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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.
