Calgary Real Estate Report: Calgary Housing: New Listings Triple Sales as Buyer Leverage Surges

THE DAILY PULSE

• Daily Sales: 61
• New Listings: 179
• Net Inventory Change: Inventory Growing (+118)
• Today's Average Price: $658,988

The Vibe Check: Today's average price of $658,988 is running 10.5% higher than February's monthly average of $596,283. This tells us the handful of sales closing today are happening in the premium brackets—buyers with cash are cherry-picking luxury properties while the mid-market sits and waits. The volume action? It's gone.

The Move: If you're a buyer targeting entry-level or mid-range homes, congratulations—you just inherited leverage. With new listings nearly tripling sales, sellers who priced aggressively two weeks ago are now staring at competition they didn't see coming. Make lowball offers. The math is on your side.

MONTHLY TRENDS

• Month-to-Date Sales: 301 (240 MTD + 61 Today)
• Month-to-Date New Listings: 683 (504 MTD + 179 Today)
• Total Active Inventory: 4,566

The Friction: Five days into February and new listings are outpacing sales by more than 2-to-1. That's not a balanced market—that's a buyer's market building momentum in real-time. Sellers who thought January's 4,391-unit inventory spike was a blip? It wasn't. We're now at 4,566 active listings, a six-year high, and climbing. The competition for eyeballs is brutal, especially in apartment-style units where supply is sitting at five months of inventory.

Tactical Advice: Sellers: You are not special. If your detached home isn't the sharpest price on the block, you're wallpaper. If you're selling a condo or townhouse, you're competing with 500+ other units—price it like you mean it or watch it sit through spring. The February surge is real, and it's stripping your negotiating power by the day.

THE BIGGER PICTURE (YoY)

The Context: Year-over-year, Calgary's Benchmark Price dropped 4.7% to $554,400 in January 2026, the clearest signal yet that the seller's market of 2023-2024 is officially dead. Mortgage rates remain frozen at 4.45%, keeping financing costs elevated and squeezing affordability for marginal buyers. Meanwhile, Calgary's population continues to explode—fastest-growing city in Canada—but the job market is absorbing that growth slower than expected (unemployment at 7.4%). Translation: Demand is still there, but it's pickier, slower, and armed with more options than ever.

The Outlook: This isn't a crash—it's a correction with teeth. Buyers have the wheel through spring, and sellers clinging to 2024 pricing are about to learn what "days on market" really means. Rock & roll.

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