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What to Look for When House Hunting in the Snow!

A Calgary Buyer’s Guide to Spotting Hidden Issues in Winter

House hunting in winter can be beautiful — fresh snow, cozy interiors, and quiet streets. But Calgary buyers also need to be smart: snow can hide issues that you’d easily spot in the spring.

Here’s how to make sure you’re seeing the full picture when shopping for a home in the snow

🌨️ 1.Snow Can Hide Exterior Problems — Look Closely

Snow looks pretty, but it can cover trouble. As you walk around the property, keep an eye out for:

✔️Roof Condition

Shingles, flashing, and damage are harder to see once everything is white.

Tip: Look for uneven snow melt. Areas that melt faster could signal heat loss, poor insulation, or a ventilation issue in the attic.

✔️Grading & Drainage

Snow can hide the slope around the home. Proper grading should angle away from the foundation.

Tip: If you see ice buildup near the house or pooling water during a warm day, it could mean poor drainage — a red flag for future water problems.

✔️Exterior Wear and Tear

Cracks in stucco or siding, damaged window trim, or worn caulking may be hidden.

Tip: Run your hand along window frames inside and out. If it’s cold or drafty, the sealing likely needs work.

🚪 2.Check Entrances, Steps & Sidewalks

How the current owner maintains their exterior in winter tells you a lot:

  • Are walkways shoveled?

  • Is ice controlled, or is salt piled everywhere?

  • Are handrails sturdy?

These clues show how well they care for the home in tougher conditions.

🔥 3.Evaluate Heating Efficiency

Winter is the best time to test a home’s internal systems.

✔️Furnace Health

Ask the age, service history, and filter type the furnace uses.

If it sounds loud or struggles to warm the home evenly, it may be nearing the end of its life.

✔️Cold Spots or Drafts

Walk room to room. Drafts near windows or uneven heat may point to insulation issues — something buyers often miss.

✔️Thermostat Use

If it’s set unusually low or high during your showing, it could be masking heating issues.

💧 4.How to Avoid Frozen Pipes — A Key Winter Checklist

Calgary winters can be harsh, and frozen pipes are a costly problem. Here’s what to look for:

✔️Exposed Pipes

In older homes, look for pipes near exterior walls, under sinks, or in unheated areas. These are the highest risk zones.

✔️Insulation & Heat Tape

Ask whether insulation has been added around vulnerable plumbing.

Modern homes often have better protections — older ones may need upgrades.

✔️Water Flow

Turn on taps throughout the home.

Slow flow in winter can be a sign of pipes starting to freeze.

🏡 5.Watch for Ice Dams & Gutter Issues

Ice dams form when heat escapes from the roof and melts snow, which then refreezes near the edges.

They can cause roof leaks and water damage.

Look for:

  • Thick icicles hanging off gutters

  • Water staining on soffits

  • Uneven ice buildup

These can indicate poor attic insulation or ventilation.

🚗 6.Don’t Forget the Garage

A warm, insulated garage is a major perk in Calgary.

Check:

  • Door seals

  • Insulation

  • Heating (if applicable)

  • Electrical panel capacity (for EV chargers or heaters)

💡 7.Bonus: How a Realtor Helps You Spot What Snow Hides

A trained eye is invaluable in winter. As a Calgary Realtor, I help buyers look past the snow to catch issues early — and negotiate accordingly.

From drainage concerns to furnace age, I make sure you understand exactly what you’re buying.

☕ Final Thoughts

Winter house hunting in Calgary has huge benefits — fewer buyers, motivated sellers, and the chance to truly see how a home performs in cold weather.

Just make sure you know what to look for beneath the snow.

If you want help navigating the winter market (and avoiding costly surprises), I’d be happy to guide you through it.

📞 Reach out anytime — let’s find you a home that’s winter-proof and worry-free.

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🏡 Why Savvy Sellers List in the Winter (and What They Know That Others Don’t)

Thinking about selling your Calgary home this winter? Learn why smart sellers list during the colder months, how the Calgary real estate market changes in winter, and what strategies can help you sell for top dollar — even in the snow.

❄️ Why Listing Your Home in Winter Can Pay Off

When the snow starts to fall in Calgary, many homeowners pause their selling plans — waiting for spring to “heat up” the market.

But here’s what savvy Calgary home sellers know: the winter real estate market can offer real advantages if you know how to work it.

Let’s break down why winter is a great time to sell your home in Calgary and how you can make the most of the season.

🏠 1. Less Competition in the Calgary Real Estate Market

In the winter months, there are fewer Calgary homes for sale, meaning your property stands out more to serious buyers.

With lower inventory and motivated house hunters, your listing can attract more attention — and potentially sell faster.

It’s simple market logic: when supply is low and demand stays steady, sellers benefit.

🔥 2. Winter Buyers in Calgary Are Serious

Anyone shopping for a home during a Calgary winter is highly motivated.

They may be relocating for work, want to close before the new year, or are eager to take advantage of favorable mortgage rates.

These winter home buyers aren’t just browsing listings — they’re ready to act.

As a seller, that means fewer casual showings and a higher chance of receiving serious offers.

🌆 3. Your Calgary Home Can Feel Extra Inviting

A cozy, warm home can be incredibly appealing when it’s snowing outside.

Showcase your home’s best winter features — a gas fireplace, upgraded furnace, heated garage, or great insulation.

Adding small touches like warm lighting, soft textures, and a welcoming entryway can make buyers picture themselves spending future winters there.

💰 4. Fewer Listings = Stronger Offers

With less competition in the Calgary housing market, motivated buyers are more likely to submit solid offers to secure the right home.

While spring might bring more buyers, it also brings more competition — and more price comparisons.

In winter, sellers often experience a better balance between supply and demand, leading to smoother negotiations.

🧣 5. Get Ahead of the Spring Rush

By listing now, you avoid competing with the flood of Calgary homes for sale that typically appear in April and May.

Listing in winter gives you a head start — and if you’re planning to buy next, you’ll also be in a better position before spring prices rise.

☕ Final Thoughts: Selling a Home in Calgary This Winter

Smart sellers know that success in real estate isn’t about waiting for perfect weather — it’s about understanding the market and acting strategically.

With fewer listings, serious buyers, and the right marketing plan, your home can sell beautifully in the Calgary winter real estate market.

📞 Ready to Sell Your Calgary Home This Winter?

If you’re curious what your home is worth or want to know how to position it for a fast sale this season, I’d be happy to help.

Let’s create a custom winter marketing strategy to get your home sold for top value — even when it’s snowing outside.

Contact me today to schedule your free home evaluation and learn why now might be the perfect time to list.

  • Calgary Real Estate Market

  • Selling a Home in Calgary

  • Winter Home Selling Tips

  • Calgary Homes for Sale

  • Real Estate Advice Calgary

  • Home Staging in Winter

  • Calgary Realtor Tips

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Nov 3, 2025

Pace of new listings growth slows, preventing further inventory gains

By CREB®

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. 

To read the full stats release on October's housing market for Calgary and surrounding areas, click here.

    

  

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

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



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September 2025 Housing Market Update

SEPTEMBER 2025 HOUSING MARKET UPDATE


October 1, 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. 

“Supply levels have been rising in the resale, new home and rental markets. The additional supply choice is coming at a time when demand is slowing, mostly due to slower population growth and persistent uncertainty. Resale markets have more competition from new homes and additional supply in the rental market, reducing the sense of urgency amongst potential purchasers. Ultimately, the additional supply choice is weighing on home prices,” said Ann-Marie Lurie, CREB® Chief Economist. 

Supply levels relative to demand typically drive shifts in home prices. 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. 

Inventory gains for apartment style homes over the past several months have contributed to buyer market conditions in this segment, driving year-over-year price adjustments of over six per cent for a total benchmark price of $322,900 in September. While the detached segment has also seen a rise in the months of supply, it has not been as high as the apartment condo sector. At a benchmark price of $749,900, detached home prices are only one per cent lower than last year, with most of the adjustments driven by the North East and North districts.

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.  

Improved supply choice is causing prices to decline relative to the record highs reported during the spring. As of September, 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, semi-detached price 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

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. 

 

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

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

 
For more information, please contact: 

Economic Analysis
Email: stats@creb.ca
Phone: 403-263-0530
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Bank Of Canada Lowers Interest Rates ¼ point

Bank of Canada Lowers Interest Rates to 2.5% – What This Means for Homebuyers and Homeowners

Wednesday, September 17, 2025 – The Bank of Canada just announced a 0.25% rate cut, bringing the key interest rate down to 2.5%. This is exciting news for Canadians who are thinking about buying a home, refinancing, or renewing their mortgage. Lower rates mean lower borrowing costs, which can put more money back in your pocket each month.

Why This Rate Cut Matters

When the Bank of Canada lowers interest rates, it makes mortgages more affordable. For homebuyers, this means:

  • Lower monthly payments on new mortgages.

  • Improved affordability, making it easier to qualify for a home loan.

  • A potential boost in homebuyer confidence, with more families entering the housing market.

For homeowners who already have a mortgage, this may be a great time to:

  • Refinance to take advantage of lower rates.

  • Pay down debt faster with reduced interest costs.

  • Renew early if your lender allows, locking in a lower rate for years to come.

More Rate Cuts May Be Coming

The Bank of Canada also hinted at possible future reductions in the coming months. If that happens, borrowing could become even more affordable, giving both buyers and sellers fresh opportunities in the housing market.

What This Means for Calgary’s Real Estate Market

For Calgary homebuyers, this rate cut couldn’t come at a better time. With plenty of homes on the market and borrowing costs coming down, now may be the perfect opportunity to explore your options. Whether you’re a first-time buyer, moving up to your dream home, or investing in real estate, today’s announcement opens the door to more possibilities.

Final Thoughts

This is fantastic news for anyone looking to refinance or purchase a home. Lower interest rates create an ideal environment to make a move in real estate. If you’ve been on the fence about buying, today’s announcement from the Bank of Canada might just be the push you need.

📞 Ready to take advantage of lower rates? Contact me today to talk about your home buying or refinancing options in Calgary.

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August 2025 Housing Market Update

Price declines mostly driven by higher density home types

 

AUGUST 2025 HOUSING MARKET UPDATE


September 2, 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

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

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

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.


Apartment Condominium

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.

 


REGIONAL MARKET FACTS


Airdrie

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

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

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.

 

For more information, please contact: 

Economic Analysis
Email: stats@creb.ca
Phone: 403-263-0530

 

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Why it’s so important to stage your home before listing!

The Importance of Staging Your Home Before Listing

When it comes to selling your home, first impressions matter. In today’s real estate market—where buyers have plenty of listings to choose from—staging your home can be the difference between getting a quick, top-dollar offer and sitting on the market for weeks.

Why Staging Matters

Staging is more than just tidying up; it’s about presenting your home in the best possible light. Professional stagers know how to highlight your home’s strengths and minimize any weaknesses. Even small improvements—like a fresh coat of paint, updated lighting, or carefully chosen furniture placement—can transform the way buyers see your property.

In fact, a staged home can net you thousands of dollars more compared to a non-staged home. Buyers are willing to pay a premium when they can envision themselves living in the space.

Simple Staging Improvements That Work

You don’t always need a complete overhaul to make a big impact. Here are some quick and effective staging tips:

  • Neutral paint colors: Soft, modern tones make spaces feel larger and appeal to a wide range of buyers.

  • Furniture placement: Arranging furniture strategically helps rooms feel open, functional, and inviting.

  • Wall décor & art: Simple, tasteful artwork adds warmth without overwhelming the space.

  • Lighting upgrades: Bright, well-lit spaces instantly feel more welcoming.

  • Decluttering & depersonalizing: Removing excess items allows buyers to focus on the home, not your belongings.

Staging in a Competitive Market

When inventory is high and buyers have many options, staged homes stand out. A well-staged home photographs beautifully, attracting more clicks online, more showings, and ultimately stronger offers. It’s one of the smartest investments you can make before listing.

Final Thoughts

If you’re preparing to sell, don’t underestimate the power of staging. A few small improvements can make your home more appealing, shorten your time on market, and put more money in your pocket.

📞 Ready to list your home? Let’s connect—I’d be happy to walk you through staging strategies that can help you sell faster and for more.

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Looking for extra income when buying a home? Consider buying a home with a revenue generating suite.

If you’re buying a home in Calgary, adding “secondary suite” or “income suite” to your must-have list could be one of the smartest moves you make. A home with a legal basement suite or separate rental unit can provide steady income, boost your property value, and give you financial flexibility—both now and in the future.

Here’s why buying a Calgary home with a rental suite is such a great idea:

1. Rental Income to Offset Your Mortgage

In Calgary’s current real estate market, a well-located legal suite can bring in $1,200 to $1,800+ per month in rental income. That extra cash can:

  • Cover a significant portion of your mortgage payment

  • Make it easier to qualify for financing

  • Help you pay down your mortgage faster

With mortgage rates and housing costs on the rise, having a built-in revenue stream can make homeownership more affordable.

2. Increased Property Value

Homes with legal suites in Calgary often command higher resale prices. Buyers love the idea of generating extra income or having private space for family. If you ever decide to sell, your property could attract more interest and higher offers.

3. Flexible Living Arrangements

A secondary suite isn’t just for renters—it can also be the perfect space for:

  • Aging parents who want to live nearby but independently

  • Adult children saving for their first home

  • Guests who appreciate their own kitchen, bathroom, and entrance

4. Potential Tax Advantages

When you rent out a legal suite, you may be able to claim certain expenses against your rental income, including a portion of utilities, maintenance, and property taxes. Talk to your accountant to understand how to maximize these benefits while staying compliant.

5. Financial Security in an Uncertain Market

Whether it’s rising interest rates, job changes, or unexpected expenses, life can be unpredictable. Owning a home with a suite in Calgary gives you peace of mind knowing you have a consistent source of extra income.

💡 Pro Tip: Calgary requires secondary suites to meet specific safety, zoning, and building code requirements. Buying a legal suite ensures you can rent it out without headaches and keeps you compliant with city regulations.

Final Word

Buying a home with a suite in Calgary isn’t just about extra space—it’s a smart investment that can pay off for years to come. With the right property, you can enjoy more financial freedom, increase your home’s value, and have flexible living options for your family.

Looking for Calgary homes for sale with income suites? I can help you find the perfect property that fits your budget, lifestyle, and revenue goals.

📞 Contact Terry Edwardson today to start your search!

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July 2025 Housing Market Update

JULY 2025 HOUSING MARKET UPDATE


August 1, 2025

 

Supply growth weighs on home prices 

 

Thanks to gains mostly occurring in the newer communities, inventory levels in July were 6,917 units, reaching levels not seen since prior to the pandemic and higher than long-term trends. While supply has improved across all property types and all districts, the largest gains are occurring in the areas where there has been new community growth. 
 
The additional supply has weighed on home prices in some parts of the city. The total residential benchmark price in Calgary has trended down over the past several months and is currently four per cent below last year’s peak price reported in June 2024. 
 
“Price declines are not occurring across all property types in all locations of the city, and even where there have been declines, it has not erased all the gains made over the past several years,” said Ann-Marie Lurie, Chief Economist at CREB®. “The steepest price declines have occurred for apartment and row style homes, mostly in the North East and North districts, which coincides with significant gains in new supply.” 
 
The rise in supply occurred as sales continued to slow and new listings improved. In July, there were 2,099 sales, a 12 per cent decline over last year, while new listings reached 3,911 units, an over eight per cent increase over last year. In addition to the persistent economic uncertainty due to tariffs, sales and new listings were impacted by no further reductions in lending rates and added competition from the new home market. Apartment-style homes are reporting the highest months of supply with over four months, while both detached and semi-detached homes are seeing conditions remain relatively balanced at just three months of supply.  

Detached

For the first time since 2020, the months of supply for detached homes rose to three months. Sales activity slowed to 1,031 units in July, while the number of new listings, despite being slower than last month, was still nearly 10 per cent higher than last year’s levels and above long-term trends. The wider gap between sales and new listings led to a significant adjustment in inventory levels and, with slower sales, the months of supply rose to three months.

However, conditions did vary significantly depending on location. In the North West, West and South districts, the months of supply remained well below three months, whereas the North East reported the highest months of supply at over four months. 
 
A shift to balanced conditions has taken much of the pressure off home prices. As of July, the detached benchmark price was $761,800, down less than one per cent over last year. However, there was a significant range of price adjustments. Both the North East and East districts have reported the largest decline in price at five per cent, though prices still rose in the City Centre by nearly two per cent. 

Semi-Detached

Sales activity in July continued to slow, contributing to the year-to-date decline of 11 per cent. At the same time, new listings have generally been higher this year compared to last year, supporting inventory gains. With 549 units in inventory and 187 sales, the months of supply in July rose to three months, something that has not happened since 2021. 
 
Although supply is improving in relation to sales, prices have remained relatively stable. As of July, the benchmark price in the city was $697,500, one per cent higher than last July. Price growth did range throughout each district, with the highest gains occurring in the City Centre, with nearly three per cent growth. Meanwhile, prices declined over last year in the North East, East and North districts.

Row

Like other styles of homes, sales have eased compared to last year, with new listings and inventories rising over last July. The months of supply in July was similar to last month at over three months, with a range of under three months of supply in the City Centre, North West , South and South East, to nearly five months of supply in the North East district.
 
Row prices have generally been trending down over the past three months, and while they are nearly four per cent lower than last year at this time, on a year-to-date basis they have remained similar to last year. When considering activity by district, year-to-date price declines have been reported in the North East and North, while prices have risen in all other districts.
 

Apartment Condominium

There were 1,014 new listings in July relative to 508 sales, keeping the sales-to-new listings ratio at 50 per cent and inventory levels elevated at 2,097 units. Higher inventories and slower sales caused the months of supply to push above four months in July, the highest it has been since 2021. Added competition for new product combined with rising rental vacancy rates has impacted the resale condominium market.
 
The additional supply choice is having a more significant impact on apartment style prices over any other property type. In July, the benchmark price was $329,600, which is down over one per cent compared to last month and nearly five per cent lower than levels reported last year. However, when considering year-to-date figures, prices have remained stable compared to last year as gains in the West, South and North West have offset declines occurring in the North East, North, South East and East districts.

 


REGIONAL MARKET FACTS


Airdrie

Due to declines in both row and apartment sales, July sales slowed by 14 per cent compared to last July, contributing to the year-to-date decline of 12 per cent. While sales have slowed, activity remains higher than levels reported prior to 2021. What has changed is the significant improvement in new listings, resulting in inventory gains. As of July, inventory levels rose to 543 units, the highest July reported since the peak in 2018. The higher inventory levels kept the months of supply above three months in July, placing some downward pressure on home prices. In July, the benchmark price was $532,800, nearly four per cent lower than levels reported last year at this time. However, last year’s gains were exceptionally high earlier in the year, and on a year-to-date basis prices are only slightly lower than last year.

Cochrane

Unlike other areas, Cochrane has not seen the same level of pullback in sales compared to long-term trends. While July sales were down by seven per cent, year-to-date sales are two per cent lower than last year and 23 per cent higher than long-term trends. New listings in July did reach a record high for the month, causing inventories to push to the highest level reported for the month since 2019 and causing the months of supply to rise above three months. While this likely contributed to some of the monthly decline in price, unlike other areas the July benchmark price of $590,000 was over two per cent higher than last year, and four per cent higher on a year-to-date basis.

Okotoks

This market continues to exhibit tighter market conditions than both Airdrie and Cochrane with a sales-to-new-listings ratio of 71 per cent and months of supply at just over two months. This is a significant improvement compared to the previous four years, where the months of supply in July was just over one month. In July, the benchmark price in the area was $628,500, slightly lower than last month, but higher than last year’s level. Despite some monthly fluctuations, year-to-date prices are over two per cent higher than last year.
 

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

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

 

For more information, please contact: 

Economic Analysis
Email: stats@creb.ca
Phone: 403-263-0530

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June 2025 Housing Market Update

Gains in resale supply mostly impact apartment and row style home prices

 

Inventory levels in June continued to rise, both over last month’s and last year’s levels. By the end of the month, inventory reached 6,941 units, returning to levels reported in 2021, or prior to the surge in population growth. While sales have remained consistent with long-term trends despite a decline from recent months, higher levels of new listings compared to sales have contributed to the inventory gain.

All property types have reported gains in inventory, but both row and apartment style homes reported inventory levels over 30 per cent higher than long-term trends, while supply for detached and semi-detached units are only slightly higher than typical levels.

“Supply has improved across rental, resale and new home markets, allowing for more choice for those considering their housing options,” said Ann-Marie Lurie, Chief Economist at CREB®. “The additional choice combined with no further declines in lending rates, persistent uncertainty and concerns of price adjustments is keeping many potential purchasers on the sidelines. This is weighing on home prices, especially for apartment and row style homes.”

The unadjusted benchmark price was $586,200 in June, lower than last month and over three per cent lower than last year. Much of the citywide decline was driven by apartment and row style homes, which are over three per cent lower than last year. Meanwhile, detached prices have remained relatively stable and semi-detached homes are still slightly higher than last year.

The steeper price declines for apartment and row style homes are reflective of those segments shifting toward a market that favours the buyer with nearly four months of supply. Meanwhile conditions are relatively balanced for detached and semi-detached homes. Overall conditions in Calgary have changed, but not enough to erase the significant growth in prices that have occurred over the past four years.
 

 

Detached

Sales in June were 1,194 units, six per cent lower than both last year and last month's activity. Sales activity did vary depending on location and price range, with declines in resale sales mostly for higher priced homes that likely face more competition from new homes. On a location basis, the steepest declines in sales occurred in the City Centre and the North East at over 20 per cent, while year-over-year gains were reported in the West, and South East districts. 
 
While sales did vary, inventories and new listings improved across most price ranges and districts in the city. However, it is only the North East district that is experiencing conditions that favour the buyer, causing prices to decline by four per cent compared to last June. As of June, the unadjusted benchmark price in Calgary was $764,300, less than one per cent lower than both last month and last year’s price.

Semi-Detached

Sales activity continued to slow this month, contributing to the year-to-date decline of nearly 12 per cent. At the same time new listings have generally been rising compared to last year, supporting inventory gains and a shift to balanced conditions. As of June, the months of supply was 2.6 months, a significant improvement over the tight conditions reported last year.
 
Additional supply choice has slowed the pace of price growth for semi-detached homes. As of June, the benchmark price in the city was $696,400, similar to last month, and over one per cent higher than last June. Price movements did range by district, as homes in the City Centre are over three per cent higher than last year and at record high levels, while prices in the North, North East, and East districts are all over two per cent lower than last year and three per cent lower than last year’s peak price.

Row

New listings continue to rise relative to the number of sales in the market, as the sales-to-new listings ratio in June dropped to 50 percent. This contributed to further inventory gains with 1,167 units available at the end of the month. While sales are still higher than long-term trends, the recent gains in inventory levels have caused the months of supply to push above three months. Within the city, conditions range with nearly six months of supply in the North East and two and a half months of supply in the North West.
 
Higher supply levels relative to demand are weighing on prices which, at a June benchmark price of $450,300, are down over last month and three per cent lower than last year’s levels. However, as the level of oversupply does range across the districts, so too do the price movements. The City Centre has seen the most stability in prices this month and is only one per cent below last year’s peak. Meanwhile, the North East is reporting year-over-year price declines of nearly six per cent.
 

Apartment Condominium

June new listings and sales both eased over last month’s and last year’s levels. However, with 1,024 new listings and 532 sales, inventories continued to rise and the months of supply pushed up to nearly four months. Slower international migration numbers are weighing on housing demand just as supply levels are rising, which is having a larger impact on apartment style homes.
 
The rising supply choice, both in new and resale markets, has caused resale prices to trend down again this month, leaving June’s benchmark price of $333,500 over three per cent lower than last year’s levels. While prices have eased across all districts in the city, the largest year-over-year declines are occurring in the North East, North and South East districts.
 


REGIONAL MARKET FACTS


Airdrie

Thanks to a sharp decline in detached activity, sales in June fell to 164 units. The pullback in sales was met with 324 new listings, causing the sales-to-new listings ratio to drop to 51 per cent, the lowest ratio reported in June since 2018. The wider spread between sales and new listings drove further inventory gains and for the first time since 2020 the months of supply was above three months. The additional supply choice has weighed on resale prices, which have trended down for the second consecutive month. In June the benchmark price was $538,300, nearly three per cent lower than levels seen last year at this time.

Cochrane

Gains for detached and semi-detached sales were offset by pullbacks for row and apartment units, as June sales remained relatively unchanged over last year. The 101 sales in June were met with 171 new listings and the sales-to-new listings ratio rose to 59 per cent. This slowed the pace of inventory growth, keeping the months of supply just below three months. While conditions are more balanced than they have been, prices in the area continue to rise albeit at a slower pace. As of June, the unadjusted benchmark price was $593,700, nearly one per cent higher than last month and four per cent higher than last June.

Okotoks

While levels are better than last year, both sales and new listings trended down in June, causing the sales-to-new listings ratio to rise to 87 per cent. This prevented any further monthly inventory gains and ensured that the months of supply remained below two months in June. While conditions remain tight in Okotoks, more supply in the broader region has likely prevented stronger price growth in the Town of Okotoks. As of June, the unadjusted benchmark price was $632,800, similar to last month and nearly three per cent higher than last year.
 

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

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

 

For more information, please contact: 

Economic Analysis
Email: stats@creb.ca
Phone: 403-263-0530

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Should You Buy a Home in Calgary Right Now? Here’s Why the Timing Might Be Perfect

If you've been on the fence about buying a home in Calgary, summer 2025 might just be your golden window of opportunity. With interest rates sitting at attractive lows, lots of inventory on the market, and some of the best prices we’ve seen in years, it’s worth asking: is now the right time for you to make your move?

Let’s break it down.

✅ Low Interest Rates = More Buying Power

Mortgage rates are currently some of the lowest we've seen in recent years. That means lower monthly payments and the chance to afford more home for your money. Locking in a low rate now could save you thousands over the life of your mortgage.

🏡 More Inventory = More Choice

Right now, Calgary is experiencing a healthy amount of housing inventory, which means you have more options to choose from—whether you're eyeing a family-friendly community in the southeast or a trendy inner-city townhouse.

More homes on the market also means less competition. You can take your time, explore different neighbourhoods, and find the one that really feels like home.

💰 Home Prices Are Still Attractive

While prices are expected to rise as the economy continues to recover, many Calgary homes are still priced competitively. If you wait too long, you might miss out on today's deals—and face a hotter, more expensive market later this year or next.

☀️ Move in Over the Summer

Summer is a great time to make a move—especially for families. The kids are out of school, the weather is beautiful, and you’ll have time to settle in before fall routines begin. Picture yourself hosting that first backyard BBQ, exploring your new neighbourhood, or enjoying Calgary's many summer festivals right from your new doorstep.

So, Is Now the Right Time to Buy a Home in Calgary?

If you’ve been thinking about making a move, all signs are pointing to yes:

  • Low mortgage rates

  • A wide selection of homes

  • Competitive prices

  • A smoother summer move-in timeline

But every buyer's situation is unique. The best way to know for sure is to chat with a local expert who understands Calgary’s housing market inside and out.

Let’s Talk About Your Next Move 🏡

Whether you're buying your first home or upgrading to fit your growing family, I’m here to help you navigate the Calgary real estate market with confidence. Reach out today and let's find the perfect place for you—while the timing is still in your favour!

📞 Call/Text: 403-830-6920
📧 Email: Calgarydreamhomes@telus.net
🌐 Browse Calgary homes: www.calgarydreamhomes.ca

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May 2025 Housing Market Update

 

MAY 2025 HOUSING MARKET UPDATE


June 2, 2025

 

Price adjustments mostly driven by apartment and row style homes

 

Thanks to steep pullbacks in the apartment condominium sector, total residential sales in Calgary eased by 17 per cent compared to May of last year. While the drop does seem significant, the 2,568 sales this month remain 11 per cent higher than long-term trends for May and improved over last month.

New listings continued to rise this month compared to sales, resulting in further gains in inventory levels. However, the monthly gain in both inventory and sales prevented any significant change in the months of supply compared to April. With 2.6 months of supply, conditions are still relatively balanced. 

“Compared to last year, easing sales and rising inventories are consistent trends across many cities, as uncertainty continues to weigh on housing demand. However, prior to the economic uncertainty, Calgary was dealing with seller market conditions, and the recent pullbacks in sales and inventory have helped shift us toward balanced conditions taking the pressure off prices,” said Ann-Marie Lurie, Chief Economist at CREB®. “This is a different situation from some of the other larger cities, where their housing markets were struggling prior to the addition of economic uncertainty.”    

Last year there was limited inventory across most property types and price ranges. Recent inventory gains are creating pockets of the market that are struggling with too much supply while in other areas supply levels are still low relative to the demand, resulting in divergent trends in home prices.

Both detached and semi-detached home prices have remained relatively stable this month and are still higher than last year’s levels. Meanwhile, row and apartment style homes have reported modest monthly price declines and May prices remain below last year’s levels, as improved new home and rental supply is weighing on resale prices. Overall, the total residential unadjusted benchmark price in Calgary was $589,900, slightly lower than last month and over two per cent below May 2024 levels.   

 

 

Detached

New listings in May rose to 2,419 units, with most of the gains driven by homes priced over $600,000. At the same time, sales activity has slowed across most price ranges, supporting a shift toward more balanced conditions and relative stability in prices. However, districts that are facing more competition from new home product or are seeing a larger pullback in demand are starting to show some signs of elevated supply.

The North East district has seen the largest pullback in resale sales activity combined with some of the highest gains in new listings. This has driven the sales-to-new listings ratio down to 41 per cent and the months of supply was nearly four months in May. This is causing prices to ease in the North East, offsetting some of the gains reported in the City Centre, West, and North West districts. City-wide the unadjusted benchmark price in May was $769,400, similar to last month, one percent higher than last May, and still above last year’s seasonal peak price.  

Semi-Detached

The 428 new listings in May were met with 256 sales, causing the sales-to-new-listings ratio to rise to 60 per cent this month. This slowed the pace of inventory growth and the months of supply remained just above two months.  Semi-detached homes continue to remain less than 10 per cent of all sales and inventory levels in the city.

This in part is due to construction patterns shifting toward more row style properties over semi-detached, and is one of the reasons we do not see the same inventory build as row and apartment style homes. 

Like the detached market there is significant variation within the city districts. The North East has the highest months of supply at nearly three months and is reporting some price declines, while the tightest conditions are in the North West, where prices continue to rise. Overall, generally tighter conditions are still supporting price gains for semi-detached properties. In April the unadjusted benchmark price was $697,300, a monthly gain of less than one per cent, nearly three per cent higher than last year’s levels and above last year’s seasonal peak.

Row

Row home sales have eased over last year’s near record high pace but stayed well above long-term trends.  However, the gain in new listings has continued to cause further inventory gains. For the second month in a row, inventory levels were over 1,000 units; we have not seen this much inventory for row units since 2021.

While inventory levels have improved across all districts, we are starting to see higher months of supply in the North East district at 3.5 months, resulting in some downward pressure on prices. The North, North West and South areas have also reported higher year-over-year pullbacks in resale prices, as improved supply choice for new properties are impacting resale activity. Overall, the benchmark price in May was $453,600, down over last month, nearly two per cent below last May, and lower than last year’s seasonal high.  
 

Apartment Condominium

Sales this month totaled 579 units, a significant decline over last May’s record high of 907 units. While new listings were lower than levels reported last year, they remained high compared to sales, causing the sales-to-new listings ratio to drop to 47% this month. This contributed to further inventory gains and drove the months of supply up to 3.6 months.

High levels of apartment rental units under construction are adding to the rental supply and contributing to rent adjustments. This is likely slowing condo ownership demand coming from existing renters and potential investors, contributing to some of the shifts witnessed in the apartment condominium sector. 

More supply choice is also weighing on condominium prices. In May the benchmark price eased to $335,300, down from last month and over one per cent lower than last year. The steepest declines are occurring in the North East and South East districts, where competition from the new home market is weighing on resale pricing. While prices have eased and are below peak levels, recent declines have not offset the double-digit gains reported over the past two years.

 


REGIONAL MARKET FACTS


Airdrie

While improving over last month, May sales eased compared to last year, contributing to the year-to-date decline of 10 per cent. However, the 772 sales so far this year are consistent with long-term trends in Airdrie. At the same time new listings continue to rise causing the sales-to-new listings ratio to fall to 58 per cent, still well within balanced conditions, but a significant change from the over 90 per cent ratio reported last year. Recent shifts in sales and new listings have supported gains in inventory levels.

In May there were 468 units in inventory, reflecting the highest May reported since prior to the pandemic. The shift in supply is in part related to the surge in new construction providing more options for potential consumers. Additional supply choice is impacting price growth.  The total residential benchmark price was $540,600 in May, down nearly one per cent over last month and nearly two per cent below last year’s levels.

Cochrane

Sales in Cochrane were fairly resilient until this month, where sales were 17 per cent slower than last year. The decline was enough to cause year-to-date sales to ease to levels just below those reported last year.  At the same time, this month new listings surged, driving the sales-to-new listings ratio down to 55 per cent and supporting further inventory gains.  With 293 units available in May, levels are more consistent with long-term trends. The months of supply neared three months in May and while this did slow the pace of price growth, the total residential benchmark price of $589,400 is still nearly four per cent higher than last May.

Okotoks

A boost in new listings this month supported a surge in sales activity. However, with a sales-to-new-listings ratio of 74%, inventory levels did not change much over last month and the months of supply once again dropped below two months. Okotoks has struggled to add supply at the pace reported in Calgary, Cochrane and Airdrie and sales growth has been dampened by limited supply choice.

While there have been some improvements in inventory levels, as of May levels remained nearly 28 per cent below long-term trends for the city.  The limited supply choice given the relatively strong demand has continue to support some price growth in the town. As of May the unadjusted benchmark price was $633,900, up over last month and over two per cent higher than last year. 
 

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

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

 

For more information, please contact: 

Economic Analysis
Email: stats@creb.ca
Phone: 403-263-0530

 

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