Calgary Real Estate Report: Calgary Housing: Inventory Surge Crushes Seller Power

THE DAILY PULSE

• Daily Sales: 68
• New Listings: 73
• Net Inventory Change: Inventory Growing (+5)
• Today's Average Price: $668,264

Today's average price of $668,264 sits significantly above the monthly average of $627,223, signaling that luxury and upper-tier properties are driving today's activity. The higher-end brackets are moving, while the entry-level inventory sits and waits.

The Move: If you're a buyer targeting the sub-$600K range, you've got time to negotiate. Sellers in that bracket are watching their competition multiply by the day. If you're chasing premium detached homes above $650K, move decisively—that's where today's action is happening.

MONTHLY TRENDS

• Month-to-Date Sales: 933 (865 + 68)
• Month-to-Date New Listings: 1,703 (1,630 + 73)
• Total Active Inventory: 4,768

The Friction: February is telling a clear story: 1,703 new listings versus 933 sales. That's 770 more properties entering the market than leaving it. Inventory is stacking up at the highest February level since 2020, systematically eroding seller pricing power across the board. This isn't a one-day blip—it's a sustained rebalancing where supply is overtaking demand.

Tactical Advice for Sellers: The competition is rising every single day. If you're not the sharpest pencil on your block—best price, best condition, best staging—you're just helping your neighbor's listing look better. Price it right the first time, or watch your days-on-market climb while buyers circle fresher inventory.

THE BIGGER PICTURE (YoY)

Calgary's real estate market is in full transition mode. Year-over-year, benchmark prices are cooling, particularly in condos and townhomes, giving buyers leverage they haven't had in years. Canadian mortgage rates are playing a mixed hand—fixed rates holding steady or dipping slightly, while variable rates tick up. But the real story is inventory: January 2026 marked the highest January inventory since 2020, and February is compounding that trend. Despite Calgary's explosive population growth (4.9% projected for 2024), the sheer volume of new listings is finally catching up to demand.

The Outlook: Calgary's days as a pure seller's market are fading fast—this is the age of the strategic buyer and the disciplined seller, and anyone clinging to 2024 pricing expectations is about to get schooled by the data.

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