Posted August 5, 2025
If you’ve been wondering what’s really happening in the Calgary housing market right now, especially with all the talk about “more listings” and “prices changing” , you’re not alone.
Here’s the straight truth: we’re seeing more homes for sale than we have in years (especially in newer communities), and in some parts of the city, that extra supply is cooling prices. But the story isn’t the same everywhere, and not all property types are being affected equally.
Let’s break it down so you can see what this means for you.
What’s Happening Overall
Inventory is climbing – July ended with 6,917 homes for sale, the highest since before the pandemic.
Sales have slowed – 2,099 homes sold in July, down 12% from last year.
Prices are easing in some areas – The overall benchmark price is down about 4% from the June 2024 peak.
The biggest price dips are showing up in apartments and row houses in the North East and North districts, where there’s been a lot of new supply hitting the market.
Key takeaway: This is still a healthier market than we saw in the last decade, but buyers have more choice, and sellers need to be strategic.
Detached Homes
Months of supply hit 3 months for the first time since 2020.
Benchmark price: $761,800 (down <1% from last year).
The North East and East saw prices drop around 5%, but the City Centre actually saw prices rise 2%.
Tighter markets remain in the North West, West, and South districts.
💡 For sellers: You’ll need sharp pricing and standout marketing in areas with more competition.
💡 For buyers: More balance means you can shop without the bidding wars we saw in 2022–2023.
Semi-Detached Homes
Months of supply rose to 3 months (hasn’t happened since 2021).
Benchmark price: $697,500 (up 1% from last year).
City Centre saw the biggest price growth (almost 3%).
Prices dipped in the North East, East, and North.
Row Homes
Sales have slowed, and inventory is up.
Months of supply: just over 3 months (up to nearly 5 months in the North East).
Prices are down 4% compared to last year, but stable year-to-date.
Apartments
Sales-to-new-listings ratio: 50% — plenty of choice for buyers.
Months of supply: over 4 months (highest since 2021).
Benchmark price: $329,600 — down 5% from last year.
West, South, and North West are holding stronger, but North East, North, South East, and East are seeing declines.
Regional Highlights
Airdrie
Inventory at highest July level since 2018.
Prices: $532,800, down 4% from last year (but only slightly lower year-to-date).
Cochrane
Sales remain stronger than most areas.
Prices: $590,000, up 2% from last year and 4% year-to-date.
Okotoks
Tighter market than both Airdrie and Cochrane (just over 2 months of supply).
Prices: $628,500, up 2% year-to-date.
What This Means for You
If you’re selling: Be prepared for buyers to have more options. Professional marketing, competitive pricing, and strong negotiation skills are key.
If you’re buying: You have more choice than you’ve had in years and less pressure to rush into a decision.
If you’re investing: Watch for pockets of opportunity in districts where prices are holding strong despite higher inventory.
📌 Bottom line: The Calgary market in mid-2025 isn’t “crashing” — it’s shifting into more balanced territory in some areas, while others remain competitive. The right strategy depends entirely on your property type, location, and goals.
If you want a personalized market breakdown for your neighbourhood — including the latest sales data and trends — I can put that together for you.
📞 Call/Text: 403-968-2466
📧 Email: lorinitah@gmail.com
