I may have found one of the best-kept secrets in Calgary’s inner city — an apartment with some of the lowest condo fees I’ve ever seen downtown, sitting right next to everything that makes city living unforgettable.

There’s something nostalgic about this part of Calgary. I once lived close to this area myself, and looking back, it was one of those seasons of life that passed far too quickly. Walkable streets, spontaneous dinners, coffee runs, fitness studios, and nights out that required no planning. Today, I’m giving someone else the chance to experience that lifestyle — with a smart real estate move to go with it.

Located in prestigious Lower Mount Royal, this sunny one-bedroom, one-bathroom apartment offers in-suite laundry, underground heated parking, and ultra-low condo fees in a building where units rarely come up for sale. Within a two-minute walk, you’re on 17th Avenue, surrounded by boutique shops, restaurants, pubs, cafés, and studios. Yet despite being steps from Calgary’s most vibrant street, the building itself sits on a quiet, tree-lined road, offering calm, privacy, and abundant free two-hour street parking for guests.

The building, Simmering Court, is well-managed, clean, secure, and designed in a way that simply makes sense. Many owners don’t sell because even when life changes, these units transition seamlessly into prime investment properties.

Inside Unit 312, you’ll find a freshly painted, vacant home ready for quick possession — just in time to enjoy summer and Stampede season. The open-concept galley kitchen features a raised breakfast bar, real wood cabinetry, newer stainless steel appliances, and space for either a dining table or a work-from-home setup. The living room opens onto an oversized south-facing balcony, a rare feature only found in the building’s middle units, perfect for morning coffee or evenings with friends overlooking the treed street below.

The primary bedroom comfortably fits a queen bed with nightstands and includes optimized closet storage. A full bathroom with a tub-shower combo, a large storage closet, and a newer side-by-side LG washer and dryer complete the layout.

What truly sets this unit apart is the value. Condo fees sit at approximately $286 per month, covering everything except electricity — exceptionally low for inner-city Calgary, especially with heated underground parking and a pet-friendly building included.

When I talk to young buyers or first-time purchasers, I always emphasize flexibility. Apartments are often transitional homes, but the right one becomes a long-term asset. Can you live here solo? Absolutely. With a partner? Yes. Even with a baby for a season? It’s doable. And when life evolves, this unit makes financial sense as a rental.

This is downtown living done right — lifestyle, location, and long-term value aligned. With ultra-low fees, in-suite laundry, parking, and unbeatable proximity to 17th Avenue, this home is a no-brainer for buyers and investors alike.

If you’re trying to figure out what actually makes sense in Calgary’s market right now, opportunities like this don’t last long. Come scoop it up before it’s gone.

The home I’m about to describe is one of those rare properties that makes you stop and say, This is it. Between the custom-built cedar sauna, the walkout layout, the lake community, and the level of finish inside, this Auburn Bay home delivers a lifestyle that’s becoming increasingly hard to find in Calgary.

Located on a quiet, family-friendly street, this stunning residence welcomes you with a striking exterior and a grand interior entrance featuring ultra-high ceilings, a statement staircase, and a dramatic floating light fixture. I’ve known this home for years — I sold it previously — and what makes this story special is that the current owners took an already exceptional home and elevated it even further.

The main level is designed for gathering and hosting. Engineered hardwood floors run throughout, leading you into a living room anchored by massive floor-to-ceiling windows, custom drapery, and a soaring stone gas fireplace. The space feels warm, refined, and intentional. Just off the living room is a formal dining area perfect for large family dinners, special occasions, or even a baby grand piano.

The kitchen blends seamlessly into the living space, offering light neutral cabinetry, an oversized island, a gas cooktop, a chimney hood fan, a corner pantry, and high-end Bosch appliances. From the island and breakfast nook, you’ll enjoy views backing onto a green belt and pathway system that connects directly to both public and Catholic schools — a rare and valuable feature for families.

Upstairs, a bright bonus room overlooks the main floor, creating a sense of openness and connection. The primary bedroom is privately positioned away from the kids’ rooms and features wraparound windows, a spacious walk-in closet, and a luxurious ensuite with dual vanities, a soaker tub, and a glass-enclosed shower. Two additional bedrooms, a full bathroom, and an upgraded laundry room complete this level.

The fully developed walkout basement adds even more flexibility, with two additional bedrooms, a full bathroom, a large media area, and a separate space ideal for a home business, teen retreat, or client-facing setup. Recent upgrades include new carpets, air conditioning, a Lennox furnace, a hot water tank, a water softener, and a filtration system.

Outside is where this home truly sets itself apart. The backyard opens onto a lower deck and stone patio with a built-in fire pit, professionally landscaped with new grass and gardens. And then there’s the showstopper — a custom-built cedar sauna, valued at over $40,000, heated by a wood-burning stove and capable of reaching temperatures far beyond standard infrared saunas. It’s a wellness experience, right at home.

Backing onto pathways, featuring permitted lighting between decks, gemstone exterior lighting, and located in Auburn Bay — one of Calgary’s premier four-season lake communities — this home offers access to beaches, skating, festivals, schools, shopping, South Health Campus, and an unbeatable family lifestyle.

Homes like this aren’t just bought. They’re chosen.

If you’re trying to decide what kind of property truly makes sense in today’s Calgary market — whether as a buyer, seller, or long-term investor — this home is a perfect example of where lifestyle and value align. And if you’d like this level of marketing for your own home, I’d love to help you start that journey.

Let’s make the next move intentional.

Some homes check a few boxes. Others quietly check all of them. This fully renovated Somerset single-family home is firmly in the second category, and it’s a perfect example of where value, lifestyle, and long-term flexibility intersect in today’s Calgary real estate market.

First, the home has been completely renovated, removing the guesswork for buyers who want move-in-ready without sacrificing style. Freshly painted walls in warm neutral tones, luxury vinyl plank flooring on the main level, new baseboards, updated bathrooms, and a stunning renovated kitchen immediately set the tone.

Second, the location truly delivers on the old saying: location, location, location. Tucked away on a quiet cul-de-sac, this home offers a safe place for kids to play while still being within walking distance to schools, parks, transit, and everyday amenities.

Third — and this is rare at this price point — the home features a walkout basement with an illegal basement suite. Walkout basements are already hard to find, and pairing that with a separate entrance, full kitchen, bathroom, and flexible layout creates a serious opportunity. Whether you’re a first-time buyer looking for a mortgage helper, a single parent, a downsizer, an investor, or someone running a home-based business, this space adapts to your life.

Fourth, the lot itself adds even more value. This is an oversized pie-shaped lot backing onto green space with basketball courts, offering privacy, views, and room to create a backyard oasis. From gardening to low-maintenance landscaping, the outdoor potential is exceptional.

Finally, the lifestyle. Somerset is one of those communities that grows with you. Two schools, playgrounds, splash parks, tennis courts, biking trails, grocery stores, the YMCA with a library, restaurants, a cinema, and the Somerset–Bridlewood LRT station with a park-and-ride facility are all within minutes. Add quick access to the ring road, and commuting becomes effortless.

Inside, the home continues to impress with a bright living and dining area, a renovated kitchen with quartz countertops, stainless steel appliances, an oversized pantry, and access to an upper deck overlooking the backyard. Upstairs, you’ll find three bedrooms, including a spacious primary, plus updated bathrooms and newer carpet. Downstairs, the walkout basement feels anything but like a basement — bright, modern, and welcoming.

Homes like this don’t come around often because they appeal to a wide range of buyer profiles at once. And that’s exactly where smart buying happens in Calgary right now.

If you’re trying to decide what to buy, invest in, or sell in this market, properties like this tell you where real value lives. And if you’d like this level of marketing working for your home, I’d love to help you take the next step.

Let’s make this one yours.

We’re back with another Calgary real estate market update, this time unpacking the April 2025 data and everything that’s transpired since my last update. Last month, the defining word was uncertainty. Consumer confidence was at a low, buyers were hesitant, and major political and economic events dominated the headlines.

In a short span of time, Canada faced tariff threats, the resignation of Justin Trudeau, an interim prime minister, a federal election, and the appointment of a new prime minister, Mark Carney. It’s no surprise that many Calgarians paused major financial decisions while waiting for clarity.

So what actually happened in the Calgary real estate market during April?

Much of what we anticipated played out. Some pockets of the market continued moving forward as if nothing had changed, while others — particularly segments already struggling with rising inventory — accumulated more days on market. Buyers and sellers entered a clear power struggle. Buyers hunted for deals, often dismissing recent comparables and pushing for lower prices. Sellers, aware of buyer tactics, responded in different ways: some adjusted pricing, others adopted their own wait-and-see approach.

April inventory rose to 5,876 units, double last year’s exceptionally tight levels and consistent with long-term seasonal norms. Sales reached just over 2,200 units, down 22% year-over-year, yet still aligned with historical averages. This combination has shifted Calgary closer to balanced market conditions, with just under three months of supply.

Prices, however, tell a more nuanced story. Detached and semi-detached homes remain resilient, with benchmark prices over 2% higher than last year. Inner-city locations continue to lead price growth, fueled in part by return-to-office trends. Townhouses and apartments, which surged in 2024, have experienced softer conditions in 2025 as supply increased and absorption slowed. Apartments, in particular, remain the most volatile, with outcomes varying significantly by location.

The key takeaway is this: Calgary’s market cannot be painted with one brush. Your experience will always depend on property type, price range, and location. Headlines rarely capture that nuance, which is why informed guidance matters more than ever.

Now that the election has passed, clarity has returned. Whether you’re buying, selling, or investing, staying still while the market evolves rarely leads to better outcomes. As Warren Buffett famously said, “Be fearful when others are greedy and greedy when others are fearful.”

Opportunities are emerging in Calgary that we haven’t seen in over four years. The question isn’t what the market will do next — it’s how you’ll choose to respond.

This is not a market that rewards luck. It rewards preparation, persistence, professionalism, and proactiveness. And the clearest evidence of that is showing up in real negotiations, not headlines.

I recently saw this play out on one of my listings at Warner Law and Kani, a redevelopment opportunity zoned to allow up to eight units. On paper, the pricing was solid. We listed based on recent comparable sales, zoning potential, and land value. Everything checked out.

Then the market responded.

We received two written offers. One wasn’t strong enough to move forward. The second was. After that, a backup offer followed. Along the way, we also had two to three verbal offers from buyers testing numbers and probing the deal.

Here’s the most important insight.

Every single offer — written, backup, and verbal — clustered tightly around the same price range. And that range sat well below the list price, despite the property being priced in line with recent sales.

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

First, the market has already adjusted beyond what the last few sales show on paper. Comparable sales are historical. Buyers, especially developers and investors, are forward-looking. They’re pricing in risk, financing costs, construction timelines, and uncertainty before it shows up in the data.

Second, pricing doesn’t move in isolation. One seller’s adjustment becomes the reference point for the next buyer, the next negotiation, and the next deal. Markets reset through transactions, not theory.

This is why strategy matters more than ever. Sellers need to understand that today’s buyers aren’t emotional or reactive. They’re analytical. Buyers aren’t lowballing for sport. They’re aligning offers with where they believe value truly sits.

For investors and developers, this type of market creates clarity. When multiple independent buyers arrive at nearly the same number, that’s not a coincidence. That’s price discovery happening in real time.

For sellers, it’s a reminder that success now comes from understanding buyer psychology, not anchoring to yesterday’s market.

Calgary’s market hasn’t stalled. It’s recalibrating. And the people who win in environments like this aren’t the ones hoping for a bounce. They’re the ones who prepare, position correctly, and move with intention.

If you’re buying, selling, or investing and want guidance grounded in real offers, real negotiations, and what’s actually happening on the ground, that’s exactly where I can help.

A few years ago, I helped a pair of first-time buyers with big dreams purchase a townhouse they were excited to grow into. Fast forward to today — a family, a dog, and countless memories later — and it’s time for them to pass the torch to a lucky new owner.

Welcome to The View at the Edge, a thoughtfully designed townhouse development on the newer side of Dover, closest to the ridge, where city and mountain views stretch out in front of you. This quiet, well-kept complex offers floor plans that simply make sense, checking off the boxes that buyers, families, and investors care about most.

Townhouse number 13 was built in 2006, with roofs replaced in 2021, and features a timeless light vinyl exterior with brick accents, coloured trims, and an oversized single attached garage. Inside, the layout unfolds beautifully. A proper entry with a coat closet leads you up to the heart of the home, where soaring 12-foot ceilings, freshly refinished hardwood floors (2025), and large south-facing windows flood the living space with natural light. A corner gas fireplace anchors the room, and there’s even space for a work-from-home setup.

Just a few steps up, the kitchen overlooks the living area, making it easy to cook, host, and keep an eye on the family. Well-maintained maple shaker cabinetry, granite countertops, under-cabinet lighting, a movable island, and ample space for large gatherings make this space both functional and versatile. A powder room and stacked laundry complete the main living levels.

Upstairs, you’ll find three bedrooms and two bathrooms — a forward-thinking design where the primary bedroom enjoys its own private ensuite, rather than sharing with the kids. The primary comfortably fits a king bed, features hardwood flooring, a walk-in closet, and a full bathroom. Two additional bedrooms, a linen closet, and a kids’ bathroom complete the upper floor. Carpets were replaced in 2021.

What truly sets this townhouse apart is the fully developed walkout basement. Bright, welcoming, and anything but dungeon-like, it offers its own bathroom, closet, and separate entrance. Whether used as a fourth bedroom, flex space, home office, gym, or future (illegal) suite with the addition of a kitchenette, this level adds serious versatility. Outside, a lower concrete patio and shared backyard extend the living space.

Pets are allowed with board approval. Condo fees are under $380 per month and include exterior maintenance. The location offers the best of inner-city living without being downtown. Quick access to Deerfoot, Memorial, 17th Avenue, the airport, transit, trails, parks, schools, and even Stampede and Canada Day fireworks from the ridge make this a lifestyle-driven choice with long-term value.

Spring market is here, and this year feels different. If you’re trying to decide what to buy in Calgary — or if you’re thinking of selling and want this level of marketing working for you — now is the time to talk strategy.

Let’s make the next chapter just as meaningful as the last.

Every once in a while, you receive feedback that stops you in your tracks. Recently, I received an email from another realtor that simply said: “Holy smokes. How did you flip a place in under six weeks? It feels like a fake American TV show.”

That reaction perfectly captures our latest Avula Developments project in Signal Hill, and it’s why I wanted to share a behind-the-scenes recap — not just of the renovation, but of the mindset and systems that made it possible.

From the moment we received the keys, the clock started. Contractors were booked in advance, schedules were locked, and supervision was constant. The result? A full transformation was completed in one month and 27 days. Floors replaced, bathrooms fully renovated, a brand-new kitchen installed with custom cabinetry, modern brass accents, updated lighting, fresh paint, and new appliances throughout.

This project stood out not just because of the speed, but because of the details. The vaulted ceilings allowed us to elevate the lighting design in a way that simply isn’t possible in standard eight-foot units. One particular light fixture has become something of a lucky charm for us — every project it’s been installed in has sold quickly. That’s not a coincidence. That’s design meeting buyer psychology.

Staging also played a key role. Through WOW Effect, my mom’s staging company, we were able to layer in lighting and styling that created an immediate emotional impact. As a realtor, being able to hand off that responsibility to someone I trust completely has been a game-changer. It’s the difference between doing everything yourself and scaling sustainably.

Location mattered, too. Signal Hill has long been one of Calgary’s most desirable west-side communities — established, safe, close to top schools, amenities, and quick access to the mountains. This particular unit offered two large bedrooms, two bathrooms, a double attached garage, vaulted ceilings, and unobstructed mountain views. The moment that truly sold us, though, was returning in winter and catching the sunset — layers of pinks, purples, and blues filling the living room. You can’t manufacture moments like that.

What’s next for Avula Developments is even bigger. We’re currently in the development permit phase for a new custom construction project, with architectural drawings complete and building permits on the horizon. Our goal has always been to build a long-term legacy — luxury custom homes and multi-family development — using strong design, disciplined numbers, and Canadian-sourced products whenever possible.

For investors, buyers, and sellers wondering what makes sense in Calgary right now, this project is a reminder that opportunity isn’t random. It’s created through preparation, execution, and vision.

If you’re interested in working with Avula Developments — as an investor, trade partner, or collaborator — or you’re curious about what types of projects make sense in today’s market, reach out anytime. This is just the beginning.

Stay tuned.

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.