A Shift in the Market: What Calgary Homeowners Need to Know Right Now
📊 Big Picture: Calgary Is Shifting to a More Balanced Market
After years of tight inventory and sky-high demand, Calgary’s housing market is starting to level out. Inventory has been building, price growth is cooling, and buyer options are expanding.
Let’s take a look at what actually happened in August 2025:
- Sales: 1,989 homes were sold in Calgary in August — that’s down 9% compared to last year.
- Inventory: There were 6,661 homes on the market, the highest August total since 2019.
- Prices: The benchmark price across all property types was $577,200, which is down nearly 4% from the market peak in 2024.
👉 In short: there are more homes available, homes are taking longer to sell, and prices are cooling in some categories. This is good news for buyers—and a wake-up call for sellers.
🏡 Home Prices in Calgary – By Property Type
Let’s break down what’s happening with each type of home in Calgary:
🏠 Detached Homes
- Benchmark Price: $755,600
- YoY Change: Flat (~1% decline)
- Trend: Detached homes are holding their value relatively well, especially in higher-demand areas like the West and City Centre. However, in the North East, North, and East, prices are softening as supply builds up.
🏘️ Semi-Detached Homes
- Benchmark Price: $687,200
- YoY Change: ⬆️ Up ~1%
- Trend: Semi-detached homes are showing resilience. With fewer new builds compared to other types, there’s less competition, which is keeping prices steady.
🏠 Row (Townhomes)
- Benchmark Price: $439,600
- YoY Change: ⬇️ Down ~5%
- Trend: This is one of the property types seeing the biggest price drops. Why? New supply is flooding in, and buyers now have more options. This is especially true in the North East.
🏢 Apartment/Condos
- Benchmark Price: $326,500
- YoY Change: ⬇️ Down ~6%
- Trend: Apartment-style homes are experiencing the most dramatic price softening. New construction is booming in the condo market, creating high competition for resale units.
🗺️ Calgary Districts: Who’s Winning & Who’s Slowing Down?
Not all neighbourhoods are seeing the same trends. Here’s a quick snapshot:
| District | Price Trend | What’s Happening |
|---|---|---|
| City Centre | Holding steady | Central homes remain in demand. |
| West Calgary | Small growth | Strong performance for detached homes. |
| North East | Price drops | High supply = downward pressure. |
| North / East | Price drops | More inventory, slower sales. |
If you’re a homeowner in a high-inventory district, you may need to be more strategic when pricing and marketing your home.
📉 What’s Causing the Price Shift?
Here’s what’s contributing to Calgary’s market softening:
- More New Builds: Developers are bringing more product online—especially condos and townhomes. This creates competition for resale listings.
- Interest Rates Holding: With no major rate cuts, buyers remain cautious and selective. The frenzy has calmed.
- Longer Days on Market: Homes are sitting longer, which increases supply and lowers urgency.
- Higher Rental Vacancy: The rental market has also cooled slightly, easing pressure on first-time buyers to rush into ownership.
⚖️ Buyers Gaining Power – But Not Everywhere
Calgary’s months of supply has increased to 3.4 months—a clear sign the market is shifting.
Here’s what that means:
- Under 2 months = Seller’s market ✅
- 2–4 months = Balanced ⚖️
- Over 4 months = Buyer’s market ⬅️
Apartment and row homes are nearing buyer’s market conditions, while detached and semi-detached remain more balanced. This is not a crash—just a correction toward normal.
💡 What This Means for YOU
✅ If You’re a Homeowner:
- Don’t panic—but do be realistic.
- If you’re planning to sell this fall, expect more competition. You’ll need sharp pricing, strong marketing, and expert staging to stand out.
- If you’re holding, this is a great time to watch the market and plan your next move strategically.
🛍️ If You’re a Buyer:
- You now have more choice and less pressure.
- Especially in the condo and row home space, deals are starting to emerge.
- Timing the market perfectly is impossible—but right now, you can shop smarter than last year.
🚪 Thinking of Buying or Selling?
The Calgary real estate market is changing—but opportunity lives in change.
📍 Whether you’re curious about what your home is worth, exploring a downsize or upgrade, or wondering if it’s a good time to invest—we’ve got your back.
Read Full City of Calgary monthly statistics package here.
