One of the most stressful calls a homeowner makes is this one: "We found the next house, but we still need to sell ours." If you are trying to buy and sell a house at the same time, the challenge is rarely just finding the right property. It is managing timing, financing, risk, and negotiation without getting boxed into a decision that costs you money.

For Calgary homeowners, especially move-up buyers, this is where a clear strategy matters more than speed. The right plan depends on your equity position, your financing flexibility, the pace of your local market, and how much uncertainty your household can realistically carry.

Why it is hard to buy and sell a house at the same time

On paper, the goal sounds simple. Sell your current home, use the proceeds, and move into the next one. In practice, those events rarely line up perfectly.

Your current home may sell quickly, but the right replacement property may not be available that same week. Or you may find the ideal next home before your existing property is under contract. Even in an active market, buyers and sellers work on different timelines, lenders have their own requirements, and possession dates do not always cooperate.

That is why the real question is not whether you can buy and sell a house at the same time. It is which sequence gives you the best balance of opportunity and protection.

Start with the two numbers that matter most

Before looking at homes or preparing a listing, you need clarity on value and financing. These two numbers shape everything that follows: what your current home is likely to sell for in the present market, and how much you can comfortably qualify for on the purchase side.

Many homeowners assume these numbers are close enough. That assumption can cause problems fast. If your sale price comes in lower than expected, or your lender calculates your approval more conservatively than you planned, your buying options may narrow right when you need flexibility most.

A realistic home value analysis matters more than an optimistic one. So does a financing review that accounts for closing costs, moving expenses, any mortgage penalties, and the possibility of carrying two properties for a short period. Clear numbers create better decisions. Hope does not.

The three main ways to handle the timing

There is no universal best order. Each approach has trade-offs.

Sell first, then buy

This is usually the safer financial path. You know exactly how much your home sold for, how much equity you have available, and what budget you can use for the next purchase.

The downside is obvious. You may feel pressure to find your next home quickly, and if inventory is tight, you could end up choosing from what is available rather than what is truly right. In some cases, homeowners need a short-term rental or temporary stay between transactions.

For risk-averse households, this option often provides the most control, even if it creates inconvenience.

Buy first, then sell

This route can work well if you have strong finances, significant equity, or access to bridge-style solutions through your lender. It gives you more time to shop carefully and move once, rather than making rushed decisions under a sale deadline.

The risk is carrying two homes if your current property does not sell as quickly or as strongly as expected. That can affect your stress level just as much as your budget. Buying first can be a smart move, but only when the carrying costs and downside scenarios are manageable.

Buy and sell with conditions

This is the middle path many homeowners try first. You list your current home and make an offer on the next property subject to the sale of your existing property, or you accept an offer on your current home with timing that supports your purchase.

This can reduce risk, but it also affects competitiveness. In a seller's market, a purchase offer with a sale condition may be less attractive than a cleaner offer. In a softer market, sellers may be more open to it. This is where local market conditions matter a great deal.

How market conditions change the best strategy

The advice should never be one-size-fits-all because timing depends heavily on the market you are in.

If homes are selling quickly and inventory is limited, selling first can be less risky because you are likely to move your current property efficiently. But buying may be harder, which means you need a plan for temporary housing or a longer possession if possible.

If the market is more balanced, coordinating both sides becomes easier. Buyers and sellers may be more flexible on conditions, possession dates, and negotiations.

If the market is slower, buying first may feel appealing because you have more selection and less competition. The issue is that your current home may also take longer to sell. What looks like flexibility on the purchase side can create exposure on the sale side.

This is where local advice matters. A strategy that works in one Calgary neighborhood may not be the best fit in another, especially when price ranges and buyer demand differ.

Financing can solve problems, or create them

A lot of buy-sell stress is really financing stress. Homeowners focus on listings and showings, but the transaction often turns on what your lender will support.

If your sale is firm and your purchase closes before your current home funds, bridge financing may help cover the gap. If you are buying before selling, your lender may assess whether you can carry both properties, even temporarily. If you are relying on rental income from an existing property or trying to hold one home as an investment, underwriting may become more detailed.

This is why early conversations with a mortgage professional are worth having. Not after you find the next house. Before. You want to know what is possible, what is comfortable, and where the pressure points are if timing shifts by a few weeks.

Preparing your current home matters more than most owners expect

If your plan depends on selling within a specific window, your home needs to enter the market ready. Not almost ready.

Delays in photos, repairs, cleaning, or staging can throw off the entire sequence. So can overpricing. Sellers sometimes think a slightly ambitious list price gives them room to negotiate. When you are trying to coordinate a purchase, that approach can backfire. A stale listing weakens your position and limits your options on the buy side.

The stronger strategy is to prepare thoroughly, price accurately, and launch with a clear plan. If you need your home sold to support the next purchase, your listing is not just a listing. It is the engine that makes the rest of the move possible.

Negotiation is where timing gets won or lost

Price matters, but dates matter too.

A lower offer with the right possession date can sometimes be more valuable than a slightly higher offer that creates chaos on the purchase side. The same is true when buying. A seller who will work with your timing may be worth more than a property that looks ideal but forces you into unnecessary financing risk.

Strong negotiation in a buy-sell scenario means looking beyond headline numbers. Conditions, deposit strength, possession, inclusions, and flexibility all play a role. The cleanest transaction is not always the one with the highest price. It is often the one that reduces your overall risk.

A practical way to think about your next step

If you need certainty, sell first.

If you need choice and can tolerate more financial exposure, buying first may be reasonable.

If you are somewhere in the middle, structure both sides carefully and stay realistic about how your offer will compete.

That may sound simple, but simplicity is useful here. Homeowners get into trouble when they try to force the market to match their preferred timeline instead of building a strategy around actual conditions.

For many households, the best outcome comes from planning the sale and purchase as one coordinated move, not two separate transactions. That is especially true for growing families and move-up buyers who are balancing school schedules, work commutes, mortgage payments, and the practical reality of living through a transition.

An experienced advisor can help you pressure-test the plan before you commit. That includes pricing your current home correctly, assessing likely timelines, reviewing financing options, and shaping negotiation terms that support both sides of the move. In Calgary, that kind of planning is often the difference between a controlled transition and a costly scramble.

If you are preparing to make a move, the goal is not to time everything perfectly. It is to make decisions that still work even when the timing is not perfect.

Calgary buyers rarely struggle because there are no homes to look at. They struggle because every decision connects to three others at once - budget, timing, and location. If you want to understand how to buy a home in Calgary, the process gets much easier when you treat it as a strategy exercise, not just a property search.

That matters whether you are buying your first detached home, moving up for more space, relocating within the city, or adding a property to your portfolio. A good purchase is not simply the house you like best on a Saturday afternoon. It is the home that fits your finances, your next few years, and the reality of Calgary's market conditions.

How to buy a home in Calgary starts with your REAL budget

Most buyers begin with a rough number pulled from an online calculator or a lender conversation. That is a start, but it is not your buying budget yet. Your real budget needs to account for down payment, monthly mortgage cost, property taxes, insurance, utilities, closing costs, and the work a property may need in the first year (on top of ongoing home maintenance).

In Calgary, the monthly payment is only part of the picture. Two homes with the same price can feel very different financially if one has higher condo fees, an older furnace, or a roof nearing replacement. For families, school options and commute costs matter. For investors, cash flow, vacancy risk, location, and maintenance exposure matter just as much.

Pre-approval is still a smart first move because it gives you a working price range and strengthens your position when you write an offer. But there is a difference between what a lender may approve and what feels comfortable for your household. The safer approach is to build your search around the lower of those two numbers.

Choose the right property type before you choose the neighborhood

A common mistake is falling in love with an area before being clear on the kind of home you actually need. Calgary offers a wide spread of options, from downtown condos and townhomes to suburban detached homes, laned properties, duplexes, and acreages outside the city. Each comes with trade-offs.

A condo may lower your purchase price and put you closer to central amenities, but condo fees and board rules can limit flexibility. A detached home gives more privacy and land, but maintenance and utility costs are usually higher. A newer suburban home may offer better layout and less immediate repair work, while an older inner-city property may bring better lot value and location but more renovation risk.

For move-up buyers, this step is especially important. More square footage does not always mean a better fit if it comes with a much longer commute or pushes your monthly obligations too far. For investors, the better question is not whether you would live there yourself, but whether the property aligns with tenant demand and long-term resale appeal.

How to buy a home in Calgary without chasing the wrong listings

Once your budget and property type are clear, the search becomes more disciplined. This is where buyers save time and avoid emotional decisions. You need a shortlist of must-haves, nice-to-haves, and deal-breakers.

Must-haves are the features that affect daily function or long-term value - bedroom count, school access, transit, garage, rental potential, or a main-floor office, depending on your goals.

Nice-to-haves are the items you can improve later, such as finishes or landscaping.

Deal-breakers are the things you will not compromise on, like flood exposure, poor condo management, or an impractical commute.

In Calgary, neighborhood choice should be filtered through how you plan to use the home over the next five to seven years. If your family is growing, future space matters more than trendy finishes. If you may relocate again in a few years, resale strength matters more than highly personal features. If you are buying an investment, tenant demand, access to employment nodes, and property condition should carry more weight than cosmetic appeal.

See homes with a critical eye, not just an emotional one

A strong showing is not just a tour. It is part lifestyle test, part risk review. Buyers often focus on staging, natural light, and kitchen upgrades, which is understandable. But purchase decisions in Calgary also need a practical lens.

Look at the age and condition of major systems. Pay attention to windows, rooflines, grading, basement signs, furnace age, and evidence of deferred maintenance. In condos, look beyond the unit itself and consider the building's condition, reserve planning, and overall upkeep. A beautiful interior can distract from expensive issues that appear later.

Try to compare each home against your criteria rather than against the last one you saw. That sounds simple, but it prevents a lot of second-guessing. The goal is not to find a perfect property. It is to identify the strongest overall fit with clear eyes.

Writing an offer in Calgary takes more than picking a price

Offer strategy depends on the specific property, current competition, and seller expectations. Sometimes a clean offer with strong terms matters more than being slightly higher on price. In other situations, the winning move is speed and clarity, especially when a desirable listing is drawing multiple buyers.

Price is only one lever. Conditions, deposit strength, possession timing, and flexibility can all affect whether a seller accepts your offer. If the market is competitive, waiting too long can cost you the home. If the property has been sitting, there may be more room to negotiate. This is where local market knowledge matters because the right strategy changes listing by listing.

Buyers should also be careful not to let competition push them past their ceiling. Overpaying is rarely solved by hoping the market will bail you out. A smart offer reflects both the home's current value and your long-term comfort level.

Conditions protect you, but they need to be used properly

The condition period is where many of the biggest financial mistakes are prevented. Financing, inspection, condo document review when applicable, and sometimes due diligence around property use are not just formalities. They are your opportunity to confirm that the home works on paper as well as it did in person.

A home inspection will not eliminate every risk, but it can reveal issues that change the economics of the purchase. Sometimes the right response is to proceed. Sometimes it is to renegotiate. Sometimes walking away is the best decision. That is not a failed deal. That is a protected buyer.

For condo purchases, the document review deserves real attention. Fees, reserve fund health, bylaws, planned assessments, and building management quality can all shape your ownership experience. Investors should be especially careful here, since restrictions on leasing or upcoming major costs can change return projections quickly.

Closing costs and moving plans should not be an afterthought

By the time buyers reach an accepted offer, they often feel the hard part is done. In reality, there is still important coordination ahead. Legal fees, land titles costs, adjustments, insurance setup, lender requirements, and utility transfers all need to be handled properly.

If you are selling and buying at the same time, timing becomes even more important. Possession dates, bridge financing, temporary housing, and overlap costs can create stress if they are not planned early. This is one reason many move-up buyers benefit from a coordinated approach rather than treating the sale and purchase as separate events.

The best Calgary purchase is the one that still makes sense a year from now

Buying well is rarely about finding the flashiest home or negotiating the lowest number on paper. It is about making a decision you can live with comfortably, financially and practically, after the excitement wears off. That means balancing present needs with future flexibility.

For some buyers, that points to a turnkey family home in an established community. For others, it means a property with renovation upside or a rental-friendly layout. The right answer depends on your stage of life, risk tolerance, and timeline.

If you want a calmer experience, narrow the search before you ever book showings, keep your budget honest, and judge each property against a clear plan. Buyers who do that tend to make better decisions and feel better about them afterward. That is the real advantage when you are trying to buy a home in Calgary - not moving fastest, but moving with clarity.

For the first time in years, Calgary’s housing market is no longer moving in one direction.

Some homes are still selling quickly with strong demand. Others are sitting. Condo inventory is climbing rapidly. Detached homes in key neighbourhoods remain relatively tight. Buyers suddenly have more leverage in certain segments, while sellers are discovering that pricing strategy matters A LOT.

In short: Calgary’s market has shifted from emotional to strategic.

And that creates both risk and opportunity depending on how you navigate the next 6–12 months...

The Frenzy Is Cooling — But Calgary Is Still One of Canada’s Strongest Markets

After several years of relentless competition, low inventory, and rapid price growth, Calgary’s market is finally starting to normalize.

According to the latest CREB data:

• Active inventory has climbed above 5,900 listings

• Sales activity is down modestly year-over-year

• Benchmark pricing across all property types sits around $568,800

• Market conditions are becoming increasingly segmented by property type and location

What’s important is this:

We are not seeing a market collapse.

We are seeing a market rebalance.

That’s a major difference.

Calgary continues to benefit from:

• Strong interprovincial migration

• Relative affordability versus Toronto and Vancouver

• Population growth

• Employment diversification

• Long-term infrastructure and redevelopment investment

But today’s market requires far more precision than it did during the “list it and wait for multiple offers” (2022–2024 era).

Detached Homes: Still Competitive in Many Calgary Communities

Despite rising inventory overall, detached homes in desirable Calgary neighbourhoods remain relatively undersupplied.

Inner-city communities, established northwest neighbourhoods, and many west-side family areas continue seeing solid buyer demand, especially for homes that are properly updated, well-marketed, and correctly priced.

What’s changed is buyer psychology.

Buyers today are:

• More analytical

• More patient

• Less emotional

• More willing to walk away from overpriced listings

The result?

The best homes are still selling quickly.

Average homes with aspirational pricing are sitting.

This is where strategy becomes critical.

For sellers, presentation and pricing are no longer optional advantages — they are necessities.

For buyers, there is finally more room to breathe:

• More inventory to compare

• More negotiating leverage

• More conditional offers being accepted

• Less pressure to waive protections simply to compete

That’s a healthy market.

Calgary Condos Are Experiencing a Completely Different Story

The biggest shift in Calgary right now may actually be happening in the condo market.

Apartment inventory has surged to levels not seen in many years as new construction completions, investor listings, and slowing momentum create substantially more supply.

For buyers, this could become one of the best condo buying environments Calgary has seen in quite some time.

We’re seeing:

• More selection

• Reduced urgency

• Improved negotiating conditions

• Greater opportunities for first-time buyers and investors

For sellers, however, the landscape has become far more competitive.

Overpricing is getting exposed quickly; listings will just sit with little or no showings.

The days of simply listing a condo and expecting immediate multiple offers are fading in many segments of the market.

Execution matters again:

• Better photography

• Stronger marketing

• Smarter pricing

• Better positioning versus competing inventory

The sellers adapting to this shift are still doing very well.

The Bigger Story: Calgary Is Transforming

Beyond short-term market fluctuations, there’s another major story unfolding beneath the surface:

Calgary itself is changing rapidly.

One example is the new Midfield Heights redevelopment project in northeast Calgary – a large mixed-use redevelopment focused on housing density, transit accessibility, and urban revitalization.

Projects like Midfield Heights signal where Calgary is heading over the next decade:

• Higher density

• More mixed-use communities

• Transit-oriented development

• Redevelopment of underutilized land

• Greater urbanization across key corridors

We’re seeing similar momentum in:

• University District

• East Village

• Currie

• Inner-city redevelopment corridors

• Transit-connected communities

This matters because long-term real estate value increasingly follows infrastructure, redevelopment, and lifestyle accessibility.

The Calgary of 2035 will look very different than the Calgary of 2015.

What Buyers Need to Understand Right Now

This may be one of the first balanced opportunity markets Calgary has seen in years.

The buyers positioned best today are:

• Patient but decisive

• Focused on long-term fundamentals

• Looking at neighbourhood quality, not just headlines

• Evaluating future resale potential carefully

The best opportunities often appear during transition markets – when uncertainty causes hesitation from the broader public.

What Sellers Need to Understand

The market is no longer forgiving poor execution.

The sellers achieving the best outcomes today are:

• Pricing correctly from day one

• Preparing homes properly

• Understanding their direct competition

• Launching strategically

• Investing in presentation and marketing

In today’s market, the difference between a strong sale and a stale listing can often come down to strategy before the home even hits MLS.

Final Thoughts

Calgary remains one of the most compelling real estate markets in Canada.

But the environment has evolved.

This is no longer a market where broad headlines tell the full story.

Today, outcomes are becoming increasingly dependent on:

• Property type

• Neighbourhood

• Pricing strategy

• Inventory competition

• Buyer psychology

• Long-term positioning

And in transition markets like this, informed decisions matter more than ever.

Whether you’re thinking about buying, selling, investing, or simply trying to understand where Calgary’s market is heading next, having the right strategy – and the right information – matters more today than it has in years.

If you’re considering a move in 2026 and want a clear, data-driven conversation about your options, feel free to reach out anytime. I’m always happy to discuss the market, provide insight on your specific situation, or help you build a game plan for the months ahead.

Mortgage rates are moving again… but this isn’t really a housing story.

It’s an oil story.

It’s an inflation story.

It’s a bond market story.

A lot of people still think real estate operates on its own. It doesn’t. And that assumption is costing them right now.

Mortgage rates today aren’t being driven by local inventory or buyer demand. They’re being driven by how global markets are pricing risk.

Tensions around Iran and the Strait of Hormuz are pushing oil into a more volatile range. When oil moves, inflation expectations move with it. When inflation expectations rise, bond yields follow. And when Canada’s 5-year bond yield moves, fixed mortgage rates get repriced almost immediately.

That’s the chain reaction. And housing is where people feel it the most.

Right now, 5-year fixed mortgage rates in Canada are sitting roughly in the mid-4% to low-5% range, depending on the lender and borrower profile. On the surface, that looks relatively stable. It’s not.

Rates aren’t trending cleanly in one direction. They’re reacting. Constantly.

The Government of Canada 5-year bond yield hovering in the low-to-mid 3% range tells the same story. Ongoing pressure from inflation expectations, largely tied to energy markets and global instability.

This isn’t a stable rate environment. It’s a reactive one.

And that’s exactly why it feels unpredictable. Because there isn’t one clear narrative driving it. It’s being repriced in real time based on global risk.

This is where most buyers and sellers freeze.

They’re waiting for clarity.

Waiting for rates to drop.

Waiting for headlines to settle.

That moment isn’t coming anytime soon.

And when it does, the opportunity will already be priced in.

Real estate doesn’t reward comfort. It rewards conviction.

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What I’m telling clients right now:

Stop trying to time the perfect rate.

You’re not buying a rate. You’re buying an asset.

Rates matter, but they’re just one part of the equation. Price, negotiation, competition, and long-term positioning matter just as much.

And right now, there’s a window that most people are missing.

Financing isn’t as attractive as it was during the ultra-low rate era. But the buying environment is more flexible than it’s been in a long time.

More inventory.

More negotiability.

Less of the peak frenzy.

That creates leverage for buyers who are willing to step in.

Wait for lower rates, and you’re likely stepping into more competition with less room to negotiate.

Act during volatility, and you can often secure better pricing, better terms, and reposition later if rates improve.

That’s not guessing. That’s strategy.

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For sellers, the shift matters just as much:

Don’t confuse hesitation with lack of demand.

Demand is still there (anecdotally bidding wars are still happening -- personally I've seen and been involved with 10+ offer situations just over the last few weeks), . It’s just more selective.

When rates are unpredictable, buyers get sharper.

They scrutinize pricing.

They care about condition.

They expect strong presentation.

There’s no margin for “good enough.”

The properties that move are the ones that are turnkey, well-marketed, and priced right from day one.

The key isn’t just where rates are. It’s how they’re behaving.

A 5-year fixed rate moving week to week alongside Government of Canada bond yields tells you one thing: this market is being driven externally.

Add in oil volatility tied to Iran, and you get another layer feeding inflation expectations… which feeds bond yields… which feeds borrowing costs.

That’s the system right now.

And it hasn’t stabilized.

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The biggest mistake in this market is waiting for it to simplify.

It won’t.

The signals are coming from outside real estate. If you don’t understand that, everything feels random.

If you do understand it, you can move with intent.

Buy based on asset quality and long-term positioning.

Sell with precision, not hope.

Because this market isn’t broken.

It’s just less forgiving.

And the people who win in markets like this are the ones who understand what’s actually driving the numbers before everyone else does.

Here we are in April! Wondering when this snow will all disappear.. looks like we might be getting another big dump later this week – prepare yourselves (emotionally). 

I'm working with a few sellers from all walks of life. Some listings are performing, others are struggling, but we're seeing no slow down in inventory build across the city right now.

Just look at the activity on the MLS (right now):

The market hasn’t stalled (as you can tell by the number of solds over the last 7 days - 494, with 443 pendings)

But seller strategy has (look at the price reductions - 485 over the last 7 days).

Right now in Calgary, I’m seeing a clear divide. Some homes are still selling quickly and close to asking. Others are sitting for weeks with little traction.

The difference isn’t always the home. It’s the approach.

The biggest mistake sellers are making right now is pricing based on past market momentum instead of current buyer behavior.

Buyers today are more selective. They’re watching interest rates, comparing options, and moving with intention. When a home is priced even slightly ahead of the market, they don’t chase it. They move on. Key term here, is the element of substitution ("what can I get instead at this price range, all else being equal?")

And here’s where it gets costly.

When a home sits, it loses momentum.

Showings slow down.

Price reductions start to feel reactive instead of strategic.

In many cases, that leads to a final sale price lower than where it could have landed with the right positioning from day ONE.

The homes that are performing well right now are doing three things right:

1. They’re priced to attract attention immediately

- Not to “test the market,” but to create urgency.

2. They show exceptionally well

- Presentation matters more than ever. Clean, bright, and move-in ready wins.

3. They align with buyer expectations

- Layout, updates, and condition are being scrutinized closely.

This isn’t about underpricing. It’s about precision.

If you’re thinking about selling this year, the strategy matters just as much as the home itself. The goal isn’t just to list. It’s to position your property so it stands out the moment it hits the market.

If you’re curious how your home would perform in today’s market, I’m happy to walk you through a clear, data-backed strategy.

Well, it's now March and spring is right around the corner! 

I received a notice much like everyone else did in the mail, regarding the City of Calgary's proposed rezoning reversal, and thought I'd provide my own thoughts on this. 

Since going to town council to vote, the current stage now is that a public hearing will be held, which will be to consider a bylaw that would bring back low density residential zones that existed prior to the land use bylaw approved May 2024 (effectively making every single family home lot an R-CG designation from R-C1 / R-C2).

There are a few exceptions (properties that would NOT see a reversal):

- Properties that have received approval for development permit / building permit or subdivision application under R-CG / R-G / H-GO

- Submitted a development permit / building permit or subdivision application before the FIRST reading of the propose new bylaw

- Properties that have already been rezoned

Effectively, grand-fathering all properties that are currently in-the-works at the city (via DP / BP or SA), and those that are already completed. 

The public hearing will be held on MARCH 23, 2026 @ 9:30 AM hosted at the Council Chamber (800 McLeod Trail SE).

I encourage those who have interest to participate. This largely defines how the city will feel, look, and live over the next decade, given the changes that have already happened, as I'm sure most of you who have already noticed. 

Politics aside, what really matters to me is how this really changes the market dynamics in our city. Recall the discussion with CREB Economist Ann-Marie, >50% of new-build high-density developments (apartments / townhomes) are earmarked for rental-only, largely increasing the rental supply in the city with rents coming down as a result. The bulk of the price declines have been in the high-density sector as well which we've seen since last year as a dramatic change in trend.

Those considering purchasing homes are much more careful of property location, neighbouring properties, and zoning in the area. Likewise, on the seller side, being mindful of location / neighbours / zoning are critical to price the property appropriately to reach the right audience. 

Having been a real estate investor in Calgary now for over 15 years, there’s always a strategy that I keep coming back to that provided me with success over the years. More recently, with the City of Calgary’s initiatives to increase density in established neighbourhoods, they have made creating legal suites a great solution (for both landlords and tenants), and lenders have also done the same. 

In particular, suited homes have found a sweet spot, with two rental units under one roof, allowing for easier maintenance / management and spreading of vacancy risk across two units as opposed to just one. We’ve all heard of market diversification before, and this is not dissimilar in diversifying the rental income stream. 

I was chatting with a lending colleague of mine, and she provided some great insight into how lenders are supporting investors with certain lending programs that make this a no-brainer investment. 

One financing option that can be particularly effective for buyers and investors is a purchase + improvements program. This program allows buyers to finance both the purchase of a property and eligible renovations under one mortgage, with improvement funding of up to $150,000.

It can be used for general home upgrades or to add a legal basement suite, provided no structural changes are required. When a basement suite is added, projected rental income may be used to help offset renovation costs and improve mortgage qualification.

For investment purchases, the property must contain two self-contained suites, and a 20% down payment is required. The improvements themselves are flexible and can include kitchen or bathroom renovations, flooring and window upgrades, furnace or air-conditioning replacement, roof repairs, electrical updates (including knob-and-tube replacement), basement finishing or waterproofing, septic upgrades, decks or patios, and the addition of a rental unit.

Overall, this program is well-suited for buyers looking to improve livability, add rental income, or enhance long-term property value at the time of purchase.

For more details, reach out to book a call to see how this can work for your investment portfolio.

In a marketplace with plenty of Realtors, we thought it might be helpful to show how we stand out and the transparent advice we provide our clients to achieve real results. 

Our clients, selling for the first time, took our recommendation and suggestions, which lead to a secure sale in a timely fashion and achieving a higher price than they expected; one of the many reasons why we love working with people who understand the value that we bring. 

Starting with Home Preparation!

After meeting my clients a couple times in the home to walkthrough on showcasing the home on what to do, we recommended a few initiatives to allow buyers to feel comfortable.

• Professional furnace maintenance and duct cleaning: provides up-to-date information that the bones of the home have been well-maintained.

• Professional carpet cleaning: important to rid smells, stains, and anything else that you as a buyer would appreciate.

• Window cleaning: given the dust we get in Calgary, this is very important to showcase the light the home gets – clear of dust, dirt and grime build-up overtime; this is one of the biggest tips I have for my seller clients.

• Tidy up ALL clutter: we want to remove any ‘personality’ to allow buyers to feel like this is a place they can move into – not all tastes are the same, so we want to make mass appeal to ensure it’s a good fit for most folks that see the home.

• Repairs: no brainer, but repair or replace things that are broke (faucets, trim, countertops, etc.), and provide receipts to show it has been completed by a professional!

• Professional spot-less cleaning: this is another no-brainer. “Cleanliness” is subjective - what’s clean to one person may require a lot of work for another. To take the guesswork out and to be efficient, hire out cleaners to do the job to a professional standard.

Marketing Preparation:

• After preparing the home, we hire our professional photographers, measurements to have completed

• Virtual or real staging can be used, and sometimes we invite a designer in to help with furniture placement and tips.

• Preparation of print material, including floor plans, drone photos, any other important documents (in this case we were excited to showcase the power usage in the home given the solar panels - we graphed out power use and regeneration to show that buyers will pay close to nothing for power in the home!)

• Pricing discussion: important for sellers to understand where the market is. In keeping on top of new listings, and sold data, we were priced competitively to achieve certainty to lock-in a buyer. A lot of sellers like to gamble (waiting for the right buyer at an above-market price). This is not a strategy. Hope is not a strategy. We use real data, real comparables and market competition information to determine what the best price is. 

• Allowing the home to sit on the market is setting up for failure. Buyers start critiquing the home even more, trying to understand why the home hasn’t sold. More days on market means you’re taking a discount in the end.

Results:

• 24 showings in 10 days

• Conditionally Sold in 6 days

• Firm Sold in 17 days

• Sold for 103% of list price

Interested in working with Jason? Give me a call today to see how we work with a no obligation evaluation.

CREB held their annual forecast conference last week. Reviewing 2025 activity and what's expected in store for this new year... Below is a high-level summary of the discussion points delivered by CREB's Chief Economist, Ann-Marie Lurie.

2025 Was Weaker than Expected

We were expecting price growth for detached properties of 2.9% at the end of 2024, but ended up only at +0.8% YoY, while condo and townhomes saw a value decrease of -2.7% and -2.1%, respectively. 

Sales Slowed but Remained Above Trend

2026 is expected to see a drop in sale activity (~2% decline) over 2025 activity, however - this level of transactions remain above the long-term trend.

Alberta Population Growth Easing

On the back of the federal initiative to reduce the number of international immigrants, we've seen a demand-side impact on housing, with total numbers dropping from 153,542 (2024), 73,198 (2025) and 39,200 forecasted for 2026 - a 46% decline in immigration. We're seeing fewer interprovincial migrants as well, with those key markets seeing an adjustment in home prices (Toronto and Vancouver), with a 21% decline in migrants expected in 2026.

The resulting impact to Calgary, is a 1.3% growth in population in our city, down from 3% in 2025. Mind you, this is still reflective of population GROWTH, albeit at a slower rate. 

Strong Jobs in Calgary

Calgary remains a top destination for job prospects in Canada. However, we are expected to see slower job growth (likely as a result of slower population growth), of about 0.4% employment growth (down from 4.3% in 2025). Calgary's unemployment rate expected to remain flat compared to 2025.

No Further Rate Cuts Expected

There are no further interest rate cuts expected in the near-term. In fact, some economists are modelling rate increases near the end of 2027. 

Supply Rising Across Broader Market

With the record housing starts, we're seeing both resale and new home inventory rising. The impact of this is a slowly increasing vacancy rate. In addition, many of the new build properties are high-density (condo / townhomes), for which more than 50% are on a rental-only basis...

The good news is that we're seeing new construction slow down with only 18,415 starts expected for 2026 (vs. 27,866 starts in 2025). The bulk of these starts are in the North West region, and >50% of these are expected to be rental-only.

Key Risks Persist in 2026

Upsides: potentially some increased business activity with a strong Canadian energy backdrop, depending on how Ottawa dictates our energy platform...

Downside: Weaker commodity prices, tariff uncertainty, local supply growth

Overall, we'll see a slowing of activity in 2026, which is great for buyers who have been sitting on the sidelines for some time. It doesn't come without it's uncertainties however, but who can ever perfect market timing? On the seller's side - it's better to get aligned with the new picture. Some folks I talk to are still dreaming about 2022/2023 pricing, and sad to say but those days are over. The market ebbs and flows, with peaks and troughs. The best you can do is get up to speed on the market, and act in the best interest of you and the family.

Happy to chat if you have any questions if you're thinking about making a move. The more you know, the better armed you are at making key decisions!

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!