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.