Calgary home prices have dropped over two years, slightly improving affordability for first-time buyers. In 2026, saving 15% of a median income of $123,842 annually, buyers need about eight years to afford a 20% down payment on a $750,500 home. This is shorter than previous years due to rising incomes, despite higher home prices in 2024 and 2025. The last shorter saving period was in 2023 with lower home prices.
Homeowners in hail-prone Alberta could cut insurance premiums by up to 50% by using hail-resistant roofing and siding, reducing damage and improving coverage. Alberta has faced $6 billion in hail damage over five years, with Calgary hit hardest. Insurers are encouraging resilient materials, offering lower premiums, deductibles, and better coverage. Calls exist for updated building standards and financial aid for upgrades. Similar benefits may apply in hail-prone Saskatchewan.
A preliminary city budget scenario proposed a ~15% municipal property tax increase next year for a typical Calgary home assessed at the median $706K.
With projected utility fee changes included, homeowners would pay ~$52 more monthly next year, rising to ~$56 more monthly in the following year.
City officials said added revenue was needed for inflation, population growth, and aging infrastructure, while emphasizing the released figures were preliminary, not final budget decisions.
Officials said keeping tax growth below ~4% would reduce service levels, while ~4% would defer future pressure on infrastructure, emergency response, and transit growth.
A ~20% increase was presented as the level tied to improved city services, and city administration plans to bring council a draft budget in Mid-Q4.
Calgary recorded 1.65K home sales in Late-Q3, ↓~4% yearly and roughly flat MoM, as detached demand helped the market avoid a typical seasonal slowdown.
Detached sales reached 896 in Late-Q3, higher than Mid-Q3 and ↑>4% yearly, showing detached-home demand stayed resilient even as overall activity softened.
New listings increased from Mid-Q3, pulling the sales-to-new-listings ratio to ~49%, while inventory stayed relatively stable and months of supply held just under 4 mo.
An economist said recent construction mostly boosted higher-density supply, while steadier demand and less detached construction helped absorb inventory without creating broad-based detached oversupply.
Price moves also varied: row homes ↓~8% yearly, apartments ↓~6%, and detached ↓~1%, with softer conditions in Calgary's northeast, east, and north districts.
Brokerage managers handle various tasks, including developing agent skills and managing company growth. Tips are available for recruiting qualified agents and support staff, ensuring agents follow business plans, vetting clients, and recognizing when to hire a coach. Guidance is also offered for team building, conflict mediation, and managing agent departures.
About 85% of homes sold in Greater Calgary in August closed below asking price, with a typical discount of 2.29% (~$11,900). Cheaper homes and condos saw the largest discounts, while homes over $1 million often sold above asking. Apartment condos had the biggest price drops, reflecting a buyer's market with high inventory. Overall sales dropped 16%, but million-dollar home sales increased. Prices remain stable, with more supply and longer selling times.
After many years in Calgary real estate, I've watched the rise of online brokerages reshape how agents work. These platforms often promise attractive flexibility, competitive compensation, valuable benefits, and a suite of tech tools—appealing especially for those who value autonomy and adaptability. But it’s important to recognize the trade-offs: online brokerages may offer fewer opportunities for in-person training and direct mentorship, both of which I’ve found invaluable in building strong, confident agents. In my experience, success in this environment depends on your personal work style and willingness to self-motivate. If you’re considering this path, take time for honest self-assessment and thorough research. As someone who mentors new and emerging REALTORS®, I always encourage agents to align their choice of brokerage with their strengths and long-term career vision.
This past Late-Q3, Calgary’s real estate market showed some interesting shifts—especially for detached homes. The city posted 1,650 total sales, which is steady compared to Mid-Q3 and only about 4% lower than last year at this time. What stands out is the strength in detached sales: 896 homes sold, marking a year-over-year increase of more than 4% and outpacing the previous quarter. The rise in new listings expanded buyers’ options, helping to keep our market conditions balanced across Calgary.
Inventory remains steady at just under four months, with a sales-to-new-listings ratio of around 49%. Most of the new supply came from apartments and row houses, thanks to a three-year construction boom in those segments—creating more of a buyer’s market there, while detached homes stayed balanced.
Prices have held fairly stable since Mid-Q3 when adjusted for seasonality, though the unadjusted benchmark for Calgary sits at $566,700, down about 1% from last year. Higher-density homes saw steeper price declines, but detached properties have shown real resilience.
For those navigating these changes—whether you’re buying, selling, or investing in Calgary’s residential market—I’m committed to delivering quality advice and results, drawing on my experience as both a REALTOR® and broker in our city’s dynamic landscape.
Calgary’s housing market is showing a tale of two segments as we move through late Q3: detached homes are holding firm, while condos are facing some headwinds. The city saw 1,650 residential sales, down about 4% year-over-year, and the benchmark price settled at $566,700—a modest 1% dip. Supply sits near four months, reflecting generally steady conditions across the board.
Detached homes have truly set themselves apart this quarter. With 896 sales—over 4% higher than last year—they remain a strong option for both families and investors. The benchmark price eased about 1% to $739,400, and the sales-to-new-listings ratio just exceeds 50%, keeping supply just above three months.
On the other hand, higher-density options have softened after a significant three-year construction boom. Apartment condos saw 343 sales, dropping 14% from last year, and for the first time in 2026, row-home supply has surpassed four months. Benchmark pricing for condos slipped over 8% to $291,400, while row homes reached $412,400—a detail every buyer should keep in mind, especially when considering financing options.
Seasonally adjusted prices were mostly stable compared to mid-Q3, so some of this late-Q3 dip is not unexpected. With strong employment and continued positive net migration, underlying demand remains supportive. As someone who has guided many new immigrants and investors through Calgary’s evolving market, I find these shifts reinforce the importance of clear guidance and timely strategy, whether you’re entering the market or planning your next move.
Mortgage rates are holding steady at higher levels, and that’s changing the landscape for buyers, sellers, and investors in Calgary. As we navigate continued affordability challenges, it’s clear that the path forward will depend on how inflation, the broader economy, and the Bank of Canada’s next moves unfold. While many hope for rate relief to ease the pressure, it’s wise not to make plans based solely on future rate cuts. Higher borrowing costs are still shaping purchasing power and influencing decisions about refinancing and moving. For my clients—whether you’re a first-time buyer, an investor, or making a move as a new Canadian—my focus is on helping you plan confidently around today’s realities, not just tomorrow’s possibilities. In times like these, informed decisions and clear guidance matter more than ever.
