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)

⸻

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)

⸻

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.

⸻

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