Overall Calgary Market — Supply Rising, Pressure Building Below $700K
Inventory has climbed to 5,206 active listings with 1,973 sales in the past 30 days, putting the overall market at 2.6 months of supply. That still leans seller-favourable, but the balance is shifting depending on price range. The weight of the market sits squarely between $300K and $700K, where the majority of both listings and sales are concentrated.
The story underneath the headline is segmentation. Detached homes remain tight at 2.0 months of supply, while condos sit at 4.5 months, creating two very different markets. Buyers now have choice in some segments, but in the core price ranges, especially under $700K, properties that are priced correctly continue to move with consistency.
Detached Homes
Detached homes posted 1,026 sales against 2,088 active listings, a 49% absorption rate that continues to anchor the entire market. The $500K to $700K range remains the engine, with strong turnover and steady buyer demand, while higher price ranges above $900K show more resistance and require sharper positioning.
Buyers are still active, but they are selective. Sellers who price within range are getting traction, while those testing the market are sitting. This is no longer a market where “close enough” pricing works. Precision matters, especially as inventory continues to build.
Townhomes
Townhomes continue to perform with balance, posting 352 sales against 897 active listings, a 39% absorption rate. The strength is concentrated between $300K and $600K, where buyers are actively trading space for affordability compared to detached homes.
This segment is functioning as Calgary’s pressure valve. When detached pricing stretches too far, buyers shift into townhomes. That dynamic is keeping this segment stable, with enough demand to absorb inventory but not enough to create aggressive upward pressure on pricing.
Condo Market
Condos are carrying 1,760 active listings with 395 sales, translating to just 22% of listings selling in the last 30 days. This is the softest segment in the market by a wide margin. The strongest activity remains between $200K and $500K, where affordability continues to drive consistent turnover.
Above $600K, momentum drops sharply. This is a pricing-sensitive environment where buyers have options and patience. For investors and first-time buyers, this segment offers the most leverage in negotiations, particularly on units that have been sitting without activity.
What This Time of Year Means for Home Buyers, Home Sellers, and Real Estate Investors
Seasonally, this is the ramp-up phase into the spring market, but the numbers show a market that is already sorting itself out. Inventory is building, but demand remains concentrated in specific price bands. That creates opportunity for those who understand where the pressure points are.
Buyers should focus on segments with excess supply, particularly condos and higher price ranges, where negotiation power is strongest. Sellers need to be precise and realistic, especially as competition increases weekly. Investors should be tracking absorption rates closely. The best opportunities are not across the entire market, they are in specific price ranges where supply is outpacing demand.
Calgary Monthly Homes Sales
Sales are slow so far this month and in danger of a drop over last April. At this rate of sales for the month we will end around 1,800 to 1,900 total homes sales vs 2,230 for April of 2025. This means sellers are fighting for fewer buyers. And buyers are negotiating better deals. But not in every sub market as you can see in the charts above.
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