Friday Dec 19, 2025

Overall Calgary Market — Tight, Focused, and Still Moving

Calgary finishes the year exactly how it started: tight inventory and steady demand. With 4,428 active listings and 1,448 sales in the past 30 days, the market sits at 3.1 months of supply — still seller-leaning, even with December in full swing.

The action remains concentrated in the $400K–$800K range, where most buyers are active and pricing discipline matters. Detached homes dominate supply and sales, condos provide volume and choice, and townhomes continue to quietly outperform expectations.

December hasn’t slowed the market — it’s simply filtered out the tire-kickers. The buyers still shopping now are serious, funded, and decisive.

Detached Homes — Still the Backbone of the Market

Detached homes continue to carry the Calgary market on their shoulders. With 1,813 active listings and 764 sold in the past 30 days, detached homes posted a 42% absorption rate, one of the strongest segments in the city.

The $500K–$700K range remains the engine room, with 352 sales in just 30 days. Even higher price points are moving: homes between $900K–$1.5M are selling at rates that would surprise anyone expecting a winter slowdown.

Bottom line: land still matters, and buyers know it. Well-priced detached homes don’t wait for spring — they sell now.

Condo Market — Selection Is High, Pricing Is Everything

Condos remain the most price-sensitive segment of the market. With 1,431 active listings and 324 sales, condos posted a 23% absorption rate, giving buyers plenty of choice — and leverage.

The strongest demand sits below $400K, particularly in the $200K–$300K range, which continues to be the condo workhorse. Above $500K, pricing has to be sharp or listings stall.

This is a thinking buyer’s market: the best deals are the condos priced within — or below — their realistic value range. The rest are just inventory.

Townhomes — The Quiet Overachiever

Townhomes continue to punch above their weight. With 740 active listings and 233 sales, the segment delivered a 31% absorption rate, outperforming condos and holding its own against detached homes.

The sweet spot is crystal clear: $300K–$500K, where affordability meets livability. Buyers priced out of detached homes are landing here — and staying.

Townhomes remain Calgary’s pressure valve: when detached prices stretch, townhomes quietly absorb the demand.

What This Time of Year Means for Buyers, Sellers, and Investors

Buyers:
December is when preparation pays off. Fewer competitors, more motivated sellers, and better negotiating positions — if you know your numbers. The best buys don’t advertise themselves; they reveal themselves in the data.

Sellers:
Your buyer pool is smaller, but far more serious. Price it right, present it cleanly, and you’ll sell. Miss the mark, and you’re paying carrying costs while waiting for spring optimism to do the heavy lifting.

Investors:
This is recon season. The investors who win in spring are the ones analyzing absorption rates, price ranges, and outliers now. The best opportunities are already showing themselves — quietly.

Friday Dec 12, 2025

Overall Calgary Market — Balanced on Paper, Competitive in Reality

Calgary is sitting at 4,809 active listings with 1,532 sales in the past 30 days, which pencils out to 3.1 months of supply. That’s technically balanced — but don’t confuse that with “slow.”

The real action is clustered in the $400K–$800K range, where demand is chewing through inventory across all property types. Detached homes dominate sales volume, townhomes continue to outperform expectations, and condos remain a selective buyer’s market where pricing discipline matters.

December isn’t killing demand — it’s filtering it. The casual browsers have gone home. The serious buyers are still writing offers.

Detached Homes — Still the Market’s Backbone

Detached homes remain the engine pulling the whole train. With 2,022 active listings and 807 sales, the segment is running at a 40% absorption rate — strong by any seasonal standard.

The sweet spot is clear:

• $500K–$600K: 60% of listings sold

• $400K–$500K: 52% sold

• $900K–$1M: 49% sold

Even above $1M, properties are still moving when they’re priced within reality. Sellers who understand their competition are rewarded. Buyers who hesitate are watching listings turn into sold signs. Same song, different week.

Condo Market — Selection Everywhere, Urgency Only in Pockets

Condos tell a different story. With 1,518 active listings and 329 sales, absorption sits at 22% — clearly the softest segment.

But not all condos are equal:

• $100K–$300K remains the workhorse range (25–26% sold)

• $900K–$1M quietly posted 33% absorption

• Above $500K, pricing accuracy is non-negotiable

This is a buyer’s market for condos — but only if buyers are selective. Well-priced units still move. Everything else is just “available.”

Townhomes — The Quiet Overachiever (Again)

Townhomes continue to punch above their weight. With 782 active and 243 sold, absorption sits at a healthy 31%.

The money zones:

• $300K–$400K: 42% sold

• $200K–$300K: 34% sold

• $600K–$700K: 34% sold

Townhomes remain Calgary’s affordability pressure valve — ideal for buyers who want space without detached pricing. Above $800K? That’s where enthusiasm cools fast.

What This Time of Year Means for Buyers, Sellers & Investors

Buyers:
December rewards preparation. Less competition, clearer negotiations, and motivated sellers who don’t want to relist in spring. Data beats emotion every time.

Sellers:
Your audience is smaller — but far more serious. Price it right, present it well, and you’ll get action. Overreach, and the market will ignore you until the snow melts.

Investors:
This is scouting season. The best spring deals are identified in winter. Follow absorption, not headlines. Outliers — underpriced, mis-positioned, or poorly marketed homes — are where the money is made.

Calgary never truly sleeps. It just stops tolerating nonsense.

Every real estate cycle produces a new “best thing.” Condos, townhomes, micro-suites, luxury high-rises — the packaging changes, but the fundamentals never do. When you strip away the marketing and look only at what the data says over a full decade, one truth keeps rising to the surface: detached homes in established Calgary neighborhoods remain the most powerful long-term investment in residential real estate.

The indexed chart above tells the entire story in one glance. All three property types start at the same point ten years ago. From there, the market does what markets always do when land is scarce and demand is persistent — detached homes separate from the pack. Townhomes follow at a respectful distance. Condos lag permanently behind.

This isn’t opinion. This is how cities evolve.

1. Land Is the Asset. The Building Is Just the Wrapper.

Over long time horizons, real estate does not appreciate because of drywall, cabinets, appliances, or trendy finishes. Those all depreciate. What actually appreciates is the land underneath the structure.

Older Calgary communities like Acadia, Haysboro, Fairview, Southwood, Kingsland, and similar neighborhoods sit on something that simply cannot be recreated:

• Proximity to employment
• Mature infrastructure
• Fully developed transit, schools, and services
• Established street grids and parcel layouts

You can renovate a house. You can rebuild a house. You cannot rebuild the neighborhood.

That’s the fundamental reason detached homes in older communities continue to climb even as the structures themselves age. Investors who understand this stop thinking like homeowners and start thinking like land bankers. The house becomes a temporary improvement. The lot becomes the permanent asset.

This is also why teardown activity quietly accelerates during strong markets. Developers don’t buy old bungalows for the cabinets. They buy them for the dirt.

2. Condos Are Easy to Duplicate. Neighborhoods Are Not.

The same chart also exposes why condos structurally underperform over full cycles — and why this pattern repeats in every growing city.

Condos can be created almost anywhere:

• A vacant parcel becomes a tower
• A parking lot becomes a podium project
• An industrial site becomes a mixed-use building
• Entire districts are rezoned almost overnight

When demand increases, supply is rapidly manufactured. That constant ability to flood the market suppresses long-term price appreciation. Even when condo prices rise temporarily, the ceiling is always defined by what can be built next door.

Detached homes in established neighborhoods face the opposite reality:

• No vacant land
• Minimal redevelopment lots
• Difficult lot assemblies
• Political and zoning resistance

Supply is naturally choked off. Demand has nowhere to expand except through rising prices. That imbalance is exactly what long-term investors look for.

The chart you’re looking at is not simply “good years versus bad years.” It is a visual record of supply physics.

3. Townhomes Sit in the Middle for a Reason

Townhomes behave exactly as you’d expect when you understand where they sit in the land-scarcity spectrum.

They:

• Sit on partially scarce land
• Have some redevelopment limits
• Are harder to mass-produce than condos
• Are easier to replicate than detached lots

As a result, their performance consistently lands between detached and condos. They benefit from some land appreciation but never gain the full leverage of a single-title lot in an established inner or middle-ring neighborhood.

For investors who want a lower price entry point with partial exposure to land scarcity, townhomes can make sense. For investors who want maximum long-term appreciation, detached homes repeatedly take the lead.

What the Last 10 Years Quietly Prove

When you normalize all three property types to the same starting point and let the market speak for itself, the hierarchy becomes unmistakable:

1. Detached homes consistently outperform

2. Townhomes provide moderate appreciation

3. Condos trail structurally over time

This holds true across multiple economic environments:

• Oil downturns
• Interest rate spikes
• Pandemic distortions
• Immigration waves
• Construction booms

Markets fluctuate. Land scarcity does not.

Why Builders Don’t “Duplicate Acadia”

People often ask why developers don’t simply recreate the kinds of neighborhoods that outperform over decades. The answer is simple: they can’t.

Acadia wasn’t planned in a boardroom with return-on-equity spreadsheets and leasing projections. It evolved during a period when:

• Land was cheap
• Zoning was simple
• Cars were smaller
• Infrastructure was minimal
• Parking ratios were low
• Regulatory burden was tiny

Those conditions no longer exist. Modern development is engineered for density efficiency, not long-term land scarcity for individual households. The economics push builders upward, not outward.

That’s why condos multiply and detached lots in established areas quietly become more valuable every year.

The Investor’s Real Advantage in Older Communities

Investors who focus on older detached homes benefit from three compounding forces at once:

• Long-term land appreciation
• Ongoing rental demand from established communities
• Redevelopment optionality decades into the future

Even when the original structure reaches the end of its economic life, the land often becomes more valuable than the house ever was. That optionality doesn’t exist in condominiums. When a condo building ages badly, the individual owner carries depreciation with no meaningful control over the underlying land.

Detached owners, by contrast, retain total sovereignty over the lot.

The Quiet Math Most Investors Miss

Here’s the uncomfortable truth most amateur investors learn late:

You can be right about location and still lose money in condos if:

• Fees rise faster than rents
• Special assessments hit
• Insurance costs escalate
• Boards mismanage reserves
• New competing towers appear next door

Detached homes avoid most of those structural risks. You control:

• The land
• The structure
• The timing of capital improvements
• The exit strategy
• The redevelopment horizon

Control is not flashy. But it is extremely profitable over time.

What This Means for Long-Term Calgary Investors

If your investment goal is:

• Retirement income
• Generational wealth
• Capital preservation
• Inflation protection
• Optional redevelopment potential

Then detached homes in older Calgary communities remain the most powerful real estate asset class available to individual investors.

Not because they’re exciting.
Not because they’re trendy.
But because scarcity always wins over novelty.

The chart you’re looking at doesn’t just show price change. It shows the long-term consequences of how cities are built.

Markets Change. Land Scarcity Does Not.

Condos will continue to be built. Townhomes will continue to expand. Entire new suburbs will rise on the edges of the city. All of that will create opportunity for developers and short-cycle investors.

But the quiet compounding advantage will continue to belong to the same asset class it always has:

Detached homes in established neighborhoods, sitting on scarce land that cannot be reproduced.

That’s not a prediction. That’s an urban law.

It’s easy to find the older communities in Calgary with this MLS Community Map. That is where the gold is in detached homes for savvy real estate investors. 

Friday Dec 5, 2025

Overall Calgary Market — Still Tight, Still Moving

Inventory nudged up to 4,966 active listings, but buyers are chewing through them just as fast, with 1,598 sales in the past 30 days. That works out to a 3.1 months-of-supply market — still firmly in seller-friendly territory, although buyers with discipline and data can absolutely win right now.

The hottest price bands sit right in the $500K–$800K range, where detached homes dominate and townhomes continue to punch well above their weight. Condos? They’re the volume game — 1,541 active and 328 sales — lots of selection but only the well-priced ones move quickly.

December usually starts the seasonal cool-down, but Calgary is Calgary: the demand doesn’t disappear, it just gets pickier.

Detached Homes — The Engine of the Market

Detached remains the heavyweight champ with 2,140 active and 851 sold, posting a strong 40% absorption rate. You simply can’t copy-and-paste land, and buyers know it.

The $500K–$700K ranges continue to behave like a conveyor belt — 403 sales out of 845 active — and even the $1M–$1.5M bracket moves better than you'd expect this time of year.

If you're selling a clean, well-presented detached home priced within shouting distance of reality, you’re going to get attention. If you're buying, hesitation is your enemy. The good ones disappear faster than a warm day in February.

Condo Market — A Tale of Two Price Brackets

Condos remain the most polarized segment in the city. Plenty of choice with 1,541 active listings, but only 21% sold in the last 30 days. Translation: buyers’ market across most brackets.

But… there are pockets of real heat:

• $200K–$300K: 542 active, 139 sold — 26% absorption, the workhorse of the condo market.

• $100K–$200K: Budget buyers showed up — 25% absorption.

• Over $1.5M: Quiet all year, suddenly posts 29% sold — because luxury buyers don’t follow rules, they follow opportunity.

Anything above $500K requires sharper pricing to get activity. The selection is great for buyers, but sellers must stay competitive or risk gathering dust until spring.

Townhomes — The Quiet Overachiever

Townhomes continue their annual tradition of outperforming expectations. With 804 active and 258 sold, the market is sitting at a 32% absorption rate, meaning townhomes are almost keeping pace with detached homes.

The sweet spot is crystal clear:

• $300K–$500K: 481 active, 167 sold — a rock-solid 35% combined absorption.

• $500K–$600K: 149 active, 39 sold — 26%.

• Over $800K? Forget it. Buyers aren’t going there unless the deal is absurd.

Townhomes remain Calgary’s affordability valve — the place buyers land when they want space but the detached segment says, “maybe next year.”

What This Time of Year Means for Buyers, Sellers & Investors

December brings out three kinds of people: the serious, the strategic, and the sleepy. Only the first two matter.

Buyers:
This is the best time of year to shop if you’ve done your homework. Competition drops, motivated sellers surface, and nobody wants to move during a cold snap — except the people who have to. That’s opportunity.

Sellers:
Your buyer pool shrinks, but the ones still shopping are deadly serious. Price it cleanly, present it well, and don’t play “wait until spring” unless you enjoy paying carrying costs for no reason.

Investors:
This is recon season. Investors who win in spring are the ones scouting in winter. Follow the absorption rates, not the headlines. The best buys are the outliers — the properties priced below their range, below trend, or below seller motivation. Calgary always has a few every week… you just need the system to spot them.

Most people think real estate investing starts with six figures in the bank, a brave stomach for debt, and a weekend toolkit from Home Depot. That’s the Hollywood version. The real version is quieter, steadier, and far more accessible. You don’t need to own a house, manage tenants, or fix toilets at midnight to invest in real estate. You can start with less than $100 and own a diversified slice of Canadian real estate the same way the big institutions do — through the stock market.

That’s where the ETF XRE (iShares S&P/TSX Capped REIT Index ETF) comes in.

Time in the Market Beats Trying to Time the Market

Let’s get this out of the way: nobody consistently nails the bottom or the top. The people who build wealth in real estate — and in markets generally — are the ones who stay invested while everyone else is trying to be clever.

Time in the market quietly does the heavy lifting. Compounding works whether the headlines are good or bad. When you reinvest dividends inside registered accounts like a TFSA or RRSP, the effect is even stronger.

You’re not going to get rich overnight with XRE. You’re also not going to lose sleep over broken furnaces, non-paying tenants, or surprise special assessments. That’s a fair trade for a lot of people.

What XRE Actually Is (In Plain English)

XRE trades on the Toronto Stock Exchange under the symbol XRE.TO, just like any regular stock. But instead of owning one company, one share gives you partial ownership in a basket of Canadian real estate businesses and REITs.

Inside XRE you’ll find exposure to:

• Shopping malls and retail centres

• Residential rental properties

• Office and commercial buildings

• Industrial and warehouse space

• Seniors’ housing and long-term care

• Specialized real estate and land holdings

In simple terms, XRE is a diversified bet on Canadian income-producing real estate, not on one building, one tenant, or one “hot” neighbourhood.

XRE also pays a regular cash distribution (dividend). Many investors set those dividends to reinvest automatically, so they quietly accumulate more units over time.

A Research Shortcut I Recommend

If you want to dig even deeper into XRE and its holdings, I recommend using Barchart.com. Their tools make it easy to see what’s going on under the hood.

You can also view the current list of companies inside XRE on Barchart under the ETF’s constituents page.

The Easy Way to Start: One ETF, One Account

The easiest way to get started in real estate investing — without buying a property — is simple:

1. Open a self-directed TFSA or RRSP account with the bank or brokerage of your choice.

2. Buy your first few shares of XRE.

3. Set dividends to reinvest automatically.

4. Add more over time as money allows.

That’s it. No mortgage broker appointments. No inspection reports. No late-night emergency calls from tenants. Just steady ownership in income-producing Canadian real estate.

You don’t have to wait to “get rich” first. You can start investing in real estate the way the rich do — by owning slices of quality assets through the public markets.

How This Helps You Avoid Real Estate Ponzi Schemes

Every real estate cycle produces the same stories: “guaranteed” double-digit returns, zero risk, “secret systems” the banks don’t want you to know about.

These schemes all end the same way — broke investors, frozen money, lawsuits, and a few people in jail or on the run.

The more you understand realistic returns from something transparent like XRE, the easier it is to spot nonsense. When the promised returns don’t match the math, you’ll know exactly what you’re looking at — and you’ll walk away.

From One ETF to Targeted Real Estate Investments

XRE gives you broad diversification across the Canadian real estate sector. For many investors, that’s all they ever need.

But as you get more comfortable, you can narrow your focus. The holdings list for XRE shows you the individual REITs and companies it owns. You can research them one by one and, if you like a particular sector, buy shares directly.

Maybe you prefer residential rentals. Maybe you’re drawn to industrial warehouses. Maybe you like retail or seniors housing.

You can move from:
Broad exposure with XRE and other real estate ETFs
To more targeted positions in individual REITs and real estate companies.

The potential returns can be competitive with direct ownership of a house, condo or townhouse — but without tenants, repairs, or landlord headaches.

Why I Still Use ETFs and REITs as a Landlord and Realtor

I own rental properties. I manage properties for clients. I deal with real tenants, real repairs, and real expenses.

And I still invest in ETFs, REITs and individual real estate companies.

Why? Because it:

• Keeps my capital diversified across different types of real estate

• Keeps me educated on how the public markets are valuing real estate

• Helps me give better advice to clients who are investing at all different levels

For a lot of people, direct ownership just isn’t practical yet. ETFs like XRE offer a way to get started today, at a much lower dollar amount, with far less stress.

You Can Start With Less Than $100

You don’t need a down payment.
You don’t need perfect credit.
You don’t need tenants.
You don’t need to be a handyman.

You just need a small amount of capital and the discipline to stay invested.

Owning XRE can be your first step into a lifetime education in real estate — or simply a quiet, reliable way to park part of your money in income-producing assets.

Either way, it’s real ownership, real income, and real math — not stories, not schemes, and not “too good to be true” promises that end badly.

Thinking About Getting Started?

If you’d like to talk about how XRE, REITs, or direct ownership might fit into your real estate plans in Calgary, reach out and we’ll walk through the options together — no hype, just numbers and common sense.

Friday November 28, 2025

Overall Calgary Market
As of Nov 28, 2025, Calgary’s housing market is still moving at a healthy clip with 5,364 active listings across all major property types and 1,628 sales in the past 30 days. Total months of supply sits at a balanced 3.3 months, which tells us this market remains firmly in “fair game” territory for both buyers and sellers. The $400,000–$700,000 range is the clear engine of the market, carrying the highest concentration of both listings and sales. This isn’t a overheated frenzy, but it’s far from quiet — it’s a market that rewards decisiveness and good strategy.

Detached Homes remain the powerhouse of Calgary real estate with 2,314 active listings and 873 sales in the last 30 days, translating into a very strong 38% sell-through rate. The hottest price bands are $500,000 to $700,000, where sales volume is deep and competition is still meaningful. Even at higher price points, activity remains steady, which tells us move-up buyers and luxury buyers are still in the game. With months of supply sitting at just 2.7, detached homes continue to favor sellers — well-priced homes are not lingering, especially in family-oriented communities.

Condos continue to be the “thinker’s market” with 1,670 active listings and 314 sales in the last 30 days, producing a 19% market-wide sell-through rate and 5.3 months of supply. Most of the action is concentrated below $400,000, where absorption remains respectable and value-focused buyers are active. Above that price point, momentum drops sharply and patience becomes the dominant skill for sellers. This is still a selective market, but for buyers who do their homework, condos currently offer some of the best leverage, negotiating power, and long-term rental math in Calgary.

Townhomes continue to quietly shine with 855 active listings and 264 sales in the past 30 days, creating a solid 31% sell-through rate and a scarcity-leaning 3.2 months of supply. The $300,000–$600,000 range is the sweet spot, attracting both first-time buyers and investors who want low maintenance without condo fees. Sales efficiency drops sharply above $700,000, but mid-range townhomes remain one of the most balanced segments in the city — neither overheated nor sluggish — just steady and dependable.

What This Time of Year Means for Buyers, Sellers, and Investors
Late-fall and early winter in Calgary always bring a natural seasonal slowdown, but this market is entering winter with more strength than most people expect. Buyers benefit from less competition and more room to negotiate, especially in condos and higher-priced homes. Sellers who price correctly can still move property efficiently, particularly in the detached and entry-to-mid townhome ranges. Investors should be paying close attention right now — seasonal softness combined with steady demand often produces the best long-term acquisition opportunities when most people are distracted by the holidays. In real estate, winter quietly rewards the prepared.

Most investors spend their energy worrying about where the market is going. Interest rates, headlines, forecasts, cycles, booms, busts — all of it matters, but none of it matters as much as the one variable you actually control.

Where you start from

The starting line of a real estate investment quietly determines how risky the deal will be, how forgiving the market will be, and how large the long-term payoff can become. Two investors can buy in the same year, on the same street, during the same market cycle — and one will quietly outperform the other for twenty years. Not because of timing. Because of entry price.

This article explains why starting above market value changes everything that follows.

The $1 Problem Most Investors Never See

To make this simple, let’s use a $1 model.

Imagine every investor starts with exactly one dollar. That dollar represents their down payment. Everything that happens next comes from three forces only:

First, what they bought — the asset itself.
Second, how they financed it — leverage.
Third, what it did while they owned it — appreciation, mortgage paydown, and cash flow.

Most people assume the market is doing the heavy lifting. In reality, your starting position silently amplifies or weakens every return that comes after it.

If you buy an asset truly worth $1.25 for $1.00, the market doesn’t have to move very much for you to win. If you buy that same asset at full retail or above, you need years of appreciation just to catch up to the investor who started with an edge.

The market didn’t make that difference. The purchase did.

Rule of Three: The Three Places Real Estate Wealth Is Actually Created

Real estate wealth is not created evenly over time. It’s created at three very specific moments.

1. It’s Created When You Buy

This is where most long-term fortunes quietly begin.

When an investor buys below true market value, they don’t just get a “deal.” They permanently change their entire return curve. The investment now carries less downside, greater safety, and more room for future leverage.

Starting at $1.25 of value for $1 of cash means:

If the market does nothing, you still win.
If the market rises slowly, you win faster.
If the market rises strongly, you compound on a larger base.

This is why experienced investors obsess over entry price and amateurs obsess over timing.

2. It’s Created While You Hold

Once the asset is owned, three forces quietly go to work every month:

Appreciation increases the value of the land.
The tenant pays down your mortgage.
Cash flow, if present, feeds you along the way.

Leverage magnifies all of these. You control 100% of the asset with 20% of the capital, but you still collect 100% of every gain. That mechanical advantage works best when the asset underneath it is scarce, durable, and difficult to reproduce — which is exactly why detached homes in older neighborhoods outperform everything else over full cycles.

But even perfect leverage can’t fix a weak starting position.

3. It’s Created When You Exit

Exit is where patience meets discipline.

The investor who bought with a margin of safety can sell during good markets without stress and during bad markets without panic. Their equity cushion gives them options.

The investor who bought at full retail often becomes hostage to timing. They can’t exit without losing what they never created at the start.

The difference between these two outcomes was decided years earlier — on purchase day.

What the $1.25 Starting Point Really Means

If your Realtor helps you buy an asset worth $1.25 for $1.00, that extra twenty-five cents doesn’t just sit there like a windfall. It compounds through the entire investment engine.

It increases the equity you control.
It reduces your effective loan-to-value.
It improves your refinancing power.
It improves cash flow safety.
It improves your exit flexibility.
It improves your long-term leverage efficiency.

And perhaps most importantly, it lets you survive mistakes that defeat fully-priced buyers.

This is why sophisticated investors quietly say that real estate returns are earned at the purchase, not at the sale.

Why Older Calgary Communities Respond the Most to Good Entry

The $1.25 starting effect is not evenly distributed across all property types. It works best where land scarcity already exists.

In older Calgary neighborhoods like Acadia, Fairview, Haysboro, Kingsland, Southwood, and similar communities, the land supply is fixed. Lots cannot be manufactured. Streets cannot be expanded. Entire neighborhoods cannot be duplicated.

That scarcity means:

When you buy below intrinsic value, the market corrects the error faster.
When you buy well, every future gain compounds on a stronger base.
When you hold long enough, the land eventually dominates the value of the structure.

This is why detached homes on older lots not only outperform over time — they react more powerfully to skilled entry than manufactured asset classes like condos.

Condos can be reproduced. Neighborhoods cannot.

Entry Skill Beats Market Timing Over Decades

Most new investors try to predict the market. Experienced ones try to control their purchase price.

Markets move up and down. Entry price only moves once.

A good purchase survives bad markets.
A bad purchase needs perfect markets.
A great purchase thrives in any market.

This is why long-term real estate success rarely belongs to the person who “timed the bottom.” It belongs to the person who bought with discipline, margin of safety, and clarity about intrinsic value.

The cycle will always change.
The entry price will always remain.

The Quiet Truth About My Role in This Equation

I don’t control interest rates.
I don’t control immigration.
I don’t control construction volumes.
I don’t control the broader market.

What I do control — and what directly affects your outcome for decades — is how you enter the investment.

If I help you start at $1.25 instead of $1.00, I didn’t just get you a deal. I permanently improved the safety, leverage, and trajectory of your investment. Every future dollar works harder because the first one was positioned correctly.

The market compounds what you buy.
I help you decide where you begin.

Starting Lines Matter More Than Finish Lines

Most people judge real estate success by what something eventually sells for. Serious investors judge success by what it was bought for relative to true value.

Because that number silently determines:

How hard your equity must work.
How much risk you truly took.
How forgiving the market will be.
How flexible your exit becomes.

You can’t control the next decade of markets.
You can control the price you agree to today.

And in real estate, that single decision echoes longer than almost any other.

“The market controls how fast your money grows. Your purchase price controls how high it starts.”

Finding an under-valued home isn’t magic. It’s not luck. And it sure isn’t about browsing MLS listings and hoping a deal leaps off the screen. It all comes down to knowing your numbers—the same way you already do with everything else you buy.

You know what milk roughly costs. Gas. A decent bottle of wine. Your brain builds price baselines whether you realize it or not. Real estate works exactly the same way… except most people never bother learning the baselines. And that’s why they miss deals staring them right in the face.

Calgary makes this even more interesting because every community has its own personality, its own history, its own “birth year.” A home built in 1965 lives in a totally different world than something built in 2025. Different land size, different architecture, different lifestyle, different everything. Comparing the two is like comparing a ’69 Mustang to a 2025 Mustang Mach-E. They’re both cars, sure—but they’re not speaking the same language.

With over 200 communities in Calgary, each at a different stage of its life, the first step in spotting value is community first, property second. That’s where the real baseline begins.

When you pull together the Active, Pending, and Recently Sold listings in each neighbourhood, you get today’s snapshot—today’s truth. You can see where the majority of homes trade hands. You can see the normal price range. You can see the outliers. And suddenly, you’re not guessing anymore. You’re measuring.

Then comes the fun part: waiting. Warren Buffett calls it “waiting for the fat pitches.” I call it waiting for the low-hanging fruit—the homes that pop onto the market at prices that make you raise an eyebrow and think, “Well… that’s interesting.”

When you know your baselines and you’re watching the communities you actually care about… the fat pitches reveal themselves. Every week. Sometimes every day. Especially in older neighbourhoods where the same family has owned the place for 30 or 40 years.

That’s how smart investors buy under-valued homes. Regularly. Quietly. Predictably. No drama, no mystery, no crystal ball. Just price patterns and patience.

Now, I didn’t come up with all this by scribbling on napkins. I built a tool for my clients that does the heavy lifting for them. Tracks baselines. Shows patterns. Flags the fat pitches. They love it because it gives them an edge—and they’ll probably groan when they learn I’m even telling you this much.

I could leave it wide open on my website and let the world use it for free… but that would be silly. Instead, you can subscribe to it for a low monthly fee. And if we end up working together on a purchase? I’ll waive the fee entirely and refund everything you paid—right on your closing date.

Finding the deals is a system. Using the tool is easy. Turning under-valued listings into real wealth is where the fun begins.

Contact Me If You Would Like To Learn More

The days are always getting longer or shorter in sunlight terms. Only two days a year is that not true.

Most people know Calgary gets a ton of sunshine, but what hardly anyone understands is how wildly the daylight shifts through the year. It’s not a subtle change. It’s dramatic enough that, depending on the month, you might swear you’re living in two completely different countries. The Sun-path in Calgary isn’t just some astronomy term; it’s the hidden script behind how we feel, how our homes behave, and even how we live our day-to-day lives.

Winter: When the Sun Barely Puts in a Half-Shift

Every December, Calgarians catch themselves wondering where the sun went. And honestly, it’s a fair question. The winter sun rises way off in the southeast and never climbs very high. It scrapes across the horizon like it’s conserving energy for a bigger performance later in the year. By the time you’ve warmed up your coffee, it’s already thinking about setting again.

This low, southern winter arc explains why some yards freeze solid while others stay surprisingly bright and cheerful. It’s why insulated curtains suddenly make more sense. And it’s why going outside during the actual daylight window becomes a mental health strategy rather than an optional outing. People who understand this aren’t surprised by how they feel in December—they’re prepared for it.

Summer: The Big Payback

Then June arrives, and it feels like the sun is making up for every winter day it kept us waiting. Suddenly you’re waking up to sunlight blasting through the windows before your alarm even thinks about ringing. The sun climbs high into the sky and stays there for what feels like forever. You get home from dinner and still have time to mow the lawn, start a project, or talk yourself into a road trip you probably won’t finish until midnight.

This is the season when the sun refuses to quit, and blackout curtains become the MVP of your sleeping strategy. Most people assume Calgary’s long summer days just make everything “more fun,” but once you understand the Sun-path, you start noticing how it impacts energy, habits, mood, and even how quickly your backyard heats up.

Why South-Facing Backyards Are Calgary’s Real Estate Secret

Homebuyers talk about upgrades, finishes, and square footage, but the real veterans pay attention to something far more powerful: where the sun hits the house. In Calgary, a south-facing backyard means actual winter sunshine, actual warmth, and actual natural light at the time of year when you need it most. Homes with this orientation just feel better during those short daylight months.

Meanwhile, a west-facing outdoor space turns into the city’s unofficial patio lounge every summer evening. East-facing rooms make mornings peaceful and bright without roasting you at suppertime. North-facing spaces have their place too; they’re wonderfully predictable and consistent, just not as warm or lively during winter. The moment you understand why these differences exist, real estate starts making a lot more sense.

Yes we can filter listing so you only get the homes that have South Facing Yards.

Homes For Sale Today With South Facing Yards

How the Sun-path Changes the Way We Use Our Outdoor Spaces

Gardens live or die by sunlight, and the Sun-path tells the whole story. In the winter, those long, low shadows stretch across entire yards, changing where snow melts first and where cold lingers. In summer, the opposite happens; the sun gets high and intense, and places that were shaded in January practically turn tropical.

Once you see the Sun-path diagrams, suddenly you understand why your neighbour’s tomatoes thrive and yours sulk. You understand why one condo balcony becomes the perfect summer reading spot while another is only usable after the sun shifts. You understand when your backyard will be comfortable, where to put your seating area, and how to position plants for actual success. It’s not luck—it’s predictable sunlight geometry.

A Better Understanding of Life’s Rhythm in Calgary

One of the smartest feelings in the world is when you realize your daily life isn’t random at all; it’s influenced by something completely predictable. Calgary’s Sun-path explains why you feel more energized in June, why winter road trips need early starts, why dogs get confused by the early darkness, why your sleep schedule changes with the seasons, and why some days “feel longer” no matter how many hours the clock claims you have.

Once you understand the Sun-path, you stop fighting the city’s natural rhythm and start working with it. And suddenly life gets easier.

A Simple Tool That Makes You Instantly More Informed

There’s a website — suncalc.org — that shows exactly where the sun travels on any date from any Calgary location. Type in an address and you instantly see the sun’s path in December compared to June. It’s surprisingly fascinating, and it explains things you never thought to question. It’s also one of the best tools a homebuyer, gardener, or anyone planning outdoor living can use. One quick look and you instantly feel smarter than the average Calgarian.

Understanding the Sun-path Means Understanding Calgary

Calgary has an extreme relationship with sunlight. Sometimes it gives generously. Sometimes it barely participates. But the pattern is stable, predictable, and incredibly helpful once you know how to read it. Understanding the Sun-path helps you choose the right home, design better outdoor spaces, manage your mood, and enjoy the seasons as they come—both the bright ones and the ones that ask a bit more from us.

The sun shapes this city far more than people realize. Once that clicks, you never look at your home—or your habits—the same way again.

Friday November 21, 2025

Todays reports features Calgary’s three main property types — Detached Homes, Condos, and Townhomes.
We are interested in the total Supply & Demand and by Price Range in each main property type.
The broad market has 5,570 Listings vs 1,681 Sales in the past 30 days. Which tells us the overall market would take about 3.3 Months for buyers to buy everything on the market today at the same pace of sales for the most recent 30 days. While that is somewhat interesting the real market data that matters to you is what micro market you might be in today. That is what these following are charts are for.

Detached Homes Market Report

Detached homes have 2,401 active listings, 918 sales in the past 30 days, and 303 conditionally sold / pending listings, the average overall odds of selling in the next 30 days is 38%. Explore your Price Range to discover what your micro market looks like. Contact us and we can dive deeper into the data to see what the market looks like in your communities of choice.

Condo Market Report

Condos have 1,717 active listings, 329 sales in the past 30 days, and 114 conditionally sold / pending listings, the average overall odds of selling in the next 30 days is 19%. Explore your Price Range to discover what your micro market looks like. Contact us and we can dive deeper into the data to see what the market looks like in your Condo Building.

Townhome Market Report

Townhomes have 910 active listings, 252 sales in the past 30 days, and 101 conditionally sold / pending listings, the average overall odds of selling in the next 30 days is 28%. Explore your Price Range to discover what your micro market looks like. Contact us and we can dive deeper into the data to see what the market looks like in your Townhome Complex.

People love to speculate about home prices and the real estate market in general. Is it the time of year? Yes. Is it interest rates? Yes Is it employment rate? Yes. Is it politics? Yes. Is it human nature? Absolutely Yes!

The real estate market gets bumped around in every direction all the time. The cause of the bumps is noise. Noise that doesn’t matter and doesn’t stop.

Ignore the noise and let me help you look at the real time facts on the rare occasions when you are in the market to buy. sell or invest. 

Find your community here Calgary Community Short Cuts to see all the active listings along with recent sales, market value charts and sales history charts. 

Our Community Pages are Updated Daily to bring you the information that matters today!

Calgary Community Pages

Each of our Calgary Community pages starts with the homes for sale today in that community. Sorted by price range from low to high. Click on any listing for full property details.
Then explore the charts below the listings to discover the True Value Range and see where the active listings fit on the chart. Next is a list of the most recent sales sorted by price. The last chart shows the evolution of home prices in that community as we plot every sale by the exact date and price.

Active, Pending, Sold Charts

Cut through the noise and discover true value ranges of homes in your favorite community. Active listings below the true value range could be your next fix n flip project for this winter.

Recent Sales History

Take another trip into the past but not as far as the full history chart with this report. These are the most recent sales in that community sorted from low to high prices.

Homes Sold History

Take a trip into the past and you will see how prices have changed over time. Each dot is the date and the price of a home sold through the MLS system providing us with an accurate picture of the past and current market. Investors see the gap between high and low prices as the “Area of Opportunity”.

All The Information on one page for your favorite Calgary Community

Friday November 14, 2025

Todays reports features Calgary’s three main property types — Detached Homes, Condos, and Townhomes.
We are interested in the total Supply & Demand and by Price Range in each main property type.
The broad market has 5,736 Listings vs 1,697 Sales in the past 30 days. Which tells us the overall market would take about 3.4 Months for buyers to buy everything on the market today at the same pace of sales for the most recent 30 days. While that is somewhat interesting the real market data that matters to you is what micro market you might be in today. That is what these following are charts are for.

Detached Homes Market Report

Detached homes have 2,517 active listings, 916 sales in the past 30 days, and 330 conditionally sold / pending listings, the average overall odds of selling in the next 30 days is 36%. Explore your Price Range to discover what your micro market looks like. Contact us and we can dive deeper into the data to see what the market looks like in your communities of choice.

Condo Market Report

Condos have 1,744 active listings, 345 sales in the past 30 days, and 121 conditionally sold / pending listings, the average overall odds of selling in the next 30 days is 20%. Explore your Price Range to discover what your micro market looks like. Contact us and we can dive deeper into the data to see what the market looks like in your Condo Building.

Townhome Market Report

Townhomes have 916 active listings, 264 sales in the past 30 days, and 108 conditionally sold / pending listings, the average overall odds of selling in the next 30 days is 29%. Explore your Price Range to discover what your micro market looks like. Contact us and we can dive deeper into the data to see what the market looks like in your Townhome Complex.

People love to speculate about home prices and the real estate market in general. Is it the time of year? Yes. Is it interest rates? Yes Is it employment rate? Yes. Is it politics? Yes. Is it human nature? Absolutely Yes!

The real estate market gets bumped around in every direction all the time. The cause of the bumps is noise. Noise that doesn’t matter and doesn’t stop.

Ignore the noise and let me help you look at the real time facts on the rare occasions when you are in the market to buy. sell or invest. 

If you are wondering what is happening in your community check out Fair Market Value Reports and 365Calgary.com