Calgary Real Estate Report: Calgary Housing: Luxury Spikes as Entry-Level Drowns in Inventory

THE DAILY PULSE

• Daily Sales: 55
• New Listings: 82
• Net Inventory Change: Inventory Growing (+27)
• Today's Average Price: $715,615

Today's average price ($715,615) is spiking 11.6% above the monthly average ($641,393). This isn't a market-wide surge—it's luxury bracket activity. High-end properties are moving while entry-level inventory piles up. The gap between today's median ($568,000) and average confirms it: someone closed on a multi-million-dollar estate while the rest of the market fights over scraps.

The Move: If you're buying entry-level, you have the ammunition. Sellers listing below $600K are now competing with 27 new rivals who hit the market today. Walk in with a lowball offer—they'll negotiate. If you're chasing luxury, move fast. Those sales are happening because supply is thin at the top.

MONTHLY TRENDS

• Month-to-Date Sales: 534 (479 + 55)
• Month-to-Date New Listings: 1,047 (965 + 82)
• Total Active Inventory: 4,680

February's math is brutal for sellers: 1,047 new listings versus 534 sales. That's a 2:1 destruction ratio—for every property that closes, two more are competing for attention. Active inventory is now at 4,680 units, the highest January/February level since 2020. Sellers who priced their homes in 2024 are now decorating a crowded stage. Buyers hold the leverage, especially in high-density segments where CREB reports a 15% year-over-year sales drop.

Sellers: The competition is rising. If you aren't the best price on the block, you're just decoration. Price aggressively or prepare to sit. Buyers are no longer desperate—they're comparing 4,680 options and walking away from overpriced listings.

THE BIGGER PICTURE (YoY)

Year-over-year, Calgary's Benchmark Price is down 4.7% as of January 2026, with high-density homes taking the hardest hit. Total sales dropped 15% YoY, but new listings are falling slower, stacking inventory to levels unseen in four years. Mortgage rates have stabilized—6-month fixed insured at 2.99%, 1-year fixed at 4.69%—so the pressure isn't coming from borrowing costs. It's pure supply-and-demand friction. Sellers betting on 2024 pricing are losing ground daily.

The market is rebalancing, and buyers are winning the war of attrition. If you're selling, accept the new reality. If you're buying, this is your best leverage window since 2020—use it before spring inventory peaks.