Calgary Market Overview

• Inventory: 4,822 units

• Sales: 1,526 (⬇ 11% year-over-year)

• Months of Supply: 3 months (balanced)

• Sales-to-New-Listings Ratio: 55%

• Total Benchmark Price: $560,500

• ⬆ 1% month-over-month

• ⬇ 4% year-over-year

The headline:

Balanced overall  but sharply different experiences by property type.

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 Detached Homes – Still the Strongest Segment

• Sales: 736

• New Listings: 1,269

• Months of Supply: Just under 3

• Benchmark Price: $734,300

• ⬆ 1% month-over-month

• ⬇ 3% year-over-year

The detached market remains resilient, particularly in price ranges below $700,000 where supply is tight.

Key district notes:

• West & City Centre: Tightest conditions and price gains

• North East: Higher supply levels weighing on prices

 Itani Insight:

Detached homes under $700K continue to face supply pressure. Strategic pricing and presentation remain critical.

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 Semi-Detached – Tightest Conditions in the City

• Sales: 175

• Months of Supply: 2.4 (lowest of all property types)

• Benchmark Price: $682,200

• ⬇ 1% year-over-year

• Comparable to last year

This segment is quietly one of the strongest in the market.

 Itani Insight:

For sellers, this remains a favorable window.

For buyers, competition still exists — preparation matters.

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 Row Homes – Balanced but Soft Year-over-Year

• Sales: 270

• Months of Supply: Just over 3

• Benchmark Price: $423,600

• ⬇ 5% year-over-year

District variation is significant:

• North East & East: ⬇ over 10% year-over-year

• West & City Centre: Holding relatively steady

 Itani Insight:

Buyers in this segment have more leverage than last year.

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Apartment / Condominiums – Buyer’s Market Conditions

• Inventory: 1,580 units

• Months of Supply: Over 4

• Benchmark Price: $298,600

• ⬇ 9% year-over-year

Nearly 18,000 apartment units are currently under construction, largely driven by record-high housing starts last year.

While many are rentals, this increased supply impacts the condo ownership market.

 Itani Insight:

This is the most negotiable segment in Calgary right now. Buyers have opportunity. Sellers must price aggressively and market strategically.

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 Surrounding Communities

Airdrie

• Benchmark: $512,200

• ⬇ 5% year-over-year

• Balanced at just over 3 months supply

Competition from new builds is impacting resale values.

Cochrane

• Benchmark: $553,500

• ⬇ 3% year-over-year

• Balanced at 3 months supply

Steady recovery after Q3 2025 pullbacks.

Okotoks

• Benchmark: $612,300

• ⬆ 2% month-over-month

• Tight supply under 3 months

One of the tightest surrounding markets currently.

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 What This Means for Buyers & Sellers

Sellers

• Detached & semi-detached homes remain strong

• Pricing strategy is critical overpricing leads to stagnation

• Condos require sharp positioning

Buyers

• Condos and row homes offer leverage

• Detached under $700K remains competitive

• Balanced conditions mean fewer blind bidding wars

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 Additional Market Factors to Watch in 2026

 Slowing Migration

Lower migration levels are easing some demand pressure compared to 2024–2025 highs.

 High Construction Pipeline

Apartment construction levels remain historically elevated.

 Interest Rate Stability

Stable rates are helping support market confidence, though affordability remains stretched in some segments.

 Price Gap Opportunities

Balanced markets often create strategic move-up opportunities particularly when price gaps narrow between segments.

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 Itani Estates Perspective

This is no longer a headline-driven market.

It’s a strategic market.

• Balanced conditions reward preparation

• Pricing precision matters more than ever

• District-level knowledge is critical

• Property type matters more than citywide averages

Every segment tells a different story.

If you’re considering buying, selling, or upgrading in 2026, decisions should be based on:

• Your property type

• Your district

• Your price band

• Your timeline

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