Real estate isn’t just my career — it’s been a lifelong passion that has shaped who I am and how I serve my clients today.

I was born in Calgary but raised in the UK, where my journey in real estate began earlier than most. At just 19 years old, I purchased my very first home. That early step into homeownership sparked a lasting interest in property, renovation, and the long-term power of real estate as an investment.

From Renovations to Real Estate Strategy

In the UK, I gained hands-on experience renovating properties, learning firsthand how smart improvements can add real value. After earning a degree in Marketing, I made the move back to Calgary in 2006 — a city I’ve proudly called home ever since.

Since returning, I’ve been deeply involved in Calgary’s real estate landscape:

• Real estate investor and landlord

• West Calgary homeowner for over 18 years

• Worked with Calgary real estate developers since 2006 in sales, marketing, and warranty

This behind-the-scenes experience gave me a unique, well-rounded understanding of the market — from how homes are built and marketed, to how they perform long after possession day.

Turning Experience Into Results for Clients

Becoming a Realtor was a natural next step. I wanted to take everything I’d learned — as a homeowner, investor, marketer, and industry professional — and use it to help people make smarter real estate decisions.

That commitment paid off quickly. I was proud to be awarded Rookie of the Year at 2% Realty, and I’ve since earned President’s Platinum Club recognition every single year.

These achievements reflect more than sales numbers — they represent trust, repeat clients, and results.

Why Clients Choose Me

Clients work with me because I offer:

• Deep local knowledge of Calgary’s real estate market

• Strong negotiation skills

• Strategic marketing backed by real-world experience

• Honest advice focused on protecting your bottom line

Whether you’re buying your first home, upgrading, downsizing, or selling while looking to save on commission, my goal is simple:
help you make confident, informed decisions and get the best possible outcome.

If you’re thinking about buying or selling in Calgary, I’d love to help.

Contact me for a free, no-obligation consultation.

Adrienne Mcgarvey

403.801.2012

adrienne.mcgarvey@2percentrealty.ca

When it comes time to sell your home, first impressions matter—and they can directly impact your final sale price. As a Calgary Realtor, I often see sellers leave money on the table by overlooking simple, cost-effective improvements.

Here are four proven tips to help protect your property’s value and present your home in its best possible light before hitting the market.

1. Choose Neutral Paint Colours

Fresh, neutral paint is one of the easiest ways to modernize your home. Light greys, soft beiges, and warm whites create a clean backdrop that appeals to the widest range of buyers. Neutral tones also help spaces feel brighter, larger, and move-in ready—a huge plus in today’s competitive Calgary market.

2. Update Light Fixtures & Match Your Bulbs

Lighting is often overlooked, but it has a massive impact on how a home feels. Swapping out dated fixtures for simple, modern ones can instantly elevate a space. Just as important? Matching light bulbs throughout the home for consistent colour temperature and brightness. The result is a cohesive, polished look buyers notice right away.

3. Keep Up With Maintenance

Buyers pay close attention to signs of ongoing care. Leaky faucets, loose handles, squeaky doors, or damaged trim may seem minor—but they can raise red flags. Staying on top of routine maintenance reassures buyers that the home has been well cared for and helps prevent unnecessary price negotiations later.

4. Cleaning Is the Best Bang for Your Buck

If there’s one thing every seller should prioritize, it’s cleaning. A professionally cleaned home feels fresher, brighter, and more inviting. Clean windows, baseboards, kitchens, and bathrooms can dramatically improve how your home shows—often with a better return than more expensive upgrades.

Thinking of Selling in Calgary?

Preparing your home properly can make a real difference in how quickly it sells and for how much. I help sellers create a clear plan to maximize value—while also saving thousands with a smarter commission structure.

Contact me today for a FREE home evaluation and personalized selling strategy.

Adrienne McGarvey REALTOR

2% Realty

403.801.2012

3 Essential Credit Score Tips Every Calgary Home Buyer Should Know

When buying a home in Calgary, your credit score matters more than many buyers realize. It can impact whether you’re approved for a mortgage, the interest rate you receive, and even how much home you can afford.

Understanding how credit works — and how to protect your score during the buying process — can save you money and stress. Below are three essential credit score tips every home buyer should know before applying for a mortgage.

1. Know the Difference Between Hard and Soft Credit Inquiries

Not all credit checks are created equal.

Soft credit inquiries are for informational purposes only and do not affect your credit score. Examples include checking your own credit score or pre-screening offers.

Hard credit inquiries occur when you apply for credit, such as a mortgage, loan, or credit card. These can lower your score slightly and remain on your credit report for up to two years. You must give permission for a hard inquiry to take place.

Understanding this difference helps you avoid unnecessary credit hits during your home-buying journey.

2. Protect Your Credit While Buying a Home

Once you start the mortgage process, it’s crucial to keep your credit profile stable. Even small changes can impact final mortgage approval.

To protect your credit score:

• Avoid applying for new credit cards or loans

• Delay large purchases like furniture, appliances, or vehicles

• Keep existing credit card balances low

• Avoid increasing debt until after possession day

A lower credit score could mean a higher interest rate — or in some cases, difficulty receiving final approval.

3. Shopping Mortgage Rates Won’t Hurt If Done Correctly

It’s smart to compare mortgage options, and the good news is that doing so won’t hurt your credit if you act within a short timeframe.

Credit bureaus recognize mortgage shopping as “rate shopping.” If you submit multiple mortgage applications within approximately 45 days, they’re typically grouped together and counted as one hard inquiry.

The key is timing — do your comparisons within a focused window.

Why Credit Scores Matter When Buying a Home

Lenders use credit scores to assess risk and determine mortgage terms. Buyers with higher scores generally:

• Qualify more easily

• Receive better interest rates

• Pay lower overall borrowing costs

That’s why understanding and protecting your credit score is one of the smartest steps you can take before buying.

Work With a Trusted Calgary Buyer’s Expert

As an Accredited Buyer’s Representative (ABR®), I specialize in helping Calgary buyers make informed decisions — from financial preparation to negotiating the best possible purchase.

If you’re thinking about buying a home and want guidance on credit, mortgages, and the Calgary market, I’d be happy to help.

Adrienne McGarvey
2% Realty
403.801.2012
adrienne.mcgarvey@2percentrealty.ca

Let’s make sure you’re set up for success before you start house hunting.

What Today’s Market Data Tells Us About Detached Homes in Calgary

If you’re a homeowner watching the Calgary real estate market and wondering whether now is a good time to sell, recent detached home data offers some valuable insight.

The market is active — but it’s also price-sensitive and competitive.

Strong New Supply Is Hitting the Market

With 259 new detached listings, inventory is building. This gives buyers more choice and means sellers can no longer rely on demand alone to drive results. Homes need to stand out through pricing, condition, and marketing.

Buyer Activity Remains Healthy

Despite higher inventory, buyers are still engaged:

• 176 detached homes sold

• 162 currently pending

This shows that well-priced homes are continuing to move, often without extended time on market.

Pricing Strategy Is the Biggest Factor Right Now

One of the most telling statistics is pricing movement:

• 108 price decreases

• Only 7 price increases

This gap clearly shows that buyers are unwilling to chase inflated prices. Sellers who start too high are being forced to adjust, sometimes multiple times.

Homes priced correctly from the start are avoiding price reductions and attracting stronger interest.

Expired & Terminated Listings Are a Warning Sign

With expired and terminated listings increasing, some sellers are choosing to step back rather than chase the market. In most cases, this comes down to pricing expectations or a lack of effective marketing.

What This Means for Detached Home Sellers

The Calgary detached market today can be best described as:

• Active, but selective

• Balanced to slightly buyer-favouring

• Rewarding realistic pricing and strong presentation

Homes that are staged, marketed professionally, and priced accurately are selling. Those that aren’t are quickly exposed by today’s informed buyers.

Thinking of Selling?

Before listing, it’s critical to understand:

• What buyers are paying right now

• How much competition you’re facing

• How to price your home to attract offers — not price reductions

Reach out for a free, no-pressure home evaluation and a clear plan to position your home for success in today’s Calgary market.

Adrienne McGarvey 2% Realty

403.801.2012

Selling a home in a competitive market isn’t just about pricing — presentation matters. The recent sale of 512 – 235 9A Street NW is a perfect example of how professional staging can elevate a listing and contribute to a successful outcome.

This Inner City Calgary property was expertly staged by Dekora Staging, and the results were nothing short of impressive. From the moment buyers walked in (or viewed the listing online), the space felt welcoming, modern, and easy to envision as home. Strategic furniture placement, cohesive décor, and thoughtful design helped highlight the unit’s strengths while minimizing distractions.

Why Staging Makes a Difference When Selling

Today’s buyers often make decisions within seconds — and most start their search online. Professionally staged homes consistently:

• Photograph better for online listings

• Help buyers emotionally connect with the space

• Highlight functionality and flow

• Stand out from competing properties

At 512 – 235 9A Street NW, staging helped transform the unit from simply “for sale” to move-in ready and memorable, driving stronger interest and contributing to a successful sale.

A Smart Investment for Sellers

Many sellers wonder if staging is worth the cost. In my experience, it often pays for itself by reducing time on market, increasing buyer interest, and helping a home sell for top value. In crowded condo and townhouse markets especially, staging can be the edge that sets your property apart.

Dekora Staging did an outstanding job on this listing, and I highly recommend their services to sellers who want to maximize their home’s appeal and market impact.

Thinking of Selling Your Home?

If you’re considering selling in Inner City Calgary (or anywhere in the city), I help sellers create a clear, cost-effective plan — including pricing, staging guidance, and marketing strategies designed to get results without overpaying on commission.

Reach out for a free home evaluation and personalized selling strategy.
Your home deserves to stand out.

Adrienne McGarvey 2% Realty

403.801.2012

What Buyers and Sellers Need to Know About Calgary’s 2026 Housing Market

As we look toward 2026, the Calgary housing market is showing clear signs of "normalizing." Following the record-breaking activity and supply shortages of previous years, the latest CREB® Forecast suggests a shift in momentum that will provide both new opportunities and unique challenges for buyers and sellers alike.

A Transition to Balance In 2025, we saw the market move away from extreme seller-favored conditions. For 2026, this trend is expected to continue, with balanced to buyer’s market conditions becoming the new norm. This shift is primarily driven by a surge in new home completions—particularly in higher-density sectors—and a cooling of the migration levels that previously fueled intense demand.

Price Performance by Property Type Not all segments of the market will behave the same way. According to the forecast:

• Detached & Semi-Detached: These segments are expected to remain the most stable. Detached home prices are forecasted to grow by a marginal 0.1%, while semi-detached homes may see a slight 0.8% increase.
• Row & Apartments: Expect more significant adjustments here. Due to elevated inventory levels from record-high starts, row house prices are forecasted to ease by 1.9%, and apartment-style condos could see a 3.5% reduction in benchmark prices.

The Economic Backdrop While Alberta remains a national leader in economic growth with a forecasted 2.1% GDP increase, job growth is expected to slow significantly to 0.4%. This slower employment growth, combined with higher unemployment rates (forecasted at 7.4%), will likely keep housing demand at more typical, long-term historical levels rather than the frenetic pace of the early 2020s.

What This Means for You

• For Sellers: Pricing and presentation are more critical than ever. With more competition on the market, especially in the condo and row sectors, "waiting for a higher price" may no longer be a viable strategy.
• For Buyers: You finally have more breathing room. Increased inventory means more choice and less pressure to engage in aggressive bidding wars, particularly in the multi-family market.

Conclusion The Calgary market remains resilient, but the "gold rush" era of the past few years has transitioned into a more sustainable, balanced environment. Whether you are looking to upsize into a detached home or enter the market via a condo, understanding these 2026 forecasts is key to making a smart move.

Read the full CREB Forecast report here.

Proud to Achieve Platinum Club Status for the 3rd Year in a Row

I’m incredibly proud to share that I’ve been recognized once again as a President’s Platinum Club member with 2% Realty Calgary—marking my third consecutive year achieving this milestone.

This award represents more than just numbers. It reflects a consistent commitment to:

• Providing honest, strategic advice

• Helping clients save money on commissions

• Delivering results-driven service in all market conditions

Real estate is one of the biggest financial decisions most people will ever make, and my goal has always been to make that process clear, efficient, and rewarding—whether you’re selling, buying, or investing.

I’m deeply grateful to my clients for their trust and referrals, and to my colleagues at 2% Realty Calgary for their continued support. Your confidence in my work is what makes achievements like this possible.

If you’re considering selling your home or want a clear plan for navigating the Calgary real estate market, I’d love to help.

Reach out anytime for a conversation or a free home evaluation.

Adrienne McGarvey
2% Realty Calgary

403.801.2012

2025 housing market shifted to more balanced conditions

Following several years of strong price growth, 2025 marked a year of transition thanks to strong demand and limited supply. Due to record high starts, supply levels improved across all aspects of the housing market, just as demand pressure eased due to a reduction in migration levels and heightened uncertainty that persisted throughout the spring market. This helped shift the resale market from one that favoured the seller to one that was more balanced.

In 2025, sales reached 22,751 units, down 16 per cent over last year, but in-line with long-term trends. Much of the shift came from the growth in supply. 2025 saw over 40,000 new listings come onto the market, nine per cent higher than last year, causing inventories to rise and driving more balanced conditions.

“Supply levels were expected to rise in 2025. However, the growth was higher than expected especially for apartment condominium and row homes. This weighed on prices in those sectors enough to offset the annual gains reported for both detached and semi-detached homes,” said Ann-Marie Lurie, CREB®’s Chief Economist. "Adjustments in both supply and demand varied across the city, with pockets of the market continuing to experience seller’s market conditions versus some areas where the conditions favoured the buyer. This resulted in different price trends based on location, price range and property type.”

Overall, the annual average total residential benchmark price in 2025 was $577,492, two per cent lower than last year’s annual average. However, annual detached and semi-detached prices rose by a respective one and three per cent, while apartment and row homes saw prices fall by a respective three and two per cent.

Compared to other districts, the North East reported the largest decline in prices this year. While some of this is related to improved supply across all areas of the city, it is also important to note that the North East district also reported the strongest price growth over the past two years.

For the first time in three years, we are heading into the New Year with better inventory levels. Details on what is expected to happen in the market in 2026 will be released at CREB®’s annual Forecast Conference on Jan. 20, 2026.

Detached

Detached sales totaled 11,328 in 2025, down by nearly nine per cent compared to last year. Sales eased across all districts in the city, with the steepest declines occurring in the North East, East and City Centre district. However, unlike the City Centre, the North East and East districts also experienced significant gains in inventory compared to long-term trends, driving annual price declines of two per cent. Meanwhile, in the City Centre detached inventory remained well below long-term averages, which likely prevented stronger sales and contributed to the annual price growth of over three per cent. Despite the differing conditions in different areas of the city, slowing sales and rising supply citywide helped move the market into balanced conditions by the second half of the year. The annual average benchmark price was $752,767, one per cent higher than last year’s annual level.

Semi-Detached

Semi-detached homes represent the smallest segment of the market, accounting for less than 10 per cent of all sales activity. Sales in 2025 were 2,159, eight per cent lower than last year, but slightly higher than long-term trends. Trends for semi-detached homes have been relatively consistent with the detached market. However, it took longer for this segment of the market to shift to more balanced conditions, resulting in stronger annual price gains. In 2025, the average annual benchmark price was $685,850, nearly three per cent higher than last year. Prices did ease in the North district as competition for new homes weighed on resale activity, but the decline in this district was more than offset by the four per cent gain in the City Centre.

Row

2025 sales eased by 17 per cent to 3,838 units. Despite the decline, sales were still higher than long-term trends, as row homes are starting to account for a larger share of the overall activity in the city. At the same time, new listings also rose relative to sales, driving inventory gains and taking the pressure off prices. Conditions shifted to more balanced levels relatively early in the year, and by the last quarter conditions ranged from a balanced to a buyer’s market depending on the districts of the city. Overall, this contributed to the annual average benchmark price decline of two per cent. While prices were relatively stable in the City Centre, North West, West and East districts, additional supply in the resale market and competition from new homes caused prices to decline by four per cent in the North East and North districts.

Apartment Condominium

Apartment-style homes reported the largest adjustment in price in 2025. Sales declined by 28 per cent compared to the near record high levels achieved last year. While the decline was significant, sales were still over 28 per cent higher than long-term trends. The main cause of the shift in conditions was due to the supply. Over the past three years, there has been a rise in apartment-style starts. While most of the apartment starts were purpose-built rental, they are adding to the supply choice and weighing on the resale market. Resale condominiums saw the market shift in favour of buyers by the second half of the year, with elevated months of supply being reported in most districts of the city. This resulted in relatively persistent downward pressure on prices, causing the annual average benchmark price to decline by nearly three per cent. Price declines were the steepest in the North East nearing five per cent. The only area to report relative stability in the annual price was in the West district.

REGIONAL MARKET FACTS

Airdrie

Increased competition from the new home market, along with more supply options in competing resale markets, has contributed to the added supply in the resale market in Airdrie. Following four consecutive years of exceptionally low inventory levels, 2025 saw inventory rise to levels not seen since prior to the pandemic. While sales activity did remain in line with long-term trends despite an annual decline, the push up in inventories caused the months of supply to generally rise throughout the year. Overall, the annual average benchmark price eased by two per cent this year.

Cochrane

Sales in Cochrane were similar to last year and above long-term trends. While demand stayed relatively strong in the town, steady gains in supply did cause conditions to shift to a more balanced state by the end of 2025. With the shift occurring later in the year, we did not see the same downward pressure on prices. In fact, on an annual basis the benchmark price in Cochrane was $578,325, nearly three per cent higher than last year. Cochrane also tends to see a larger share of newer properties being listed and sold on the resale market, impacting the prices in the resale market.

Okotoks

Okotoks continued to struggle with supply growth. Inventories did rise by over 40 per cent, but levels were exceptionally low last year. Even with the gain in 2025, levels were still 30 per cent below long-term trends. Sales activity in the town remained consistent with the levels reported last year and were higher than long-term trends. The persistently low inventory levels generally kept market conditions relatively tight. However, total residential prices posted only a modest gain over last year, this is likely due to compositional shifts as price growth ranged from over one per cent for detached homes to nearly eight per cent for apartment condominium product.

Click here to view the full City of Calgary monthly stats package.

Click here to view the full Calgary region monthly stats package.

Dec. 01, 2025 | CREB

Conditions remain relatively balanced as we head into the winter months

In line with typical seasonal trends, sales, new listings and inventory levels all slowed relative to last month. 

The 1,553 sales were met with 2,251 new listings, causing the sales-to-new-listings levels ratio to improve to 69 per cent. This also helped support some of the inventory adjustment. However, with 5,581 units in inventory, levels are still 28 per cent higher than last year and over 15 per cent higher than typical levels reported in November. 

“Supply levels have been sitting higher than typical levels for the past three months, mostly due to the gains occurring in the higher-density sectors of row and apartment style units,” said Ann-Marie Lurie, CREB®’s Chief Economist. “This is partially related to the additional supply choice coming from the new homes sector, some of which end up on the resale market, especially near the end of the year. While buyer’s market conditions are more prevalent for apartment-style homes and to a lesser extent row homes, outside of a few pockets of the market, both the detached and semi-detached markets are relatively balanced.”   

The additional supply choice across resale, new and rental markets, is having the most impact on apartment and row style home prices which are reporting year-over-year price declines of seven and six per cent. In comparison detached home prices are down by two per cent compared to last November, but still higher than last year when looking at year-to-date figures. Overall, the unadjusted total combined residential benchmark* price in November was $559,000, nearly five per cent lower than last year. 

*To keep the benchmark price relevant, once a year the attributes of a benchmark home are reviewed and the benchmark prices are updated. The review has been completed and the data has been updated.  While all historical adjustments have occurred, old PDF monthly reports are not adjusted. 

Detached

Detached sales in November were 823 units, just slightly lower than last year’s level, and relatively consistent with activity reported for November. The monthly reduction in new listings helped push down inventory levels compared to last month, but inventory remained well above the lower levels reported last year and are now relatively consistent with long-term trends. Overall, the months of supply remained around three months, reflecting a relatively balanced condition. Despite this we did see unadjusted prices trend down over last month, mostly reflecting seasonal patterns. As of November, the unadjusted detached benchmark price was $733,000, down by nearly two per cent compared to last November. However, when considering the year-to-date figures, prices are still one per cent higher than last year. Most of the downward price adjustments have occurred in the North East, North and East districts as competition from new homes and additional supply choice in other parts of the city are more heavily weighing on those districts.   

Semi-Detached

Sales in November were comparable to levels reported last year and still well above long-term trends, but with new listings also higher than typical levels for this time of year, inventories rose to the highest November level seen over the past five years. While conditions have been generally tighter for this property type, over the past three months we have seen the months of supply remain above three months, resulting in more balanced conditions. While the unadjusted benchmark price of $671,700 did ease over last month, it remained stable compared to last year. Year-to-date price growth has been the strongest in this sector at nearly three per cent, with the largest gains occurring in the City Centre at four per cent, partially offsetting the one per cent pullback in the North district. 

Row

November sales eased to 257, however, last year was a record high for the month and current sales remain above long-term trends. Where there continues to be more notable shifts is in supply. New listings remained comparable to last year and inventories, while reporting the typical seasonal decline, were at November levels not seen since 2018. The additional supply has caused the months of supply to remain slightly elevated, especially over the past three months. This has been placing some downward pressure on prices. In November, the unadjusted benchmark price was $424,400, down over last month and over six per cent lower than last year. While some of the monthly decline is seasonal, more persistent price declines have caused the year-to-date price to fall by nearly two per cent. 

Apartment Condominium

This sector has struggled the most with excess supply. November sales dropped to levels consistent with long-term trends, but new listings remained elevated and November inventory levels hit a record high for the month. The months of supply edged near six months and has been sitting above four months since the summer. This has resulted in relatively persistent price adjustments throughout the second half of the year and as of November the unadjusted benchmark price was $309,300, seven per cent lower than last year at this time. Year-to-date the decline was just over two per cent, with the largest decline occurring in the North East district at nearly five per cent. The only district to see prices remain flat was the West district.

REGIONAL MARKET FACTS

Airdrie

As per typical seasonal behaviour, sales, new listings and inventory levels all eased over levels reported last month. Overall, both sales and new listings have remained at levels consistent with long-term trends for the month, but thanks to earlier gains inventory levels remain elevated for November. Some of the rise is due to a higher share of newer homes coming onto the resale market. The additional supply over the past several months has weighed on prices in Airdrie. While it has by no means offset the gains reported over the past four years, year-to-date benchmark prices for detached homes are down by nearly one per cent compared to last year. 

Cochrane

The seasonal monthly pullback in new listings was not enough to prevent November levels from reaching a record high. While sales also remained relatively strong for November, it was not high enough to cause a more significant monthly pullback in inventories, which have not been this high in November since 2018. Some of the gains in new listings were due to a larger share of new homes being listed on the resale market. While recent gains in supply have caused some adjustments in price, prices continue to remain higher than levels reported last year. Year-to-date detached benchmark prices are nearly two per cent higher than levels reported last year.

Okotoks

Unlike other areas, sales in Okotoks improved compared to last month and were similar to levels reported last year. This in part could be related to the higher level of new listings that were available both in November and October, providing more choice to potential buyers. The Okotoks market has seen some recent gains in inventory levels, but overall supply remains well below long-term trends. Conditions have remained relatively tight in the Okotoks market and, despite some recent adjustments in prices, overall prices are still higher than last year on a year-to-date basis across each property type.

Click here to view the full City of Calgary monthly stats package.

Click here to view the full Calgary region monthly stats package.

The Calgary Real Estate Board released their latest market report for October 2025:

Pace of new listings growth slows, preventing further inventory gains

Inventory levels eased over last month thanks to the combined impact of a monthly pullback in new listings and a monthly pick up in sales. 

With 6,471 units in inventory and 1,885 sales the October months of supply returned to three-and-a-half months after pushing up to four months in September. While both row- and apartment-style properties continue to report elevated supply levels compared to demand, conditions remain relatively balanced for both detached and semi-detached properties. 

Year-to-date sales in the city totaled 20,082, down nearly 16 per cent compared to last year, but still in line with longer-term trends. Much of the decline in sales has been driven by pullbacks for apartment- and row-style homes.   

“Improved rental supply and easing rents have slowed ownership demand for apartment- and row-style homes. It is also these segments of the market that have seen October inventories reach a record high for the month,” said Ann-Marie Lurie, CREB®’s Chief Economist. “Excess supply for apartment- and row-style properties is weighing on prices in those segments more so than any other property type, influencing total residential prices.” 

As of October, the total unadjusted residential benchmark price in Calgary was $568,000, down nearly one per cent compared to last month and over four per cent lower than last year’s levels. The largest price adjustments occurred for row- and apartment-style properties where prices have eased by a respective six and seven per cent compared to last October. 

Detached 

October sales reached 1,012 units, an improvement over last month, but still five per cent lower than last year’s levels. At the same time there were 1,593 new listings that came onto the market, causing the sales-to-new-listings ratio to rise to 64 per cent and inventories to trend down over last month to 2,913. Inventory levels remain slightly higher than long-term trends for the month, but with just under three months of supply, conditions remain relatively balanced and far better than conditions reported during the 2015 to 2019 period. Despite relatively balanced conditions, there are pockets of the market that are experiencing buyer’s market conditions, which is impacting prices. Citywide detached benchmark prices eased to $744,400 in October, one per cent lower than last year. However, price adjustments ranged from a year-over-year gain of nearly two per cent in the City Centre to a decline of over five per cent in the North East district. Despite recent adjustments, year-to-date prices remain over one per cent higher than last year.  

Semi-Detached

Sales improved over last month while new listings slowed, causing the sales-to-new-listing ratio to rise to 57 per cent, which is slightly lower than typical levels for this time of year, but high enough to prevent any significant change in inventory levels compared to last month. With 186 sales and 613 units in inventory, the months of supply was over three months, higher than last year’s extremely low levels, but lower than last month. More inventory choice has weighed on prices over the past several months. However, with an October benchmark price of $683,100, prices remain nearly one per cent higher than last year and on a year-to-date basis are over three per cent higher than last year. 

Row 

With 275 sales in October, year-to-date row sales totaled 3,412 units, a 17 per cent decline over last year. While row sales remain well above long-term trends, new listings have been on the rise and reached record highs so far this year. As of October, there were 1,054 units in inventory, the highest ever reported for the month and nearly 32 per cent higher than long-term averages. This also caused the months of supply to remain around four months. The additional supply choice has weighed on prices. The October benchmark price was $431,200, over one per cent lower than last month and nearly six per cent lower than prices reported last year at this time. The steady slide in row prices have caused year-to-date prices to drop by one-and-a-half per cent. Price adjustments did vary across the city with the largest year-to-date declines occurring in the North East and North districts.   

Apartment Condominium 

The pullback in new listings relative to sales this month did help prevent further gains in inventory levels. However, with 1,891 units in inventory and 412 sales, the months of supply remained elevated at nearly five months. Apartment condominiums have been experiencing buyer’s market conditions for nearly 6 months, placing downward pressure on prices. As of October, the benchmark price was $318,200, down over one per cent compared to last month, and nearly seven per cent lower than last October. On a year-to-date basis, prices are nearly two per cent lower than last year’s levels. The largest year-to-date price declines occurred in the North East and South East districts at four per cent, as those districts are either reporting the highest months of supply on the resale market or are facing significant competition from the new home market.      

REGIONAL MARKET FACTS 

Airdrie 

Activity slowed as we moved into October. While sales have remained consistent with longer-term trends, new listings reached a record high for October, keeping inventories elevated. With 535 units in inventory and 136 sales, the months of supply remained over four months. The persistently higher months of supply over the past four months, combined with additional supply choice in the new home market, has weighed on resale home prices. Prices in Airdrie have been trending down since April of this year and as of October the benchmark price was $520,400, nearly one per cent lower than last month and nearly five per cent lower than last year’s levels.  

Cochrane 

Sales in Cochrane improved this month, keeping year-to-date sales at levels that are relatively consistent with last year. At the same time, while levels remained high, new listings did trend down over last month, causing the sales-to-new-listings ratio to rise to 55 per cent and preventing any further gains in inventory levels. The months of supply eased to just over four months in October, higher than the low levels reported over the past several years, but relatively more consistent with long-term trends for the month. As of October, the benchmark price was $585,200, similar to last month and over two per cent higher than last year. Year-to-date prices in the area have risen by nearly four per cent. Some of the gain in prices could be related to a larger share of new homes ending up being sold on the resale market in Cochrane. 

Okotoks 

October reported 91 new listings on the market, a significant gain over last month and last year’s levels. The rise in new listings was met with slower sales activity, causing the sales-to-new-listings ratio to dip below 50 per cent, supporting a modest gain in inventory levels. While inventory levels are finally improving, they remain low relative to longer-term trends. This has likely prevented a more significant shift in prices in the Okotoks area. In October, the unadjusted benchmark price was $618,600, up over last month but consistent with last October. Year-to-date benchmark prices have improved by over one per cent. 

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The Calgary Real Estate Board released their latest market report for September 2025:

A boost in new listings drives further inventory gains and price adjustments

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. 

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. 

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.  

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, the unadjusted benchmark price for semi-detached 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/townhomes

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. 

REGIONAL MARKET FACTS 

Airdrie 

New listings reached a September record high with 295 units. The gains in new listings were met with a pullback in sales causing the sales to new listings ratio to fall to 45 per cent and inventory rose to 571 units. While inventories have been generally trending up throughout this year, this is the first time that the months of supply pushed above four months since 2020. The improved options weighed on home prices, which continued to trend down this month. In September, the unadjusted benchmark price was $526,000, down one per cent compared to last month and nearly five per cent lower than last year's levels. Despite recent adjustments year-to-date prices declined by just over one per cent, not enough to offset last year's annual growth of eight per cent. 

 
Cochrane 

New listings in Cochrane also hit a September record high with 148 units. While sales are similar to last year's levels at 62 units, the boost in new listings did cause the sales to new listings ratio to drop to 42 per cent this month. This led to further inventory gains and the months of supply pushed above five months. Improved supply levels also took more pressure off home prices this month. In September, the unadjusted benchmark price was $584,300, down by nearly one per cent compared to last month, but still one per cent higher than last year's levels. Much of the supply adjustment has only recently occurred in the Cochrane market and the year-to-date benchmark price remains nearly four per cent higher than last year. 
 

Okotoks 

Okotoks was one of the few larger areas that did not see a lift in new listings in September. The 69 new listings were down compared to levels reported last year, and with 51 sales this month, the sales to new listings ratio remained elevated at 74 per cent. While inventory levels were only slightly higher than last month, the months of supply has remained relatively low at two and a half months. Despite the relatively tight conditions, prices continued to adjust in the market. This in part can be related to the competition from new properties, impacting resale prices. As of September, the total residential benchmark price was $613,900, down by over one per cent compared to last month and nearly three per cent lower than last September. Despite the adjustment, on a year-to-date basis, prices were still one and a half per cent higher than last year.

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The Calgary Real Estate Board released their latest market report for August 2025:

Price declines mostly driven by higher density home types

Improving supply choice has changed the dynamics of the Calgary market driving price declines over the past several months.

Higher price adjustments are occurring for apartment and row style properties while detached and semi-detached properties have reported modest declines. As of August, the unadjusted total residential benchmark price was $577,200, down over last month and nearly four per cent lower than levels reported last year.

“Perspective is needed when it comes to price adjustments. 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,” said Ann-Marie Lurie, Chief Economist at CREB®. “Meanwhile price adjustments in the detached and semi-detached markets range from modest price growth in some areas to larger price declines in areas with large supply growth. Overall, recent price adjustments have not offset all the gains that have occurred over the past several years.”

August reported 1,989 sales, nearly nine per cent lower than last year. Sales have slowed compared to the high levels reported over the past four years. However, activity is still above long-term trends, reflecting relatively strong demand. What has changed is the supply situation. New listings remain elevated, keeping the sales-to-new-listings ratio below 60 per cent and pushing inventory to 6,661, the highest August amount since 2019. 

More inventory choice coupled with lower sales has caused the months of supply to rise to 3.4 months in August, much higher than the sellers' market conditions reported over the previous four years, but still well below the buyer market conditions observed prior to the pandemic. While the market is much more balanced compared to last year, there is significant variation depending on property type, price range and location.  

Detached Homes- Detached home sales eased to 995 units in August, while new listings rose to 1,748 units, keeping the sales-to-new listings ratio below 60 per cent. This prevented any significant shift in inventory, as the 3,051 units were the highest levels reported in August since 2020. Higher inventory levels and easing supply have helped balance out the detached market. However, districts like the North East, North and East are experiencing buyer market conditions.   

The unadjusted benchmark price in August was $755,600 down by nearly one per cent over last month and last year's levels. While prices have eased there is significant variation depending on location. Compared to last year, prices reported the largest decline in the North East and East district at five per cent, while prices in the city centre were over two per cent higher. As many of the adjustments have occurred over the past few months, year-to-date Calgary prices remain two per cent higher than last year.  

Semi-detached Homes- August sales improved over last year’s levels, but it was not enough to offset earlier pullbacks with year-to-date sales of 1,557—eight per cent lower than last year—but higher than long-term trends. At the same time, new listings slowed compared to sales pushing the sales-to-new listings ratio up to 67 per cent and preventing any further monthly inventory gains. Inventory gains have not been as high for this product type, and the months of supply remained below three months in August. This is one of the reasons that the prices have not seen the same adjustment.

In August the unadjusted benchmark price was $687,200 down over last month, but nearly one per cent higher than last year, and nearly four per cent higher on a year-to-date basis. Price growth has varied across the city, with the largest year-over-year gains occurring in city centre. Meanwhile the largest declines have occurred in the North East, East and North districts.

Row Housing- Sales in August slowed, contributing to the year-to-date decline of nearly 16 per cent. While new listings did ease in August compared to last year and last month, they have generally been on the rise pushing up inventory levels. In August, there were 1,103 units in inventory, reaching the second highest level on record for August, only slightly lower than the record high in reported in 2018. Due to the relatively strong sales, the months of supply has only pushed slightly above three months, far more balanced than last year, but not as high as the 6.4 months report back in 2018.

Nonetheless, additional supply choice has weighed on prices. In August, the unadjusted benchmark price in the city was $439,600, reflecting the fourth consecutive monthly decline and nearly five per cent lower than last August. While prices eased across all districts, price declines exceeded five per cent in the North East, North, South and East districts. These districts generally reported high levels of supply in the resale sector or had significant competition from new home supply.  

Apartments- Sales continue to slow in August contributing to a year-to-date pullback of nearly 30 per cent. While sales are still above long-term trends, they have not been high enough to offset the level of new listings in the market. In August alone there were 877 new listings compared to the 449 sales, keeping the sales-to-new-listings ratio relatively low at 51 per cent. The low ratio that has persisted throughout this year has contributed to the higher inventory levels seen in the market. While August inventory levels did not rise over last month, with 1,979 units available, this is the highest August inventory ever reported.

The months of supply for apartment condos have remained around four months since June. The excess supply relative to demand has been weighing on prices. As of August, the unadjusted benchmark price was $326,500, reflecting the fifth consecutive monthly decline and nearly six per cent lower than levels reported last August. Most of the supply is concentrated in the City Centre, which reported a year-over-year decline of five per cent, slightly higher than the rate of decline reported in the West district at three per cent. Meanwhile, the highest price declines occurred in the North East district at over 11 per cent.

Airdrie market- Easing sales in August contributed the year-to-date decline of 12 per cent for 1,248 sales so far this year. The 152 sales this month was met with 265 new listings, pushing the sales-to-new listings ratio up to 57 per cent and preventing any further monthly inventory gains. As of August, there was 535 units in inventory, above long-term trends and the highest levels reported since before the pandemic. The rise in supply has helped shift the market to more balanced conditions. However, with more supply options in both the new home, resale markets and in competing locations, there has been some downward pressure on prices in Airdrie. In August, the unadjusted total residential benchmark price was $531,100, down over last month and four per cent lower than levels reported last August.

Cochrane market- The 70 sales this month were met with 139 new listings causing the sales-to-new listings ratio to fall to 50 per cent, the lowest ratio reported for August since 2015. The pullback in sales compared to new listings prevented any significant shift in inventory levels, pushed the months of supply up above four months. Despite the shift this month, prices in Cochrane remained relatively stable in August, with the unadjusted benchmark price sitting at $589,100, similar to last month and nearly two per cent higher than last year. On a year-to-date basis prices are four per cent higher than the previous year.

Okotoks market- New listings in August reported a significant pullback relative to sales and the sales-to-new-listings ratio pushed up to 80 per cent. While sales have generally remained in line with long-term trends, new listings have not had the same increase that other areas have reported, preventing significant gains in inventory levels. As of August, there was 116 units in inventory, a 29 per cent gain over last year, but still 30 per cent lower than levels traditionally seen in August. Despite tighter conditions, prices have reported some monthly declines. However, year-to-date benchmark prices remained two per cent higher than last year’s levels, with gains reported across each property type.

Click here to view the full City of Calgary monthly stats package.

Click here to view the full Calgary region monthly stats package