Spring always feels like a fresh start. The days get longer, the snow finally melts, and there’s a renewed energy that makes you want to open the windows, get outside, and tackle a few projects around the house.

I always tell homeowners that spring is one of the best times of year to take care of a few simple maintenance tasks. Not only does it help keep your home running smoothly, but a lot of these small jobs are proactive rather than reactive — meaning they can save you money and prevent bigger issues down the road.

Jeff Howells from Nu Level Inspections, shared some of his top spring maintenance recommendations for homeowners. Many of these tasks are quick and easy but can make a big difference in protecting your home.

Start Outside: Protecting Your Home From Spring Weather

After months of winter snow, ice, and wind, the outside of your home is usually the first place that needs attention.

One of the most important tasks is cleaning out your gutters and checking your downspouts. Over the fall and winter, leaves, debris, and ice can build up and block proper drainage. When spring rains arrive, clogged gutters can lead to water spilling over the sides and potentially causing damage to your roof, siding, or foundation.

It’s also a good idea to check your window wells and clear out any debris that may have collected during the colder months. This simple step helps prevent water from pooling around basement windows when heavy rain arrives.

While you're outside, take a moment to look up at your roof. You don’t necessarily need to climb up there — often you can spot potential issues right from the ground. Look for missing shingles, pieces that may have lifted, or areas that look worn from winter storms.

Spring is also the perfect time to inspect your deck before summer barbecue season begins. Look for loose boards, signs of rot, or railings that may need tightening. Catching these issues early helps keep your deck safe and ready for outdoor gatherings once the warmer weather arrives.

Another area homeowners sometimes overlook is grading and drainage around the house. Ideally, your yard should slope away from the foundation so that rainwater drains away rather than toward your home. If you notice any spots where water tends to pool, adding a bit of topsoil can often solve the problem.

Finally, don’t forget about your air conditioner. If you covered it for the winter, now is the time to remove the cover and make sure the unit is clear of leaves, dirt, or other debris. Taking a few minutes to check it now can help ensure it's ready to go when those hot summer days arrive.

Inside the Home: A Few Quick Seasonal Checks

Once the outside of your home is in good shape, there are a few simple tasks inside that are worth doing every spring.

After working hard all winter, your furnace will likely need a fresh filter. Changing the furnace filter every six months is a great habit to get into, and spring is the perfect reminder.

Another helpful maintenance task is flushing your hot water tank. Over time, sediment can build up inside the tank, which can reduce efficiency and shorten its lifespan. Draining part of the tank helps remove that buildup and keeps the system running smoothly.

Spring is also a great time to replace the batteries in your smoke detectors and carbon monoxide alarms. It’s a simple step that many people forget, but it’s one of the easiest ways to keep your home and family safe.

And if you shut off your outdoor water taps for the winter, don’t forget to open those shut-off valves again so they’re ready for gardening, washing the car, or watering the lawn.

Don’t Forget These Often-Overlooked Appliances

There are also a few household systems and appliances that benefit from a little extra attention in the spring.

If your home has a furnace humidifier, it likely worked hard all winter. These units can collect calcium and mineral deposits from hard water, so giving the filter a quick clean can help keep it working efficiently. Many homeowners simply remove the component and soak it in vinegar or a cleaning solution like CLR to remove buildup.

If your home has a heat recovery ventilator (HRV), spring is a great time to clean the filters and core. Keeping the system clean helps maintain good indoor air quality and ensures the unit runs efficiently.

Gas fireplaces also benefit from a seasonal clean. The glass can develop a cloudy film over time, but it usually wipes clean easily with a simple vinegar and water solution.

And while you're in cleaning mode, don’t forget the kitchen exhaust fan. The filter can collect grease and dust over time, but a quick wash with soap and warm water can make a big difference.

Small Tasks Today Can Prevent Bigger Repairs Tomorrow

The biggest takeaway from all of these tips is that a little maintenance goes a long way.

Many of these tasks take less than an hour but can help prevent costly repairs later on. Taking the time each spring to check these items can help protect your home, improve efficiency, and give you peace of mind heading into the summer months.

As someone who works with homeowners every day, I’ve seen how much regular maintenance can impact the long-term condition and value of a property. Whether you plan to stay in your home for years or are thinking about selling down the road, keeping up with these seasonal tasks is always worth it.

And if you ever have questions about preparing your home for sale, maintaining its value, or simply taking better care of it, I’m always happy to help.

When it comes to renovating or building a home, flooring is one of the most impactful decisions you can make. It affects the look and feel of your space, the comfort of your home, how easy it is to maintain, and even the long-term value of your property.

With so many options available today — from carpet and luxury vinyl to hardwood and tile — choosing the right flooring can feel overwhelming. Over the years, I’ve seen how the right choice can completely transform a home, while the wrong one can create frustration for homeowners later on.

If you’re planning a renovation or building a new home, here are a few key things to think about before making your flooring decision.

Start by Thinking About How the Space Is Used

The first thing I always encourage homeowners to consider is how each room will actually be used.

High-traffic areas like entryways, hallways, and kitchens need flooring that can handle constant use. These spaces benefit from materials that are durable and easy to clean.

Other areas of the home, such as bedrooms or home offices, allow for more comfort-focused choices. Many homeowners prefer softer or warmer flooring in these spaces to create a more relaxing environment.  Often people prefer carpet in bedrooms, favouring the warmth, but if you don’t want to compromise on functionality or style, hardwood or LVP can be a great option, while adding an area rug under the bed, is a nice balance between functionality and comfort.  

Lifestyle also plays a big role. Homes with children, pets, or rental use typically benefit from more durable and low-maintenance flooring options, while quieter households may place more emphasis on aesthetics or comfort.

Understanding Your Flooring Options

Each type of flooring comes with its own advantages, and the best option often depends on where it will be installed.

Carpet is known for its warmth, comfort, and sound absorption, which makes it a popular choice for bedrooms and basements. Modern carpets are also designed with improved stain resistance and durability.

Luxury Vinyl Plank (LVP) has become one of the most popular flooring options in recent years. It offers excellent durability, water resistance, and realistic wood or stone finishes. Because of this, it performs very well in kitchens, basements, and rental properties.

Hardwood and engineered hardwood remain timeless choices that add warmth and character to a home. Engineered hardwood is often preferred in modern homes because it offers better stability in environments where humidity levels fluctuate.

Tile is extremely durable and highly resistant to moisture, which makes it ideal for bathrooms, laundry rooms, and entryways. The trade-off is that it can feel cooler underfoot compared to other materials.

Think About Maintenance and Your Lifestyle

One of the most important questions homeowners should ask is how much maintenance they are comfortable with.

Some flooring materials require more regular care, while others are designed to be very low maintenance. If you have pets, young kids, or a busy household, materials that resist scratches and stains can make a huge difference in day-to-day life.

Another factor to consider is future repairs. Flooring systems that allow for individual plank or tile replacement can save time and money if damage ever occurs.

Don’t Forget About the Subfloor

Something homeowners don’t always think about is what lies underneath the flooring.

The condition of the subfloor plays a major role in how well flooring performs over time. If a subfloor is uneven or damaged, it can lead to issues such as squeaking, movement, or premature wear.

Proper preparation, including leveling the subfloor when necessary, helps ensure the finished flooring looks great and performs as expected for years to come.

Focus on Long-Term Value, Not Just Trends

Flooring is a long-term investment, and while design trends can be exciting, it’s important to balance style with longevity.

Neutral tones and classic finishes tend to age better and provide flexibility if you decide to change décor in the future. Flooring that feels timeless today will often continue to feel relevant years down the road.

Get Professional Advice Early

One of the best things homeowners can do when planning flooring is consult with a professional early in the process.

There are many factors that influence flooring choices, including moisture levels, heating systems, and transitions between rooms. Getting guidance from a flooring expert early on can help prevent costly changes later and ensure the product you choose is the right fit for your home.

The Right Flooring Makes a Big Difference

Flooring has a huge impact on both the appearance and functionality of a home. By thinking about how each space is used, understanding the different material options, and planning for long-term durability, homeowners can choose flooring that supports their lifestyle and enhances their home for years to come.

And if you're ever thinking about renovations with resale value in mind, flooring is one of the updates that can truly make a difference.

As we move further into 2026, Calgary’s housing market continues to show very different conditions depending on the type of property. February’s numbers highlight something we’ve been seeing more clearly over the past several months — while some segments of the market remain tight, others are seeing increased supply that is giving buyers more options.

Overall, the market is sitting in relatively balanced territory, but the experience can look quite different depending on whether you’re buying or selling a detached home, townhouse, or condo.

Across Calgary in February, there were 1,526 sales and 4,822 active listings, which resulted in about three months of supply and a sales-to-new-listings ratio of 55%. While sales were down about 11% compared to last February, much of that decline was driven by slower activity in the row and apartment segments.

At the same time, the benchmark price for all residential property types in Calgary reached $560,500, which is about 1% higher than January, but still 4% lower than last year.

What’s particularly interesting right now is how different each property type is performing.

Detached Homes Continue to Face Limited Supply

Detached homes remain one of the tightest segments of the market, particularly in more affordable price ranges.

In February there were 736 sales and 1,269 new listings, resulting in just under three months of supply. While that is considered balanced overall, many buyers are still finding limited options when looking for detached homes priced below $700,000.

Higher price ranges tend to be more balanced, while more affordable detached homes continue to see stronger competition.

The benchmark price for a detached home reached $734,300 in February, which was just over 1% higher than January, though still 3% lower than last year.

Market conditions also vary by area of the city. The West district and City Centre reported some of the strongest conditions and price growth, while the North East district is seeing more inventory and softer pricing.

Semi-Detached Homes See Some of the Tightest Conditions

Semi-detached homes actually reported the lowest months of supply of any property type in February.

There were 175 sales and 253 new listings, resulting in a 69% sales-to-new-listings ratio and just 2.4 months of supply.

While this is a smaller segment of the market, those tighter conditions helped support price growth. The benchmark price reached $682,200, which is over 2% higher than January and roughly in line with prices from last year.

Like other segments, price performance varied depending on the area, with stronger activity in the City Centre, North West, and West districts, while other areas saw slight declines.

Row Homes Remain Relatively Balanced

Row homes saw an increase in sales in February compared to January, with 270 sales recorded.

At the same time, 491 new listings came onto the market. This helped bring the sales-to-new-listings ratio to 55%, which is considered balanced.

Inventory levels remain somewhat elevated, but stronger sales helped reduce the months of supply from over four months in January to just over three months in February.

The benchmark price for row homes reached $423,600, which is typical for seasonal price increases early in the year. However, prices are still about 5% lower than last February, with some districts seeing larger adjustments than others.

Apartment Condos Continue to Favour Buyers

The most noticeable shift in the market right now is happening in the apartment condominium segment.

Even though new listings slowed slightly in February, there were still 753 new listings and only 345 sales, leaving the sales-to-new-listings ratio at just 46%.

This has led to rising inventory levels, with 1,580 condo units currently on the market and months of supply sitting well above four months.

As a result, this segment of the market continues to favour buyers.

The benchmark price for apartment condos dropped to $298,600, which is nearly 1% lower than January and over 9% lower than last year.

Supply levels vary significantly across the city. Some areas like the North East have over 11 months of supply, while others, like parts of the South district, are closer to balanced conditions.

One of the factors contributing to increased supply is the number of apartment projects currently under construction. Calgary saw record housing starts last year, with nearly 18,000 apartment units currently being built. While many of these units are intended for rentals, they still influence the broader condo ownership market.

What This Means for Buyers and Sellers

What we’re seeing right now is a two-speed market.

Detached and semi-detached homes — particularly in more affordable price ranges — continue to see tighter conditions and limited supply.

At the same time, condo buyers have more choice than we’ve seen in several years, which is creating more negotiating power in that segment.

For sellers, the strategy depends heavily on property type, pricing, and location. Homes that are well-priced and well-presented are still selling, but the market is more sensitive than it was during the peak of the pandemic-era market.

As always, understanding the specific conditions for your property type and neighbourhood is key.

For a lot of millennials, home ownership hasn’t felt impossible — just distant. Something that lives somewhere between rising rents, student loans, lifestyle flexibility, and the very real feeling that the rules our parents played by don’t apply to us anymore.

That’s why when I talk to millennials about buying a home, I don’t lead with pressure. I lead with honesty, choice, and realism. Because this generation doesn’t need convincing — they need clarity.

Millennials value autonomy, transparency, and emotional security. What I see over and over again is that people aren’t delaying home buying because they don’t care — they’re delaying because they’re thoughtful. Many of us watched the 2008 financial crisis unfold during our formative years. We entered the workforce during uncertainty. We learned early that risk deserves respect.

So fear-based messaging and urgency tactics don’t land. What does land is context, information, and control.

That’s why the language we use around home buying matters more than ever.

Home ownership doesn’t need to be framed as a milestone you’re supposed to hit by a certain age. For most millennials, it makes far more sense to think of it as a tool — a way to stabilize monthly housing costs, build equity instead of absorbing rent increases, and create a living space that actually reflects your values and lifestyle. When ownership is positioned as flexible and customizable, it suddenly feels a lot more approachable.  Markets will always fluctuate, but time in the market and finding the right home is more important than timing the market.  

Market conditions also matter in how this story is told. Right now, in many parts of Canada, we’re seeing a real shift toward more buyer-friendly conditions. Inventory has improved. Negotiation power is back. Price growth has cooled. That means more choice, more leverage, and more time to make intentional decisions — which, honestly, suits millennials perfectly. Researching, comparing, and thinking things through isn’t a weakness. It’s a strength.

Interest rates are another topic that needs better framing. Yes, rates are lower than their recent peak — but more importantly, they’re stable and financeable. A lot of millennials assume today’s rates are historically high, when in reality they’re still well below what buyers saw in the 1980s and 1990s. What matters more is how rates interact with pricing, income, and flexibility. In a softer market, stable rates can actually create entry points that simply don’t exist during overheated cycles.  

In Canada, interest rates are not set by individual cities or provinces. They are influenced at the national level by the Bank of Canada, which sets the policy interest rate based on conditions across the entire Canadian economy. This rate acts as a benchmark that lenders use when determining mortgage rates, lines of credit, and other borrowing costs. While banks ultimately set their own rates, they closely follow the Bank of Canada’s decisions.

When the Bank of Canada raises interest rates, it is usually responding to inflationary pressure — meaning the overall cost of goods and services is rising too quickly. Higher borrowing costs reduce how much consumers can afford to borrow, which in turn slows spending across the economy. In real estate, this often translates to reduced buyer affordability, fewer bidding wars, and more balanced or downward pressure on home prices.

On the other hand, when the Bank of Canada lowers interest rates, it is typically trying to stimulate economic activity. Lower rates make borrowing more affordable, encouraging consumers and businesses to spend and invest. In housing markets, this can support buyer demand, improve affordability, and help stabilize or revive real estate activity during slower economic periods.

It’s important to understand that interest rate changes are not designed to control real estate alone. Housing is just one part of a much larger economic system that includes employment, wages, consumer spending, and inflation. This is why a city or province may experience different market conditions than the national average, even though interest rates apply uniformly across the country. 

Psychologically, millennials are also far more engaged when buying is framed as adaptable. First homes don’t have to be forever homes. They’re stepping stones. Chapters, not conclusions. Conversations around starter homes, co-ownership, rental potential, and future mobility help remove the fear of being “stuck” in one decision.

Most importantly, millennials want to feel respected in the conversation. They want to be informed, not sold to. They want advisors who acknowledge affordability concerns without minimizing them, and who are honest about trade-offs, timing, and readiness.

Home ownership becomes approachable when it’s positioned as one of several valid paths to financial and personal stability. In today’s changing Canadian market — with more balance returning and buyer-friendly conditions emerging — the opportunity isn’t about convincing you to buy its giving you the confidence to make informed decisions.  

And for a generation that values intentional living above all else, that makes all the difference.

As we settle into the new year, I want to start by wishing you and your loved ones a happy, healthy, and steady year ahead. After the volatility of the past few years, stability has become something many of us truly value.

With 2025 now behind us, this feels like a natural moment to pause, reflect on what shaped Canada’s mortgage and housing markets over the past year, and look ahead at what 2026 may bring.

2025 Recap: Some Relief, but No Return to “Normal”

If 2024 marked the turning point for interest rates, 2025 was more about gradual relief and adjustment.

The Bank of Canada lowered its policy rate four times over the course of the year, bringing it from 3.25% down to 2.25% by late October, where it remained through year-end. Prime rates followed suit, offering welcome — though measured — relief for variable-rate borrowers.

Inflation stayed close to the Bank of Canada’s 2% target for much of the year, which helped ease pressure on everyday costs and gave policymakers room to lower rates without reigniting inflation concerns. While economic growth was uneven, Canada largely avoided a sharp downturn, supported by resilient employment and steady consumer spending.

Lower borrowing costs encouraged more buyers to re-enter the housing market, particularly through the spring and summer. National home sales trended higher compared with early 2025, and prices posted modest year-over-year gains. That said, affordability remained stretched in many regions, reinforcing the idea that the market was finding balance — not accelerating rapidly.

Housing supply and affordability also stayed front and centre for governments and regulators throughout the year. Budget 2025 included measures such as the expansion of the GST rebate for new purpose-built rental housing and changes aimed at improving access to insured mortgages. These initiatives are intended to support housing construction and ease affordability pressures over time, though their impact will continue to unfold.

Looking Ahead to 2026: A Steadier Year, with Fewer Surprises

As we move into 2026, the outlook is measured but constructive.

Most economists expect the Bank of Canada to remain on hold for much of the year, with limited room for further rate cuts unless economic conditions weaken meaningfully. Mortgage rates may drift modestly lower, but significant declines are unlikely. After years of volatility, this points to a more stable rate environment.

Housing activity is also expected to remain steady rather than surge. Pent-up demand and gradual affordability improvements should continue to support sales, but headwinds remain. Policy uncertainty, shifting immigration patterns, and softness in parts of the condominium market could weigh on activity in some regions, while tight supply is likely to limit broad price declines.

As a result, price growth in 2026 is expected to be modest and highly regional.

For many households, this will be an important year for decision-making — particularly for those facing mortgage renewals after locking in much lower rates several years ago. Planning ahead and reviewing options early will be especially important.

Here to Help You Plan for the Year Ahead

Whether you’re thinking about buying, renewing, refinancing, or simply want a clearer picture of your options, I’m here to help.

Often, a short conversation early in the year can make a meaningful difference later on. If you’d like to review your situation or talk through what 2026 could look like for you, feel free to reach out anytime.

Here’s to a steady, informed, and successful year ahead.

A slower start to the year, especially for higher-density homes

As we moved into January, Calgary’s real estate market took on a more measured pace — which is actually quite typical for this time of year. We saw 1,234 total sales, down about 15% from January last year, but still very much in line with long-term seasonal norms. Where things really shifted was in higher-density homes, as buyers took a bit more time before jumping back in after the holidays.

What I’m seeing — and what the data confirms — is that buyers are feeling less urgency right now. Inventory has been building across most segments, giving buyers more choice and more confidence to pause, compare, and wait for the right fit. At the same time, sellers didn’t hesitate to list early in the year, which caused the sales-to-new-listings ratio to fall to 44%, driven largely by apartments and row homes.

This push and pull between buyer caution and seller activity led to inventory rising to 4,391 homes, the highest January level we’ve seen since 2020. That said, conditions vary significantly by property type. Detached homes remain much tighter, while row and apartment homes are carrying more supply than we’ve seen in recent years. Overall months of supply now range from under three months for detached homes to around five months for apartment-style properties.

Pricing has also adjusted. After declines in the latter part of 2025, benchmark prices are lower than where we started last year. However, when we look at seasonally adjusted numbers, prices actually stabilized in January compared to the end of 2025. Year over year, total residential benchmark prices are down close to 5%, largely due to continued softness in the oversupplied row and apartment segments.

Detached Homes

Detached properties continue to be one of the more balanced segments of the market. In January, we saw 657 sales and 1,243 new listings, similar to last year’s levels. Inventory rose to 1,753 homes, which is close to long-term averages for January.

With less than three months of supply and a 53% sales-to-new-listings ratio, conditions remain relatively balanced. The benchmark price came in at $724,000, slightly lower than December and just over 3% lower than last January. Price changes varied across the city, with minimal declines in the West and larger pullbacks — over 6% year over year— in the North East. Most of the month-to-month easing came from the City Centre and North West.

Semi-Detached Homes

Semi-detached homes made up about 10% of total market activity in January, with 118 sales and 251 new listings. While activity picked up compared to December, new listings rose faster than sales, easing the sales-to-new-listings ratio to 47%.

Inventory increased modestly, but with about 3.5 months of supply, this segment is still considered fairly balanced. Rising supply since late 2025 has helped bring more price stability. The benchmark price sat at $667,000, essentially unchanged from December and only 1% lower than last year. Prices remain higher year over year in the North West and West, while other districts have seen slight declines.

Row Homes

Row homes faced more pressure in January. Sales dropped to 186 units, nearly 25% lower than last year, while supply continued to build. This pushed months of supply above four months, shifting conditions more clearly in favor of buyers.

Despite the increased competition, prices held steady month over month, with the benchmark price similar to December. That said, prices are still 5% lower than January 2025. The strongest monthly gains were seen in the City Centre and West, while the largest year-over-year declines occurred in the North East and East, where resale homes are competing heavily with new construction.

Apartment Condominiums

Apartments continue to be the most challenged segment of the market. January brought 787 new listings compared to just 273 sales, pushing the sales-to-new-listings ratio down to 35%. Inventory climbed to 1,435 units, the highest January level ever recorded.

With over five months of supply, downward price pressure persisted. The benchmark price declined to $301,200, nearly 1% lower than December and 8% lower than last year. Prices fell across every district, with year-over-year declines ranging from 6% in the City Centre to 13% in the North East.

Regional Market Highlights

Airdrie

Sales in Airdrie softened compared to last year but remained relatively strong for January, with 106 sales and 227 new listings. The sales-to-new-listings ratio eased to 47%, leading to a slight increase in inventory. Months of supply now sit just above three months, in line with long-term norms.

The benchmark price edged up month over month to $513,900, reflecting normal seasonal trends. However, prices remain 5% lower than January 2025, following adjustments last year.

Cochrane

Cochrane saw a notable rise in new listings, reaching 149 homes, the highest January level on record. With just 54 sales, the sales-to-new-listings ratio dropped to 36%, pushing months of supply to five months.

Prices have now trended down month over month for three consecutive months. As of January, the benchmark price was $550,800, nearly 2% lower than both December and last year.

Okotoks

Okotoks continues to face limited inventory, which is restricting overall sales activity. January recorded 33 sales and 52 new listings, resulting in a strong 63% sales-to-new-listings ratio. Inventory remained tight at 79 homes, keeping months of supply just above two months.

Prices were stable month over month, but the benchmark price of $599,500 is still 2% lower than last year, following price adjustments in 2025.

My Takeaway

January feels like a reset month — more choice for buyers, less urgency, and a market that’s taking a breath before spring. Detached and semi-detached homes remain relatively balanced, while apartments and row homes are clearly offering more negotiating power for buyers. As we head toward the spring market, how inventory and buyer confidence evolve over the next couple of months will be key.

If you want to chat about what this means for your specific neighbourhood or your plans this year, I’m always happy to help.

If buying real estate is on your radar for 2026—whether it’s your first home or an investment property—this is the year to start preparing. Markets move in cycles, and as conditions begin to shift, opportunity often favours those who are informed, financially organized, and ready to act.

The outlook for 2026 suggests a softening market environment, which historically creates more breathing room for buyers. For first-time purchasers, this can mean less competition and more negotiating power. For investors, it may open the door to better pricing and long-term value. No matter your goal, the steps you take now can make a meaningful difference in what’s possible next year.

For First-Time Buyers: Build the Foundation Now

For many first-time buyers, the biggest challenge isn’t desire—it’s preparation. From saving for a down payment to understanding financing, the earlier you start building your foundation, the more confident you’ll feel when the right opportunity comes along.

In Canada, the minimum down payment depends on the purchase price:

• 5% on the first $500,000

• 10% on the portion between $500,000 and $1.5 million

• Homes purchased at $1.5 million or more require a minimum of 20%

While these numbers can feel daunting at first, there are powerful tools designed specifically to help first-time buyers get there faster.

First Home Savings Account (FHSA)
The FHSA is one of the most impactful savings tools introduced in recent years. You can contribute up to $8,000 per year, to a lifetime maximum of $40,000. Contributions are tax-deductible, and withdrawals used toward the purchase of your first home are completely tax-free. In many ways, it combines the best features of a TFSA and an RRSP, making it an ideal vehicle for disciplined, long-term saving.

RRSP Home Buyers’ Plan (HBP)
Under the Home Buyers’ Plan, you can withdraw up to $35,000 per person from your RRSP to use toward your first home, tax-free, as long as the funds are repaid over time. For couples purchasing together, this can mean accessing up to $70,000 toward a down payment.

Used strategically, these tools can significantly accelerate your path to homeownership. Beyond saving, this is also the right time to focus on credit health, budgeting, and understanding your true purchasing power. Small adjustments now—such as reducing debt, setting up automatic savings, or meeting with a mortgage professional—can put you in a much stronger position next year.

For Investors: Opportunity Favors the Prepared

If you’re considering adding an investment property in 2026, preparation is just as critical. Investment purchases require a minimum 20% down payment, making planning and capital allocation especially important.

As markets soften, increased inventory and pricing pressure can create stronger buying conditions—particularly for investors focused on long-term fundamentals rather than short-term speculation. This environment often rewards those who have taken the time to run the numbers, understand risk, and identify properties that align with their goals.

This is a year to:

• Strengthen your savings strategy so capital is available when opportunities arise

• Review your borrowing power and ensure your financing structure supports future growth

• Analyze cash flow and rental demand, especially in neighbourhoods with strong employment, transit access, or long-term development plans

• Think long-term, considering appreciation, tenant stability, and overall portfolio balance

Well-prepared investors aren’t simply reacting to the market—they’re positioning themselves ahead of it.

Looking Ahead

Real estate success isn’t built on guessing the perfect moment to buy—it’s built on preparation, clarity, and smart decision-making. Whether your goal is purchasing your first home, securing an investment property, or simply understanding what your options may be, having a clear plan creates confidence and flexibility.

2026 is shaping up to reward buyers who prepare early and move thoughtfully. By laying the groundwork now, you give yourself the freedom to act when the right opportunity presents itself.

Real estate goals aren’t achieved by timing the market perfectly—they’re achieved by being ready when opportunity shows up.

Calgary’s real estate market in 2026 feels a bit like a story unfolding in real time—gentle shifts, new openings, and more room for buyers to make thoughtful decisions. After several years of strong activity and rising prices, the market is beginning to soften. That doesn’t mean life has slowed down. It simply means the landscape is changing, and with that comes a different kind of opportunity.

Rather than reacting quickly in high-pressure situations, today’s buyers are able to step back, evaluate their options, and make choices that truly align with their lifestyle, budget, and long-term plans. Across property types, we’re seeing a market that rewards preparation, clarity, and intention.

Single-Family Homes: Lifestyle Still Leads

For single-family homes, demand continues to be driven by lifestyle. Buyers are still prioritizing space for families, private backyards, proximity to schools, and communities where they can truly plant roots.

What’s different in 2026 is the pace. With inventory gradually increasing and competition easing, buyers are no longer facing bidding wars on most properties. This shift gives you room to focus on what matters most—location, lot size, condition, long-term resale potential—and to negotiate with greater confidence.

For sellers, this means that while demand remains, success now depends on thoughtful pricing, strong presentation, and clearly communicating what makes your home stand out.

Townhomes: The Sweet Spot Between Space and Affordability

Townhomes are becoming increasingly attractive to both first-time buyers and those seeking a balance between affordability and space. They often provide a more attainable entry point than detached homes, without sacrificing a sense of ownership or community.

In 2026, this segment is drawing interest from buyers who are weighing both lifestyle and long-term value. Sellers in this category should focus on highlighting what today’s buyers care about most: functionality, efficient layouts, and low-maintenance living. These practical features carry real weight for buyers navigating mortgage costs while still wanting room to grow.

Condos & Apartments: Flexibility and Urban Living

Apartments and condos continue to appeal to buyers seeking flexibility, urban living, or an accessible price point. With the market softening, condo buyers have the advantage of time—time to compare buildings, understand fees, review reserve funds, and choose a home that truly fits their daily life, rather than making decisions based on limited options.

For sellers, presentation and transparency are key. Staging, clear communication about condo fees, upcoming projects, and building amenities help buyers look beyond square footage and envision what their life could look like in the space.

What’s Really Driving the Market

Across all segments, what’s shaping Calgary’s market isn’t just numbers—it’s people recalibrating how they want to live. Interest rates, employment trends, and broader economic factors are part of the backdrop, but at the heart of it all is choice. Buyers have more of it. And sellers must tell their property’s story more clearly than ever.

Guidance for Buyers

• Get your financing in place early. Pre-approval isn’t just paperwork—it provides clarity, confidence, and a realistic understanding of your options.

• Know your priorities. Separate must-haves from nice-to-haves so you can act decisively when the right property appears.

• Think long term. The best purchase isn’t simply the best deal today—it’s the home that will support your life in the years ahead.

Guidance for Sellers

• Price with care. In a softer market, realistic pricing attracts serious buyers and avoids stagnation.

• Focus on presentation. Curb appeal, decluttering, and small updates can dramatically improve first impressions.

• Communicate value. Share the story behind your home—upgrades, community features, and lifestyle benefits all help buyers connect emotionally and logically.

Looking Ahead

Calgary in 2026 is a market where thoughtful planning wins. Whether you’re buying your first home, upgrading, downsizing, or preparing to sell, this year rewards clarity, preparation, and a focus on real needs rather than reactive decisions.

Homes are more than investments—they’re where life happens. And in today’s market, you have the space to make that choice wisely.

After a few years of intense activity and rapid price growth, 2025 marked a noticeable shift in Calgary’s real estate market—and honestly, I think it’s a healthy one.

We finally saw more homes coming onto the market, thanks to record levels of new construction and increased listings across many property types. At the same time, demand cooled slightly due to lower migration levels and economic uncertainty earlier in the year. The result? A market that moved away from extreme seller conditions and into something much more balanced.

In real terms, that means buyers have more options and time to make decisions, while sellers need to be more thoughtful about pricing and presentation.

Detached & Semi-Detached Homes

Detached homes still held their value fairly well, even though sales slowed. Some areas saw slight price declines as inventory increased, while others—especially in more central locations—continued to post modest gains. Overall, detached prices ended the year up just over one per cent.

Semi-detached homes followed a similar pattern but stayed stronger a little longer. Limited supply in some pockets helped keep prices moving upward, with this segment finishing the year nearly three per cent higher than last year.

What this tells me: demand for traditional family homes is still there—but buyers now have breathing room, and sellers need to price realistically.

Townhomes & Condos

Townhomes and condos experienced the biggest adjustments. Increased inventory and competition from new construction shifted these segments into balanced—or in some areas, buyer-friendly—conditions much earlier in the year.

Apartment-style condos, in particular, saw more price pressure as additional supply came online. Buyers benefited from more choice, while sellers had to work harder to stand out. By the end of the year, prices in these segments were down modestly compared to 2024.

For anyone considering a condo or townhome, this created opportunities to negotiate and take time choosing the right fit.

What’s Happening in Surrounding Communities

In Airdrie, rising supply and competition from new builds pushed prices slightly lower.
In Cochrane, demand remained strong and prices continued to climb, supported by newer housing stock.
In Okotoks, limited inventory kept conditions relatively tight, with some property types still seeing strong gains.

Each community is moving at its own pace, which makes local knowledge more important than ever.

The Big Picture

Across Calgary and the surrounding region, we’re entering the new year with better inventory levels than we’ve had in the past three years. That doesn’t mean prices are collapsing—it means the market is normalizing.

Some segments are still performing well, while others are adjusting after a few very strong years. The most important takeaway? We’re no longer in a one-size-fits-all market. Conditions now depend on property type, price range, and location.

Why This Matters for You

If you’re a buyer, this is a market that rewards preparation. You have more choice, more time, and more negotiating power than you’ve had in years.

If you’re a seller, strategy matters. Pricing accurately, presenting your home well, and clearly communicating its value are more important than ever.

From where I sit, this shift is a good thing. A balanced market allows people to make thoughtful decisions—not rushed ones. And when it comes to buying or selling a home, that’s exactly the kind of environment you want.

As we move into the winter months, I’m seeing our market shift in a way that’s very typical for this time of year. Activity has slowed slightly across the board — sales, new listings, and inventory have all pulled back compared to October. In November, we recorded 1,553 sales and 2,251 new listings, which pushed the sales-to-new-listings ratio to 69%. While this helped ease some inventory pressure, we still ended the month with 5,581 active listings — which is 28% higher than last year and about 15% higher than what we usually see in November.

Over the past few months, supply has consistently been sitting above typical levels, mostly due to growth in higher-density housing — our row and apartment segments. Much of this additional choice is connected to Calgary’s strong new-build sector, where some properties eventually make their way to the resale market, especially late in the year. Because of this, conditions in the apartment market — and to a lesser extent the row market — have leaned more toward a buyer’s market. In contrast, the detached and semi-detached markets remain relatively balanced, aside from a few pockets experiencing heavier competition from new construction.

Not surprisingly, this extra supply is having the biggest impact on pricing in the apartment and row sectors. Year-over-year, apartment prices are down 7% and row prices are down 6%. Detached home prices have eased by about 2%compared to last November, but they still sit above last year when we look at year-to-date numbers. Our total residential benchmark price for November came in at $559,000, nearly 5% lower than the same month last year.

Detached Market

In the detached segment, November saw 823 sales, just slightly below last year and still within normal activity for the month. New listings did pull back, which helped soften inventory compared to October, but we’re still sitting well above last year’s very low supply levels. Overall, supply is now more aligned with long-term norms, and months of supply continues to hover around three months — a sign of balanced conditions.

Prices did trend down month-over-month due to seasonal patterns. The detached benchmark for November came in at $733,000, nearly 2% lower than last November. But when we step back and look at the year-to-date picture, detached prices remain 1% higher than they were at this time last year. The majority of downward pressure is concentrated in the North East, North, and East districts, where competition from new builds is especially strong.

Semi-Detached Market

Semi-detached sales this month were consistent with last year and still well above long-term averages. However, with new listings higher than typical, inventory climbed to its highest November level in five years. Months of supply has now stayed above three months for three consecutive periods, bringing this segment into more balanced territory.

The benchmark price for semi-detached homes eased slightly this month to $671,700, but remained stable year-over-year. So far this year, this segment has shown the strongest price growth at nearly 3%, with the City Centre leading the way with a 4% increase, helping offset small declines in the North district.

Row Homes

Row home sales eased to 257 units this month — still above long-term trends, but lower than last year’s record-high November. What’s standing out here is supply: even though new listings were similar to last year and inventory followed a normal seasonal dip, we’re still sitting at the highest November inventory levels since 2018. This extra supply has kept months of supply slightly elevated for several months now and is placing pressure on pricing.

The row benchmark price for November was $424,400, down month-over-month and over 6% lower than last year. Year-to-date, row prices have dipped nearly 2%, with some of that decline driven by ongoing supply gains rather than just seasonal slowdown.

Apartment Condominiums

The apartment market continues to face the most significant supply challenges. November sales dropped to long-term norms, but new listings stayed elevated, and inventory reached a record high for the month of November. Months of supply is now hovering close to six months, and has been above four months since summer — firmly placing this segment in buyer-friendly conditions.

As a result, pricing has been adjusting for several months. November’s apartment benchmark price was $309,300, which is 7% lower than last year. Year-to-date, prices are down just over 2%, with the North East experiencing the largest pullback at nearly 5%. The only district where prices held flat this year was the West.

Regional Highlights

Airdrie

Airdrie is following typical seasonal patterns with sales, new listings, and inventory all easing month-over-month. Both sales and listings remained in line with long-term norms, but earlier inventory gains have carried through, leaving supply elevated for November. A growing number of newer homes hitting the resale market is part of the reason behind this. Prices have felt some of this pressure, and year-to-date detached benchmark prices are now sitting nearly 1% below last year — though still far above where they were several years ago.

Cochrane

Cochrane saw a seasonal pullback in new listings this month, but even with that, November still reached a record high for new listings. Sales remain strong for November, but not at a level that could offset the rise in supply. Inventory is now at its highest November point since 2018. Some of this activity is tied to new homes being listed on the resale market. Despite the recent supply gains, year-to-date detached prices remain almost 2% higher than last year.

Okotoks

Okotoks stood out this month with sales actually increasing compared to last month and holding steady with last year. This is likely connected to higher new-listing activity in both October and November, giving buyers more options. While inventory has trended up recently, it still sits well below long-term averages, keeping market conditions relatively tight. Prices have seen some minor seasonal adjustments, but overall, year-to-date prices across every property type remain higher than last year.

Selling your home doesn’t have to be overwhelming — in fact, with the right preparation, it can be an empowering and exciting experience. W0e’ve seen firsthand how small, thoughtful changes can make a big impact on buyer interest and final sale price.

Whether you're preparing to list soon or simply planning ahead, here are five proven strategies to help your home shine in today’s market.

1. Declutter & Depersonalize

Buyers need to be able to picture themselves living in your home, and that’s easier when the space feels clean, open, and neutral.
A few quick ways to get started:

• Pack away personal photos and keepsakes

• Store away items you don’t use daily to create more breathing room

• Clear countertops and surfaces to make each room feel larger and more functional

A simplified space helps buyers focus on the home — not the belongings inside it.

2. Deep Clean for a Fresh Start

Nothing says “well cared for” like a sparkling-clean home. A deep clean is one of the most cost-effective steps you can take before selling.
Be sure to:

• Wash windows to enhance natural light

• Deep clean carpets, floors, and grout

• Dust fans, light fixtures, doors, and trim

• Pay special attention to often-missed details like vents and baseboards

A spotless home sets the tone for a positive showing experience from the moment buyers walk through the door.

3. Highlight Your Home’s Best Features

Every home has standout elements — your job is to let them shine!
Consider:

• Positioning a cozy chair or décor around a fireplace to draw attention

• Opening up spaces to emphasize flow and architectural features like built-ins

• Adding simple pops of colour through pillows, blankets, or fresh flowers

Thoughtful staging brings your home’s story to life and helps buyers feel its full potential.

4. Let There Be Light

Lighting plays a huge role in how inviting a home feels. Aim to make every room bright, warm, and welcoming.
Try:

• Opening all blinds and curtains to maximize natural light

• Replacing burnt-out bulbs and using consistent colour temperatures

• Adding floor or table lamps to soften shadowed areas

Bright spaces photograph better — and show even better in person.

5. Stage Each Room with Purpose

Buyers appreciate clarity, so make sure each room communicates its intended use.
Ideas:

• Transform an unused nook into a home office or reading corner

• Remove items that distract from the room’s purpose (like gym gear in a bedroom)

• Dress beds with crisp linens and plump pillows for a hotel-inspired feel

Purposeful staging shows buyers how every inch of your home can be enjoyed.

Bonus Tip: First Impressions Matter

Curb appeal sets the tone before buyers even step inside. A few quick updates can make a lasting impact:

• Power wash the walkway or driveway

• Add a clean welcome mat

• Place potted plants or seasonal décor near the entrance

A warm, inviting exterior encourages buyers to walk in with confidence and excitement.

Ready to Sell? We’re Here to Help.

By following these five simple strategies, you’ll create a listing that stands out and captures the attention of motivated buyers. If you’re thinking about selling or want advice tailored to your home, we’d love to guide you every step of the way.

Keeping your home looking its best is one of the simplest ways to protect its value whether you're preparing to sell soon or just want to enjoy a sparkling space every day. One of the most common issues we see in Calgary homes is hard water stains. Our mineral-rich water leaves behind chalky buildup on faucets, sinks, glass shower doors, and stainless steel appliances.

The good news? You don’t need harsh chemicals or expensive cleaners to tackle them. With a few eco-friendly household ingredients, you can restore shine to your surfaces safely, naturally, and inexpensively.

Below, we’ve rounded up our favourite realtor-approved, environmentally conscious methods to remove hard water stains and keep your home show-ready.

What Exactly Are Hard Water Stains?

Hard water contains minerals like calcium and magnesium. When water evaporates, these minerals remain behind, leaving cloudy white spots or streaks—especially noticeable on shiny or reflective surfaces.

You'll most commonly find them on:

• Stainless steel appliances

• Faucets and showerheads

• Sink basins

• Glass shower doors

• Toilets

• Tile and porcelain surfaces

These stains can dull the look of a home, but the right natural cleaners make restoring shine easy.

Eco-Friendly Methods to Remove Hard Water Stains

These safe, sustainable cleaning methods use simple ingredients you likely already have in your kitchen—perfect for homeowners who want a greener clean.

1. Vinegar & Water Spray (A Classic Go-To)

Why it Works:
Vinegar’s mild acidity dissolves mineral buildup without damaging most surfaces.

What You’ll Need:

• White vinegar

• Water

• Spray bottle

• Microfiber cloth

How To Use It:

1. Mix equal parts vinegar and water.

2. Spray onto the stained area.

3. Let sit 5–10 minutes.

4. Wipe with a microfiber cloth and rinse clean.

Perfect for faucets, sinks, showerheads, and stainless steel.

2. Baking Soda Paste for Gentle Scrubbing

Why it Works:
Baking soda is lightly abrasive, making it excellent for scrubbing without scratching.

What You’ll Need:

• Baking soda

• Water

• Sponge or cloth

How To Use It:

1. Mix baking soda with water into a paste.

2. Apply to the stain and sit 10–15 minutes.

3. Scrub gently.

4. Rinse and dry.

Great for tubs, sinks, and stainless steel finishes.

3. Lemon Juice & Baking Soda for Deep Cleaning

Why it Works:
Lemon juice’s natural acidity breaks down mineral deposits, while baking soda boosts the scrubbing power.

How To Use It:

1. Apply lemon juice to the stain.

2. Sprinkle baking soda on top.

3. Let bubble for 5–10 minutes.

4. Scrub and rinse.

Works well on stainless steel, porcelain, and glass.

4. Cream of Tartar for Stainless Steel Shine

Why it Works:
This gentle acidic powder helps lift mineral residue without scratching delicate surfaces.

How To Use It:

1. Mix cream of tartar and water into a paste.

2. Apply, sit for 10–15 minutes, and gently scrub.

3. Rinse and dry fully.

A fantastic option for keeping appliances showing their best.

5. Citric Acid for Stubborn, Set-In Stains

Why it Works:
Citric acid is highly effective for dissolving tough calcium and lime buildup.

How To Use It:

1. Mix citric acid powder with warm water.

2. Apply and let sit 10–15 minutes.

3. Scrub, rinse, and dry.

Perfect for shower doors and heavy-scale areas.

Preventing Hard Water Stains Before They Form

A little maintenance goes a long way especially if you're preparing your home for market. Try these quick habits:

• Wipe down wet surfaces with a microfiber cloth after use.

• Use a squeegee on glass shower doors daily.

• Install a water softener to reduce mineral content long-term.

• Clean regularly with vinegar or lemon to prevent buildup.

These small steps help keep your home sparkling and photo-ready for showings.

Final Thoughts

Hard water stains are a common challenge in many Calgary homes, but they don’t have to dull your space. By using simple, eco-friendly cleaning methods—vinegar, baking soda, lemon juice, cream of tartar, and citric acid—you can restore shine to your stainless steel and bathroom surfaces without harsh chemicals.

Whether you’re maintaining your home for personal enjoyment or prepping it for potential buyers, these natural cleaning solutions help keep your home looking its absolute best.

If you ever need advice on preparing your home for sale or want personalized tips to improve your home’s value—we’re always here to help!

If your mortgage term is coming up for renewal, you’re not alone — thousands of Canadian homeowners face this same decision every month. And while it might seem like a simple “sign and renew” situation, taking a bit of time to review your options can make a big difference. A little research and negotiation now could save you thousands of dollars in interest over the life of your mortgage.

When your term ends (usually every 1 to 5 years), you’ll need to renew your mortgage — either with your current lender or with a new one. Most people stick with their existing lender for convenience, but that can sometimes mean missing out on better rates or terms. You’ll usually get a renewal statement a few months before your current term expires. It outlines your remaining balance, new rate, and payment schedule. That’s your cue to take a closer look and decide if it’s time to negotiate or shop around.

Here’s what I recommend: start by reviewing your current mortgage details. Are you comfortable with your payment amount and frequency? Would you like to pay off your mortgage faster, or do you need a bit more flexibility in your budget right now? Once you know what you want, compare renewal rates from different lenders — even a small rate difference can translate to thousands in savings.

If another lender offers a better rate, you can either switch or use that information to negotiate with your current one. Many lenders are open to matching or beating competitor offers. When you’ve chosen your new term and rate, you’ll simply sign the updated documents — typically online or through your lawyer.

A great way to see your potential savings is to use a mortgage renewal calculator. It lets you play around with different rates, terms, and payment schedules so you can see how those changes would impact your total costs over time.

Mortgage renewal rates change with market conditions, so if rates have gone up since your last term, your payments might increase. However, by starting early — ideally three to six months before your renewal — you give yourself time to shop around and lock in a great rate before it’s too late.

Here are a few renewal tips that I’ve seen work well for clients:

• Start early: Don’t wait until your renewal letter arrives — begin comparing options in advance.

• Consider your payment frequency: Bi-weekly payments can help you pay off your mortgage faster and reduce total interest.

• Negotiate with confidence: If you’ve received competing offers, show them to your lender — it could help you secure a lower rate.

It’s also important to renew on time. If you don’t, your lender could automatically roll your mortgage into a higher “default” rate — increasing your monthly payments and overall costs. In rare cases, missing your renewal altogether could even trigger foreclosure proceedings, so it’s definitely something to prioritize.

Renewal time is also a great opportunity to re-evaluate your financial goals. Maybe you’d like to shorten your amortization to become mortgage-free sooner, or extend it slightly to lower your payments if cash flow is tight. You can also adjust your term length or payment schedule based on your future plans. Just keep in mind that stretching your amortization might mean paying more interest over time.

If you’re thinking of switching lenders, it’s worth noting that you may need to re-qualify, update your financial documents, and pay small fees like appraisal or discharge costs. The good news? Many lenders will actually cover some or all of those fees to earn your business — so it never hurts to ask. And if your mortgage is insured, let your new lender know; they can use your existing insurance certificate, saving you from paying for new coverage.

The key takeaway: start early, compare rates, and don’t be afraid to negotiate. Your mortgage renewal is more than just paperwork — it’s an opportunity to align your financing with your current goals and possibly save a substantial amount of money.

If you’re unsure whether it’s best to renew, refinance, or switch lenders, I’d be happy to connect you with trusted local mortgage experts who can help you review your options and secure the best possible rate for your situation.

As we moved through October, Calgary’s real estate market showed a slight shift in pace. New listings slowed down while sales picked up, keeping overall conditions relatively balanced across most property types. With just over 6,400 homes in inventory and 1,885 sales, our market sits at about three and a half months of supply — down from four months in September. This balance is good news for both buyers and sellers, especially after the busy summer months.

We’re seeing the most stability in detached and semi-detached homes, while apartment and row-style properties are facing higher inventory levels, which is putting a bit of downward pressure on prices.

So far this year, total city sales have reached just over 20,000, about 16% lower than last year, though still consistent with long-term trends. The biggest slowdowns have been in apartment and row-style homes — and that’s largely due to improved rental supply and easing rents, which have shifted some demand away from ownership in those categories.

Citywide, Calgary’s benchmark price in October was $568,000, down about 1% from September and roughly 4% lower year-over-year. The largest price adjustments have been in the row and apartment segments, which are down about 6% and 7% respectively compared to last fall.

🏠 Detached Homes

Detached homes remain one of the more balanced areas of the market. October sales reached 1,012 units, an improvement from last month but still about 5% lower than last year. With 1,593 new listings, the sales-to-new-listings ratio rose to 64%, and inventory eased to 2,913 units.

While we’re slightly above long-term inventory averages for October, supply remains far healthier than we saw between 2015 and 2019. Detached benchmark prices have adjusted slightly to $744,400, about 1% lower year-over-year, but trends vary widely by area — some inner-city communities have seen gains of nearly 2%, while areas like the Northeast are down about 5%. Even so, prices for detached homes remain 1% higher year-to-date.

🏘️ Semi-Detached Homes

Semi-detached properties saw a boost in sales this month while new listings slowed. The sales-to-new-listings ratioclimbed to 57%, which is slightly below typical October levels but still high enough to keep conditions balanced. With 186 sales and 613 units in inventory, we’re sitting at just over three months of supply — an improvement from the extreme lows of last year.

Prices have dipped slightly in recent months but continue to hold steady overall, with an October benchmark of $683,100, up about 1% year-over-year and 3% higher year-to-date.

🏢 Row Homes

Row homes have seen some of the most noticeable changes this year. October brought 275 sales, with year-to-date totals down 17% from last year. Meanwhile, new listings continue to climb, hitting record highs for October. With 1,054 unitson the market, inventory is now 32% higher than long-term averages, leaving about four months of supply.

This increase in supply has weighed on prices, which are now sitting at $431,200 — down 1% from September and 6% lower than last year. Year-to-date, prices have slipped about 1.5%, with the most notable declines in the North and Northeast districts.

🏙️ Apartment Condominiums

Apartment condos continue to experience buyer’s market conditions, which have now stretched to nearly six months. October saw 412 sales and 1,891 active listings, keeping months of supply elevated around five months.

The benchmark price for condos sits at $318,200, down 1% from last month and 7% lower year-over-year. On a year-to-date basis, prices are about 2% lower, with the largest drops seen in the Northeast and Southeast where supply remains high and competition from new builds continues to impact resale values.

🌄 Regional Highlights

Airdrie:
Activity in Airdrie slowed through October, with new listings hitting a record high for the month. Inventory sits at 535 units with 136 sales, keeping months of supply above four months. Prices have been gradually easing since spring, sitting at $520,400, down 1% from September and 5% lower than last year.

Cochrane:
Cochrane’s market stayed relatively steady, with sales improving slightly over last month. New listings dipped, helping balance inventory levels at around four months of supply. Prices remain strong, holding at $585,200, up 2% year-over-year and nearly 4% higher year-to-date. Some of that strength may be linked to a higher share of newer homes entering the resale market.

Okotoks:
Okotoks saw a notable rise in new listings this month, which helped ease long-standing inventory challenges. Despite slower sales, supply remains low compared to historical trends, helping to support prices. The benchmark price for October was $618,600, up slightly from last month and consistent with last October, with year-to-date prices up about 1%.

💬 My Takeaway

Overall, Calgary’s market remains stable and balanced heading into the final months of 2025. Detached and semi-detached homes continue to perform well, while apartment and row segments are seeing more inventory and softer pricing — creating opportunities for buyers who have been waiting for more choice.

As always, market conditions can vary by neighbourhood, so if you’re curious about what these trends mean for your specific community or property, I’d be happy to walk you through the latest numbers and what they could mean for your goals.

Ever walk into someone’s home and immediately think, “Wow, this place just feels so put together!” It’s not luck or magic—it’s intentional organization. The good news? You don’t need to spend an entire weekend decluttering or buy expensive furniture to achieve that same feeling. Sometimes, all it takes are a few smart, simple swaps that make your space look (and feel) instantly more organized.

Here are five of my favourite go-to items that can make any room in your home feel effortlessly tidy, stylish, and under control.

1. Bins with Labels: The Secret to Clutter-Free Cabinets

Clutter has a sneaky way of collecting behind closed doors—in kitchen cabinets, pantries, and closets. The easiest way to bring order to the chaos? Bins. They group similar items together so you can see exactly what you have, preventing overbuying (no more ending up with three jars of peanut butter!). Labels take things up a notch, adding both function and style. They make it easy for everyone in your household to know where things belong—no excuses for misplaced snacks or cleaning supplies.

Pro Tip: Clear bins are your best friend. You can instantly see what’s inside without rummaging through piles.

Where to Use Them: Kitchen and pantry shelves, bathroom cupboards, garage storage, basement bins, or playrooms full of toys.

2. Matching Hangers: The Instant Closet Glow-Up

If your closet feels chaotic, mismatched hangers are often the culprit. Switching to matching hangers instantly creates a uniform, polished look—like your own boutique at home. Not only does it look neater, but it also helps your clothes hang evenly, making it easier to find what you need.

Pro Tip: Choose hangers with a metal hook for a sleek finish. Wooden hangers look timeless and sturdy, while velvet ones save space and keep delicate fabrics from slipping.

Where to Use Them: Bedroom closets, front entryways, and mudrooms—anywhere you hang coats or clothing.

3. Drawer Dividers: No More Junk Drawers

We all have that one drawer—the “junk drawer.” It’s full of batteries, random cords, tape, and who-knows-what-else. Drawer dividers can turn that chaos into calm by creating specific spaces for everything. Suddenly, finding scissors or pens isn’t a hunt; it’s a quick grab.

Pro Tip: Use small adhesive glue dots (you can find them on Amazon) to keep your dividers from shifting around when you open or close drawers.

Where to Use Them: Kitchen drawers, bathroom vanities, office desks, and dresser drawers—basically anywhere small items tend to pile up.

4. Turntables (Lazy Susans): Spin Your Way to an Organized Space

Turntables, or Lazy Susans, are one of those organizational tools that make you wonder how you ever lived without them. They’re perfect for those awkward spaces where items tend to get lost or knocked over—like in a pantry, fridge, or under the sink. Just give it a spin, and everything is right at your fingertips!

Pro Tip: Try a two-tier turntable for extra vertical storage or a divided one for separating small items like craft supplies or skincare products.

Where to Use Them: Pantry (spices, oils, condiments), fridge (dressings and sauces), under-sink cabinets (cleaners), bathrooms (beauty and skincare), or craft areas (markers and pencils).

5. Cord Organizers: Tame the Tangled Mess

Few things make a space feel messy faster than a tangle of cords. Whether it’s behind the TV, under your desk, or next to your nightstand, managing cables instantly makes a room feel calmer and more intentional. Use cord clips, zip ties, or a sleek cable management box to keep cords out of sight. You can even find side tables or desks with built-in holes for threading cables neatly.

Pro Tip: Label your cords! You’ll thank yourself later when you’re trying to unplug your phone instead of your Wi-Fi at midnight.

Where to Use Them: Behind TVs, desks, nightstands, or kitchen counters where appliance cords often pile up.

Ready to Make Your Home Feel More Organized?

You don’t need to overhaul your entire house to feel more put together—just start with one area. Try swapping out hangers in your closet, adding a turntable under your kitchen sink, or labeling a few bins in your pantry. Small, intentional changes can transform the way your home looks and feels, making daily life smoother and more enjoyable.

A few simple organization tools can do more than just tidy up—they bring a sense of calm and control that instantly elevates your space. Start small, and you’ll be amazed at how quickly your home starts to feel more stylish, functional, and stress-free.

I’ve been talking to a lot of buyers lately who are wondering if they should “wait for the bottom” before purchasing — hoping prices might drop just a little more. I completely understand the hesitation, but here’s the reality: the market rarely rewards waiting. Right now, we’re in a unique moment where conditions actually favor buyers — and those who move sooner rather than later are likely to come out ahead.

One of the biggest advantages you have today is choice. There’s more inventory on the market than we’ve seen in quite some time, which means you can be selective — compare homes, neighborhoods, and price points without the bidding wars and pressure we saw in past years. But this won’t last forever. Historically, when supply levels rise like this, it’s followed by a tightening market where competition and prices both climb.

Pricing is also working in buyers’ favor. Sellers are listing more realistically and open to negotiating, which means there’s real value to be found right now. By the time the market clearly starts to rebound, those opportunities will be gone.

And while interest rates have adjusted, they’re still reasonable compared to long-term averages — and most importantly, they give you stability. Waiting in hopes of catching a slightly lower rate can backfire if prices rise in the meantime, offsetting any savings. Remember: you can always refinance later, but you can’t go back and buy at yesterday’s prices.

Real estate always moves in cycles — and when the market shifts back toward sellers (as it inevitably will), the buyers who took advantage of this window will be glad they did. Delaying a decision could mean paying more for the same home later or missing out on the one that’s just right for you.

If you’ve been thinking about buying, now is the time to explore your options. You’ve got more selection, fair pricing, and an opportunity to negotiate — all things that don’t usually line up at once. Let’s chat about what that could look like for you and start putting a plan in place while these conditions are still in your favor.

The 1,720 sales in September were not high enough to offset the 3,782 new listings coming onto the market, driving further inventory gains as we move into the fall. There were 6,916 units in inventory in September, 36 per cent higher than last year and over 17 per cent higher than levels traditionally reported in September. Both row and apartment style homes have reported the largest boost in supply compared to long-term trends. 

“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. Resale markets have more competition from new homes and additional supply in the rental market, reducing the sense of urgency amongst potential purchasers. Ultimately, the additional supply choice is weighing on home prices,” said Ann-Marie Lurie, CREB® Chief Economist. 

Supply levels relative to demand typically drive shifts in home prices. In September, the sales to new listings ratio dipped to 45 per cent, and the months of supply pushed up to four months for the first time since early 2020. This is a higher level of supply compared to demand than is typically seen in the Calgary market and, should this persist, we could see a market that shifts more in favour of the buyer. However, conditions do vary by property type, price range and location. 

Inventory gains for apartment style homes over the past several months have contributed to buyer market conditions in this segment, driving year-over-year price adjustments of over six per cent for a total benchmark price of $322,900 in September. While the detached segment has also seen a rise in the months of supply, it has not been as high as the apartment condo sector. At a benchmark price of $749,900, detached home prices are only one per cent lower than last year, with most of the adjustments driven by the North East and North districts.

Detached:

Sales in September slowed to 859 units, nine per cent lower than last year and below long-term trends for September. At the same time, new listings rose to 1,905 units, causing the sales to new listings ratio to fall to 45 per cent, levels not seen since 2018. While there has been an unexpected shift in September, it is too early to tell if this trend will continue as prior to this month the detached market has remained relatively balanced.   Improved supply choice is causing prices to decline relative to the record highs reported during the spring. As of September, the unadjusted benchmark price was $749,900, down nearly one per cent from both last month and last year. While prices have eased from peak levels across all districts, the largest decline occurred in the North East and East district at over six per cent. Despite recent adjustments on a year-to date basis, prices remain nearly two per cent higher than last year’s levels, with the City Centre reporting the highest gain at over four per cent. 

Semi-Detached:

New listings rose to 361 units in September, while sales fell to 156 units, causing the sales to new listings ratio to drop to 43 per cent. This also caused a rise in inventory levels and the months of supply pushed up to nearly four months. This is a significant shift compared to last month, where there was less than three months of supply.  Like the detached sector, it is too early to say if this trend will continue, but so far it has had minimal impact on home prices. As of September, semi-detached price was $684,800, slightly lower than last month and nearly one per cent higher than last year. Year-to-date price growth has been the highest for semi-detached homes at over three per cent, as this segment took longer to shift from a seller's market to one that was more balanced. Most of the price growth was driven by gains reported in the City Centre. 

Row:

Following a pullback last month, new listings posted modest monthly gains. The 592 new listings were met with 304 sales, causing the sales to new listings ratio to fall to 51 per cent. This is not as low as the other property types and at these levels it was enough to prevent any further monthly gain in the already elevated inventory levels. September inventory levels were 1,099 units, the highest September level reported since 2018, and 30 per cent higher than longer-term trends for the month. The largest gains in inventory occurred in the North East district, which also reported the highest months of supply and price decline compared to last year. 

More supply choice has impacted resale prices, with the unadjusted benchmark price being $437,100. This is down less than one per cent over last month and nearly five per cent lower than last year’s prices. Year-to-date price adjustments have been much smaller at one per cent, as declines in the North East, North and South East districts offset the gains reported in other parts of the city.  Apartment Condominium The most significant adjustment in the market occurred in the apartment condominium sector as improving rental supply, delayed adjustments in interest rates and improved selection for other property types has slowed apartment style demand from both first-time buyers and investors. September reported 401 sales and 924 new listings, dropping the sales to new listings ratio to 43 per cent and causing inventory to rise to 1,999 units. 

The rise in supply caused the months of supply to push up to five months, the first time it has done that since 2021. As elevated levels of supply have persisted since June, prices have been trending down. As of September, the benchmark price was $322,900, down over one per cent compared to last month and over six per cent compared to last year. The year-to-date price adjustment has been just over one per cent. Condo prices have slid across all districts compared to last September. The largest decline occurred in the North East district at over ten per cent, while the smallest decline occurred in the City Centre at five per cent. 

I’ve been talking to a lot of buyers lately who are wondering if they should “wait for the bottom” before purchasing hoping prices might drop just a little more. I completely understand the hesitation, but here’s the reality: the market rarely rewards waiting. Right now, we’re in a unique moment where conditions actually favor buyers and those who move sooner rather than later are likely to come out ahead.

One of the biggest advantages you have today is choice. There’s more inventory on the market than we’ve seen in quite some time, which means you can be selective compare homes, neighborhoods, and price points without the bidding wars and pressure we saw in past years. But this won’t last forever. Historically, when supply levels rise like this, it’s followed by a tightening market where competition and prices both climb.

Pricing is also working in buyers’ favor. Sellers are listing more realistically and open to negotiating, which means there’s real value to be found right now. By the time the market clearly starts to rebound, those opportunities will be gone.

And while interest rates have adjusted, they’re still reasonable compared to long-term averages and most importantly, they give you stability. Waiting in hopes of catching a slightly lower rate can backfire if prices rise in the meantime, offsetting any savings. Remember: you can always refinance later, but you can’t go back and buy at yesterday’s prices.

Real estate always moves in cycles and when the market shifts back toward sellers (as it inevitably will), the buyers who took advantage of this window will be glad they did. Delaying a decision could mean paying more for the same home later or missing out on the one that’s just right for you.

If you’ve been thinking about buying, now is the time to explore your options. You’ve got more selection, fair pricing, and an opportunity to negotiate all things that don’t usually line up at once. Let’s chat about what that could look like for you and start putting a plan in place while these conditions are still in your favor.

Integrity isn’t built by explaining decisions after the fact. It’s built by making intentional choices in advance and following through on them. This principle—known as pre-decision or pre-logging—is a simple yet powerful shift that can transform habits, build consistency, and strengthen self-trust.

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The Lesson Behind Pre-Logging

When working with clients, health coaches often recommend logging meals to encourage awareness and accountability. However, one subtle adjustment makes all the difference: instead of logging meals after they are eaten, pre-log them the night before.

This small shift forces alignment between intention and action. The individual no longer negotiates with cravings in the moment or hides poor choices after the fact. Instead, decisions are already made, and the only step left is execution.

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Why Pre-Deciding Works

The principle of pre-decision applies far beyond health. It works because it:

• Eliminates decision fatigue. Choices are made in advance, leaving less room for hesitation or negotiation later.

• Builds self-trust. Following through on pre-set commitments reinforces confidence and consistency.

• Prevents rationalization. There’s no need to justify poor decisions after the fact when they’ve already been intentionally set aside.

• Creates momentum. Repeated small, intentional actions compound into meaningful long-term results.

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Applying Pre-Decision in Everyday Life

Pre-decision can improve nearly every area of life:

• Health: Plan meals and workouts a day in advance and stick to the plan.

• Work: Schedule calls, writing sessions, or deep work blocks on the calendar before the day begins.

• Personal Growth: Decide ahead of time when to read, journal, or meditate instead of “fitting it in.”

• Finances: Set spending limits before the weekend to avoid Monday regret.

The concept is universal: integrity is built in the pre-decision, not the post-justification.

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Pro-Tip for Building Integrity

Start by pre-logging three commitments for the next day—meals, workouts, or work tasks. Treat these commitments as promises and follow through. Over time, this practice strengthens discipline and creates the consistency that drives real growth.

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✨ Pre-deciding transforms vague intentions into actionable commitments. By setting intentions before the moment of choice, it becomes far easier to stay aligned with goals, values, and the person one wants to become.

“This article was originally written by My Next Billion.”

One of my favourite things about Calgary is how our communities each tell their own story. While the city has grown into a thriving, modern hub, our heritage neighbourhoods still carry the character and history that shaped Calgary into what it is today. For anyone who loves charm, community, and a sense of connection to the past, these areas are truly special.

Let’s take a look at some of Calgary’s oldest neighbourhoods and how they’ve evolved—plus what they have to offer buyers and homeowners right now.

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Inglewood: Calgary’s First Neighbourhood

Inglewood, established in 1875, is where Calgary began. With landmarks like Fire Station No. 3 and the Hunt House—the oldest building still on its original site—Inglewood blends history with a vibrant, modern lifestyle. Today, it’s also home to art galleries, international restaurants, boutique shops, and even the Inglewood Bird Sanctuary.

Detached homes in Inglewood have a benchmark price of $711,400 (as of August 2025), making it a desirable area for families, creatives, and anyone drawn to its unique atmosphere. It’s always one of my top picks for clients who want soul and character in their community.

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Downtown West End: Historic Meets Urban

Downtown West has been around since 1884, and its transformation has been dramatic. From single-family homes to high-rise condos, the neighbourhood has evolved into a lively mix of historic landmarks like the Mewata Armoury and contemporary towers.

With apartments averaging $363,214, this neighbourhood offers great opportunities for those looking for urban energy paired with quick access to the Bow River pathways.

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Eau Claire: Riverside Living with Character

Eau Claire, founded in 1886, was originally home to lumber mill workers. Today, it’s a blend of luxury high-rises, historic charm, and unbeatable access to Prince’s Island Park and the Bow River.

The benchmark apartment price here is $519,371, reflecting its reputation as one of Calgary’s most desirable inner-city spots. Clients who want a mix of outdoor lifestyle and city convenience often find Eau Claire the perfect fit.

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Mission: French Roots and Modern Energy

Once known as Rouleauville, Mission’s French-Catholic heritage is still visible in its street names and historic landmarks like St. Mary’s Cathedral. Today, Mission is one of Calgary’s liveliest communities, with tree-lined streets, heritage homes, and endless dining options.

Apartments average $370,385, making Mission an attractive choice for buyers looking for culture, charm, and a central location.

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Sunnyside: Community Feel with Historic Charm

Since the 1880s, Sunnyside has balanced history with community. With heritage homes, cozy coffee shops, and a true village vibe along 10th Street NW, Sunnyside is a favourite for many Calgarians.

Apartments here average $307,200, and the mix of heritage and modern options makes it a versatile choice for both first-time buyers and long-time residents.

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Bowness: Small-Town Feel in the City

Bowness, annexed into Calgary in 1964, still feels like its own small town. Home to Bowness Park and full of local businesses, this neighbourhood is known for its diversity and recreational opportunities.

Row homes average $323,157, while semi-detached homes sit at $710,385. Bowness appeals to a wide range of buyers—from families to retirees—who want character, value, and a strong sense of community.

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Why Heritage Neighbourhoods Matter

Calgary’s heritage neighbourhoods aren’t just about beautiful old homes. They’re about character, walkability, history, and community spirit—the things that make a house feel like home. Prices and styles vary widely across these communities, which means there’s something here for everyone.

If you’ve been curious about buying or selling in one of Calgary’s historic neighbourhoods, now is a great time to take a closer look. These communities continue to attract buyers who appreciate their timeless appeal and long-term value.

📩 If you’d like to talk through what these neighbourhoods could mean for your next move, let’s connect—I’d love to share my insights and help you find the right fit.

The Calgary market is seeing some big changes this fall. As supply continues to grow, especially in higher-density housing like apartments and row homes, we’re starting to see price adjustments across the city. For buyers, this means more choice. For sellers, it means strategy is more important than ever.

In August 2025, Calgary’s total residential benchmark price was $577,200—down from last month and nearly 4% lower than last year.

Supply Growth Is Changing the Market

Sales slowed to 1,989 in August, almost 9% lower than last year. While demand is still stronger than long-term trends, supply has been climbing. With 6,661 homes on the market (the highest August inventory since 2019), months of supply have risen to 3.4 months.

This shift means Calgary is no longer sitting firmly in a sellers’ market. Conditions are becoming more balanced, though results vary by property type, price point, and district.

As CREB® Chief Economist Ann-Marie Lurie explained: “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.”

Market Snapshot by Property Type

• Detached Homes

Detached sales eased to 995 units in August, while new listings climbed to 1,748 units. Inventory hit 3,051 homes, the highest August since 2020.

• Benchmark price: $755,600 (down 1% from last month and last year).

• District breakdown: Biggest declines in the North East and East (–5%), while the City Centre is still up over 2%.

• Semi-Detached Homes

Semi-detached homes remain one of the steadier segments. With sales-to-new-listings at 67%, inventory hasn’t climbed as much as in other categories.

• Benchmark price: $687,200 (down slightly from last month, but 1% higher than last year).

• City Centre leads with the strongest growth, while the North East, East, and North reported price declines.

• Row Homes

Row sales have slowed significantly, with inventory pushing to the second highest August on record.

• Benchmark price: $439,600 (down nearly 5% from last year and the fourth straight monthly decline).

• The steepest price drops were in the North East, North, South, and East districts, where supply is highest.

• Apartment Condos

This is where the market is feeling the most pressure. With 877 new listings vs. 449 sales, supply is outweighing demand.

• Benchmark price: $326,500 (down nearly 6% year-over-year and the fifth straight monthly decline).

• The North East saw the sharpest drop at –11%, while the City Centre and West also reported declines.

Surrounding Areas

• Airdrie: Prices dipped to $531,100 (–4% year-over-year) as supply reached the highest level since before the pandemic.

• Cochrane: Prices held steady at $589,100, nearly 2% higher than last year, despite more supply.

• Okotoks: Still tighter than nearby markets with a sales-to-new-listings ratio of 80%. Prices have softened slightly month-to-month but remain 2% higher year-to-date.

What This Means for Buyers and Sellers

For buyers, this is a refreshing change: more choice, less competition, and in some cases, lower prices—particularly in condos and row homes.

For sellers, it means the days of easy multiple offers are fading. Success now comes down to proper pricing, standout marketing, and making sure your home shows at its best. Some segments, like detached homes in the City Centre, are still holding strong, while others are moving into buyer-friendly territory.

The big picture? Calgary is moving toward a more balanced market after years of tight conditions. That’s healthy—and it creates opportunities for both sides of a transaction.

If you’re thinking about buying or selling, let’s talk about how these changes affect your specific community and property type. Having the right strategy in today’s shifting market makes all the difference.

📩 Reach out anytime — I’d love to help you navigate this market with confidence.

Attention: Inventory Returns to Pre‑Pandemic Levels

This July I’m seeing something noteworthy: inventory in Calgary climbed to 6,917 active listings, levels not seen since before the pandemic and well above long-term averages . The surge is especially pronounced in newer communities, highlighting expanded resale and new-home supply across the city .

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Interest: How Rising Supply Is Impacting Prices

The increased choice in the market is creating a shift—with apartment and row-style homes feeling the most pressure. Their benchmark prices are down roughly 4–5% year-over-year, particularly in the North East and North districts . Overall, Calgary’s benchmark price sits about 4% below its June 2024 peak .

That said, detached and semi-detached homes remain more balanced. Detached supply sits at about three months, and benchmark pricing has only dipped less than 1% year-over-year (roughly $761,800 price point) . Semi‑detached homes are still up about 1% over last year, with benchmark pricing around $697,500  .

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Desire: What This Means for Buyers & Sellers

Buyers now have more leverage and choice, especially in apartment and row sectors where supply exceeds four months. This creates a more relaxed environment for viewing options and negotiating.

Sellers of detached or semi‑detached homes should still see stable demand. Yet, pricing strategy and property preparation matter more than ever to stay competitive as supply grows.

If you own a home in a newer community or apartment complex, or you’re looking to sell in a less saturated area, timing and positioning will be key to getting the best possible outcome.

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Action: Let’s Talk About Your Local Market

Interested in how these changes affect your neighbourhood or property type? I’d be happy to provide a custom market snapshot tailored to your goals. Whether you’re buying, selling, or just curious, reach out—let’s connect and make sense of Calgary’s evolving landscape.

📞 Contact me anytime for a chat or personalized insights.

Whether you want to swim, take out the paddleboard or just read and relax by the water, Calgary is home to several lakes that offer a summer paradise not just for you, but for the whole family. Thinking of moving to a lake community? Here are our top picks

Lake Bonavista

Bonavista was the first community in Canada to be built around a man-made lake. It is bounded by Anderson Road to the north, Macleod Trail to the west, Canyon Meadows Drive to the south, and Bow Bottom Trail to the east.

Home to two man-made lakes, Lake Bonaventure and Lake Bonavista, the community offers wonderful recreation and relaxation opportunities for residents.

Benchmark price

$1,016,100 detached homes

$332,750 apartment

Auburn Bay

This lakefront community provides easy access to Seton Boulevard, Deerfoot Trail to the west, 52 Street East and Stoney Trail to the north. Its 43-acre lake boasts floating docks, a fishing dock, boat rentals and is stocked twice annually with rainbow trout, tiger trout, and more.

In addition, Auburn Bay is home to five schools, 15 playgrounds, an off-leash dog park, two baseball fields, two large soccer fields and two ponds – making it a great fit for families. It's expected that the ​Green Line​ of the ​CTrain​ will run along the community's eastern boundary, parallel to 52 Street.

Benchmark Price

$816,116 Detached homes

$466,600 Townhomes

$366,016 Apartments

Sundance

Located east of MacLeod Trail, bounded to the north and east by Midnapore and Fish Creek Provincial Park, and to the south by Stoney Trail, Sundance is focused on residential properties, especially detached homes. Its 33-acre lake opened in 1980 and is accompanied by a 22-acre park.

The area has access to a variety of schools, including two public elementary schools, one public junior high and a one public high school. There is also one Catholic school offering kindergarten to Grade 9 education.

Benchmark Price

$769,033 Detached homes

Midnapore

This community is bounded to the north and east by Fish Creek Provincial Park, to the south by Sun Valley Boulevard and to the west by Macleod Trail. The lake is perfect for swimming in the summer or skating in the winter.

Midnapore is also home to St. Mary's University, a private elementary and junior high school and two elementary schools. The community is also served by several transit bus routes that feed Somerset-Bridlewood, Shawnessy, and Fish Creek-Lacombe train stations.

Benchmark price

$671,550 Detached homes

$458,800 Townhomes

$286,016 Apartments

Mahogany

Established in 2010, Mahogany mixes suburban and urban living in the same place. At 63 acres, Mahogany has the largest freshwater lake in Calgary and offers access to two private beaches, a beach club, walking and biking trails and an urban village filled with restaurants, shops and services.

Benchmark Price

$821,683 Detached homes

$495,416 Townhomes

$358,400 Apartments

McKenzie Lake

Bordered by Deerfoot Trail on the east, Stoney Trail on the south, Fish Creek Provincial Park on the west, and 130th Ave SE on the north, McKenzie Lake is famous for its 42-acre manmade private lake with an island at the centre of the community. Developed in 1984, McKenzie Lake offers beautiful views of the city and mountains.

This community is also recognized for its amenities, including basketball, tennis and pickleball courts, a beach, and an ice rink in the winter. The area also has two public schools and one separate school.

Benchmark Price

$754,100 Detached homes

$422,750 Townhomes

Attention: Inventory Back to 2021 Levels—but That’s Not a Crisis

In June, Calgary saw inventory climb to 6,941 active listings, a return to pre‑surge levels last seen in 2021  . While that may sound dramatic, it simply signals a rebalancing—a move away from the ultra‑tight conditions we’ve experienced in recent years.

Interest: Where Supply and Demand Are Shifting

Behind the headline numbers is a story of how different property segments are responding:

• Row homes & apartments have experienced the most dramatic inventory gains—over 30% above long‑term averages—leading to nearly four months of supply .

• This added stock and cautious buyers have driven benchmark prices down around 3% year‑over‑year in these segments .

• Detached and semi‑detached homes, by contrast, remain relatively balanced. Detached prices hover around $764,300, and semi‑detached edges slightly higher at $696,400 .

Overall, the city‑wide benchmark price fell to $586,200 in June—about 3.6% lower than last year .

Desire: Why This Matters for Your Goals

• Buyers: Greater inventory means more options—and less competition—in popular housing types like condos and row homes. It’s a more relaxed environment to find a home you love.

• Sellers: If you own a detached or semi‑detached home, you’re still in a stable market with steady demand. But pricing and presentation will remain key to standing out.

• Investors & Downsizers: With supply leveling out and financing still uncertain, this summer could be a prime time to reevaluate your strategy and act smart.

Action: Ready to Move with Confidence?

Thinking about buying, selling, or just wondering how these changes affect your home’s value? Let’s connect. I’d love to provide a personalized market snapshot that reflects your neighbourhood and goals—no obligation, just clarity.

📞 Reach out today to set up a quick chat or custom report.

Together, we’ll make sure you’re positioned to succeed in Calgary’s evolving market!

We wanted to share a quick snapshot of what’s happening in Calgary’s real estate market this June.

We’re starting to see things level out a bit. Sales have cooled — especially in apartment and row-style homes — but activity is still stronger than average for this time of year. At the same time, inventory continues to climb, giving buyers more choice and helping shift the market into more balanced territory.

Detached and semi-detached home prices are holding steady, while row and apartment-style homes have seen slight price dips, mostly due to more competition from new builds and rental options.

All in all, it’s a healthier pace than the frenzy we’ve seen in the past. Whether you’re buying, selling, or just watching the market, it’s a good time to stay informed.

If you’d like to chat about what this means for you, we’re always here to help!

Detached

New listings in May rose to 2,419 units, with most of the gains driven by homes priced over $600,000. At the same time, sales activity has slowed across most price ranges, supporting a shift toward more balanced conditions and relative stability in prices. However, districts that are facing more competition from new home product or are seeing a larger pullback in demand are starting to show some signs of elevated supply.

The North East district has seen the largest pullback in resale sales activity combined with some of the highest gains in new listings. This has driven the sales-to-new listings ratio down to 41 per cent and the months of supply was nearly four months in May. This is causing prices to ease in the North East, offsetting some of the gains reported in the City Centre, West, and North West districts. City-wide the unadjusted benchmark price in May was $769,400, similar to last month, one percent higher than last May, and still above last year’s seasonal peak price.  

Semi-Detached

The 428 new listings in May were met with 256 sales, causing the sales-to-new-listings ratio to rise to 60 per cent this month. This slowed the pace of inventory growth and the months of supply remained just above two months.  Semi-detached homes continue to remain less than 10 per cent of all sales and inventory levels in the city.

This in part is due to construction patterns shifting toward more row style properties over semi-detached, and is one of the reasons we do not see the same inventory build as row and apartment style homes. 

Like the detached market there is significant variation within the city districts. The North East has the highest months of supply at nearly three months and is reporting some price declines, while the tightest conditions are in the North West, where prices continue to rise. Overall, generally tighter conditions are still supporting price gains for semi-detached properties. In April the unadjusted benchmark price was $697,300, a monthly gain of less than one per cent, nearly three per cent higher than last year’s levels and above last year’s seasonal peak.

Row

Row home sales have eased over last year’s near record high pace but stayed well above long-term trends.  However, the gain in new listings has continued to cause further inventory gains. For the second month in a row, inventory levels were over 1,000 units; we have not seen this much inventory for row units since 2021.

While inventory levels have improved across all districts, we are starting to see higher months of supply in the North East district at 3.5 months, resulting in some downward pressure on prices. The North, North West and South areas have also reported higher year-over-year pullbacks in resale prices, as improved supply choice for new properties are impacting resale activity. Overall, the benchmark price in May was $453,600, down over last month, nearly two per cent below last May, and lower than last year’s seasonal high.  
 

Apartment Condominium

Sales this month totaled 579 units, a significant decline over last May’s record high of 907 units. While new listings were lower than levels reported last year, they remained high compared to sales, causing the sales-to-new listings ratio to drop to 47% this month. This contributed to further inventory gains and drove the months of supply up to 3.6 months.

High levels of apartment rental units under construction are adding to the rental supply and contributing to rent adjustments. This is likely slowing condo ownership demand coming from existing renters and potential investors, contributing to some of the shifts witnessed in the apartment condominium sector. 

More supply choice is also weighing on condominium prices. In May the benchmark price eased to $335,300, down from last month and over one per cent lower than last year. The steepest declines are occurring in the North East and South East districts, where competition from the new home market is weighing on resale pricing. While prices have eased and are below peak levels, recent declines have not offset the double-digit gains reported over the past two years.

 
REGIONAL MARKET FACTS

Airdrie

While improving over last month, May sales eased compared to last year, contributing to the year-to-date decline of 10 per cent. However, the 772 sales so far this year are consistent with long-term trends in Airdrie. At the same time new listings continue to rise causing the sales-to-new listings ratio to fall to 58 per cent, still well within balanced conditions, but a significant change from the over 90 per cent ratio reported last year. Recent shifts in sales and new listings have supported gains in inventory levels.

In May there were 468 units in inventory, reflecting the highest May reported since prior to the pandemic. The shift in supply is in part related to the surge in new construction providing more options for potential consumers. Additional supply choice is impacting price growth.  The total residential benchmark price was $540,600 in May, down nearly one per cent over last month and nearly two per cent below last year’s levels.

Cochrane

Sales in Cochrane were fairly resilient until this month, where sales were 17 per cent slower than last year. The decline was enough to cause year-to-date sales to ease to levels just below those reported last year.  At the same time, this month new listings surged, driving the sales-to-new listings ratio down to 55 per cent and supporting further inventory gains.  With 293 units available in May, levels are more consistent with long-term trends. The months of supply neared three months in May and while this did slow the pace of price growth, the total residential benchmark price of $589,400 is still nearly four per cent higher than last May.

Okotoks

A boost in new listings this month supported a surge in sales activity. However, with a sales-to-new-listings ratio of 74%, inventory levels did not change much over last month and the months of supply once again dropped below two months. Okotoks has struggled to add supply at the pace reported in Calgary, Cochrane and Airdrie and sales growth has been dampened by limited supply choice.

While there have been some improvements in inventory levels, as of May levels remained nearly 28 per cent below long-term trends for the city.  The limited supply choice given the relatively strong demand has continue to support some price growth in the town. As of May the unadjusted benchmark price was $633,900, up over last month and over two per cent higher than last year. 
 

Cranston’s Parade of Garage Sales is happening this Saturday — and you’re invited!

We’re thrilled to share that 57 households have registered—what an amazing turnout! Our real estate team is proud to sponsor the event this year, and we’re so excited to see the community come together. 

To plan your route, download below the Treasure Map and access the digital map of all participating homes.

Residents can also pick up printed version of the garage sales map at the reception in Century Hall in Cranston after Wednesday June 4th.

If you have any questions, don't hesitate to reach out to Nika at 587-894-9050 or at admin@tamaranellissen.com

To download your digital map:

1. Click on imagine below

2. Download the Yard Sale Treasure Map App on Google Play or Apple Store

Charting your course to yard sale treasure has never been more fun and easy!Yard Sale Treasure Map is a free app for finding garage sales using your mobile device. View your local yard sales in map or list format, view sale details and photos, get directions, and take advantage of advanced organizational and route planning features.

• Search by day, location, distance, and keyword 

• Organize colors or by creating a route 

• See Street View of the sale site 

• Save time and gas by optimizing your sale route order 

• Sync your sale route across all of your mobile devices 

• Share your sale route 

Get driving directions on-the-go

Let’s make it a fun and successful day for everyone!

Best regards,

Tamara Nellissen and Nika Jagulakova with CIR Realty

If you've been watching Calgary's real estate market and wondering what’s really happening, you're not alone. As a local Realtor, I’ve been having this conversation daily — and the message is clear: the frenzy is calming, balance is returning, and with it, fresh opportunities for both buyers and sellers.

Inventory Is Up. Prices Are Steady. Now What?

In April 2025, we saw a significant change in Calgary’s housing market — inventory jumped to 5,876 units. That’s more than double what we saw this time last year, but let’s be real: last spring’s inventory was historically low. What we’re seeing now is more typical for this time of year, and that’s good news for everyone.

Home sales did slow down, reaching 2,236 units — down 22% from last year. But don’t be alarmed — these numbers are still consistent with long-term trends and far stronger than what we saw during the economic challenges of 2015–2020. As CREB® Chief Economist Ann-Marie Lurie explains, the stability is partly thanks to migration growth, steady employment, and better housing supply compared to the ultra-tight market of 2023–24.

What’s Really Going on in Calgary’s Housing Segments?

Let’s break it down by property type, because this is where things get interesting.

🏡 Detached Homes

Detached homes saw 1,102 sales — a 16% drop from last year. However, inventory rose to 2,511 units, bringing months of supply to 2.3. Prices remain strong: the benchmark price for a detached home in April hit $769,300, over 2% higher than last year. The City Centre is the star of the show, with a nearly 5% price jump year-over-year.

🏢 Semi-Detached

Sales dipped, but new listings helped inventory climb to 484 units. The benchmark price? $691,700 — up over 3% from last year. City Centre again led the pack in price growth, while the North remained stable.

🏙 Row Homes

Row house inventory hit 1,005 units — the highest since 2021 — creating three months of supply. The benchmark price stayed steady at $457,400. Some districts saw small declines, but overall the market is holding its value.

🏢 Apartment Condos

Sales were down 30% compared to April 2024’s record-setting month, but we’re still well above long-term averages. Inventory is climbing, especially in the North East, which now has seven months of supply. City-wide, the benchmark condo price remained at $336,000.

What This Means for You

Whether you’re buying or selling, this kind of market can work in your favour — if you play it right.

Buyers: More listings mean more choices and less competition. If you were sidelined last year due to bidding wars or limited inventory, now’s your chance to re-enter the market on more balanced terms.

Sellers: Yes, the pace has cooled — but benchmark prices have remained stable or risen slightly in many segments. If your home is priced right and presented well, it will still attract the right buyer.

In the surrounding areas, we’re seeing a similar trend:

Airdrie: Balanced market with 2.3 months of supply; prices steady at $544,700.

Cochrane: Sales are steady; prices up 6% year-over-year to a record-high $592,000.

Okotoks: Inventory is slowly climbing, helping moderate price growth. April's benchmark price: $627,100.

Thinking About Your Next Move?

Markets like this don’t come around often — balanced, steady, and full of opportunity. Whether you're thinking of upsizing, downsizing, or just exploring your options, this is a great time to talk strategy.

If you’re curious about what your home might be worth, or want to explore what’s available in your ideal neighbourhood, let’s connect. I’m here to help you navigate the nuances of this market and make confident, informed decisions — with no pressure.

If you’re thinking about moving, one of the toughest questions you’ll face is whether to buy before you sell or sell before you buy. Most of us don’t have the luxury of holding two properties at once, so making the right call is crucial. Here’s why selling first, then buying, might be the smarter and more stress-free choice.

1. Clear Financial Picture

When you sell your home first, you get to see exactly how much money you’ll have for your next property. Once you have a firm offer on your current home, you’ll know what your budget is for the next one. This makes securing your new mortgage easier and more predictable—no guessing how much you can afford.

2. Avoid Financial Stress

Carrying two mortgages at once can be a financial nightmare. By selling first, you won’t have to worry about paying for two homes simultaneously. This gives you the peace of mind to focus on finding the perfect new place, without worrying about double the bills.

3. Stronger Negotiating Power

Selling your home before you buy puts you in a better position to negotiate. Sellers love buyers who already have a firm offer—they know you’re serious and financially ready to move forward. This can give you an edge, especially in competitive markets where you don’t want to miss out on your dream home. Plus, it’s much more attractive to sellers than putting a “sale of buyer’s home” condition on your offer. That condition can make you seem uncertain, which can weaken your position in negotiations.

4. More Time, Less Rush

Selling first means you have more time to find your next home. No need to rush into decisions or settle for something that doesn’t feel right. You can take your time, especially in markets where things are starting to balance out, giving you the opportunity to negotiate and get the best deal.

Conclusion

For most people, selling before buying is the more practical route. It helps you avoid the stress of carrying two homes, gives you more control over your financial situation, and provides you with stronger negotiating power. Plus, it's much more attractive to sellers when you don’t need to rely on the sale of your current home. While it may take a little longer, in the end, it’s usually the best path to a smooth transition to your next home.

Navigating Calgary’s 2025 Housing Market: What Buyers & Sellers Need to Know

As a Calgary Realtor, I’ve been keeping a close eye on our housing market’s latest trends. Whether you’re looking to buy, sell, or invest, understanding these shifts can help you make the best real estate decisions. Let’s dive into what’s happening in Calgary’s market and what it means for you!

⸻

Attention: Calgary’s Market Is Changing

Calgary’s real estate landscape is transitioning as we move into 2025. Market activity has slowed compared to last year, but home values remain steady.

📉 Sales Decline – Home sales dropped 19% year-over-year, totaling 1,721 units in February.

📈 Home Prices Hold Steady – Despite the slowdown in sales, Calgary’s average home price increased by 5.1%, reaching $612,838 in February.

🏡 Inventory Growth – More homes are hitting the market, offering buyers increased choices.

These shifts suggest that we are moving toward a more balanced market—where neither buyers nor sellers have a distinct advantage.

(Source: WOWA)

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Interest: What’s Driving These Market Trends?

Several key factors are shaping Calgary’s real estate market this year:

1. Economic Uncertainty

Ongoing economic fluctuations, including tariff threats and inflation concerns, have impacted consumer confidence. This has led to a slowdown in buyer activity, despite relatively stable home values.

(Source: CREB)

2. Inventory & Supply Levels Are Increasing

Compared to last year, Calgary’s housing inventory has grown significantly. As of March 2025:

• Total inventory: 5,154 homes (+30% year-over-year)

• Months of supply: 2.4 months (up from under 2 months last year)

More supply means buyers have more options, and sellers may need to adjust expectations around pricing and market timing.

3. Price Trends Vary by Property Type

• Detached homes – Prices are up 5% year-over-year, with a benchmark price of $769,800.

• Semi-detached homes – Prices remain 5% higher than last year, averaging $691,900.

• Row homes – Prices increased by 2%, but remain below peak levels from last June.

• Condominiums – Prices are 3% higher than last March, but have softened compared to their peak in August 2024.

(Source: CREB)

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Desire: What This Means for Buyers & Sellers

For Buyers: More Choices, Less Pressure

✅ More inventory means more selection – Unlike last year’s intense bidding wars, buyers now have time to explore their options.

✅ Interest rates may soften – If borrowing rates drop in the coming months, it could make homeownership more affordable.

✅ Certain property types are still competitive – Homes under $700,000 continue to see tight supply, making them prime targets for buyers looking to move quickly.

For Sellers: Pricing & Strategy Matter More Than Ever

✅ Price your home competitively – Overpricing could cause your listing to sit on the market longer.

✅ Marketing is key – Professional photos, virtual tours, and staging can help attract serious buyers.

✅ Higher-priced homes may take longer to sell – Homes above $800,000 are seeing higher inventory levels, shifting conditions toward buyers.

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Action: How to Navigate This Market

The best way to succeed in Calgary’s 2025 housing market is to stay informed and work with a knowledgeable Realtor (like us!). Here’s what you can do next:

📌 Thinking of buying? Let’s set up a home search tailored to your needs. I’ll help you find the right home at the right price.

📌 Selling your home? We’ll provide a custom market analysis and strategy to get you the best possible price.

📌 Just curious about market trends? I’m happy to chat and provide insights specific to your community.

The Calgary market is always evolving, and whether you’re buying or selling, I’m here to help you make the most informed decision.

📞 Get in touch today!

If you’re a homeowner, 2025 might be the year that you consider refinancing your mortgage. With so many mortgages coming up for renewal, now is the perfect time to take a look at your options and see how refinancing could benefit you. Whether you're eyeing a rental property or looking to purchase a new home, refinancing could be the key to unlocking new financial opportunities. Let me walk you through why this strategy could be a game-changer for you.

Attention: Are You Ready to Take Advantage of Your Home’s Equity?

Did you know that you might have more financial flexibility than you realize? By refinancing your current mortgage, you can tap into the equity of your existing home to secure a lower interest rate or even consolidate debt. This gives you the opportunity to free up capital that can be used for purchasing additional properties or even to make a down payment on a new home.

It’s like using the value of your home to fund your next investment. Imagine the possibilities with a lower monthly payment or the ability to diversify your real estate portfolio!

Interest: Why Consider Refinancing Right Now?

The key reason to consider refinancing right now is that you might be able to take advantage of the current market conditions. By refinancing your mortgage, you can lower your interest rate, which means less money spent on interest over time. This can significantly improve your cash flow, leaving you with more money to manage and reinvest in new properties. If you're interested in building wealth through rental income or property appreciation, refinancing gives you the financial flexibility to do just that.

But wait, there’s more! If you’re planning to purchase a new home or investment property, refinancing allows you to access the capital you need without taking on additional loans or draining your savings. That’s right—by unlocking the equity in your current home, you could make your dreams of owning more property come true.

Desire: How Refinancing Can Help You Build Long-Term Wealth

When done strategically, refinancing can set you up for long-term success. If you use the funds to purchase a rental property, you could enjoy a steady stream of rental income, which could help you pay down your mortgage or fund other investments. Plus, as property values increase over time, the value of your investment grows, giving you the potential for substantial returns.

Refinancing may also lower your monthly mortgage payments, allowing you to free up cash for other important financial goals. By improving your cash flow, managing debt becomes easier and you’re better equipped to take on new ventures—whether it’s buying a new home, investing in real estate, or building savings for the future.

Action: Is Refinancing the Right Strategy for You?

So, is refinancing the right move for you? If you're looking to invest in rental properties or buy a new home, refinancing could be the perfect way to unlock the funds you need to move forward. The good news is, you don’t have to figure it out alone. Reach out to us so we can connect you with experienced mortgage broker to help guide you through the process, assess your options, and determine if refinancing is the best strategy for your financial goals.

If you’ve been keeping an eye on the Calgary real estate market, you know that things have been fluctuating. But here’s the good news: despite some ups and downs, sales are still above long-term trends, and there’s more opportunity than ever for both buyers and sellers. Let me break it down for you.

Attention: The Calgary Real Estate Landscape is Shifting

If you're thinking of buying or selling a home in Calgary, you’ve probably noticed that inventory levels are climbing. In February 2025, inventory rose by a staggering 76% compared to last year, hitting 4,145 units. What does this mean for you? More options! Whether you're looking for a condo, townhouse, or a single-family home, there's more on the market than before. This is the second month in a row we've seen these kinds of increases, which shows that things are starting to balance out after a post-pandemic frenzy.

Interest: What’s Driving These Changes?

The key change driving these inventory increases is the surge in more affordable housing options. If you’re on the hunt for a home under $500,000, you’re in luck—this price range saw the largest rise in inventory. The more affordable apartment and row/townhouse sectors are leading the charge. But what does this mean for the broader market?

It means that, while there is more inventory available, the supply is still relatively tight when compared to demand. The “months of supply” metric—the time it would take to sell all available homes at the current pace—was 2.4 in February. While that’s more than double what it was last year, it’s still a balanced market, particularly for apartment-style units, which saw the longest supply at 3.1 months.

Desire: What’s Happening with Sales and Prices?

Now, let’s talk sales. In February, there were 1,721 sales. While that’s above historical averages for the month, it’s 19% lower than last year. This might sound like bad news, but it’s actually a sign that things are stabilizing. We’ve moved away from the frenzied seller’s market we saw in the past few years. As Alan Tennant, President and CEO of CREB® (Calgary Real Estate Board), put it, “We’re seeing the seller’s market of the past two or three years ease off.” This is great news for buyers!

When it comes to pricing, the residential unadjusted benchmark price in February was $587,600. This is pretty stable compared to late-2024 levels, with only a 1% increase year-over-year. Some areas of Calgary saw price declines, especially the City Centre and North districts. On the other hand, the East district saw the largest price growth—over 3%! So, if you’re considering buying in the East, you might want to move quickly before prices climb even more.

Action: How Should You Navigate Calgary’s Real Estate Market?

Whether you’re thinking of buying or selling, the key takeaway here is that the market is balancing out. Buyers now have more options, and although prices are still rising in some areas, the frantic pace of the past few years is slowing. If you’re a buyer, now might be a great time to take advantage of more inventory and slightly lower competition. Sellers, while you may not see the same level of bidding wars as in 2023, there’s still strong demand—especially for affordable homes.

So, what are you waiting for? If you're interested in exploring the Calgary market further, don’t hesitate to reach out to a local real estate professional. This is a fantastic time to make a move, whether you're buying or selling!

Stay tuned to keep up with the latest updates, and remember, whether you're in the market to buy or sell, knowledge is your best tool. Happy house hunting!

For more detailed insights on the Calgary real estate market, you can check out these sources:

• CREB® Calgary Real Estate Market Report

When searching for a condo in Calgary, you may come across properties built with post-tension cable (PTC) construction. This building method was commonly used in high-rise, concrete-construction condos during the 1970s and 1980s. While it offers some structural advantages, there are also important considerations to keep in mind when buying a condo in a PTC building.

What Are Post-Tension Cables?

Post-tension cables are steel cables encased in plastic tubing that are stretched under high tension within concrete slabs. This construction technique allows for more open floor plans without the need for support pillars, making for spacious and modern layouts. While primarily found in concrete high-rises, PTC construction can also be present in some wood-frame buildings with concrete slabs above the parkade level.

Potential Risks of Post-Tension Cable Buildings

While PTC buildings offer design benefits, they also come with potential drawbacks, particularly concerning long-term maintenance and financing. Over time, the steel cables inside the concrete can corrode, leading to costly repairs and ongoing monitoring requirements.

Most condo corporations in Calgary that manage PTC buildings have implemented routine inspections to monitor cable conditions. Depending on the building, these inspections may take place every year or every few years, with necessary maintenance costs factored into the condo's operating budget.

Challenges with Financing and Resale

One of the most significant challenges with post-tension cable buildings is obtaining mortgage approval. Many lenders hesitate to approve financing for condos in PTC buildings, and mortgage insurance is typically required regardless of the down payment amount. Among Canada’s three major mortgage insurers, one does not insure PTC buildings at all, while the other two consider them on a case-by-case basis.

Due to the financing restrictions, selling a condo in a PTC building can be more challenging. A smaller pool of eligible buyers often results in lower resale values, which is why many 1970s and 1980s condos in Calgary appear to be great deals at first glance.

Should You Consider a Post-Tension Cable Condo?

Every buyer's situation is unique, and there are advantages to purchasing a condo in a PTC building. If resale value isn’t your primary concern, these condos can offer a lot of space in desirable locations for a lower price. Additionally, many PTC buildings in Calgary are well-managed, with regular monitoring and maintenance plans in place.

Before making a decision, it's essential to weigh the benefits against the potential financing and resale challenges. If you’re unsure whether a PTC building is the right fit for you, consulting with a knowledgeable real estate professional can help you make an informed choice.

Need Expert Guidance in Your Condo Search?

Whether you’re looking for a post-tension cable condo or want to avoid them entirely, having the right real estate expert on your side makes all the difference. Contact me today to discuss your priorities, and let’s find the perfect Calgary condo for your needs!

When buying or selling a home, one crucial metric to consider is the sale-to-list price ratio. This ratio represents the percentage of a home’s final sale price compared to its original listing price. A higher ratio indicates a stronger seller’s market, while a lower ratio suggests more room for negotiation for buyers.

Calgary’s Sale-to-List Price Ratio: A Market Overview

Over the past several months, Calgary’s real estate market has seen fluctuations in the sale-to-list price ratio, reflecting seasonal changes and shifting market conditions. Below is a breakdown of recent trends:

Visualizing the Market Trend

What This Means for You

For Buyers:

• With the sale-to-list price ratio trending downward, buyers may have more room to negotiate.

• Sellers are increasingly open to offers below the asking price, making it an excellent time to explore your options.

For Sellers:

• Competitive pricing is essential to attract serious buyers in this shifting market.

• Offering added incentives, such as flexible closing dates or home upgrades, can make your property stand out and secure a strong offer.

Have Questions?

If you’re curious about how this trend might impact your buying or selling decisions, Nika and I’d be happy to provide personalized insights. Please reach out, and we can discuss your unique situation.

Looking forward to helping you navigate Calgary’s evolving real estate market!

Buying a new build home is an exciting experience! The thought of owning a brand-new, never-lived-in property, customized to your style and preferences, is incredibly appealing. However, while the process can be exciting, it can also be overwhelming. This is where a knowledgeable realtor can be an invaluable asset. Here’s how a realtor can help you navigate the new build process and why it’s important to have one by your side.

1. Realtors Are Your Advocate

One of the most important roles a realtor plays is acting as your advocate. The sales agents at showhomes work for the builder, and while they are helpful, they represent the builder’s interests. A realtor, however, works for YOU. They’re there to ensure that your best interests are at the forefront of the transaction, helping you make informed decisions every step of the way.

2. Expert Guidance on New Build Options/Upgrades

New homes come with a variety of choices—floor plans, finishes, upgrades, and customization options. It can be tough to navigate all of these decisions on your own. A realtor brings expertise to the table, helping you understand which features add value, which upgrades are worth the investment, and which may not be as important. This guidance can save you time, money, and frustration in the long run.

3. Realtors Help You Avoid Pitfalls

With new builds, there are often unexpected details or potential pitfalls that aren’t immediately obvious. For example, builders might have specific timelines for completion, or there could be hidden costs in upgrades that don’t always get discussed upfront. An experienced realtor can help you avoid these traps by reviewing the fine print, negotiating with the builder on your behalf, and ensuring that everything is clear from the beginning. Informed Decisions: Your realtor can provide you with information on the builder’s reputation, the quality of their work, and the neighborhood, ensuring that you’re making a well-informed choice.

5. A Realtor Can Negotiate Better Terms for You

New home builders often have fixed pricing, but that doesn’t mean you can’t negotiate. Realtors are skilled negotiators and can help you secure additional perks or incentives, such as upgrades, price reductions, or other bonuses that may not be advertised. These benefits are often not available to buyers who don’t have a realtor representing them, so having one can make a significant difference in your deal.

6. The First Visit to a Showhome: Why It’s So Important to Bring a Realtor

The first visit to a showhome is a major step in the buying process. This is where you get a real sense of the builder’s work, see floor plans in action, and start to envision what your future home could look like. If you go to a showhome alone, the builder’s sales agent will assume that you’re not working with a realtor. While that’s fine, it means your realtor won't be able to represent you in the process from the outset. This could lead to missed opportunities or misunderstandings down the line.

So, whether you're considering your first new build or your next one, make sure you have a trusted realtor with you from the beginning. It’s the smartest move you can make in the new construction home-buying process!

The Calgary real estate market is showing some positive shifts in 2025. After three years of limited inventory, January saw a 70% year-over-year increase in available homes, with a total of 3,639 units listed. While that’s a big improvement, we’re still below the typical 4,000+ units we usually see at this time of year.

What’s Changing?

Ann-Marie Lurie, Chief Economist at CREB®, expects supply levels to improve this year, leading to more balanced conditions and slower price growth. However, not all property types are seeing the same changes. While detached and semi-detached homes are still in high demand, apartment-style condos are starting to show excess supply, particularly in the higher price ranges.

Market Conditions

In January, the months of supply rose to 2.5 months, up from last year's 1 month, but still on the lower side. The months of supply varied: semi-detached homes had under 2 months, while apartment condos reached 3.5 months.

Pricing Trends

The benchmark price for residential homes remained steady at $583,000, up about 3% from last year. Prices are stabilizing, though some areas and property types are still seeing higher growth.

What Does This Mean for You?

For buyers, there are more options—especially in the condo market—but competition remains high for detached homes. Sellers will see more inventory competition, so pricing your property correctly is key.

Feel free to reach out if you have questions about navigating these changes in the market. Let’s make sure you’re in the best position, whether you’re buying or selling!

If you're thinking about selling your home, there’s a secret that many seasoned real estate agents already know: Spring is the ideal time to list your property. While it’s tempting to wait for that perfect moment when your home looks its absolute best, the truth is that early Spring often provides a much better opportunity for sellers than later in the season.

Here’s why

1. Buyer Activity is at Its Peak

Spring sees a dramatic increase in buyer activity. After a quiet winter, buyers are ready to jump into the market. Early Spring buyers are motivated, often looking to settle in before summer. They’re usually well-prepared—pre-approved for mortgages, familiar with the market, and serious about making a move. And here’s the kicker: they’re more likely to act fast because they want to get ahead of the competition that will show up later.

2. Less Competition, More Exposure

Listing in early spring gives you an edge. There are fewer homes on the market, so your property has a better chance of standing out. As we get into late spring and summer, the inventory increases, and so does the competition. More homes means more choices for buyers, which could slow down your sale or even lead to price cuts. By listing early, you're giving your home maximum exposure with fewer options for buyers to compare it to.

3. Motivated Buyers = Faster Offers

People out house-hunting in early Spring aren’t just window shopping—they’re looking to buy. They're often already familiar with the market and have been waiting for the right home to come up. That sense of urgency is powerful. Many buyers want to make a move before the summer rush, which means they're ready to make quick offers. If they love your home, they may act fast to avoid missing out.

4. Timing is Everything: Early Spring is Key

Don’t wait for late Spring or summer to list. Here’s why: if you wait until later in the season, you’re competing with a larger number of homes, and many potential buyers have already made their decisions. Based on market trends, homes listed in March and April see more serious buyers. By June, many buyers have already found homes, leaving you with fewer options—and potentially slower offers.

5. Pricing and Strategy Matter

Pricing your home right from the start is crucial. In early Spring, there’s a good chance you’ll attract serious offers at your asking price (or higher). But as we move into the summer months, you'll find more competing sellers—and possibly lower offers. Listing early means you’re part of the Spring rush before the market cools down, and you have the chance to get a solid price without facing as much price pressure from the competition.

Bottom Line: List Early for the Best Results

If you're thinking about selling, Spring is the time to do it. With more motivated buyers, less competition, and your home looking its best, listing early in the season gives you the best chance to sell fast and for a great price. So, why wait? Let's get your home on the market and take advantage of this prime time to sell. If you're ready, we are here to guide you through every step of the process!

As a Calgary realtor, I know that property taxes are a major consideration for homeowners and buyers alike. Understanding how these taxes are calculated and how you can appeal your assessment if necessary is key to making informed real estate decisions. Let’s break it down.

What Is the Mill Rate and How Does It Affect Your Property Taxes?The mill rate is the tax rate applied to your property’s assessed value to determine how much you owe in property taxes. Essentially, it’s the amount you pay per $1,000 of assessed value. The City of Calgary sets this rate annually based on budget needs.

For 2025, Calgary has announced a 5.5% increase in residential property taxes, meaning homeowners will see their tax bills rise. If you're planning to buy or sell, understanding how this impacts affordability is crucial.

Should You Appeal Your Property Assessment?Every year, the City of Calgary sends out property assessment notices. If you believe your assessed value is incorrect, you have 67 days from the date of your notice to request a review during the Customer Review Period. You can contact the city’s assessment department at 403-268-2888 to discuss your assessment for free.

If you still believe your home’s value is inaccurate after the review, you can file a formal complaint with the Calgary Assessment Review Board (ARB). Keep in mind, this process costs $30 to $650, depending on your property type and assessment value. If your appeal is successful, this fee will be refunded. You can file your appeal at calgaryarb.ca.

However, an appeal is only worth your time if there’s a significant discrepancy between your assessed value and actual market value. A small difference won’t justify the effort and fees involved.

How Property Value Changes Impact TaxesTo give you a clearer picture of how an increase in assessed value affects your tax bill, here are some examples using Calgary’s 2024 mill rate of 0.0064861:

Assessed Value IncreaseAdditional Tax Owed$50,000$324.31$100,000$648.61$150,000$972.92If your property’s assessment is overinflated by $100K, that could mean hundreds of extra dollars in property taxes. That’s when an appeal might make financial sense.

Final Thoughts for Homeowners and BuyersWhether you're looking to buy, sell, or invest in Calgary real estate, staying informed about property taxes can save you money. If you have questions about how your assessment affects your home’s value or your buying power, reach out—I’d be happy to help you navigate the Calgary real estate market!

For more details on assessments and appeals, visit the City of Calgary’s Property Assessment page.

If you would like to discuss your properties assessed value with a professional, give my self - Tamara a call 403-477-5120, or Nika at 587-894-9050.  

Wondering what is expected for Calgary's housing market in 2025? It's shaping up to be an interesting year, with several factors influencing the landscape.

Strong Demand Continues

This year, housing demand is expected to stay above long-term trends. Past gains in population and employment have laid a solid foundation, and with lending rates easing, more people are finding it feasible to enter the market. Plus, better supply options mean there's more variety for buyers. However, it's worth noting that migration is slowing from its record highs, and new home construction is ramping up, leading to increased competition. Economic uncertainties also loom, which might put a lid on further growth in resale activity. Despite these challenges, sales are forecasted to surpass 26,000 units, reflecting a robust market that's about 20% higher than long-term trends.

Alberta's Economic Outlook

Alberta's economy is set for stronger growth, estimated at 2.5% in 2025 and 2.8% in 2026, outpacing the national rate. This growth is fueled by strong energy sector performance, emerging sectors like technology and petrochemicals, and continued interprovincial migration. While falling interest rates will support a rebound in consumer spending, trade uncertainty and a slowdown in international migration will create headwinds.  Source: ATB.COM

Population Growth and Employment Trends

Record-high international migration, combined with the resurgence of interprovincial migration, has been a key driver of housing activity in recent years. Although migration levels in Alberta are starting to ease, they remain exceptionally strong. Looking ahead to 2025, federal immigration policy changes are expected to slow the influx of both temporary and permanent international migrants. Interprovincial migration is projected to slow from the elevated levels seen in recent years, bringing Alberta's population growth rate down to 1.9% in 2025. While Calgary's population growth is also expected to slow, it is anticipated to remain higher than the provincial average.

In 2024, Calgary's employment growth exceeded expectations, thanks to notable gains in manufacturing, accommodation and food services, transportation and warehousing, and information, culture, and recreation sectors. Looking ahead to 2025, employment levels are expected to grow by 2%, driven by gains in construction, retail trade, healthcare, and education. At the same time, easing migration is projected to slow labor force growth, helping reduce unemployment rates by the end of 2025.

Market Shifts on the Horizon

While overall sales levels are expected to remain stable, we might see changes in where these sales are happening. Rental rates are easing, thanks to higher completions and a slowdown in international migration, which could impact the condominium market. On the flip side, lower lending rates, improved supply, and continued (though slower) migration from other provinces are likely to boost detached home sales.

Housing Market Segments

Detached Homes: A limited supply of lower-priced detached homes constrained sales activity in 2024, with declines in the lower price ranges outweighing growth in the upper end of the market. Overall, detached sales fell by over 2% but aligned with long-term trends. Persistently tight market conditions throughout the year drove an 11% annual increase in benchmark prices. However, by the second half of the year, new listings in higher price ranges helped ease seller market conditions at the upper end.

Looking ahead to 2025, the supply of listings priced above $600,000 is expected to improve as inventory options increase. Easing lending rates and pent-up demand should offset the impact of slowing population growth, keeping sales slightly higher than last year and aligned with historical trends. The market's shift toward more balanced conditions is anticipated to moderate price growth to 3% in 2025. Price trends will vary by location and price range, with lower-priced homes within their respective communities experiencing stronger growth than higher-priced properties.

Semi-Detached Homes: The limited availability of lower-priced detached homes drove many buyers to semi-detached properties in 2024. Semi-detached sales increased by nearly 5%, marking a fourth consecutive year of above-average activity. As affordability challenges persist, this trend is expected to continue, with more buyers opting for semi-detached homes.

Supply constraints in 2024, especially for lower-priced options, kept the market in seller-favored conditions, resulting in an annual price gain of nearly 11%. New semi-detached starts rose for the fourth straight year, with year-to-date figures surpassing annual totals from the previous three years. Although semi-detached starts remain a consistent share of total construction activity, the growth in starts is expected to support some supply gains in 2025. Rising inventory relative to sales should help ease price pressures, but prices are still projected to increase by over 3% in 2025.

Row Homes: After a prolonged period of limited inventory, a surge in new listings in 2024 led to rising inventories in the year's second half, alleviating some pressure on prices. However, strong sales ensured seller-favored conditions for much of the year, driving a 14% annual increase in prices. Price growth varied across the city, with the most affordable East and North East districts experiencing the fastest gains.

Inventory growth was concentrated in properties priced above $400,000, which accounted for 77% of all inventory—up significantly from 63% last year. Demand for affordable row homes is expected to support sales activity in 2025, but increasing supply in the resale and new home markets will slow price growth. Conditions will vary by location and price range, with higher-priced units facing more competition and reducing upward price pressure.

Apartments: Limited supply in lower price ranges encouraged many buyers to turn to apartment-style homes over the past two years, depleting inventory in the most affordable segments. Most of the inventory growth in 2024 occurred for units priced above $300,000, leaving less than 30% of the inventory priced below $300,000.

Despite some adjustments within specific market segments, continued population growth should maintain strong absorption levels across Calgary. However, the market is likely to exhibit a more balanced state compared to the past three years.

In summary, Calgary's housing market in 2025 is poised for stability with moderate growth. While challenges exist, the city's strong foundation and adaptive market dynamics suggest a positive outlook for both buyers and sellers.

1. Beltline

• Average Rent for 1-Bedroom: $1,500 - $1,800/month
• Average Rent for 2-Bedroom: $2,100 - $2,400/month

2.  Kensington

• Average Rent for 1-Bedroom: $1,550 - $1,750/month
• Average Rent for 2-Bedroom: $2,200 - $2,500/month

3. Bridgeland​
​ Average Rent for 1-Bedroom: $1,500 - $1,800/month
​ Average Rent for 2-Bedroom: $2,100 - $2,500/month

4. University District

• Average Rent for 1-Bedroom: $1,400 - $1,650/month
• Average Rent for 2-Bedroom: $1,800 - $2,200/month

5. Inglewood

• Average Rent for 1-Bedroom: $1,600 - $1,800/month
• Average Rent for 2-Bedroom: $2,100 - $2,400/month