After several years of intense competition, limited inventory, and soaring prices, Calgary's real estate market is showing signs of balance. With rising inventory and an increase in days on market (DOM), both buyers and sellers are adjusting their strategies. So, what does this shift mean for you—whether you're stepping into the market to buy, or looking to sell?

A Shift Toward Balance

For much of the recent past, Calgary leaned heavily in favour of sellers. Low inventory levels and high demand created a fast-paced, competitive environment, where multiple offers and above-list-price sales were common. Now, we're seeing that pendulum swing closer to the centre.

• Inventory is climbing: Buyers now have more options, which naturally reduces urgency and competition.

• Days on market are rising: Homes are taking longer to sell, a clear sign that sellers can no longer count on immediate offers.

This new environment doesn’t necessarily favour one side over the other—it simply creates different dynamics. Let’s break it down.

What This Means for Buyers

1. More Time to Decide
Gone are the days when buyers had to make an offer within hours of a showing. Increased inventory and longer DOM give buyers the chance to explore options, compare homes, and be more strategic in their choices.

2. Greater Negotiation Power
While we’re not in a full-blown buyer’s market, sellers are more open to negotiations than they’ve been in recent years. Buyers can now reasonably ask for:

• Price reductions if the home is sitting on the market.

• Repairs or credits after inspections.

• Conditions such as financing and home inspections, which were often waived in hotter markets.

3. Less Emotional Pressure
With more supply and less frenzy, the emotional rollercoaster of bidding wars and FOMO (fear of missing out) has eased. Buyers can make decisions based on value, lifestyle fit, and long-term goals—not panic.

What This Means for Sellers

1. Pricing Matters More Than Ever
In a balanced market, overpricing your home is risky. With more choices available, buyers will simply move on. Sellers need to work closely with their REALTOR® to price their home competitively from day one.

2. Presentation is Key
Professional staging, photography, and marketing are no longer optional. With buyers seeing more homes, yours needs to stand out—both online and in person.

3. Expect Offers Below Asking
While Calgary is still seeing strong demand in some neighbourhoods, the days of unconditional, over-ask offers are cooling off. Sellers should prepare for more conditional offers and negotiations on price, especially if their home has been sitting.

Strategy: The New Skill on Both Sides

In a balanced market, negotiation becomes less about leverage and more about skill. Both buyers and sellers benefit from working with experienced REALTORS® who understand how to:

• Analyze recent comparable sales

• Identify market trends at a hyper-local level

• Structure offers and counteroffers that reflect current conditions

• Manage emotions and keep deals together when challenges arise

Final Thoughts

The return of a balanced market in Calgary is good news for everyone—it creates a healthier, more sustainable environment where thoughtful decisions can be made. Buyers regain time and leverage, while sellers can still achieve strong results with the right preparation and strategy.

Whether you're buying your first home, moving up, or looking to cash out, understanding these new dynamics is key. The rules of engagement are shifting—and that’s not a bad thing.

Have questions about how today’s market affects your real estate goals? Let’s talk.

Stuart Bartwicki

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As we step into the fall real estate season in Calgary, many sellers are facing a market that looks quite different from the fast-paced frenzy of the past few years. Inventory is climbing, homes are sitting on the market a little longer, and buyers are becoming more selective. At first glance, these trends might seem like warning signs for sellers—but the truth is, there’s still plenty of opportunity to win in this market.

The Current Market Reality: More Choices, More Caution

Compared to the ultra-competitive, low-inventory conditions of the past few years, Fall 2025 is offering buyers a bit of breathing room. Active listings are up across many segments, especially in detached and higher-end properties. Days on market have also ticked up, as buyers take their time to evaluate options and negotiate on price.

This shift is healthy—it signals a more balanced market where decisions aren’t made in a rush and both parties can negotiate fairly. However, it also means sellers need to adjust their strategies.

Why Sellers Still Have the Upper Hand (When They're Smart About It)

While rising inventory and longer timelines might feel like a disadvantage, they don’t necessarily mean your chances of selling are slim. Here’s why sellers who are strategic can still come out ahead:

1. Buyers Are Still Active and Motivated

Despite more listings, buyer demand in Calgary remains strong, especially in desirable neighbourhoods and price ranges. Many buyers who were priced out or fatigued during the bidding wars of 2021–2023 are re-entering the market, now with better financing options and more choice.

2. Serious Buyers Are Out in the Fall

Fall tends to bring out serious, qualified buyers who are often under some kind of timeline—whether it's relocating for work, getting settled before winter, or closing before year-end. These buyers are motivated, and if your property is priced right and marketed well, they will act.

3. Properly Positioned Homes Stand Out More

In a crowded market, presentation and strategy matter more than ever. Homes that are staged, professionally photographed, and priced in line with market conditions rise to the top. Many sellers still rely on outdated pricing strategies or neglect simple upgrades, which gives a huge edge to those who invest in doing it right.

4. Calgary’s Market Is Still Competitive in Key Areas

While overall inventory is up, certain pockets of the city—especially communities with strong schools, access to transit, or newer developments—are still seeing high demand. Sellers in these areas can still attract strong offers if they meet the market with realistic expectations.

Tips for Selling Successfully This Fall

If you’re planning to sell this fall, here are a few tips to help you stand out and sell with confidence:

• Price Smart from the Start: Avoid the temptation to "test the market" with a high price. Overpriced homes linger, and often sell for less in the long run.

• Invest in Presentation: A fresh coat of paint, decluttering, and professional staging can make a huge impact.

• Work With a Pro: A knowledgeable local agent can guide you through current trends, tailor a marketing plan, and help you navigate negotiations.

• Be Flexible: Be prepared for longer market times and potential negotiations—but also know when to hold firm on value.

Bottom Line

Yes, Calgary’s market has shifted. But that doesn’t mean sellers are out of luck. In fact, in a more balanced environment, sellers who take a thoughtful, informed approach have a unique opportunity to stand out—and still come out ahead.

Want to know how your home would perform in today’s market? Let’s chat. A strategic plan can make all the difference this fall.

Stuart Bartwicki

The Real Estate Collective YYC

CONTACT