Real Estate Report: Inventory Surge Strips Sellers of Pricing Power: Buyers Gain Tactical Edge

THE DAILY PULSE

• Daily Sales: 49
• New Listings: 62
• Net Inventory Change: Inventory Growing (+13)
• Today's Average Price: $606,997

Today's average price of $606,997 sits below the monthly average of $615,214, signaling that the action is clustering in the mid-range brackets—not the luxury penthouse crowd. The sub-$550K median tells the real story: entry-level buyers are the only ones moving with urgency.

The Move: If you're buying a condo or townhome under $600K, you've got leverage today. Sellers who listed yesterday are watching their competition multiply by the hour. Make your offer clean, not generous—this inventory isn't going anywhere.

MONTHLY TRENDS

• Month-to-Date Sales: 973 (924 + 49)
• Month-to-Date New Listings: 2,330 (2,268 + 62)
• Total Active Inventory: 4,471

The Friction: New listings are crushing sales at a 2.4:1 ratio this month. That's not balance—that's a buyer's market with a polite Canadian accent. The 41% sales-to-new-listings ratio means sellers are competing for a shrinking pool of willing buyers. Every day a property sits unsold, another three hit the market.

Sellers: Your competition just went up 13 units today alone. If your row house or apartment isn't priced 3-5% below the neighbor's identical unit, you're not competing—you're decorating the MLS. CREB is forecasting 3.5% price drops for apartments and 1.9% for row homes this year. Price like you believe it, or watch your listing go stale.

THE BIGGER PICTURE (YoY)

Year-over-year context confirms the shift: January 2025 saw 2,896 new listings and 1,451 sales. This year? We're tracking 2,330 listings with only 973 sales—a massive deceleration in transaction velocity. The December 2025 benchmark price already dropped 4.7% YoY to $554,700, with apartments down 6.4%. Meanwhile, the Bank of Canada's policy rate sits at 2.25% after dropping from 5.0% in mid-2024, offering payment predictability but zero euphoria. Calgary's migration boom is officially over—federal immigration cuts and weak employment gains mean fewer desperate buyers flooding the market.

The Outlook: This isn't a crash—it's a correction with manners. Detached homes will hold ground, but higher-density properties are bleeding value as 26,000+ new units under construction prepare to flood the zone. Buyers: You're in the driver's seat for the first time in years. Sellers: Rock bottom pricing or rock-bottom sales—pick one.