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

As the leaves change, so is the pace of Calgary’s real estate market. After several years of intense activity, we’re seeing a shift toward balance—with more inventory, stable pricing, and opportunities for both buyers and sellers to act strategically.

🔍 Market at a Glance (as of September 2025):

• Benchmark Price (All Property Types): ~$592,000 (relatively stable YoY)

• Detached Homes: Avg. ~$770,000 (slight YoY increase)

• Apartment Condos: Avg. ~$336,000 (flat or slightly down)

• New Listings (August–Sept): Up ~25–30% vs. last year

• Sales Volume: Down ~15–20% YoY (buyers more cautious)

• Months of Supply: ~2.4 (up 100%+ YoY) — a shift toward a balanced market

🏠 Buyer Insights

• More options, less pressure. Inventory is up, bidding wars have cooled.

• Interest rates still a factor. Budget conservatively; pre-approvals matter more than ever.

• Detached homes remain strong, especially in established neighborhoods.

• Condos seeing deals. Watch for price reductions and motivated sellers.

💼 Seller Tips

• Price strategically. Overpricing = longer days on market.

• Presentation matters. Clean, staged, and well-maintained homes move faster.

• Detached + move-in ready? You’re still in demand—market accordingly.

📈 Investor Watch

• Rental demand remains solid, especially in inner-city & near transit hubs.

• Yields holding up. But rising supply means sharper due diligence.

• Condo caution. Some markets may see further softening.

🔮 What to Watch This Fall:

• Potential interest rate cuts from the Bank of Canada

• Population growth & migration into Calgary

• Inventory trends heading into winter

• New zoning & housing policy announcements

💬 Bottom Line:
Calgary’s real estate market in Fall 2025 is more balanced, offering opportunities for informed buyers and strategic sellers. It’s no longer a race—it’s a negotiation.

Want a custom report for your neighbourhood or property type? Reach out—we’ve got the data to guide your next move.

Stuart Bartwicki - The Real Estate Collective YYC

CONTACT

If you’ve been wondering whether now is really the right time to sell your home in Calgary, you’re not alone. The headlines might feel confusing—“inventory rising,” “prices cooling,” “market balancing”—but when you dig in, there’s a lot of opportunity in that shift. Let’s unpack what the data says, what buyers are still chasing, and what you should do if you want to make a move before things shift again.

1. What the Latest Market Data Shows

Here are the key stats that every seller should understand:

• Inventory is up significantly year over year, with over 6,600 active listings in Calgary—levels we haven’t seen since before the pandemic.

• Months of supply has increased to about 3.35 months, bringing us into a more balanced market.

• Days on Market (DOM) has extended to an average of around 38 days.

• The benchmark price for all property types is roughly $577,200, reflecting a slight decline from last year’s highs.

In short: there are more homes for sale, buyers have more choice, and homes are taking a bit longer to sell. But this isn’t a downturn—it’s a shift. And that shift can work in your favour.

2. What’s Still in Demand

Not every property type is being impacted the same way. Here's how each category is performing:

3. Tips for Selling in a Balanced Market

The strategy for a successful sale in this market? Adapt. Here’s how:

✅ Price It Right From Day One

Overpricing can kill momentum. Buyers have more options now and are quick to move on if a home doesn’t align with value expectations.

🏡 Invest in Presentation

Great photos, clean curb appeal, and professional staging can make all the difference when buyers are comparing side by side.

💬 Tell the Story

Use your listing and marketing to highlight what makes your home unique—think upgrades, location perks, lifestyle advantages, and energy efficiency.

🕰 Be Flexible

Offer flexible showing times and be open to reasonable conditions in offers. Buyers are more cautious right now, so ease and convenience matter.

🧠 Know the Competition

Keep tabs on similar homes in your area—what’s listed, what’s sold, and how long it took. This helps set expectations and guide strategy.

📅 Time It Wisely

Seasonality still matters. Listings that hit the market when buyers are active (think spring, early fall) tend to get more traction.

4. Why Selling Now Still Makes Sense

Waiting for “perfect timing” could backfire. Here's why acting now might be smarter:

• Carrying costs continue to add up while you wait (mortgage, utilities, maintenance).

• Competition is already increasing, and the longer you wait, the more crowded the market may become.

• Buyer urgency is still present—especially for well-presented, correctly priced homes in desirable areas.

If you’re in a strong equity position and have a home that fits buyer demand, there’s a real opportunity to sell well—even in a market that’s shifting.

✅ Let's Chat About Your Selling Potential

Wondering if your home is ready for today’s market? I’d be happy to provide a customized home evaluation, give you insight into your neighbourhood's current stats, and map out a strategy that works for your timeline.

📞 Call me at 403‑479‑8990
📧 Email: stuart@therecyyc.ca
🌐 Visit: www.therealestatecollectiveyyc.ca

Let’s talk opportunity—not uncertainty. The market may be balanced, but that just means it rewards smart moves. Let’s make yours.

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