In real estate, timing isn’t just a detail — it’s a strategy. And right now, Calgary is entering a familiar seasonal slowdown. As we move closer to Christmas, activity naturally begins to quiet. Buyers pause, schedules fill up, and attention shifts to the holidays.

But within that slowdown is a small, powerful window that smart sellers can use to their advantage.

If you list soon, there’s still a real opportunity to sell and move before the holidays, potentially in early December or right before Christmas. For some sellers, that timing feels ideal — closing one chapter before the year ends and starting fresh in January.

If you wait a little longer, selling is still absolutely possible. It just changes the timeline. Your home may carry into January, with a move in February or later, depending on how the new year unfolds. Historically, once routines return and buyers re-engage, activity picks up quickly. The question isn’t if your home will sell — it’s when you want that to happen.

This is where comfort level and strategy intersect.

Some sellers want certainty and speed. Others are comfortable riding out the holidays, staying visible, and positioning themselves for the renewed momentum that often shows up early in the year. Both paths can work when they’re chosen intentionally.

What doesn’t change, regardless of timing, is the importance of preparation.

In today’s market, preparation isn’t optional. Decluttering, fixing the small things, and staging properly can be the difference between strong early interest and sitting through the quiet weeks. Buyers are more selective, and homes that feel polished, cared for, and thoughtfully presented continue to stand out, even during slower periods.

This market rewards sellers who plan, price strategically, and understand how seasonal dynamics actually work, not those who rush or wait without a clear plan.

If you’re considering selling and want clarity on whether listing now or waiting until the new year makes the most sense for your situation, that conversation matters. And if you’d like my home prep checklist, designed specifically for Calgary sellers navigating this season, reach out, and I’ll share it with you.

Timing is everything, but preparation is what makes timing work.

Builders, developers, and investors — this is not just another lot in Calgary. This is a fully approved, true custom infill project in Lynwood–Ogden, and it’s nearly shovel-ready.

The heavy lifting has already been done. Development and demolition permits are approved. The building permit is in progress. Once abatement is complete, you can move directly into demolition and break ground without delay. In a market where time, certainty, and approvals matter more than ever, that alone is a major advantage.

The approved design is a true custom infill, not a cookie-cutter build. You’re looking at over 1,700 square feet above grade, featuring three bedrooms up, soaring 10-foot ceilings, 9-foot doors, and a bright, open-concept layout designed for modern living. Below, there’s an over 800 square foot legal two-bedroom, one-bathroom basement suite, creating a total of more than 2,500 square feet of living space.

This is where the numbers start to speak for themselves. A smaller new build nearby, with only a one-bedroom basement suite, recently sold in just six days for $835,000. This project offers a larger footprint, a more upscale finish profile, and a highly functional floor plan built for long-term value. That’s what it means to be an early adopter in a transitioning neighbourhood.

Location matters, and this one delivers. You’re directly across from a seniors’ residence, walking distance to two schools, and steps from everything Ogden has to offer — shops, groceries, the outdoor pool, recreation centre, community garden, skating rink, and skate park. Add seamless access to Calgary’s 1,000+ kilometre urban pathway system, and the lifestyle appeal becomes undeniable.

Looking ahead, the upside only grows. By 2027, this property will sit minutes from two Green Line LRT stations — Lynwood/Millican and Ogden, connecting residents directly to downtown and beyond. Infrastructure like this is exactly what drives long-term appreciation.

This project is personal for me. I bought and renovated my first home just down the street, and I’m a deep believer in this community. That’s why this home was designed with character, livability, and opportunity in mind. The project was designed and permitted through Avila Developments, a company I co-own. If you’re looking for a partner to build or manage the process, we can step in. If you have your own builder, the flexibility is yours.

Whether you’re building to sell, building to hold and rent, or creating a multigenerational home, this is the type of opportunity smart investors don’t wait for.

Reach out, DM me, or swing by the lot today — and let’s talk strategy.

Yes, Calgary’s real estate market has shifted. Sales are down compared to last year, and prices have adjusted in certain segments. But here’s the most important thing you need to understand as a buyer, seller, or investor heading into this fall and beyond:

Opportunity is back in Calgary real estate.

Sales are down nearly 10% year-over-year, inventory is at its highest level for August since 2019, and overall prices are sitting about 4% lower than last summer. That combination matters. It means buyers are no longer competing in the frenzy we saw over the last few years. Choice has returned, and with it, negotiating power.

Detached homes are holding steadier, while condos and townhouses have softened. That divergence is exactly where opportunity lives. Buyers and investors can now access segments of the market that were completely out of reach not long ago, often with room to negotiate on price, terms, and timing.

What I’m seeing with my clients is a meaningful shift in behaviour. Buyers are returning cautiously, but with more urgency than we saw earlier this year. They’re informed, pre-approved, and ready to move when the numbers make sense. Sellers, on the other hand, are adjusting expectations. They’re negotiating, pricing more realistically, and meeting the market where it is. That balance is healthy, and balanced markets are where the best long-term decisions are made.

There are also real tailwinds ahead. Potential Bank of Canada rate cuts could improve affordability at a time when buyers have more options. City-wide rezoning is unlocking redevelopment opportunities across Calgary. New short-term rental regulations are pushing some units into the long-term rental pool, benefiting investors focused on stable cash flow. Even rents, which surged aggressively, have begun to cool, allowing for more conservative and confident investment analysis.

Recently, I returned from the Tom Ferry Elite Summit, one of the top real estate coaching events in the world. Continuing to invest in my systems, strategy, and market intelligence allows me to guide clients with clarity, not guesswork, especially in markets like this.

So what does this mean for you?

If you’re a seller, success now depends on presentation, marketing, and precision pricing. Homes that are positioned correctly are still selling well. If you’re a buyer, this is the first fall in years where you truly have leverage. And if you’re an investor or developer, this is one of the most compelling windows we’ve seen in a long time to position yourself for future growth.

The market has changed, yes. But change doesn’t eliminate opportunity — it creates it.

If you’d like a hyper-local breakdown for your community or a personalized update on your home’s value, reach out anytime. I’m here to give you the clarity, strategy, and confidence you need to move forward wisely.

This is not a market driven by luck. It’s a market that rewards preparation, persistence, professionalism, and proactiveness. And if you’re paying attention, the signs are everywhere.

I saw this play out clearly on one of my recent listings with Warner Law and Kani, a redevelopment opportunity zoned to allow up to eight units. On paper, the pricing made sense. We listed based on recent comparable sales, backed by data, zoning potential, and land value.

Then the market responded.

We received two written offers. One wasn’t strong enough to accept. The second was. Shortly after, a backup offer came in. Along the way, we also had two or three verbal offers from buyers testing the waters with “feel-out” numbers.

Here’s the part that matters.

Every single offer — written, backup, and verbal — clustered tightly around the same price range. And that range sat well below our list price.

That tells you two critical things about Calgary’s real estate market right now.

First, the market has already adjusted further than recent sales data shows. Comparable sales are backward-looking. Buyers, especially sophisticated ones, are forward-looking. They’re pricing in risk, uncertainty, financing costs, and opportunity before it shows up in the stats.

Second, it proves that one seller’s price reduction doesn’t happen in isolation. When a property finally trades at a lower number, it becomes the new psychological anchor for the next buyer, the next negotiation, and the next deal.

This is why pricing, positioning, and strategy matter more than ever.

Buyers aren’t emotional. They’re analytical. Sellers aren’t competing against last year’s market — they’re competing against today’s expectations. And investors are watching closely for signals that tell them when value has fully reset.

In markets like this, the best outcomes don’t happen by accident. They happen when you understand how buyers are thinking before the data catches up, and when you move deliberately instead of reactively.

If you’re buying, selling, or investing in Calgary and wondering why deals feel harder, negotiations tighter, and pricing more sensitive, this is why. The market hasn’t stalled. It’s recalibrated.

And those who recognize that early are the ones who end up ahead.

If you want guidance grounded in real negotiations, real offers, and what buyers are actually doing — not just what the stats say — I’m here to help you navigate it strategically.

This is a longer market update, because there’s a lot to unpack — and more importantly, I want you walking into 2026 actually understanding what’s happening in Calgary’s real estate market, not just reacting to scary headlines.

2025 felt like the year of the snake. A year of shedding, releasing, and clearing out what no longer worked. Financial pressure, interest rates, layoffs, political uncertainty, strikes, and market adjustments forced many buyers, sellers, and investors to reset expectations. It was uncomfortable, but necessary.

Now we’re stepping into 2026 — the year of the dragon. A year that symbolizes rebuilding, forward momentum, and renewal. And everything I’m seeing on the ground in Calgary aligns with that shift.

The question I’m asked most is simple: Are we at the bottom?
My honest answer is that we’re getting close, but not across every segment.

Apartment condos are still adjusting. Supply is at record highs, with thousands of new purpose-built rentals and CMHC-backed projects entering the pipeline. Renters have options, rents are softening, and that pressure flows directly into investor demand. As a result, apartment prices may continue to slide until absorption improves.

Detached homes and duplexes, however, feel like they’ve largely found their floor. Townhouses sit somewhere in the middle. The oversupply of small, stair-heavy townhomes has cooled demand, while larger, ground-oriented townhomes that function like detached homes remain highly desirable.

What the stats don’t fully capture — but every experienced realtor feels — is consumer confidence. Buyers aren’t gone. They’re cautious, slower, and far more intentional. They’re watching closely, waiting for pricing and product to make sense again, not pandemic sense, but rational sense.

Deals are taking longer. Inspections are tougher. Negotiations are tighter. That friction isn’t collapse — it’s transition.

November numbers showed about 6,400 active listings and roughly 3.6 months of supply. Detached prices hovered in the mid-$740,000s, duplexes in the high-$680,000s, townhomes in the low-$430,000s, and apartments near the low-$320,000s. Established communities closer to the core remain resilient, while newer edge-of-city developments face heavy competition from builders offering incentives that homeowners simply can’t match.

Layered into all of this is Calgary’s missing middle problem. When first-time buyers can’t buy, move-up buyers can’t move, and downsizers can’t downsize, the entire market slows. We’re building rentals and apartments, but not enough duplexes and functional townhomes that support real movement.

Zooming out, Calgary’s long-term fundamentals remain incredibly strong. We added nearly 100,000 new residents this year alone. Alberta continues to lead the country in interprovincial migration. Tech employment is up over 60% since 2021. Venture capital investment has surpassed Vancouver. Energy is stabilizing, aviation and logistics are growing, and diversification is real.

Interest rates have also shifted the conversation. With the Bank of Canada holding at 2.25 and bond markets signaling stability, buyers are no longer waiting on dramatic cuts. Fixed rates in the low 3s are normal, healthy, and sustainable, and stability brings confidence.

So what does this mean heading into 2026?

We’re not crashing. We’re not collapsing. We’re transitioning. Buyers have a leverage window right now, especially through early January. Sellers need to be strategic, not reactive. And once the calendar flips, momentum tends to return quickly.

2026 isn’t about chaos. It’s about clarity. And those who understand the cycle — rather than fear it — will be the ones who win.

If you want guidance rooted in data, experience, and what’s actually happening on the ground in Calgary, I’m here to help you navigate what comes next.

There’s something special about Rocky Ridge, especially if you grew up in Calgary’s northwest or you’re drawn to a neighbourhood that balances nature, convenience, and long-term value. Today, I’m taking you inside The Pavilions at Rocky Ridge, a building that consistently attracts first-time buyers, downsizers, professionals, and investors who want flexibility without compromise.

Welcome to Unit 319, a thoughtfully designed two-bedroom, two-bathroom apartment offering nearly 900 square feet of truly usable living space. From the moment you step inside, the layout makes sense. A comfortable entrance, a dedicated wall for a statement console, a proper coat closet, and an open floor plan that flows effortlessly through the home.

The kitchen features warm maple cabinetry, a breakfast bar, and one of my favourite practical upgrades: a built-in pantry. It’s a highly functional layout, and while you may choose to make a few cosmetic updates over time, the bones are solid, allowing you to create real value with minor renovations.

The oversized living room is anchored by a corner gas fireplace with a stone surround, instantly creating a cozy and welcoming feel. Step outside to your private balcony, complete with a gas BBQ hookup, a storage shed, and peaceful hillside views — an extension of your living space that’s perfect year-round.

One of the standout features of this unit is the split-bedroom layout, with bedrooms positioned on opposite ends of the apartment. This is ideal for privacy, whether you’re sharing the space, working from home, raising young children, or renting it out as an investment.

The primary bedroom comfortably fits a queen-sized bed with nightstands, features a walk-in closet, and includes a private ensuite with an extended vanity — a small detail that makes daily routines feel just a little more luxurious. The second bedroom offers flexibility as a guest room, office, or hobby space, with a full guest bathroom nearby.

Beyond the unit, The Pavilions truly set themselves apart with amenities. Residents enjoy a well-equipped gym, library, movie theatre, games room, meeting spaces, organized social events, and even an on-site hair salon — all with condo fees under $400 per month. Add heated underground parking, abundant visitor parking, and a location close to Royal Oak, the Shane Homes YMCA, Crowfoot, Beacon Hill, transit, walking paths, and major roadways, and it’s easy to see the appeal.

For buyers and investors navigating Calgary’s real estate market and wondering what actually makes sense right now, Rocky Ridge remains a smart, lifestyle-driven choice with enduring demand.

If this sounds like the kind of opportunity you’ve been waiting for, I’d be happy to show you through and help you decide if this home, or another option in Calgary, aligns with your goals.

Certain pockets of Calgary quietly check every box, and Aspen is one of them.

Tucked into Calgary’s desirable west side, Aspen offers a rare blend of elevated lifestyle, everyday convenience, and long-term real estate value. It’s the kind of neighbourhood that makes you pause and ask the obvious question: why rent or maintain a large, aging home when this level of living is within reach?

Today, I’m highlighting a fully upgraded one-bedroom, one-bathroom apartment in one of Aspen’s newest boutique complexes, built in 2015 and offered to the market for the very first time. Opportunities like this are increasingly rare in this area, especially at an accessible price point.

What immediately sets this unit apart is its thoughtful design. Bright white walls, expansive windows, and ceiling-height semi-gloss cabinetry create a clean, modern aesthetic that feels both timeless and easy to maintain. The kitchen features granite countertops, stainless steel appliances, and an extended eat-in waterfall island — a premium upgrade you don’t often find in condo buildings, and one that elevates the entire space.

The open-concept layout allows room for both dining and entertaining, while the living area flows seamlessly toward serene ravine views overlooking an Aspen grove. In every season, the scenery transforms — crisp winter mornings, lush green summers, and vibrant fall colours — giving the home a calm, retreat-like feel that’s increasingly hard to find in the city.

Beyond the unit itself, the location is a major driver of value. Just steps away, you’ll find Blush Lane Organic Market, Ladybug Café, and Highlander Wine & Spirits. A short walk brings you to Aspen Landing, offering groceries, cafés, banking, medical services, fitness studios, and some of Calgary’s top-rated restaurants, including Mercado and UNA Pizza.

For buyers and investors alike, this area consistently performs well due to its proximity to downtown, 17th Avenue, Stoney Trail, Mount Royal University, the University of Calgary, and major hospitals like Rockyview and Alberta Children’s. Add quick access to the mountains, and you’re looking at a lifestyle-driven location with enduring demand.

If you’re considering buying, selling, or investing in Calgary real estate and aren’t quite sure what direction makes the most sense, properties like this tell an important story. Value isn’t just about price — it’s about livability, location, and long-term desirability.

And Aspen delivers on all three.

If this sounds like the kind of opportunity you’ve been waiting for, I’d be happy to walk you through it and help you determine whether this area, or another pocket of the city, aligns best with your goals.

Because the right property isn’t just a purchase — it’s a lifestyle decision.

Downtown Calgary is having a moment. With more Canadians returning to Alberta for affordability, lifestyle, and opportunity, the demand for downtown living is rising fast—and for good reason. Lifestyle is the heartbeat of apartment living, and nowhere captures that pulse better than Keynote 2, one of Calgary’s most iconic residential towers.

Before stepping inside the unit, the setting speaks for itself. You’re surrounded by everything that defines downtown living: concerts, nightlife, Stampede grounds, Stephen Avenue’s restaurants, 17th Avenue’s energy, and everyday amenities like Sunterra Market, all just steps from your door. This is the downtown lifestyle buyers dream about, and investors know is impossible to replicate.

Welcome to Unit 2010, a rare 20th-floor corner residence with floor-to-ceiling windows framing panoramic city views. Paired with soaring 10-foot ceilings, engineered hardwood floors, modern finishes, and bright white walls, the space feels like a high-rise home in a world-class city.

The kitchen delivers luxury and functionality, featuring full-height cabinetry, stainless steel appliances, granite countertops, a sleek backsplash, and an eat-in island perfect for hosting friends before a night out—or a cozy dinner with the city lights below.

The open floor plan allows for both a proper living room and dining area, wrapped in sunrise and sunset views you’ll never get tired of capturing.

One of this unit’s most desirable features is the double-master layout. One bedroom overlooks the Stampede grounds, complete with a walk-through closet and ensuite access to a deep soaker tub. Across the unit, another bedroom offers west-facing views and a private balcony overlooking the Calgary Tower—a dream workspace, guest suite, or rental opportunity. Each bathroom features granite counters, large mirrors, and elevated finishes.

A dedicated laundry room, air conditioning, custom blinds, heated underground parking (stall #18), and secure storage—including bike storage—complete the package.

Keynote 2 elevates the lifestyle even further with concierge service, a world-class gym, hot tub, courtyard, guest suites, and unmatched walkability to Calgary’s trendiest amenities.

With the level of activity this unit has already received, it may be sold by the time you’re reading this. If you’re exploring downtown Calgary condos—whether you’re buying, selling, or investing—reach out. I’d love to help you find the right opportunity in this fast-moving market.

Calgary’s real estate market is moving fast—faster than many expected—and while detached homes have been the headline story, something bigger is happening beneath the surface. After years of a “so-so” condo sector, we’re now seeing a wave of investors and out-of-province buyers returning to Calgary for one reason: affordability paired with opportunity.

And this corner unit in Rocky Vista Gardens is the perfect example of why condos are back in demand.

From the moment you step inside Unit 114, the space feels intentional, elevated, and incredibly functional. A rare oversized mudroom welcomes you—complete with room for a bench, storage, and a full closet—something you’d expect in a detached home, not a condo. The kitchen is timeless and surprisingly large, featuring upgraded cabinetry, under-cabinet lighting, pull-out drawers, granite countertops, stainless steel appliances, and even a pantry closet, a luxury many apartment buyers rarely get.

The open-concept layout offers a bright, airy living space with big windows, an eat-in island, and direct access to your private balcony overlooking peaceful green views in the summer and serene snow-covered fields in the winter. Blinds in every room add to that turnkey appeal.

One of the biggest advantages? Two master-style bedrooms, each with direct access to a full bathroom. Whether you’re renting, house-hacking, living with a roommate, or wanting privacy for guests, this layout checks every box. Both bathrooms are upgraded, featuring deep tubs, rainfall showerheads, generous counter space, and smart storage solutions.

What truly sets this unit apart, though, is its location within the building. You’re steps from the gym, the members lounge, and the mailroom. You have heated underground parking with a titled stall, assigned storage, in-floor heating, low condo fees, and the priceless perk of being on the main floor—perfect for accessibility, pets, strollers, groceries, and anyone who values convenience.

All of this sits in a boutique, quiet building near grocery stores, parks, the University of Calgary, and most importantly, the LRT, making commuting effortless.

For buyers exploring Calgary, sellers curious about condo demand, or investors hunting for strong returns, properties like this represent a strategic opportunity in a rising market.

If this home speaks to you—or if you’re ready to explore Calgary real estate with confidence—reach out. I’d love to show you why the smart money is coming back to Calgary.

If you’ve been wondering what a million dollars can still buy you in Calgary—especially in a world where affordability is shifting and lifestyle matters more than ever—you’re in the right place. Today, I’m taking you inside one of my newest listings in the award-winning lakeside community of Auburn Bay, a community known for year-round recreation, family-friendly living, and some of the most beautiful homes in the southeast.

Welcome to 147 Auburn Sound Circle SE, a property that doesn’t just check the boxes—it rewrites the list entirely. With over 4,000 sq ft of developed living space, five bedrooms, three-and-a-half bathrooms, a walkout basement, a bonus room, upstairs laundry, and a triple-car garage, this home was designed for families who refuse to compromise.

Step inside and you’re greeted by bright, sweeping windows, double-height ceilings, and a stone fireplace that feels straight out of a holiday movie. The open-concept kitchen features elegant finishes, chef-style prep space, and Restoration Hardware lighting that elevates every gathering. The deck? A private perch overlooking the Rocky Mountains, perfect for slow mornings or golden-hour dinners.

Upstairs, the bonus room gives you that coveted extra living space every family dreams about. The primary suite feels like a spa retreat, with a walk-in closet big enough to grow into. Two additional bedrooms, a full bathroom, and a mom-approved upstairs laundry room complete the upper level.

The fully developed walkout basement adds even more flexibility—think home office, teen lounge, home gym, studio, or multi-generational living. With two more bedrooms, a beautifully finished third bathroom, and access to the low-maintenance backyard, it’s a space that adapts as your lifestyle evolves.

And because true luxury lives in the details, the home comes turnkey with Hunter Douglas window coverings, air conditioning, an elevated outdoor entertainment space, and thoughtful upgrades throughout.

As a Calgary REALTOR®, mom, and market expert, I know exactly what families are searching for—space, comfort, style, and long-term value. This home delivers all of it.

If you’re exploring buying, selling, or investing in Calgary’s real estate market, and a home like this speaks to your wish list, reach out. Opportunities like this don’t last long, and I’d love to guide you toward the right move for your next chapter.

Every now and then, a property comes along that feels like a quiet little miracle in the market. Tucked in the heart of Auburn Bay—one of Calgary’s most beloved lakeside communities—sits a semi-detached walkout home that offers something genuinely rare: the square footage, function, and lifestyle normally reserved for a detached house… all for under $500,000.

Welcome to 139 Auburn Meadows Place SE, a home that instantly captures you the moment you step inside. A bright, spacious entryway opens into a modern kitchen complete with a large island, quartz countertops, stainless steel appliances, a corner pantry, and an undermount sink. The living room flows seamlessly into the dining area, creating a warm, open space that feels designed for real life—morning coffee on the deck, family dinners, Sunday movie nights.

Upstairs brings even more surprises: a central bonus room, convenient upstairs laundry, and three generously sized bedrooms. Whether you need a nursery, a guest room, or the perfect work-from-home setup, everything fits here. The primary suite offers peaceful views, a deep walk-in closet, room for a king bed, and an ensuite with dual vanities, tons of counter space, and a soaking tub made for unwinding.

But the real showstopper?
A professionally finished walkout basement that feels like its own retreat. With a Murphy bed, office nook, stylish full bathroom, and sliding doors to the backyard, it easily doubles as a guest suite, a private hangout zone, or even an Airbnb for extra income.

Outside, the yard is perfect for pets and kids, and the views stretch on and on. You’re steps from the dog park, close to restaurants, groceries, the South Health Campus, and have quick access to Stoney, Deerfoot, and the YMCA.

Homes like this don’t hit the market often—especially in a community as high-demand as Auburn Bay.

If you’re buying, selling, or investing in Calgary and want expert guidance backed by market knowledge and strategic insight, I’m here to help. Reach out anytime to explore this property or talk about your next move in Calgary real estate.