmented right now.

And that’s something I’m talking about with clients almost daily.

Detached Homes: Still Tight in Many Areas

The detached market continues to be the tightest segment right now.

There were 982 sales and 1,614 new listings in March, with just over two months of supply, which keeps things relatively competitive in many parts of the city.

In areas like the North West, West, South, and South East, we’re still seeing tighter conditions, meaning well-priced homes are continuing to attract strong interest.

The benchmark price for detached homes came in around $741,300, slightly below last year’s peak, but still holding relatively strong.

From what I’m seeing on the ground, buyers are still very active in this segment, but they’re also a bit more cautious and selective than they were last year.

Semi-Detached: Quietly Holding Steady

Semi-detached homes are actually one of the more balanced segments right now.

Sales have been improving, inventory is sitting at more typical levels, and prices have remained relatively stable. The benchmark price is around $686,100, which is only slightly down from last year.

This is one of those segments that doesn’t always get a lot of attention, but it’s offering a really nice middle ground right now for buyers.

Row Homes: More Options, More Negotiation

Row homes are where we’re starting to see a bit more of a shift.

Sales have slowed compared to last year, and inventory has increased—sitting about 25% above long-term trends, with close to three months of supply.

That increase in supply is giving buyers more choice, which naturally creates a bit more negotiating power.

Prices are holding relatively steady month-to-month, but are down about 6% year-over-year, which is something both buyers and sellers need to be aware of.

Apartment Condos: A Clear Buyer’s Market

This is where we’re seeing the biggest shift.

Apartment-style condos have seen a significant rise in inventory, with 1,774 units available—approaching levels we haven’t seen since 2008.

At the same time:

• Sales have slowed

• Supply continues to grow

• Months of supply is sitting around five months

All of that adds up to a market that clearly favours buyers.

The benchmark price is now around $300,300, down more than 9% compared to last year, with continued downward pressure in many areas.

If you’re a buyer, this is where you’re likely to find the most opportunity right now.

What’s Driving These Differences?

A lot of this comes down to supply.

Over the past year, we’ve seen:

• A pullback in detached housing starts

• A surge in apartment-style construction

So now we’re seeing the result of that—limited supply in some segments and an oversupply in others.

We’re also seeing demand spread out more, especially with slower migration compared to last year.

Regional Snapshot: Surrounding Communities

The surrounding areas are showing similar patterns, but with their own nuances.

• Airdrie is sitting in a relatively balanced position, with prices stabilizing around $512,800

• Cochrane is seeing rising inventory and more balanced conditions, with prices around $561,200

• Okotoks still has relatively tight supply, helping support prices around $618,100

Overall, these markets are starting to feel a bit more stable compared to the intensity we saw last year.

My Take

Right now, I’m describing the market as a “multi-speed market.”

What that means is:

• Detached homes = still competitive in many areas

• Condos = much more buyer-friendly

• Everything in between = somewhere in the middle

And because of that, strategy really matters.

There’s no one-size-fits-all approach right now. What works for a condo seller is very different from what works for a detached home seller, and the same goes for buyers.

Final Thoughts

If there’s one thing I’d say right now, it’s this:

The Calgary market is active, but it’s also evolving.

We’re not seeing the same conditions across the board, and that creates both challenges and opportunities depending on your situation.

If you’re thinking about making a move this year, whether buying, selling, or just exploring your options, it’s more important than ever to understand where your property fits within the bigger picture.

And as always, if you have questions or want to talk through what this means for you, I’m happy to help.