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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.
