Real Estate Report: Inventory Stacks Up: Sellers Lose Grip as 146 Listings Flood Calgary Market

THE DAILY PULSE

• Daily Sales: 71
• New Listings: 146
• Net Inventory Change: Inventory Growing (+75)
• Today's Average Price: $633,379

Today's average price of $633,379 is running $14,445 hotter than the month-to-date average of $618,934. This isn't a market-wide surge—it's the detached and semi-detached segment flexing muscle while condos and townhomes collect dust. The money is moving upmarket, which means if you're selling entry-level, you're watching premium properties steal your thunder.

The Move: Buyers hunting detached homes? Today proves sellers still have pricing power in that bracket. But if you're shopping condos or townhomes, you've got options—146 new listings just hit, and 75 of them are sticking around. Translation: sellers in higher-density segments are about to get realistic, fast.

MONTHLY TRENDS

• Month-to-Date Sales: 1,169 (1,098 + 71)
• Month-to-Date New Listings: 2,746 (2,600 + 146)
• Total Active Inventory: 4,536

The math is ugly for sellers: 2,746 new listings versus 1,169 sales this month. That's a 2.35:1 ratio—for every home that sells, more than two are listed. Inventory is now sitting at 4,536 active listings, and at 3.4 months of supply, we've officially crossed into balanced territory. The days of list-and-pray pricing are over. If you're not the sharpest knife in the drawer—meaning best price, best presentation, best location—you're just furniture.

Tactical Advice for Sellers: You're competing against 4,536 other properties. If your listing isn't priced to move or staged to sell, you're funding someone else's open house. Cut the emotional attachment, price it right the first time, or watch your days-on-market counter climb while buyers ghost your agent.

THE BIGGER PICTURE (YoY)

Calgary's 2026 market is a tale of two cities. The Bank of Canada held rates steady in December 2025, calling policy "about right," but variable mortgages just ticked up 5 basis points—a minor sting for buyers on the margin. The real story? Record housing starts in 2025 flooded the market with apartments and row homes, crushing pricing power in higher-density segments. Meanwhile, detached homes are still holding benchmark price gains, creating a split-screen market where your success depends entirely on property type and location.

CREB called 2025 "a year of transition," and January 2026 is proving them right. Inventory is rising, demand is normalizing, and the frenzied seller's market is officially in the rearview. Buyers have choice again. Sellers have competition. Welcome to the fight for leverage—may the best-priced listing win.