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!

OSFI (Regulator of Banking in Canada) has tightened how banks qualify mortgages for rental and investment properties. These are lender-facing rules, but they directly change what investors must bring to the table when buying or refinancing rental units. Below is a summary of the changes, how they’ll affect small investors and sellers in Calgary, and practical next steps.

What Changed?

• No double-counting rental income: Lenders can’t use the same rental income stream to qualify a borrower across multiple mortgages – each property must independently support its financing

• Stricter classification for income-dependent loans: If mortgage repayment relies heavily on rental revenue, loans are classified as “income‑producing residential real estate,” triggering tougher underwriting standards

• Short-term rental expense limits: CRA rules now restrict expense deductions (including mortgage interest) for short‑term rentals that aren’t licensed or permitted locally — reducing allowable deductions and impacting cash flow

Impact on Small Investors

• Lower qualifying power: Expect lenders to count less rental income toward qualifying ratios; multi-property investors will see borrowing capacity shrink

• Higher down‑payment and rate risk: Some lenders will tighten LTVs or add investor overlays; investment mortgages may carry higher rates and stricter terms

• Less leverage for portfolio growth: Deals that worked under previous rules may no longer cashflow after conservative underwriting and higher financing costs

• Greater documentation requirements: Lenders will demand solid lease records, tax filings, rent rolls and proof of local licensing for short‑term rentals

Impact on Sellers of Rental Properties

• Smaller buyer pool: With stricter qualifying, fewer investors will qualify — expect longer marketing times for pure investment listings

• Pricing sensitivity: Cap rates and buyer yield expectations will adjust; some buyers will seek lower prices or seller financing to bridge gaps

• Marketing must be lender-friendly: Present thorough income documentation, low vacancy history, and recent expense records to reassure buyers and their lenders

• Opportunity for owner-occupiers: Reduced investor demand can create buying opportunities for owner-occupiers or well‑capitalized investors

Practical steps for YOU (Calgary Investors and Sellers)

• Talk to a mortgage broker now: Get lender‑specific guidance on investor overlays, qualifying runs and down‑payment needs before making offers

• Clean and compile your paperwork: Lease agreements, T‑series/rental income on tax returns, rent rolls, tenant payment histories and local licensing for short‑term rentals

• Re-run your deal math conservatively: Use lower rent assumptions, higher qualifying rates and increased financing costs to stress‑test cash flow (I always sensitize my most conservative scenario, and an “OK” economic scenario to understand the downside risk – never make an investment decision only based on the “BEST” case scenario)

• Consider alternative strategies: Larger down payments, partner equity, private lending, or seller financing can bridge financing gaps — evaluate costs and exit plans; understand your EXIT! You wouldn’t enter into a legally binding agreement without understanding if there are any HOOKS and same with investments (whether is a sale, refinancing, flip, etc.) know your options

• Update marketing for sellers: Put verified income documentation in the data package and highlight low vacancy, recent capital improvements and professional property management (work with a professional that understands these market changes)

Bottom Line: These rule changes reduce leverage and increase lender scrutiny for rental-property financing.

For Calgary investors, the practical result is tighter qualifying, potentially higher costs, and a need for cleaner documentation and more equity.

For sellers, expect a smaller pool of investor buyers and a need to present income confidently. Work with a mortgage broker and a local agent familiar with investor financing to preserve deal viability and adapt your strategy.

Reach out if you want me to run the numbers on a property to show you how these rule changes affect your cash flow position!

Wishing everyone a wonderful Thanksgiving Weekend!

Hope you enjoy some amazing meals and more importantly, spending time with loved ones.

Thank you for all your support as my clients, friends and family.

I couldn't do the work that I do without your help and encouragement, feeling very blessed and happy!

Some shots from this weekend (for some shot ideas, check out this blog post), have a great short week ahead!

Fall is HERE! Nothing better than to watch the leaves turn colour, sipping on a pumpkin spice latter, am I right??

For us who live here, sometimes we take for granted how beautiful our city can be. Check out some of the most photographed spots in town for your own exploration to get to know Calgary a little better…

Calgary Tower (101 9 Avenue SW)

The Calgary Tower can be seen rising from the city’s heart and can be captured as part of the Calgary skyline from vantage points like Scotsman’s Hill and Crescent Heights. For an alternative perspective, head to the 191-metre-high observation deck for a 360-degree view of Calgary.

Simmons Building (618 Confluence Way)

Over 100-years-old, this former mattress factory is a dream location for anyone with a creative eye. Original elements including the faded signage, brick walls and solid pine features make for some truly stunning pics. Fuel up after your photoshoot at the Simmons Building with food and drink from Phil & Sebastian, Charbar and Sidewalk Citizen Bakery

Peace Bridge (Bow River Pathway NW)

See musicians and buskers perform, couples proposing and people snapping pics of this striking piece of architecture from a range of unique perspectives. Peace Bridge has become an iconic landmark in Calgary's skyline.

Studio Bell (National Music Centre)

Inspired by the design of musical instruments, Studio Bell, home of the National Music Centre, is the state-of-the-art home to music in Canada. Use your lens to capture various angles of the exterior or venture inside to experience the light and shapes created by the different surfaces and design elements.

Bloom Sculpture (St. Patrick's Island)

Since it’s 2015 installation on St. Patrick’s Island, Michel de Broin’s Bloom sculpture has become a popular landmark for park-goers and photographers alike. Check out the sculpture against the early evening sky for a stunning photo opportunity.

Wonderland Sculpture (110 6 Ave SE)

In 2013, Calgary joined the ranks of London, New York City and Dubai as a proud owner of one of Spanish artist Jaume Plensa’s fantastic urban sculptures. The Wonderland sculpture sits below the Bow Tower so you capture both in one great photograph.

Scotsman's Hill (2022 Salisbury Street SE)

Offering panoramic views of the city, Scotsman’s Hill is also a popular spot to catch glimpses of the Rocky Mountains and is a well-known vantage point to catch the Calgary Stampede fireworks.

Crescent Heights Hill (240 Crescent Road NW)

Located in Northwest Calgary, the neighbourhood of Crescent Heights offers one of the best vantage points for Calgary skyline photos.

If you're so inclined, some wonderful places beyond the city (post coming)

Lake Louise

With its iconic turquoise water, Lake Louise is a photographer’s dream location. Take a snap from the shore, paddle out in a canoe and go hiking to see it from every angle. In the cooler months, see it transform into a winter wonderland complete with festive ice sculptures and skating.

Moraine Lake

Chances are you’ll recognize Moraine Lake as one of the most photographed locations in all of Canada. Known as the “twenty dollar view”, the photogenic lake features on two of Canada’s previous twenty-dollar bill designs.

he weather seems to have turned just as quick as the real estate market here in Calgary.

A well-maintained home brings peace of mind and protects your investment, especially as we move into the fall. A few tips below to keep your property safe, efficient, and comfortable this season:

Heating & Indoor Systems

• Schedule furnace servicing (avoid any pitfalls come winter - furnace emergency call-outs in the winter are not cheap!)

• Clean or replace air filters monthly

• Inspect humidifiers

• Vacuum electric baseboards

• Test smoke and carbon monoxide detectors

• Inspect attic insulation for gaps or pests

Plumbing & Water

• Top off water softener salts

• Check sump pumps

• Drain outdoor hoses

• Shut off and drain exterior hose bibs (you'll want to do this before the first frost)

• Inspect your water heater for leaks

Windows, Doors & Weatherproofing

• Swap screens for storm windows

• Clean window glass (inside and out)

• Reseal caulking

• Ensure weather stripping is intact (or replace old weather stripping)

• These small steps help keep the cold out and energy bills down

Roof & Exterior

• Clear gutters to avoid ice damming

• Inspect shingles and flashing to avoid water intrusion into the home

• Cover the AC unit (depending on your AC unit type - some do not require covers)

• Check your foundation for cracks and seal gaps in walkways

Yard & Outdoor Prep

• Rake leaves

• Fertilize and aerate your lawn

• Trim bushes

• Store outdoor furniture

• Cover / protect new planted trees with burlap if required

• Check grading and ensure slope is away from foundation of home

Safety & Prep

Service your snowblower

Stock up on de-icing supplies

Update your emergency kit

Clean dryer vents and check garage door safety

Attention to these details not only protects your investment but ensures a cozy, worry-free winter for your family. If you're looking for service provides, we work with a variety so please reach out if you have any questions. 

Follow us on IG: recalgary to keep up to date on posts, Calgary Real Estate News and sign up for our weekly newsletter!

Last week, our offices had Anne-Marie, Chief Economist at the Calgary Real Estate Board give her updated views since their latest forecast in the Spring, how things have evolved over the summer and what's potentially in store for the rest of the year. Some interesting takeaways I wanted to share. 

What Has Happened this Year?

Sales Down (Remains Above LT Trends)

We've seen sales slow down, this year in comparison to the previous years with record high activity, across all segments of the housing market. 

Detached Homes: -17% drop in sales activity

Semi-Detached: -16% drop in sales activity

Row Homes: -22% drop in sales activity

Apartments: -34% drop in sales activity

In basic form, a drop in sales is due to a reduction in buyer and sellers meeting to achieve a sale. Slower demand (which we will discuss further below) and an increase in supply (higher supply) has widened this gap, relative to prior years. The silver-lining here is that, despite the slowdown, trends still remains above long-term trends for Calgary. I would see this as a slight market pullback from furious activity in prior years, which is healthy for an evolving market.

One of the largest drivers of a drop in demand has been the ease in population growth. 

International Immigration: 50% decline in 2025 compared to 2024

Interprovincial Immigration: 28% decline in 2025 compared to 2024

In Calgary, we're expecting a +3.1% population growth rate (compared to a +6% growth in 2024). Calgary still continues to attract families and individuals, which is why we're still seeing a positive growth rate, albeit, a bit slower. 

Rental Market Shift

As a result of the slower migration, we've seen a material shift in the rental market, further complicated by purpose-built rentals.

Currently in Calgary, we've seen an enormous mountain of rental inventory come online over the last few quarters, ultimately impacting the net rental prices achieved (estimated vacancy rate is about ~9%). These figures also don't capture the 'shadow market' which are privately owned and operated landlord operations, only the big institutional figures that are publicly available dataset.

New Home Supply Continues to Grow

Resale market continues to compete with a the growing new home inventory. A lot of the new supply has been in the apartment sector, and most of which also represent purpose-built rental units.

Sales to New Listing Ratio (Resale Market)

We've seen a bloating of resale inventories over the last few months as I'm sure everyone has noticed, a lot more selection for buyers these days. 

In July, we've seen a 48% increase in inventories (YoY), reaching now above the 10-year average inventory figure of 5,866.

In August, we've seen ~57% sales to new-listings, which means for every 1 sale, there are about 2 new listings that come up. Our 10-year average rate has been ~64% absorption. While this is down from the 62% seen last August, we're still above 50% which remains healthy. Area of concern is when we start seeing sub-50% ratios.

Calgary Remains TOP for Affordability

Compared to the national housing averages and in context with median household income of key metropolitan areas, Calgary remains the top destination for affordability (leading to continuing population growth). Sure our sales rate has slowed, but our population rate continues to grow and is backed by a strong Alberta economy (more below). 

Alberta LEADS National GDP

It's no question - the Canadian economy is cooked. Regulation, tax systems, foreign investment appetite and growing public sector have all been detrimental to the growth and attractiveness of our economy, unfortunately. Coupled with lower immigration overall, and uncertainty of tariff impact on steel, aluminium, and auto - this is not good for Canadians. Despite this, the Alberta economy is slated to ring in the strongest growth amongst all provinces, signalling this is where people want to be for employment / investment opportunities. 

Changes in interest rates will be what the market will be keeping an eye on for future financial incentive of cheaper debt. With key inflation figures well within range for the BoC, we could see fewer rate cuts, and this time largely driven to incentivize growth.

Calgary's employment figures have also been strong, albeit slower than previous years. Important to note here the mix of job-types - with professional, scientific and technical jobs leading to the top gains. This, hopefully underscores the quality of demographics our city setting us up for strong durable growth in the future.

I know, it's a lot to distill - but in summary: we've seen a pullback in demand and material supply increases, following HUGE advances in sales and price growth. These levels are not of concern. The Alberta economy is primed to lead the country in growth, with Calgary's job market leading quality advances. Fundamentally remains a healthy market (while the rest of the country is seeing detrimental activity in real estate). 

For my buyer clients: this slowdown in activity has been long-awaited. There's no saying when the window of opportunity and vast selection of properties will close; most importantly, making a move could set you up for a lifestyle, financing terms, and home selection we've been waiting for - act, prepare now.

For my seller clients: it may be discouraging seeing some of these figures, but that means you need a strong team at your back. Price strategy is KEY. Marketing is more important than ever, and professional advice is imperative. Get ahead of the market to achieve your goals, and we are here to help.

Still some warm weather for the rest of the week, wrapping up the summer in 2025 (enjoy it out there)!

August pegged a critical month of real estate activity following a few years of quite the heated real estate market in Calgary (this August saw the highest inventory jump since 2019). The unadjusted residential benchmark price was $577,200, down month over month, and down ~4% compared to last year. 

The bulk of the impact is from townhome and apartments, with a staggering increase in supply hitting the market. Stability with some modest growth in detached and semi-detached housing, but areas / neighbourhoods matter, with communities with the largest supply growth (via new builds) seeing the bulk of the impact. 

More inventory + lower sales, led August to see ~3.4 months of supply. 

In recent news, Canadian GDP slowed sharply in Q2, coming in weaker at -1.6% (annualized), following a 2% gain in Q1 2025. Still in line with the BoC estimates, but the weakness was largely concentrated in heavy trade-exposed sectors. Banks are expecting GDP growth to slow further (still positive) for the remainder of 2025, but this will largely impact the BoC's upcoming rate decision on September 17th. (more from RBC)

Potential expectations of rate cuts could provide some incentive for buyers in real estate, but will unlikely be as strong as prior years with slowing international immigration and growing housing supply from new home builders and purpose-built rentals.

Looking for something to do this weekend while the weather is still good? Check out the list of events going on this weekend!

Housing supply continues to increase in the city of Calgary, with nearly 7,000 units for sale in July across detached, semi-detached, townhomes and apartments. Inventories haven't been this high since before the pandemic, and are now higher than long-term trends. This is nuanced however, with the largest gains of inventory acutely impacting new communities. 

The added supply has weighed on home prices in the city with the benchmark residential price trending downwards over the last couple months (now ~4% below last year's peak) across all property types.

That said, price declines are not impacting all property types across all locations in the city. Even where there have been recent price declines, this hasn't erased gains made over the last several years, effectively setting a 'new floor' for home prices in Calgary. 

As I've mentioned previously, a healthy market will see fluctuations in supply and demand, and a pullback in pricing is positive for sustainable growth over long periods of time. 

Key persistent issues dampening demand are:

• Continued tariff uncertainty (clouding business decisions, and ultimately employment growth)

• Stubborn lending rates (BoC holding policy rates flat)

• Competition from the new home market

Tracking listings and sales over the last 10 years, we're seeing now inventories ~25% above the 5-year average and sales ~10% below the 5-year average. 

If you're looking to move, there's no time like the present to start the buying process. Especially if you're looking for a condo or townhome, as a buyer you have much more to select from to find the perfect home. Detached / semi-detached, a little more nuanced depending on the location but more options out there as well. 

If you're looking to sell, give us a call to chat. There's always a strategy no matter the market, but the key here is there are market tops and market troughs that will dictate the strategy and reasonable expectations to set during times of uncertainty.