Calgary Real Estate Market Update

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.

For a community specific statistical report, please connect with me.

Special Holidays - September 2025

Upcoming Events in Calgary

There are ALWAYS endless things to do in the great city of Calgary. Here is a shot list of upcoming events.

• Inglewood Night Market: September 5 & 12

• SAWS Fine Works in Wood Exhibition: September 5–14

• Halloweekends at Calaway Park: Begins September 6

• Public Enemy Live in Calgary: September 10

• Lynyrd skynyrd Celebrating 50 years: September 10

• Movie in the Park: Sunalta Community Association: September 12

• AQUA Live in Calgary: September 12

• Midway and a Movie: Zombieland: September 12

• Barn Burner: September 13

• Railway Days at Heritage Park: September 13-14

• Monster Jam Calgary: September 14-15 

• Calgary International Film Festival: September 18-28

• The Music of Sting and The Police: September 19 & 20

• 4th Street Night Market: September 20

• Night Light Festival: September 25-27

• Calgary Fall Home Show 2025: September 26-28

• Korn Kanada Tour: September 28

• Pumpkins After Dark: September 19 to October 31

Current Listings

Article of the Month

What’s Lurking in That Home? A Guide to Stigmatized Properties

Not every home on the market is created equal. While many properties are straightforward to buy and sell, some come with characteristics that make buyers pause. These are often referred to as stigmatized properties; homes with features that raise questions about safety, durability, or long-term costs. In Calgary, this often includes homes with wood foundations, polybutylene (“Poly B”) plumbing, aluminum wiring, and even asbestos in older construction.

Common Types of Stigmatized Properties

Wood Foundations: In the 1970s and 80s, wood basements and foundations were marketed as innovative and cost-effective. While many have performed well over the years, the reality is that buyers are often hesitant. Concerns about rot, moisture, or resale value can make these homes tougher to sell, even if the foundation is still structurally sound.

Poly B Plumbing: Polybutylene plumbing was widely used in the 1980s and 90s, but over time it’s been linked to leaks and failures. While not every system fails, insurance companies often raise red flags, which can lead to higher premiums or even refusal of coverage until it’s replaced.

Aluminum Wiring: Popular in the 1960s and 70s, aluminum wiring was an alternative to copper but later became known for potential fire risks if not properly maintained or updated. Many buyers worry about the cost of rewiring, while some insurers require a safety inspection or specific upgrades (such as CO/ALR-rated connectors) before issuing a policy.

Asbestos: Homes built before the 1990s may contain asbestos in insulation, ceiling texture (“popcorn ceilings”), flooring tiles, or ductwork. Asbestos is safe if undisturbed, but if it needs removal during renovations, it requires professional abatement—which can be expensive. Buyers often hesitate due to both health concerns and potential renovation costs.

Other Stigmatized Features: Even factors like a home’s location, such as being on a busy road, or stigma from previous events can affect buyer perception and resale value.

Navigating These Challenges as a Buyer

Do Your Homework: A home with Poly B, aluminum wiring, or asbestos isn’t automatically a “bad” buy—but it does mean you’ll want thorough inspections and clarity on potential future costs.

Talk to Your Insurance Broker: Insurance availability and cost can make or break a purchase. Always check if coverage is possible before waiving conditions.

Negotiate Smartly: These features often impact a seller’s pricing power. Buyers can use this as leverage to negotiate a lower price or request repairs/replacements as part of the deal.

Navigating as a Seller

Disclose Early: Buyers will find out about these issues anyway. Being upfront builds trust and avoids surprises that could derail a deal.

Consider Pre-Inspections: Having a licensed professional inspect and document the condition of the foundation, wiring, plumbing, or presence of asbestos helps answer buyer concerns before they arise.

Adjust Expectations: Homes with stigmatized features can take longer to sell and may attract lower offers. Pricing competitively and highlighting the home’s other strengths can make a big difference.

Why a REALTOR® Matters

Whether you’re buying or selling, navigating stigmatized properties can be tricky. A professional REALTOR® will know how to:

Identify issues that need a closer look.

Connect you with trusted inspectors, contractors, and insurance professionals.

Strategize pricing and negotiations so you’re protected and set up for success.

At the end of the day, a stigmatized feature doesn’t mean a home isn’t worth buying or selling. With the right information, preparation, and guidance, these transactions can move forward smoothly, and often at a fair value for both sides.

Calgary Fall Home Show - Free Tickets

Please reach out to me if you’d like free tickets to the Calgary Fall Home Show. Reply to this email or give me a call or text at 587-877-4049!

Know anyone looking to buy or sell? Get in touch!