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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