Calgary’s real estate market is shifting into a more disciplined phase. As we move toward 2026, buyers who succeed will not be those chasing headlines, but those who prepare properly, understand local dynamics, and make decisions grounded in fundamentals.

Here are the key principles buyers should focus on today to position themselves well for 2026.

1. Focus on Your Micro-Market, Not City-Wide Data

Calgary does not behave as a single market. Performance varies significantly by neighbourhood, property type, and price range.

A downtown condo, an inner-city infill, and a suburban detached home respond differently to supply, demand, and interest rate changes. Buyers who study their specific segment—recent sales, days on market, price sensitivity—make more confident and better-timed decisions.

2. Clarify Why You Are Buying Before You Start Shopping

Move-up buyers, first-time buyers, and long-term investors all approach the market differently. Without clarity on your goals, it is easy to overpay, compromise on fundamentals, or chase short-term trends.

Define:

• Time horizon

• Lifestyle priorities

• Location vs. space trade-offs

• Exit flexibility

• Clear intent reduces costly second-guessing.

3. Budget for Ownership, Not Just the Purchase Price

Affordability is more than qualification. Buyers preparing for 2026 should stress-test their budgets for:

• Property taxes and utilities

• Maintenance and future capital expenses

• Insurance and condo fees where applicable

• Interest rate renewal risk

• The right home fits your life comfortably over time, not just at closing.

4. Use Flexibility as a Negotiating Tool

In a more balanced market, leverage is created through structure, not urgency.

Buyers who understand how to use:

• Possession timing

• Conditions

• Deposit strength

• Certainty of closing

• often secure better terms without needing to overpay.

5. Prioritize Quality Over Quantity

More listings do not automatically mean better value. Buyers in 2026 will reward homes with:

• Strong locations

• Functional layouts

• Good natural light

• Solid construction and condition

Compromised properties may appear cheaper but often underperform long-term.

6. Think About Resale Before You Buy

Every purchase is also a future sale.

Smart buyers evaluate:

• Broad buyer appeal

• Adaptability as life changes

• Zoning and redevelopment potential

• Liquidity in slower markets

• Homes with multiple exit options protect value.

7. Preparation Creates Leverage

The most successful buyers are prepared before the right property appears.

This includes:

• Strong pre-approval

• Clear criteria

• Understanding of fair market value

• Willingness to act decisively when conditions align

• Preparation reduces emotional decisions and increases confidence.

Final Thought for Buyers

The 2026 market will reward buyers who are informed, patient, and strategic. Long-term success comes from aligning lifestyle, location, and financial discipline—not from trying to time short-term market shifts. Reach out if you have any questions or would like to chat more to see how you’re positioned in this market for 2026!

1. Sell–Buy Sequencing Matters More Than the Price

Most move-up challenges come from misaligned timing rather than value. Key questions to resolve early:

• Does it make more sense to sell first or buy first given your price point and neighbourhood?

• How quickly do comparable homes like yours actually sell, not how fast headlines say the market is moving?

• What possession flexibility do you realistically need?

Move-up success comes from controlling the sequence, not guessing.

2. Understand Your Micro-Market, Not the City Market

Calgary does not move as a single market.

For example:

• Inner-city detached homes behave differently than suburban new builds

• Homes near transit, hospitals, or universities often have stronger liquidity

• Renovated vs. original-condition homes attract very different buyer pools

Your current home and your next home may sit in two entirely different market segments.

3. Be Clear on “Why You’re Moving Up”

Move-up buyers who struggle usually skip this step.

Clarify:

• Space vs. location trade-offs

• Schooling timelines

• Commute and lifestyle changes

• Short-term comfort vs. long-term flexibility

• This prevents overbuying or chasing features that add cost without adding real value

4. Budget for Ownership, Not Just the Purchase

Larger or newer homes often come with higher ongoing costs.

Account for:

• Property taxes and utilities

• Maintenance and lifecycle costs

• Inner-city renovation realities if buying older stock

• Interest rate renewal risk

The right home fits comfortably within your life, not just your approval letter.

5. Be Conservative With Your Sale Price Assumptions

Move-up buyers often anchor emotionally to their current home’s perceived value.

A better approach:

• Base decisions on sold data, not active listings

• Model conservative, expected, and optimistic outcomes

• Make sure the move works even at the lower end of expectations

• This protects you from stress if negotiations tighten

6. Flexibility Is a Negotiating Asset

In Calgary’s market, flexibility often matters as much as price.

Strong leverage points include:

• Possession timing

• Condition structure

• Deposit strength

• Certainty of closing

Move-up buyers who understand this win better deals with less friction.

7. Think About the Next Move Before This One

The best move-up homes keep future options open.

Look for:

• Broad buyer appeal on resale

• Zoning or redevelopment optionality

• Layouts that adapt over time

• Locations that remain liquid in slower markets

• A move-up home should still make sense if life changes

Final Perspective

A successful move-up purchase in Calgary is not about stretching; it is about alignment. When price, timing, lifestyle, and market realities are coordinated, the move feels deliberate rather than reactive.

Buying an investment property in Calgary can be an effective way to build long-term wealth, generate income, and diversify beyond traditional financial assets. However, not all properties perform the same, and small missteps at purchase can materially impact returns for years. The most successful investors focus less on hype and more on fundamentals, execution, and local market dynamics.

Here are the key considerations that matter most when evaluating an investment property in Calgary.

1. Location Still Drives Performance — but Be Specific

“Good location” is not enough. In Calgary, returns vary significantly by neighbourhood, street, zoning, and proximity to employment nodes.

Key factors to evaluate:

• Access to downtown, hospitals, universities, and major transit corridors

• Walkability to amenities, schools, and retail

• Zoning and redevelopment potential

• Supply constraints within the immediate area

Inner-city neighbourhoods with strong rental demand and long-term redevelopment upside often outperform over a full market cycle. Locations that are close to key institutions perform better in a down market than those further away from high demand centres – however, being too close is also something to be weary of (i.e being close to a transit station, vs directly backing onto it).

2. Cash Flow vs. Appreciation: Know Your Objective

Every investment should have a clearly defined goal.

Ask yourself:

• Is the priority monthly cash flow, long-term appreciation, or a blend of both?

• Are you planning to hold long-term, reposition, or eventually redevelop?

• Will this property serve as a future personal residence?

In Calgary, many inner-city properties are appreciation-driven with neutral or modest cash flow initially. That can still be strategic if the fundamentals support rent growth and resale strength.

3. Run Conservative Numbers

Overly optimistic assumptions erode returns.

Account for:

• Realistic rent, not peak asking rents

• Vacancy allowance

• Property taxes, insurance, utilities, maintenance, and management

• Interest rate risk and renewal scenarios

• Understand the tax implications (talk to your accountant)

If the deal only works under perfect conditions, it is not a strong investment.

4. Understand Property Type Risk

Different property types carry different risk profiles and market saturation dynamics.

Common options in Calgary:

• Condos: Lower entry cost, higher sensitivity to condo fees and special assessments

• Duplexes and suited homes: Strong rental demand, better cash flow potential

• Single-family homes: Appreciation-focused, flexible exit strategies

• New infills: Premium rents, higher upfront cost, lower early maintenance

Match the property type to your risk tolerance and capital structure.

5. Evaluate Zoning and Future Optionality

Zoning is often overlooked but can be a major value driver. Especially now with the city looking to repeal blanket zoning, it’s imperative to keep on top of developments from the city and how that will impact your investment in the long run.

Consider:

• Current zoning and permitted uses

• Potential for secondary suites or garden suites

• Long-term redevelopment density

• Municipal plans affecting the area

• Properties with multiple exit options tend to hold value better in changing markets.

6. Tenant Profile and Rentability

A strong investment is easy to rent in both strong and weak markets.

Look for:

• Floor plans that suit your target tenant

• Reasonable operating costs

• Durable finishes that balance quality and longevity

• Proximity to employment and transit

• The easier it is to rent, the more resilient the investment.

7. Financing Strategy Matters More Than Many Realize

Returns are heavily influenced by how the property is financed.

Key considerations:

• Down payment structure

• Fixed vs. variable rate exposure

• Ability to refinance in the future

• Impact on personal borrowing capacity

• The right financing can materially improve both cash flow and flexibility.

8. Have a Clear Exit Strategy Before You Buy

Every investment should be purchased with multiple exits in mind.

Examples include:

• Long-term hold with refinancing

• Sale to another investor

• Sale to an end user

• Redevelopment or repositioning

If you cannot clearly articulate how you would exit, the risk is higher than it appears.

Final Thoughts…

Successful real estate investing in Calgary is not about timing the market; it is about buying the right asset, in the right location, at the right price, with a plan.

Investors who focus on fundamentals, remain conservative with assumptions, and understand the nuances of Calgary’s neighbourhoods consistently outperform over time.

If you’d like our help in discussing how all these factors can contribute to your investment strategy, reach out and schedule a call with us!

For many Calgary homeowners, moving up is both exciting and stressful. You are not just buying a new home; you are also selling your current one, often under tight timelines and significant financial pressure. In my experience working with move-up sellers, the same fears come up repeatedly. The good news is that each of them can be managed with the right strategy and execution.

1. “What if I sell first and can’t find the right next home?”

This is the most common concern, especially in sought-after inner-city neighbourhoods where quality inventory moves quickly.

How to avoid it:

• Start your purchase planning before you list. This includes neighbourhood shortlists, must-haves vs. nice-to-haves, and realistic price bands.

• Use a longer possession on your sale to create breathing room.

• Negotiate flexible possession or rent-back terms when market conditions allow.

• Leverage off-market and pre-MLS opportunities through agent networks to expand your options beyond what’s publicly available.

• The key is coordination, not luck.

2. “What if I buy first and my home doesn’t sell in time?”

This fear is driven by cash flow risk and uncertainty around bridging two properties.

How to avoid it:

• Price your current home correctly from day one. Overpricing is the number one reason listings stall.

• Prepare the property strategically, focusing on high-impact improvements rather than over-renovating.

• Understand bridge financing options early, even if you never use them.

• Time your purchase conditions to align with your sale where possible.

• A disciplined pricing and marketing strategy significantly reduces this risk.

3. “What if I misjudge the market and lose money?”

Markets shift, but informed decisions outperform emotional ones.

How to avoid it:

• Analyze micro-market data, not city-wide headlines. Inner-city detached, attached, and infill homes behave very differently from suburban segments.

• Separate what you need from what you want when moving up.

• Model multiple scenarios: conservative, expected, and aggressive sale prices.

• Focus on long-term livability and resale fundamentals, not short-term noise.

• This is where local expertise matters more than general market commentary.

4. “What if I overextend financially?”

Moving up often coincides with growing families, business ownership, or changing income structures.

How to avoid it:

• Stress-test your budget against higher rates, taxes, and operating costs.

• Avoid spending to your maximum approval; aim for comfort, not just qualification.

• Factor in inner-city ownership costs such as older housing stock, utilities, and maintenance.

• Align the move with your broader life and financial plan, not just the house itself.

• A move-up home should reduce stress, not compound it.

5. “What if the process is overwhelming?”

Selling and buying simultaneously is complex. Without structure, it can feel chaotic.

How to avoid it:

• Use a clear timeline that sequences preparation, listing, showings, negotiations, and purchase milestones.

• Delegate properly: staging, photography, digital marketing, negotiations, and transaction management should not fall on you.

• Work with a single advisor who understands both sides of the transaction and can manage trade-offs in real time.

• Clarity replaces anxiety when there is a plan.

Final Thoughts

Move-up sellers do not fail because of the market; they struggle because of misalignment between timing, pricing, and strategy. When those three are coordinated properly, moving up in Calgary becomes a controlled, confident decision rather than a leap of faith. Ensure you have the right teammates at your back, and leverage the knowledge, experience, and market intel from key people such as a Realtor, Mortgage Broker, Lawyer, etc.

Calgary's real estate market presents unique opportunities for homeowners, from enhancing your current living situation to building long-term wealth. As a lifelong Calgarian and your inner-city market expert, I frequently guide clients through the decision of whether to "move up," "invest," or strategically pursue both. Understanding your goals is the first step.

Understanding Your Options: Moving Up vs. Investing

Some key differences to first understand:

1. The "Move Up" Purchase

A move-up purchase is acquiring a new primary residence that better suits your evolving lifestyle needs. This often means a larger home, a different neighbourhood with specific amenities (schools, parks), an upgraded property with modern finishes, or a home that offers more space for a growing family or changing priorities.

Key Motivations: Improving quality of life, more space, better location, desired school district, enhanced personal comfort.

Primary Benefit: Lifestyle improvement and building equity in your principal residence, which is generally tax-free upon sale in Canada.

2. The "Investment" Purchase

An investment purchase involves acquiring a property primarily to generate financial returns, whether through rental income, capital appreciation, or both. This property is typically not your primary residence and is managed for profit (low emotional connection).

Key Motivations: Wealth creation, passive income, leveraging debt to acquire appreciating assets, portfolio diversification.

Primary Benefit: Financial gain (cash flow, equity growth) and potential tax advantages associated with rental property ownership.

The Strategic Dance: One Before the Other

Many of my clients find themselves pursuing both, but the sequence depends on individual circumstances…

Moving Up First, Then Investing: This is a common path. Homeowners often prioritize upgrading their primary residence to meet immediate lifestyle needs. As their equity grows in this larger or more desirable home, they can then leverage that equity (e.g., through a Home Equity Line of Credit or refinancing) to fund a down payment on their first investment property. This allows them to enjoy an improved lifestyle while simultaneously entering the investment market.

Investing First, Then Moving Up: For some, the strategy is to enter the investment market early, perhaps with a more affordable entry-level property. The goal is to build equity and generate cash flow from this investment, using those gains to either save for a larger down payment on their eventual move-up home or to service its mortgage. This path focuses on accelerating wealth creation before upgrading lifestyle.

Which Path is Right for You?

To help you decide, consider these questions:

What are your immediate priorities? Is daily comfort, space, and neighbourhood amenities paramount, or is accelerating your long-term financial portfolio the main driver?

What is your financial capacity? Do you have enough capital for a substantial down payment on an upgraded primary residence and a separate investment property, or would one path stretch your resources more effectively?

What is your risk tolerance? Investment properties come with management responsibilities, potential vacancies, and market fluctuations. Are you comfortable with these factors, or do you prefer the stability of focusing on your principal residence?

How much time are you willing to commit? Managing a rental property requires time for tenant relations, maintenance, and administration. A move-up purchase primarily focuses on your own home and lifestyle.

What does your current home offer? If your current home perfectly meets your needs, you might be in an ideal position to jump straight into investment. If it's bursting at the seams, a move-up might be your first logical step.

Calgary's Unique Advantage

Calgary's real estate market offers a compelling environment for both strategies. Our relative affordability compared to other major Canadian cities, coupled with strong population growth and economic diversification, makes it an attractive place to invest for future returns while also being a city where you can still find excellent value in a primary residence.

Whether you're looking to elevate your family's living experience, build a robust investment portfolio, or strategically plan to do both, having a clear understanding of your options is crucial. As an award-winning REALTOR® born and raised in Calgary, I leverage my experience, network, and deep market knowledge to help you navigate these decisions with confidence. Investing came at a young age for me, and I’ve managed my own portfolio of rental properties for nearly 15+ years. I also own my current primary residence, so I understand both paths very intimately!

Let's discuss your specific situation. Contact me today for a personalized consultation to explore the best path forward for your real estate goals in Calgary.

Calgary’s real estate market is heading into the winter months in relatively balanced territory overall, even as higher-density segments tilt more clearly toward buyers.

As expected for the season, sales, new listings, and inventory levels all slowed compared to last month. However, inventory is still higher than typical November levels, which is putting some downward pressure on prices in certain property types.

November saw:

• 1,553 sales

• 2,251 new listings

• A sales-to-new-listings ratio of 69% (a more balanced level)

• 5,581 units in inventory, which is:

  • 28% higher than last year, and

  • Over 15% higher than a typical November

CREB® Chief Economist Ann-Marie Lurie explains what’s driving the shift:

“Supply levels have been sitting higher than typical levels for the past three months, mostly due to the gains occurring in the higher-density sectors of row and apartment style units. This is partially related

Specifically, the Detached segment saw a sale of 823 units, slightly lower than last year’s levels but consistent for November. A reduction of new listings helped supply, but inventories remained consistent with long-term trends. We’re in a balanced market, with about 3 months of supply. As a result, we saw priced dip to ~$733,000 down by ~2% YoY, with the NE quadrant of the city taking most of that adjustment. 

The Proposed Repeal of Calgary's Blanket Rezoning: What Buyers and Sellers Need to Know

A significant development is on the horizon for Calgary's real estate landscape. A "Notice of Motion" has been filed with Calgary City Council to propose the repeal of the city's recent blanket rezoning bylaw (Bylaw 21P2024), which came into effect between August 2024 and January 2025. This proposal aims to revert land use districts to their prior low-density designations. As your local inner-city market expert, I'm here to break down what this means for you.

Key Dates:

• November 17, 2025: Technical review of motion to repeal blanket zoning

• December 15, 2025: Council debate and voting

• March 2026: Potential public hearing

• Beyond March 2026: Bylaw readings / voting

Understanding the Blanket Rezoning Context

The original blanket rezoning, part of Calgary's Housing Strategy, sought to increase housing supply and streamline development approvals. It allowed for residential development of up to three storeys and four units (plus secondary suites) on all residential parcels 50 feet wide, city-wide, subject to specific criteria. However, this policy change generated considerable public concern. During the lengthy Public Hearing process in April 2024, nearly 70% of the 736 speakers opposed the bylaw, and over 6,100 written submissions were received, highlighting widespread discontent.

Why the Push for Repeal?

Since its implementation, the Notice of Motion cites that the blanket rezoning has "failed to deliver greater housing affordability" and has generated "significant public concern" regarding:

• Loss of neighbourhood character and private tree canopy.

• Increased pressure on aging infrastructure (water, sewer, stormwater).

• Inadequate parking and traffic management in established communities.

• Unintended density impacts in areas without sufficient transit or amenities.

• Traffic congestion from excessive waste carts.

The current proposal seeks to restore the low-density land use districts that existed prior to August 6, 2024, aiming to give Calgarians more direct say in the redevelopment of their communities. Importantly, the proposal includes exemptions for developments that have already received approval or have applications in progress under the higher-density R-CG, R-G, or H-GO land use districts before the new amending bylaw takes effect.

Impact on Buyers

For those seeking infills/higher density: If the repeal passes, the supply of new infill projects, particularly smaller-scale multi-unit developments, could slow down. This might lead to increased demand and potentially higher prices for existing infills or properties that secured their rezoning approvals before the repeal. Buyers hoping for a broader range of housing types from the original blanket rezoning may find fewer options going forward.

For those valuing established neighbourhood character: Buyers drawn to Calgary's mature, low-density communities might see this as a positive step. It could help preserve existing aesthetics, reduce pressure on local infrastructure, and maintain the current residential feel.

Affordability: The original bylaw aimed to improve affordability through increased supply. If repealed, the proposed goal of increasing supply might be hampered, potentially slowing the creation of more diverse and affordable housing types, although the motion itself argues the blanket rezoning failed to deliver on this.

Impact on Sellers

For sellers of properties suitable for infill: If your property received higher-density rezoning approval or had an application in progress prior to the amending bylaw, its value could be significantly enhanced due to its grandfathered status. For properties without such pre-existing approvals, the repeal could reduce development potential, potentially impacting future market value for those looking to sell to a builder or investor.

For sellers of established homes: This repeal could be viewed favourably by sellers who want to maintain the character and density of their immediate neighbourhood. It might alleviate concerns about high-density infill projects directly next door, potentially contributing to the stability of property values linked to current character.

Timing: The proposal is scheduled for review by the Executive Committee in November 2025, with a Public Hearing for the amending bylaw anticipated in March 2026. This extended timeline means market participants should remain informed and flexible.

My Take as Your Calgary Real Estate Expert

Calgary's real estate market is always dynamic, and policy shifts like this have real consequences for homeowners and future buyers. While the long-term effects of this proposed repeal remain to be seen, understanding the immediate implications is crucial for making informed decisions.

Whether you're considering selling a property with development potential or looking to buy into a community where character preservation is paramount, these policy discussions directly influence your strategy. Don't navigate these changes alone.

Contact me today to discuss how this proposed repeal might specifically impact your property or your buying goals. I can provide a personalized market analysis and strategic advice tailored to your needs.

For more specifics, here’s the Notice of Motion submitted and passed this past Monday:

The 2025 federal budget introduced measures aimed at housing affordability, tax fairness and targeted support for first‑time buyers. While many changes focus on supply and long‑term policy, several provisions affect mortgage access, closing costs and investor behaviour, all of which influence YOU – homeowners of Calgary.

What Changed?

• More support for first‑time buyers (expanded credits/programs) and incentives for purpose‑built rental/affordable housing.

  • Elimination of GST for first-time home buyers on NEW homes up to $1 million

  • Reducing GST for first-time home buyers on NEW homes between $1–1.5 million

  • Significant focus on increasing multi-unit homes, providing additional funding through mortgage loan insurance and securitization

  • Government’s “Build Canada Homes” focused on non-market housing, building co-op housing

• Stricter reporting/compliance for rental and short‑term rental income; some limits on deductions for unlicensed short‑term rentals.

• No direct mortgage‑rate cuts — borrowing costs still driven by Bank of Canada and lender pricing.

Impact on Buyers

• First‑time buyers: easier entry if you qualify for federal programs – check income limits and timing.

• Investors: reduced borrowing power as lenders tighten rental‑income treatment; expect higher down payments and stricter underwriting.

• Overall: mortgage rates unchanged by the budget – affordability still depends on market rates.

Impact on Sellers

• Investor listings: smaller buyer pool and more lender scrutiny — longer marketing times possible.

• Entry‑level sellers: increased demand possible where first‑time buyer supports apply.

• More scrutiny on documentation: sellers should provide clear rental documentation and highlight compliance for short‑term rentals.

Calgary Specifics

• Budget incentives likely to spur rental construction locally over 18–36 months, helping long‑term supply.

• First‑time buyer programs may be especially effective in Calgary’s relatively affordable market.

• Local investor market must adapt to tighter reporting; borrowing remains rate‑sensitive.

Bottomline…

The 2025 federal budget adds useful supports for first‑time buyers and boosts incentives for rental and affordable housing – both positive for longer‑term housing health in Calgary. However, these moves won’t immediately change mortgage rates or eliminate affordability pressures. Additionally, a material amount of funding has been directed to government agencies to build non-market housing which impacts those at most risk.

Overall, there isn’t much here. Governments issue budgets term after term, and sure there may be some impactful changes, but this is largely geared towards first-time buyers and those who are looking for non-market housing.

Buyers and sellers should focus on preparedness: clean documentation, early conversations with mortgage brokers, and realistic pricing and timelines tied to Calgary’s market fundamentals – reach out and schedule a call with me today for a consultation on how best to prepare!