Real Estate Report: Calgary Market Shifts: Inventory Climbs as Sales Moderate, Signaling Buyer Advantage
Calgarians are saying there's more choice in the housing market now. With more listings and lower prices, buyers have options and less pressure to rush decisions. Sellers, however, face tougher competition.
THE DAILY PULSE
- Daily Sales (Jan 15): 39 units
- New Listings (Jan 15): 170 units
- Net Inventory Change (Jan 15): +131 units
- Active Inventory: 4,220 units
On January 15th, new listings significantly outpaced sales, adding 131 units to Calgary's active inventory, now standing at 4,220 homes. The daily average price of $580,745 was notably below the month-to-date average of $615,430, indicating that recent sales leaned towards lower price points or segments of the market experiencing softening.
Implication for Buyers: With daily inventory growth and a lower daily average price, buyers are finding more selection and potentially better value, particularly for properties at more accessible price points. There is less immediate pressure to make an offer.
MONTHLY TRENDS
- Month-to-Date (MTD) Sales (to Jan 15): 506 units
- Month-to-Date (MTD) New Listings (to Jan 15): 1,467 units
- Current Total Active Inventory: 4,220 units
Month-to-date figures underscore a consistent trend: new listings are far outpacing sales, contributing to the substantial active inventory of 4,220 units. This rapid build-up of available homes signals a clear shift towards a more balanced market with increasing buyer choice.
Implication for Sellers: High inventory levels mean increased competition. Sellers must price their properties strategically and competitively to attract buyers, as overpricing is likely to result in longer market times.
THE BIGGER PICTURE (YoY)
Calgary's market is firmly establishing itself on a more balanced footing, moving away from the intensely competitive seller-driven conditions of previous years. December 2025 closed with active listings up 29% year-over-year, marking the highest December inventory since 2019, and sales declined 14.8% year-over-year. The overall market recorded 3.4 months of supply, reinforcing the shift.
The December 2025 benchmark price stood at $554,700. While detached homes demonstrated relative resilience with a 2.6% year-over-year benchmark price decrease in December 2025, apartment condominiums and row houses experienced more significant adjustments, down 6.4-7.4% year-over-year due to increased supply and moderated demand.
The Bank of Canada maintained its policy interest rate at 2.25% in December 2025, with expectations for a continued hold into early 2026. This has kept variable mortgage rates steady, with current 5-year variable rates around 3.54%. Average 5-year fixed mortgage rates have also remained stable, providing a degree of certainty for borrowers.
Implication for Buyers: The increasing inventory across all property types, particularly in the multi-family segment, coupled with stable interest rates, presents a strategic opportunity. Buyers have more options, greater negotiation power, and predictable borrowing costs for long-term value acquisition.
Implication for Sellers: Market dynamics necessitate realistic pricing and a tailored selling strategy based on property type and neighbourhood. Sellers of detached homes may still see strong interest, but multi-family unit owners must price aggressively to compete effectively in a market with ample supply.
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