Dreaming of a mountain escape? Enter for a chance to win the ultimate getaway featuring a 2-night stay at MTN House by Basecamp, an Everwild Nordic Spa experience, $100 toward food & drink, and a 2-hour dog sled tour for two! 🧖♀️🐕🦺❤️
📅 Enter October 1 – December 6, 2026
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Your mountain adventure awaits! 🌲✨
Fall in Calgary is all about crisp autumn air, colourful leaves, cozy vibes, and discovering the amazing local makers, farmers, and artisans who make our communities so special! 🧡
🛍️ Explore Calgary & Area Fall Markets!
🍂 Calgary Night Market
📅 Thursday, October 9 | 4 PM – 9 PM
📍 Crossroads Market, Calgary
🎃 Okotoks Farmers’ Market
📅 Saturday, October 10 | 9 AM – 2 PM
📍 Okotoks Recreation Centre
🍯 Farmers & Makers Market at cSPACE
📅 Saturday, October 17 | 10 AM – 2 PM
📍 cSPACE (Marda Loop), Calgary
🌻 Millarville Farmers’ Market
📅 October 10, 17, 24 & 31, and November 7 & 14 | 9 AM – 2 PM
📍 Millarville, just south of Calgary
✨ From handmade treasures and unique gifts to fresh farm goods, delicious treats, and one-of-a-kind finds, there’s something special waiting around every corner!
💛 When you shop local, you support local dreams, strengthen our communities, and keep Calgary’s vibrant spirit thriving.
Grab your friends, bring the family, and make a day of exploring the best of our local fall markets! 🍂🧡
Fall Finds. Local Lives. A Stronger Calgary. ❤️
📣 Tag your market-loving friends and tell us which fall market you’re excited to visit!
#Calgary #CalgaryMarkets #ShopLocalYYC #YYCEvents #FallMarkets #SupportLocal #Okotoks #MillarvilleFarmersMarket #MardaLoop #LocalMakers #FarmersMarket #FallInCalgary 🍁
Fall Real Estate: Price and Buy for the Market You're In
Fall is one of my favourite times of year in real estate, and if you're thinking about making a move, it's a window worth paying attention to. Summer is behind us, families are settled back into their routines, and serious buyers are still out there looking.
Historically, the number of active buyers starts to taper off as we head deeper into fall and toward winter. Homes absolutely still sell in the colder months. But whether you're buying or selling, the next few weeks offer a real opportunity, and understanding the market you're in is what helps you make the most of it.
There Is No Single "Market"
You've probably seen the headlines calling it a buyer's market, or saying the market is still strong. The truth is that both can be true at the same time, depending on where you look.
Compared to the very tight markets of the last few years, buyers now have more choice in many segments, and some homes are taking a little longer to sell. But conditions can look completely different from one community, price range, or property type to the next:
• Some price ranges are still very competitive, while the bracket just above them has plenty of inventory.
• Detached homes, townhomes, and condos can each be behaving very differently.
• Some neighbourhoods have very few homes for sale, while others give buyers lots of options.
That's why I don't rely on broad headlines. What matters to you is what's happening with the 10 or 15 homes most similar to the one you're buying or selling. That homework is my job.
Selling? The Market Sets the Price
It's completely natural to value your home based on what you paid, the upgrades you've made, what a neighbour sold for last spring, or what you need to walk away with for your next move. Those numbers matter to you. The hard truth is that none of them decide what a buyer will pay today.
Buyers don't look at your home on its own. They compare it to every other home that fits their wish list. If they have five good options and four of them look like better value, yours can be crossed off before they ever book a showing. When buyers have more choice, they can afford to be patient, so how your home is positioned matters more than ever.
Pricing well isn't about being the cheapest home on the street. It's about offering enough value that the right buyer feels they need to act before someone else does.
Don't Chase the Market Down
Starting high to "see what happens" sounds harmless, but it can cost you. The real risk of overpricing isn't just a longer wait. It's that the market keeps moving while your listing stands still.
Here's how it usually plays out. A few weeks pass with no offers, so the price comes down. By then, new listings have come on, other sellers have adjusted, and the buyers who were most excited when your home was fresh have bought something else. Now you're reacting to the market instead of staying ahead of it.
Buyers notice, too. A home that sits a little above market makes them think they have time. They watch it, wait for a price drop, and sometimes start wondering what's wrong with it. Once that happens, it's hard to recreate the buzz of a brand new listing.
If you want to sell before winter, there's little to gain from spending October testing a price buyers have already passed on. Sometimes the answer is a price adjustment. Sometimes it's better photos, a small repair, easier showing times, or a fresh marketing push. Often it's a mix. But if price is the problem, marketing alone won't fix it. Thinking about waiting until spring?
Some sellers decide that instead of adjusting their price this fall, they’ll take the home off the market and try again in spring. It can feel like the safer choice, but it comes with two real questions:
• Will spring prices actually make up for today’s market? There’s no guarantee spring brings higher prices, and you’ll be competing with a fresh wave of new listings.
• Even if they do, is it worth the wait? Every month you hold the property, you’re still paying the mortgage, property taxes, utilities, insurance, and condo fees. Those carrying costs can quietly eat into whatever you hoped to gain.
Sometimes waiting is the right call. Just make sure it’s a decision based on the numbers, not a hope.
Listen to What the Market Is Telling You
The moment your home hits the market, buyers start giving us feedback, even when they don't say a word:
• Lots of online views but few showings? Buyers may be questioning the value before they ever walk through the door.
• Plenty of showings but no offers? Something is stopping them from moving from interested to committed.
• Feedback that other homes offer more for the money? That's worth taking seriously, even if it stings.
• Very little activity at all? That's feedback too.
When I'm working with sellers, I bring this information back regularly. We look at new competition, what has sold since you listed, price changes, and homes that didn't sell. My goal isn't to talk you into a lower price. It's to give you clear, honest information and a recommendation, so you can make a confident decision.
Buying? Fall Can Work in Your Favour
The same conditions that challenge sellers can create real opportunities for buyers. With more choice in many segments, you may have more time to compare homes, more room to negotiate, and a better chance of finding the right fit without a bidding war.
A few things to keep in mind:
• Know your segment. A great deal in one price range or neighbourhood doesn't mean every home is negotiable. Well-priced homes in high-demand areas still move quickly.
• Watch days on market. A home that has been sitting may have a motivated seller, and that can open the door to a better price or terms.
• Look past the list price. I'll pull recent sales and current competition so you know what a home is really worth before you make an offer.
• Be ready to act. When the right home comes along, having your financing lined up lets you move with confidence.
Let's Talk Before Winter Arrives
If your home is already listed, take a fresh look at it. Forget where the price started and what you hoped would happen. Ask yourself what has actually happened since it hit the market. Has the competition changed? Have similar homes sold? Are showings slowing down? Does your current price still give you the best chance of reaching your goal?
If you're thinking about buying or selling this fall, there's still time to make it work. This isn't about panicking, giving your home away, or assuming nothing sells in winter. It's about recognizing that timing matters and using today's information to make a smart decision.
Price isn't something you set once and defend forever. It's a strategy that should adjust as the market gives us new information.
As Thanksgiving approaches, it’s a wonderful time to pause and reflect on the things we’re grateful for. In real estate, it’s easy to get caught up in the listings, showings, paperwork and deadlines. But when I take a step back, I’m reminded that the best part of being a Realtor® has very little to do with houses.
It’s about people.
Every client who puts their trust in me becomes part of my journey. Whether I’m helping someone find their first home, move into a new chapter, sell a home filled with memories, or make an important investment, I’m grateful to be invited into such an important part of their lives.
One of the greatest rewards of this career is that a transaction doesn’t always feel like the end of the relationship.
Clients become friends. Past clients reach out years later. I get to hear about new jobs, growing families, renovations, travel plans and all the little things that make a house a home.
Those connections are what make this career so special to me.
Real estate is personal. My clients trust me with their homes, their plans and often one of the biggest financial decisions they will make. That trust motivates me to keep learning, stay informed and always put my clients’ best interests first.
I’m grateful to work in an industry so vibrant and diverse. From established neighbourhoods to exciting new communities, there is always something changing and evolving. Helping people discover the right neighbourhood and find a place where they can truly see themselves living is one of my favourite parts of the job.
Working in real estate has given me an even greater appreciation for what home really means.
It’s where we celebrate birthdays and holidays, gather around the kitchen table, welcome friends, watch our families grow and make memories.
At the end of the day, that’s what this business is really about:
Helping people find a place to call home.
So this Thanksgiving, I’m grateful for every client who has trusted me, every relationship I’ve built, every home I’ve had the privilege of being part of, and every new opportunity ahead.
Thank you for allowing me to be part of your real estate journey.
Wishing you and your loved ones a very happy Thanksgiving filled with good food, great company and, most importantly, a place that feels like home.
— Tamara Nellissen
September sales totalled 1,650 units, similar to August and nearly four per cent lower than in September 2025. While September sales typically pull back compared with August, stronger detached home sales helped prevent the typical seasonal pullback.
At the same time, new listings also rose from August, causing the sales-to-new-listings ratio to fall to 49 per cent, leaving inventory levels relatively stable compared with August. Stable sales and inventory levels in September prevented any change in the months of supply compared with August, which remained at just under four months.
While the overall market is showing higher supply levels compared with sales activity, conditions vary significantly by property type. Detached properties remain in balanced territory, and the monthly boost in new listings supported gains in sales in September. Meanwhile, higher supply levels for apartment and row homes are contributing to buyer market conditions, as demand is spread across more alternatives in the rental and new home markets.
“The variation in market conditions between property types is related to where the supply was added. The construction boom over the past three years was mostly driven by gains in higher-density sectors, significantly increasing the supply of apartment and row-style homes,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “Meanwhile, detached homes did not see the same boost in construction, preventing broad-based supply growth. Thanks to a stronger job market and slower but positive net migration, housing demand has remained strong enough to absorb some of the supply, but not enough to offset the high-density supply added to the market, resulting in a more significant impact on prices for higher-density homes.”
As the market moves through the fall, it is not unusual to see some unadjusted monthly declines in prices. However, many of these adjustments were seasonal, as seasonally adjusted figures show that prices in September are relatively stable compared with August. The unadjusted residential benchmark price was $566,700, nearly one per cent lower than last year. Most of the price adjustments have occurred in higher-density row and apartment-style units, which have reported year-over-year declines of eight per cent and six per cent in September. Meanwhile, detached prices are one per cent lower than last year, mostly due to declines in the North East, East and North districts.
Detached
Sales in September reached 896 units, up from August and more than four per cent higher than last year. The improvement in sales was partly due to a boost in new listings in September compared with August, giving consumers more options. With a sales-to-new-listings ratio of 52 per cent and a months of supply at just over three months, conditions remained relatively balanced. However, conditions have varied across the city, with less than three months of supply in the North West, West and South districts, and nearly six months of supply in the North East district. While the overall market is relatively balanced, the unadjusted benchmark price was one per cent lower than last year. The decline was primarily driven by steep pullbacks in the oversupplied North East district. Meanwhile, prices were higher than last year in both the City Centre and West districts.
Semi-Detached
The year-over-year gain in sales was not enough to offset earlier declines, as year-to-date sales have declined by two per cent for a total of 1,678 sales. The decline in sales matched year-to-date declines in new listings, but a monthly boost in September listings caused the sales-to-new-listings ratio to dip to 45 per cent, contributing to monthly inventory gains and pushing months of supply to nearly four months. While this is a shift from the tighter conditions reported in this sector throughout most of 2026, it is too early to say whether this will continue into the final quarter. While unadjusted prices did trend down in September, much of the decline was in line with typical seasonal behaviour. The unadjusted September benchmark price was $685,200, comparable to levels reported last year at this time.
Row
Sales in September eased compared with August, while new listings rose, causing the sales-to-new-listings ratio to drop to 45 per cent. This also contributed to higher inventory levels compared with both last year and August, resulting in the months of supply rising above four months for the first time since the beginning of the year. Additional competition from new units has weighed on resale activity, as the price spread between new and resale homes remains relatively narrow. The additional supply choice for buyers has also weighed on row prices, but not to the same extent as in the apartment sector. As of September, the unadjusted benchmark price was $412,400, down nearly six per cent from last year. While prices have declined across all districts, the steepest declines, at more than 11 per cent, have occurred in the North East and East districts, while the smallest declines have occurred in the North West, at two per cent.
Apartment Condominium
Apartment sales improved from August, slowing the year-over-year pace of decline to 14 per cent. New listings also rose over August, with 343 sales and 717 new listings, leaving the sales-to-new-listings ratio at 48 per cent. The monthly gains in sales supported modest reductions in inventory levels and prevented any further increases in the months of supply, which remained just above five months. The excess supply of apartment-style units has weighed on prices throughout most of the year. As of September, the unadjusted benchmark price fell to $291,400, down more than one per cent compared with August and more than eight per cent lower than last September. While some of the monthly decline is seasonal, seasonally adjusted prices continued to decline.
Airdrie
Sales in Airdrie continued to slow in September, contributing to the year-to-date decline of 13 per cent. Sales slowed across all property types, as increased competition from the new home market and competing markets in Calgary and other surrounding areas are weighing on demand. While sales eased in September, new listings also slowed and inventories trended down compared with August. However, the pullback in sales outpaced the inventory declines and the months of supply rose to four months. Additional supply choice continues to weigh on prices as well. As of September, the unadjusted total residential benchmark price was $505,800, nearly four per cent lower than last year. Prices have eased across each property type, with the largest declines occurring for higher-density homes.
Cochrane
Despite the monthly pullback, sales remained higher than last year, and on a year-to-date basis, sales have increased by nearly six per cent. The rise in sales came with an increase in new listings, with new homes accounting for nearly 30 per cent of this year’s total listings. With 163 new listings and 68 sales, the sales-to-new-listings ratio dropped to 42 per cent in September, the lowest monthly level seen since January. This contributed to higher inventory and pushed the months of supply to five months. Despite this one-month shift, prices improved compared with August and are similar to last year’s levels.
Okotoks
An increase in new listings compared with sales caused the sales-to-new-listings ratio to drop to 76 per cent in September, still higher than most other areas, but below the ratios of more than 80 per cent reported over the past two months. With 122 units in inventory and 56 sales, conditions remain relatively tight with just over two months of supply. Despite tighter conditions, increased competition from the new home market and competing markets has weighed on prices earlier this year. However, with an unadjusted total residential benchmark price of $606,800 in September, prices are stable relative to last September and are only one per cent lower on a year-to-date basis.
Chestermere
Sales in September rose, helping to offset some of the gains in new listings. While the sales-to-new-listings ratio remained low at 38 per cent, inventory levels trended down from August and brought the months of supply back below six months. Significant new construction in the area, along with competing supply in Calgary and other surrounding areas, has weighed on prices in Chestermere over the past few months. However, year-to-date prices are only one per cent lower than last year. The unadjusted total residential benchmark price was $690,200 in September, down from August but similar to last year’s levels.
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