Sales Are Slowing, Buyers Have More Choice, and Okotoks Is Doing Its Own Thing

If Calgary’s real estate market had a speedometer, August would have been another month of easing off the gas.

Sales and new listings both continued to trend lower compared with 2025. Calgary recorded 1,660 sales in August, down 16% from last year, while 3,141 new listings hit the market — nearly 10% fewer than August 2025.

But before anyone declares the sky is falling, let’s pump the brakes.

Real estate is not one giant market. What’s happening in a $400,000 condo is very different from what’s happening with a $1.2 million detached home. And that difference matters.

Calgary Buyers Are Taking Their Time

The biggest bright spot was the $1 million-plus market, where sales actually increased compared with last year.

More supply at the higher end is giving buyers more options, and some are clearly saying, “Hey, if the house is right, let’s do this.”

Meanwhile, buyers at the lower end are moving more cautiously. Strong rental conditions are making it easier for some people to keep renting rather than jump into homeownership.

Translation? Not everyone is racing to buy — and not every seller can expect a bidding war.

Calgary ended August with 6,509 homes in inventory, with nearly four months of supply overall. That’s a much more balanced environment than the frantic markets we’ve seen in previous years.

But again, the property type matters.

Detached homes are sitting in a much healthier position than apartments, while apartment-style properties are dealing with considerably more supply.

Detached Homes: Still Holding Their Ground

Detached sales dropped 12% year-over-year to 875 units, with the biggest pullback happening below the $1 million mark.

New listings also declined, reaching 1,635 units.

That combination pushed supply above three months, but detached homes are still nowhere near the same level of oversupply we're seeing in the apartment market.

And Calgary is definitely not one-size-fits-all.

The North West, West, South and South East districts remain below three months of supply, while the North and North East are sitting above four months.

Prices tell an equally interesting story.

The August detached benchmark price was $744,300, virtually unchanged from July and about 1% lower than last year.

So no, detached homeowners aren't watching their equity disappear overnight.

Semi-Detached: Pretty Much Holding Steady

Semi-detached sales have cooled, with year-to-date sales now just over 2% below last year.

The sales-to-new-listings ratio dropped to 56%, while inventory remains nearly 5% higher than last year.

That pushed supply above three months for the first time since January.

Still, this isn't panic territory. The market remains relatively balanced and prices are behaving themselves.

The August benchmark price came in at $690,500, nearly 1% higher than last year.

That’s a pretty good reminder that slower sales don't automatically mean falling prices.

Row Homes: Buyers Have More Leverage

Row homes are feeling more of the slowdown.

Year-to-date sales are down 15%, while additional new-home supply and more rental options are giving buyers alternatives.

The good news? Fewer new listings have helped prevent inventory from climbing even higher.

The bad news for sellers? Supply is still sitting around four months.

The August benchmark price was $415,200, down nearly 1% from July and 5% from last year.

Some areas are feeling that decline much more than others, with the North East seeing price declines of more than 12%.

Apartment Condos: The Buyer’s Market Nobody Wants to Talk About

If there’s one segment where buyers have the upper hand, it's apartment-style homes.

There are nearly six months of resale supply, and sales are down 26% year-to-date.

More rental supply is also giving first-time buyers and investors another reason to pause before making a purchase.

The August apartment benchmark price was $295,400, down nearly 1% from July and 8% from last year.

Prices are now nearly 13% below the August 2024 peak of $341,300.

So if you're selling a condo, pricing it properly isn't optional. It’s the whole ball game.

What About Okotoks?

Now let’s talk about the part of the market I actually spend a lot of time watching: Okotoks.

And once again, Okotoks is proving that it doesn't always follow Calgary's playbook.

In August, Okotoks had a sales-to-new-listings ratio of 81%, which is a pretty strong number.

Inventory pulled back during the month, leaving the town with just over two months of supply.

That is considerably tighter than Calgary's overall market.

Okotoks has been dealing with below-average supply levels since 2021, and that lack of inventory continues to provide support for prices.

The catch? Buyers have more options in competing markets, which is helping keep a lid on some of that upward price pressure.

The August Okotoks residential benchmark price was $608,400, down just over 1% from July and nearly 2% lower than last year.

So, is Okotoks crashing?

Nope.

Is it the wild west with buyers throwing money at anything with a front door?

Also nope.

It's a market where pricing, property type, condition and location matter a lot more than simply throwing a house on MLS and hoping for the best.

August gave us a market that is slower, more balanced and increasingly divided by property type and price range.

For buyers, that means more breathing room and more opportunities to negotiate — especially in segments with higher inventory.

For sellers, it means the days of “let's price high and see what happens” are becoming increasingly risky.

And in Okotoks, the relatively tight supply is still providing some support for prices.

The real estate market isn't broken.

It's just being a little more selective.

And honestly? That's probably not a bad thing.

If you're thinking about buying or selling in Okotoks or the surrounding area, don't rely on Calgary headlines to tell you what your home is worth or what your next move should be. The local numbers matter.

If you’ve been watching the Okotoks real estate market this year, you may be wondering one thing: Are home prices going up or down? Well, here’s the honest answer: it’s not a straight line in either direction. And if anyone tells you they know exactly where every Okotoks home price will land by December, they probably also know which team will win every hockey game. Take it with a grain of salt.

The latest numbers point to a market that is more balanced and price-sensitive than the hottest seller-market conditions we’ve seen, but that doesn’t mean Okotoks home prices are falling off a cliff. Far from it. In July 2026, the total residential benchmark price in Okotoks was $617,900, with approximately 2.01 months of supply. There were 70 sales and 78 new listings, producing a 90% sales-to-new-listings ratio.

So, Are Okotoks Home Prices Actually Falling?

Compared with last year, prices have softened modestly. July's total residential benchmark was below the previous year's level, while the year-to-date benchmark was also slightly lower.

But—and this is important—“prices are down” does not mean “everything is cheaper.”

Real estate isn't one giant house with one giant price tag. A detached home in D'Arcy Ranch can behave very differently from a townhouse in Cimarron. A beautifully renovated home can attract significantly more attention than a property that needs $75,000 worth of work. And a home priced correctly can still move quickly while an overpriced one sits there collecting showing feedback and dust.

In other words, the Okotoks market is becoming more selective.

More Choice for Buyers Is Changing the Game

One of the biggest stories in Okotoks right now is inventory.

Active inventory has increased compared with last year, giving buyers more options than they had during some of the tighter market periods. One July market analysis recorded 151 active residential listings, up 18% year over year.

That is good news if you're shopping for homes for sale in Okotoks.

You don't necessarily have to see a listing at 9:00 a.m., fall in love by 9:04 and submit an offer by 9:07 because someone on the internet said there are “17 offers coming.”

Buyers can slow down, compare properties and negotiate when the situation allows.

But don't get too comfortable.

Around two months of supply is still relatively limited compared with a truly buyer-dominated market. Wahi's July analysis classified Okotoks as a strong seller's market based on its methodology, while other market measures point toward increasing buyer leverage.

That's why looking at one statistic can be misleading.

Detached Homes Are Telling a Different Story

If you're searching specifically for houses for sale in Okotoks, pay attention to detached-home numbers rather than relying solely on the overall market.

Recent Okotoks detached data put the July benchmark around $695,700, approximately 2.2% lower year over year. Year-to-date detached pricing was also modestly below 2025 levels.

That's a much more useful number for a homeowner trying to understand the value of a typical detached property.

And it reinforces the bigger point: Okotoks home prices haven't collapsed. They've adjusted.

There is a difference.

Why Aren't Prices Shooting Higher?

There are a few things keeping a lid on aggressive price growth.

First, buyers are more sensitive to affordability. Mortgage payments matter. Property taxes matter. Insurance matters. And apparently, groceries have decided they want a seat at the negotiating table too.

Second, buyers have more choices.

New construction and additional housing options in the broader Calgary region can compete with resale homes. CREB has identified improving supply and competition from new-home activity as factors affecting the Okotoks market.

That means sellers have to compete—not just with the house down the street, but sometimes with a brand-new home offering modern finishes, warranties and builder incentives.

Does This Mean Buyers Should Wait?

Not necessarily.

This is where real estate advice gets frustrating because the answer depends on you.

If you're financially ready, have stable employment, have your financing sorted and find the right property at a price that makes sense, waiting solely because you hope prices will drop another 5% could backfire.

Why?

Because you could save money on the purchase price and then watch mortgage rates, inventory or competition move in the opposite direction.

The better question isn't:

“Will Okotoks home prices be lower next month?”

The better question is:

“Does this home make sense for my budget, lifestyle and long-term plans at today's price?”

That's the question I would rather have my clients answer.

Sellers: This Is Not the Time to Get Emotional About Your List Price

If you're thinking about selling your Okotoks home in 2026, pricing matters. A lot.

The days of throwing a number at the wall and waiting to see what sticks are not exactly a brilliant strategy in a more price-sensitive market.

Buyers are comparing.

They're looking at Okotoks homes for sale, checking recent sales, watching price reductions and noticing how long properties have been sitting.

If your home is overpriced, today's buyer may simply scroll past it.

If it's priced competitively, presented properly and marketed well, you have a much better chance of getting serious attention.

And yes, I know what you're thinking: “But my neighbour sold for $50,000 more!”

Fantastic.

Let's look at what actually sold, when it sold, the condition, size, location and what the market looked like at the time.

Because your neighbour's house is not your house—and their Facebook post is definitely not a comparative market analysis.

What Happens to Okotoks Home Prices for the Rest of 2026?

My take?

Don't expect a dramatic boom or dramatic crash.

The more likely scenario is a mixed and increasingly balanced market, where prices vary by property type, neighbourhood and price range.

Some homes will outperform.

Some will need price adjustments.

Some will sell quickly.

Others will sit until the seller gets tired of checking their REALTOR® app every 14 minutes.

The fundamentals in Okotoks remain important. Supply is still relatively limited compared with longer-term levels, while buyer demand remains present. At the same time, increased inventory and affordability concerns are preventing the kind of runaway price growth we've seen during tighter market conditions.

So, are Okotoks home prices going up or down in 2026?

The answer is: it's complicated—and that's actually the most useful answer.

Prices have softened modestly compared with last year, but Okotoks is not experiencing a freefall. Buyers have more choice and potentially more negotiating power, while sellers need to be realistic about pricing and presentation.

If you're looking at homes for sale in Okotoks, don't make your decision based on one headline.

Look at the neighbourhood.

Look at the property type.

Look at comparable sales.

Look at inventory.

And most importantly, look at your own financial situation and goals.

That's where having an experienced Okotoks real estate agent becomes valuable. The market doesn't need another prediction from someone with a crystal ball. It needs someone who understands the local numbers and knows how to turn those numbers into an actual strategy.

And yes, that's where your Top Okotoks Realtor comes in.

Because whether you're buying, selling, moving up, downsizing or just wondering what your Okotoks home is worth today, let's use actual numbers—not neighbourhood gossip—to figure it out.

September is here, which means summer is winding down, the kids are back in school, and the Okotoks real estate market is entering that interesting time of year where everyone starts asking:

“Should we buy now or wait until spring?”

Fair question.

But before we all pull out the crystal ball, let’s look at what the market has been telling us.

Based on the latest available CREB data heading into September, the Okotoks market is showing signs of adjustment—not collapse, not chaos, and definitely not a reason to start building a bunker out of moving boxes.

The big theme for September?

More strategy. More choice. But still some strong competition for the right homes.

Inventory Will Be the Number to Watch

One of the biggest stories heading into September is supply.

In July, Okotoks saw 78 new listings and 70 sales, creating a sales-to-new-listings ratio of 90 per cent. That caused inventory to trend lower from the previous month, with supply remaining below long-term norms.

That matters because inventory plays a major role in determining how much negotiating power buyers and sellers have.

If more homeowners list their properties this fall, buyers could have more options.

If listings remain limited while demand stays active, desirable homes could continue to attract serious attention.

So don't expect the entire market to behave the same way.

A move-in-ready family home in a popular price range could have a very different September than a higher-priced home with plenty of competition.

Welcome to real estate.

Nothing can ever just be simple.

Buyers May Have More Choice This Fall

The broader Calgary region has been moving away from the extremely tight conditions seen in previous years. CREB has described the 2025 market as a transition toward more balanced conditions as supply improved and demand pressures eased.

That trend could continue to influence Okotoks buyers this fall.

For buyers searching for homes for sale in Okotoks, September could bring more opportunities to compare:

• Established homes versus new construction

• Different Okotoks neighbourhoods

• Larger homes versus newer homes

• Move-in-ready properties versus homes with renovation potential

That's good news.

But don't confuse “more choice” with “unlimited negotiating power.”

A home that is priced correctly, shows well and checks the right boxes can still attract plenty of attention.

The good homes don't suddenly become invisible just because the calendar says September.

Sellers Will Need to Be More Strategic

If you're planning to sell this fall, September may be a good reminder that the market is becoming less forgiving.

CREB has identified increased competition from new-home construction and expanding development as factors affecting Okotoks resale prices. In July, the detached benchmark price was reported at $695,700, down more than two per cent from the previous year.

That doesn't mean sellers should panic.

It means strategy matters.

This fall, sellers should pay close attention to:

Pricing: What are similar homes actually selling for?

Competition: What else can buyers purchase in your price range?

Presentation: Does your home stand out online?

Condition: Are small repairs or updates worth doing before listing?

Timing: Are new listings entering your neighbourhood at the same time?

The strategy of listing high and hoping for the best may work occasionally.

But hope is not a pricing strategy.

Neither is asking your neighbour what they think your house is worth.

Sorry, Dave.

New Construction Will Continue to Compete

One of the biggest factors to watch this fall is competition from new construction.

Buyers considering Okotoks homes for sale may also be comparing resale properties with newer homes and developments in surrounding areas.

New homes can offer modern layouts, updated finishes and sometimes builder incentives.

But resale homes still have plenty of advantages.

Think:

• Established neighbourhoods

• Mature landscaping

• Larger lots

• Finished basements

• Completed decks and fences

• No waiting for the grass to grow

The key for sellers is understanding exactly what buyers can get for the same money elsewhere.

Because buyers are comparing everything.

And yes, they probably have 37 browser tabs open while doing it.

Mortgage Rates and Affordability Still Matter

Mortgage rates will remain one of the biggest factors influencing buyer confidence this fall.

Recent Calgary market reporting shows that affordability continues to shape purchasing decisions, while market conditions vary significantly depending on property type. Detached homes have generally remained more resilient, while higher-density segments have experienced greater supply and more buyer negotiating power.

For buyers, even small changes in borrowing costs can affect purchasing power.

That's why September buyers should make sure their financing is organized before they start seriously shopping.

A pre-approval doesn't mean you should spend every dollar available to you.

It simply helps you understand your options.

Because discovering your dream home is $75,000 outside your comfortable budget is a fairly efficient way to ruin a perfectly good Saturday.

What Could September Look Like?

Here is my realistic forecast:

Well-priced homes will continue to sell.

Overpriced homes may sit longer.

Buyers will have more opportunity to compare and negotiate in some situations.

Sellers will need stronger pricing and marketing strategies.

New construction will remain an important source of competition.

And the biggest factor?

Your specific price range and property type.

There is no single Okotoks market.

A $500,000 starter home can perform differently from a $900,000 move-up property.

A bungalow can perform differently from a townhouse.

A fully renovated home can perform differently from one with a kitchen that hasn't changed since dial-up internet.

The details matter.

What Buyers Should Do This September

If you're thinking about buying, don't spend the entire month waiting for a magical sign from the universe.

Instead:

1. Get your financing organized.

2. Know your comfortable budget.

3. Identify your top three non-negotiables.

4. Watch new listings closely.

5. Understand recent comparable sales.

6. Be ready when the right property appears.

The goal isn't to buy quickly.

It's to be prepared enough that you can make a smart decision when the right opportunity shows up.

What Sellers Should Do This September

Thinking about selling?

Start before the listing goes live.

Look at competing properties.

Address obvious repairs.

Declutter.

Clean.

Prepare the home for photography.

And develop a pricing strategy based on what buyers can actually choose from today.

Not what your neighbour sold for three years ago.

Not what a house sold for during the craziest market of the decade.

And definitely not what your uncle thinks you could get because he “knows a guy.”

The market changes.

Your strategy should too.

So, what's next for the Okotoks real estate market this September?

Expect a market where buyers may have more choices, sellers will face more competition, and strategy will matter more than simply putting a home on the MLS and waiting for the phone to ring.

The latest data still points to relatively tight conditions in Okotoks, with July's 90 per cent sales-to-new-listings ratio showing that demand was absorbing a significant share of new supply. At the same time, resale sellers are facing pressure from increased choice and competition from new construction.

That means September may offer opportunities for both buyers and sellers.

But the winners probably won't be the people trying to predict every twist and turn in the market.

They'll be the people with the best strategy.

Because while nobody can predict the future perfectly, you can definitely avoid making a decision based on a headline, a Facebook comment or your cousin's “expert” opinion.

August is wrapping up, the summer holidays are winding down, and suddenly everyone is pretending they’re emotionally ready for fall.

The kids are heading back to school. Pumpkin-flavoured everything is preparing its annual takeover. And the Okotoks real estate market is heading into a new season with some important changes worth watching.

So, what happened this summer, and what should buyers and sellers keep an eye on this fall?

Let’s break it down without requiring a finance degree or 47 spreadsheets.

The Okotoks Market Is Changing, But It Isn't Falling Apart

One of the biggest stories heading into fall is the shift away from the extremely tight market conditions we’ve experienced in recent years.

In July, Okotoks recorded 70 sales and 78 new listings, resulting in a 90 per cent sales-to-new-listings ratio. Inventory declined compared with the previous month, and detached homes remained relatively tight with just over two months of supply.

That tells us something important.

Buyers may have more choices than they did during the wildest low-inventory periods, but Okotoks is not suddenly overflowing with homes for sale.

The market is changing.

It’s just not waving a white flag.

Buyers Have More Choice, But the Good Homes Still Matter

One thing buyers should watch this fall is how much choice they actually have in their preferred price range.

More inventory in the broader market can give buyers additional opportunities to compare properties, negotiate and take a little more time making decisions.

But not every property is experiencing the same conditions.

A well-priced detached home in a desirable Okotoks neighbourhood can behave very differently from a property with a higher price tag, significant competition or a layout that makes buyers say, “Interesting choice.”

The lesson for buyers?

Don't assume you can take forever.

More choice does not mean the perfect home will wait patiently while you spend three weeks deciding whether you like the backsplash.

If the right home comes along at the right price, be prepared.

Sellers Need to Pay Attention to Competition

For sellers, the biggest fall lesson is simple:

Your home is competing.

Not just with the house down the street.

Buyers may also be comparing your property with newer resale listings, new construction and options in south Calgary.

CREB has noted that increased competition from the new-home sector and new community development has been putting pressure on Okotoks resale prices. In July, the detached benchmark price eased to $695,700, down more than two per cent from the previous year.

That doesn't mean sellers should panic.

It means sellers need to be strategic.

The homes that stand out this fall will likely be the ones that are:

• Priced realistically

• Prepared properly

• Presented professionally

• Marketed effectively

• Positioned against current competition

The old strategy of, “Let's list high and see what happens,” may need a little updating.

Because buyers have Google.

And apparently, they use it.

Pricing Will Be More Important This Fall

In a market where buyers have more options, pricing becomes one of the biggest decisions a seller can make.

Price too high and buyers may skip your listing entirely.

Price correctly and you can attract attention early.

And that first burst of activity can matter.

The first few weeks on the market are when your listing is fresh, buyers are curious and your home has the best chance of creating excitement.

After that?

Buyers start asking questions.

“Why hasn't it sold?”

“Should we wait for a price reduction?”

“Do they have a basement full of ghosts?”

Okay, probably not that last one.

But you get the idea.

This fall, sellers should focus on understanding what comparable homes are actually selling for, not just what their neighbours hope to get.

New Construction Will Continue to Be a Factor

Buyers shopping for Okotoks homes for sale aren't only comparing resale properties.

New construction continues to provide another option, and CREB has identified competition from new homes and south Calgary developments as a factor influencing the resale market.

That means sellers need to know what buyers can get elsewhere.

A brand-new home might offer modern finishes and builder incentives.

But resale homes can offer something different.

Established neighbourhoods.

Mature landscaping.

Finished basements.

Completed decks and fences.

And sometimes, a yard that isn't approximately the size of a yoga mat.

Different buyers value different things.

The key is making sure your home’s advantages are clear.

Buyers Should Watch Mortgage Rates and Affordability

Mortgage rates and affordability will continue to play a major role in buyer decisions this fall.

Nationally, CREA reported that home sales increased for a fourth consecutive month in July, while the sales-to-new-listings ratio moved toward balanced-market territory. At the same time, national activity remained below July 2025 levels, showing that buyers are still sensitive to affordability and market conditions.

For Okotoks buyers, even a small change in borrowing costs can affect purchasing power.

That means getting pre-approved and understanding your comfortable budget should happen before you fall in love with a home.

Not after.

Falling in love with a house first and calling the mortgage broker second is a little like ordering dinner and then checking whether you brought your wallet.

Risky.

Don't Expect Every Property Type to Behave the Same

This is one of the biggest things both buyers and sellers need to remember heading into fall.

There is no single “Okotoks market.”

Different property types and price ranges can experience very different levels of demand.

Detached homes have remained relatively tight, while other segments can offer buyers more supply and more negotiating opportunities.

So, if you're buying a condo, your experience may be completely different from someone searching for a four-bedroom detached family home.

Likewise, selling a starter home is not the same as selling a luxury property.

This is why broad headlines can only tell you so much.

The real question should be:

What is happening with homes like mine—or homes like the one I want to buy?

What Buyers Should Do This Fall

If you're planning to buy this fall, focus on preparation.

Know your budget.

Have your financing organized.

Understand your must-haves.

And keep an eye on new listings.

More balanced conditions may give you additional negotiating opportunities, but that doesn't mean you should automatically lowball every seller and expect them to send you a thank-you card.

A strong offer is about more than price.

Possession dates, conditions and overall terms can all matter.

Be ready when the right property appears.

What Sellers Should Do This Fall

If you're thinking about selling, don't wait until the listing is live to start preparing.

Look at your competition.

Address obvious repairs.

Declutter.

Clean.

Consider staging.

Get professional photos.

And most importantly, create a pricing strategy based on current market conditions.

The market heading into fall is rewarding sellers who understand their competition and position their homes properly.

A great home can still attract serious buyers.

But “great” and “priced $40,000 higher than everything else” are not always the same thing.

Just saying.

The Bottom Line

August showed that the Okotoks real estate market is continuing to adjust.

Buyers have more choices than they did during the most intense low-inventory years.

Sellers are facing more competition.

New construction is influencing buyer decisions.

And pricing strategy is becoming increasingly important.

At the same time, demand remains active, particularly in tighter segments such as detached homes, where supply remains relatively limited.

So, heading into fall, don't rely on old market assumptions.

Buyers should be prepared, financially organized and ready to act when the right home appears.

Sellers should focus on pricing, presentation and understanding exactly what they are competing against.

Because this fall, the advantage won't necessarily belong to buyers or sellers.

It may belong to the people with the best strategy.

And no, “let's just wing it” is not technically a strategy.

📊 CREB Daily Stats are in! Here’s a quick look at how the Calgary real estate market is shaping up from the first day of the month to today. The numbers are adding up… and we’re keeping score. 😏

The Okotoks real estate market has definitely changed.

But before anyone starts dramatically whispering, “The market is crashing,” let's take a breath.

A slower market does not automatically mean a bad market.

Sometimes, it simply means the market is no longer running around like it drank six coffees and discovered there are only three houses available.

So, is the Okotoks real estate market cooling?

Yes, compared with the exceptionally tight conditions we've seen over the past few years.

But is it crashing?

No.

The latest market data suggests something more interesting: Okotoks may be moving toward a more balanced and normal market, even though supply remains relatively tight.

The Market Has Changed, But Demand Is Still There

In July 2026, Okotoks recorded 78 new listings and 70 sales, resulting in a 90 per cent sales-to-new-listings ratio. That strong ratio actually caused inventory to decline from the previous month.

At the same time, months of supply remained around two months. CREB noted that while supply has improved compared with the exceptionally low levels of the past five years, it remains below long-term trends.

In other words, buyers have more choices than they did during the wildest days of the low-inventory market.

But we're not exactly drowning in homes for sale in Okotoks either.

That's an important difference.

More Listings Don't Automatically Mean a Buyer's Market

For years, Okotoks buyers dealt with incredibly limited inventory.

If a good home appeared, buyers often had to make decisions quickly.

Sometimes very quickly.

Like, "Do we love this house?"

"Yes."

"Great. You're writing an offer in 20 minutes."

Today's market gives buyers a little more breathing room.

They may have more opportunities to:

• Compare different homes

• Consider neighbourhoods

• Negotiate in certain situations

• Complete proper due diligence

• Compare resale homes with new construction

That doesn't mean every seller is suddenly desperate to negotiate over the price of their house.

With supply still relatively low, a desirable and properly priced home can continue to attract strong interest.

Prices Are Feeling Some Pressure

Here's where the story gets more complicated.

CREB reported that Okotoks benchmark prices have continued to trend down, likely due in part to increased competition from the new-home sector and expanding communities in south Calgary. The July detached benchmark price was $695,700, more than two per cent lower than July 2025.

That does not mean every home in Okotoks has suddenly dropped in value by the same amount.

Real estate doesn't work like that.

A renovated detached home in a desirable neighbourhood can have a very different experience than an older property that needs work or a home competing directly against brand-new construction.

The market can vary depending on:

• Property type

• Price range

• Neighbourhood

• Condition

• Location

• Buyer demand

• Competition from other resale homes

• Competition from new construction

This is why generic headlines about the "real estate market" can only tell you so much.

The real question is:

What's happening to homes like yours?

This Looks More Like Rebalancing

The biggest change is that the market is becoming less forgiving.

During extremely tight market conditions, sellers sometimes had more room for error.

Price the home a little aggressively?

You might still get plenty of attention.

Skip some preparation?

Buyers might overlook it.

Have questionable listing photos?

Well, the market was strong enough that someone might still book a showing.

Today?

Buyers have more options.

That means sellers need to work harder to stand out.

Pricing matters.

Presentation matters.

Professional photography matters.

Marketing matters.

Basically, the strategy of putting a number on the house and saying, "Let's see what happens," may no longer be the master plan some sellers think it is.

Buyers Have More Breathing Room

For buyers searching for Okotoks homes for sale, the shift can create more opportunity.

You may have more time to compare properties.

You may find situations where negotiation is possible.

You may be able to complete inspections and other due diligence without feeling like another buyer is standing behind you holding a pen.

But don't confuse more choice with unlimited choice.

The July data showed strong absorption of new listings, with 70 sales against 78 new listings.

The right property can still move quickly.

Especially if it has the combination buyers want:

A good location.

The right price.

Updated condition.

Enough bedrooms.

A decent garage.

A finished basement.

And preferably a kitchen that doesn't look like it has survived seven decades of questionable design decisions.

New Construction Is Changing the Competition

One of the biggest factors affecting the resale market is competition from new construction.

Buyers aren't only comparing your home with other houses for sale in Okotoks.

They may also be looking at brand-new homes in developing communities or options in south Calgary.

CREB specifically identified competition from the new-home sector and new community development as factors putting pressure on Okotoks resale prices.

That means resale sellers need to understand exactly what they're competing against.

New homes offer modern layouts, fresh finishes and that wonderful feature known as nobody else's old carpet.

But resale homes can offer advantages too.

Established neighbourhoods.

Mature landscaping.

Larger lots.

Finished basements.

Completed fencing and decks.

And sometimes, better overall value.

The trick is knowing which advantages your home has and marketing them properly.

Is It Still a Seller's Market?

This is where simple labels become tricky.

With roughly two months of supply, Okotoks remains tighter than many markets and below its longer-term supply trends. At the same time, buyers have more options than during the exceptionally tight conditions of recent years, and benchmark prices are experiencing downward pressure.

So, instead of asking whether the entire Okotoks market is a buyer's market or seller's market, it may be more useful to ask:

What is happening in my price range, property type and neighbourhood?

A $500,000 property can behave differently from a $900,000 property.

A bungalow can behave differently from a condo.

A move-in-ready home can behave very differently from one that needs major updates.

The details matter.

Sellers Need to Be Strategic

If you're thinking about selling, this isn't necessarily bad news.

It just means you need a plan.

Your home should be:

1. Priced based on current competition and recent sales

2. Prepared before going on the market

3. Photographed professionally

4. Marketed to the right buyers

5. Easy to show when possible

6. Reviewed against competing listings regularly

Today's buyers are comparing.

They aren't just asking, "Do we like this house?"

They're asking:

"Do we like this house more than the other four we saw today?"

Slightly rude.

But completely fair.

The Bottom Line

So, is the Okotoks market cooling?

Yes—when compared with the exceptionally competitive, ultra-low-inventory market of the past few years.

But the latest numbers don't point to a market that has suddenly fallen apart.

With 78 new listings, 70 sales, a 90 per cent sales-to-new-listings ratio and roughly two months of supply in July, demand is still absorbing a significant portion of new inventory. At the same time, prices are facing pressure from greater buyer choice and competition from new construction.

That sounds less like a dramatic collapse and more like a market finding its balance.

For buyers, that can mean more choice and potentially more negotiating room.

For sellers, it means strategy matters more than ever.

And for anyone still using 2023 or 2024 market conditions to predict what will happen next?

It might be time for an update.

If you're thinking about buying or selling in Okotoks, the most useful information isn't a generic headline.

It's understanding what is happening with your specific home, neighbourhood and price range.

Because in real estate, the market may be local.

But the strategy needs to be even more local.

Mortgage Rates Are Still Calling the Shots

If you've been thinking about buying a home in Okotoks, you've probably checked mortgage rates approximately 47 times this week.

And if you haven't, your mortgage broker probably has.

Mortgage rates continue to be one of the biggest factors influencing home buyers in Okotoks and Calgary in 2026. The good news? The Bank of Canada has held its policy rate at 2.25%, following its July 15, 2026 decision. That doesn't mean every mortgage rate suddenly becomes 2.25%—far from it—but it does give buyers a little more stability when planning their next move.

So what does this actually mean if you're looking at homes for sale in Okotoks?

Buyers Have More Breathing Room

The Okotoks market isn't the frantic free-for-all buyers experienced during the hottest parts of the market. Recent local data showed about 2.4 months of supply, giving buyers more opportunity to compare properties and make thoughtful decisions.

That's important.

Because when mortgage rates are higher than buyers would like, having more choice can make the process considerably less stressful.

You can compare two homes.

Look at the numbers.

Think about the neighbourhood.

Maybe even sleep on it.

Yes, really. Sleep. On. It.

That's progress.

But Don't Wait for the "Perfect" Rate

Here's where things get interesting.

A lot of buyers are saying, "I'll buy when rates come down."

Fair enough.

But there's a problem with waiting for the perfect rate: you don't know when it will arrive.

And when rates eventually move lower, other buyers may jump back into the market at the same time.

More buyers competing for fewer homes can create upward pressure on prices.

In other words, the lower mortgage rate you've been waiting for could come with a higher purchase price.

Real estate loves doing that.

Today's Rate Isn't the Whole Story

When comparing mortgages, don't focus only on the headline interest rate.

Look at the entire mortgage.

Consider:

• Fixed versus variable

• Mortgage term

• Amortization

• Prepayment privileges

• Penalties

• Portability

• Renewal options

• Your overall monthly payment

A slightly lower rate isn't necessarily the best mortgage if the terms don't work for your situation.

This is where getting advice from a qualified mortgage professional can be extremely valuable.

What About Affordability?

Affordability remains one of the biggest concerns for buyers searching for houses for sale in Okotoks.

The mortgage payment isn't the only monthly expense.

Buyers also need to consider:

Property taxes + home insurance + utilities + maintenance + mortgage payment = actual cost of owning the home.

That's why your comfortable purchase price may be different from the maximum amount a lender says you qualify for.

Just because the bank says you can afford it doesn't mean your grocery budget needs to become "beans and toast: deluxe edition."

Okotoks Still Offers an Interesting Alternative to Calgary

One reason buyers continue looking at Okotoks is the amount of home they can potentially get compared with some Calgary neighbourhoods.

Recent Okotoks market data showed an average sold price around $603,000, although prices vary considerably by property type, size, neighbourhood, condition, and other factors.

For buyers comparing Calgary real estate with Okotoks real estate, the decision isn't simply about the purchase price.

It's about lifestyle.

You may be able to get more space, a larger yard, a newer home, or a different neighbourhood environment by looking south of Calgary.

And for some buyers, that trade-off makes sense.

What Should Buyers Do Right Now?

Instead of asking, "Will mortgage rates go down?"

Ask a better question:

"Does this home make financial sense for me today?"

If the answer is yes, then you may have an opportunity.

If the answer is no, waiting may be the right decision.

The important thing is to make the decision based on your finances, your lifestyle, and your long-term plans—not a prediction someone made on social media.

Because if predicting mortgage rates were that easy, we'd all be sitting on a beach somewhere.

Get Pre-Approved Before You Fall in Love

This one is simple.

Before spending your weekend touring every home from Cimarron to D'Arcy Ranch, get your financing sorted.

A pre-approval can help you understand your realistic price range and put you in a stronger position when it's time to make an offer.

It also makes house hunting considerably more enjoyable.

You know what you can afford.

You know what your payments could look like.

And you can focus on finding the right home rather than wondering whether the bank will approve it.

The Bottom Line

Mortgage rates are still an important part of the Okotoks real estate conversation, but they shouldn't be the only factor driving your decision.

Today's market gives buyers more opportunity to compare Okotoks homes for sale, negotiate where appropriate, and make decisions without feeling like every listing will disappear overnight.

If the right home fits your budget and your long-term plans, waiting solely for a lower mortgage rate may not necessarily save you money.

And if the numbers don't work today, there's nothing wrong with waiting until they do.

The goal isn't to predict the market perfectly.

The goal is to make a smart move for you.

If you're watching homes for sale in Okotoks and wondering what today's mortgage rates mean for your buying power, talk to a local Okotoks Realtor who understands both the market and the neighbourhoods.

I'm happy to help you run the numbers, compare your options, and figure out whether making a move now actually makes sense.

If you've been waiting for Calgary's real estate market to calm down, well... it's finally catching its breath.

July wrapped up with 1,012 home sales, down just under 2% compared to last year. While sales have been gradually slowing throughout 2026, it's not because buyers disappeared overnight. Higher borrowing costs, shifting economic conditions, and fewer new listings have all played a role.

Speaking of listings, 1,707 new properties hit the market in July, which is 9% fewer than last year. Fewer new homes for sale means inventory has continued to shrink since March, but sales slowed even more than inventory, pushing Calgary's months of supply to nearly three months.

What does that mean?

It means we're officially in balanced market territory.

That's good news whether you're buying or selling. Buyers have more breathing room than they did during the frenzy, while sellers can still achieve strong results—as long as the home is priced correctly and marketed well.

Of course, not every corner of Calgary is playing by the same rules. The West District remains competitive with less than two months of supply, while the North East District has over five months of supply, giving buyers much more negotiating power.

Detached home prices also cooled slightly.

The average unadjusted detached benchmark price came in at $743,900, down from June and about 2% lower than July of last year. Before anyone starts yelling "the market is crashing," let's keep things in perspective.

Prices may have eased from the record highs of 2025, but homeowners are still sitting on significant appreciation gained over the past several years.

Some areas are actually continuing to climb. City Centre and the West District posted year-over-year price gains, while the North East District experienced the largest decline at nearly 6%.

What This Means for Buyers

You're no longer racing against 15 other offers just to get a showing. There are more opportunities to negotiate, more time to think, and a healthier market overall. That's a welcome change after the rollercoaster we've seen over the past few years.

What This Means for Sellers

Yes, homes are still selling—but strategy matters more than ever. Pricing your home based on yesterday's market instead of today's can mean sitting longer and reducing your price later. The homes that shine online, are marketed professionally, and are priced accurately continue to attract buyers.

My Take

The Calgary real estate market isn't slowing down—it's simply becoming more balanced.

That's actually a healthy thing.

Whether you're buying your first home, moving up, downsizing, or investing, understanding your local market has never been more important. Real estate is no longer about luck; it's about having the right strategy.

Thinking about making a move? Let's chat about what these numbers mean for your specific goals.

If you've been waiting for the Okotoks real estate market to "cool off," you might be waiting a little longer.

The August 2026 market tells an interesting story. While conditions aren't quite as frantic as they were a year or two ago, well-priced homes are still attracting strong interest, especially detached properties. Buyers have a bit more breathing room, but sellers who think they can throw any price on their home and expect multiple offers are in for a reality check.

So... is it still a seller's market?

The short answer: Yes—but with an asterisk.

Inventory Is Improving, But It's Still Tight

One of the biggest changes we've seen this year is an increase in available listings. Buyers finally have more options than they did during the inventory crunch of previous years.

That sounds like bad news for sellers, right?

Not exactly.

Although inventory has grown, it's still below long-term averages in Okotoks, particularly for detached homes. June saw 89 new listings and 70 sales, resulting in a healthy 79% sales-to-new-listings ratio, a figure that continues to favour sellers. Benchmark prices have remained relatively stable, showing that demand is still keeping pace with supply.

Detached Homes Continue to Lead

If you own a detached home in Okotoks, you're sitting in one of the strongest segments of the market.

Detached homes continue to experience lower months of supply than condos and apartments, meaning buyers still face competition for desirable properties.

Translation?

If your home is priced correctly, professionally marketed, and shows well, it can still sell quickly—and often close to asking price.

If your home needs work, has an ambitious price tag, or features listing photos taken with a flip phone from 2013...well...buyers have enough options to keep scrolling.

Buyers Finally Have Some Negotiating Power

Here's the good news for buyers.

The market isn't as one-sided as it once was.

More listings mean:

• More homes to compare

• Slightly less competition

• More time to make decisions

• Better opportunities to negotiate on certain properties

That doesn't mean every listing is negotiable.

Well-priced homes in desirable neighbourhoods like Cimarron, D'Arcy, Air Ranch, Drake Landing, and Mountainview are still moving quickly.

The biggest negotiating opportunities tend to be with homes that have been sitting on the market longer or are overpriced from day one.

Pricing Matters More Than Ever

Here's where many sellers get caught.

They hear their neighbour sold in three days.

They hear someone received multiple offers.

They immediately assume the same will happen for them.

Not necessarily.

Today's buyers are educated. They've already spent weeks looking online, comparing recent sales, and watching price reductions.

If your home is priced above market value, buyers simply move on.

The homes generating the most activity have three things in common:

• Competitive pricing

• Professional marketing

• Great presentation

Notice "luck" isn't on that list.

Mortgage Rates Continue to Influence Buyers

Interest rates remain one of the biggest factors affecting affordability in 2026.

While rates have stabilized compared to the sharp increases of previous years, buyers continue to calculate monthly payments carefully before making offers. This has shifted demand toward homes that offer strong value rather than simply the largest square footage.

For sellers, this means pricing realistically is even more important.

What Does This Mean If You're Selling?

You're still in a strong position.

But this isn't 2022 anymore.

Preparation matters.

Pricing matters.

Marketing matters.

The homes that receive the most attention are the ones that launch properly—not the ones that spend weeks chasing the market through price reductions.

What Does This Mean If You're Buying?

Believe it or not, this may be one of the better buying opportunities we've seen in several years.

You're no longer competing with twenty offers on every listing.

There are more homes available.

Negotiations are possible.

You can actually sleep on a decision...

Well...sometimes.

The best homes still move quickly, so being pre-approved and ready to act remains important.

So... Is It Still a Seller's Market?

The answer depends on the property.

Detached homes continue to favour sellers.

Townhomes remain competitive.

Condo buyers generally have more leverage due to higher inventory levels.

Overall, the Okotoks housing market is shifting toward a healthier balance without losing the strong demand that has made this community one of Alberta's most desirable places to live. Recent local data also shows homes selling at roughly 98% of list price with an average of about 35 days on market, reinforcing that properly priced homes continue to perform well.

If you're wondering whether August is the right time to buy or sell, don't rely on headlines from Calgary, Edmonton, or Toronto.

Real estate is local.

Okotoks has its own market, its own trends, and its own opportunities.

Whether you're buying your first home, upsizing, downsizing, or simply curious about what your property is worth, understanding today's market is the first step toward making a smart move.

Working with a Top Okotoks Realtor means having someone who understands the local numbers—not just the national headlines—and can help you make confident decisions in today's changing market.

July has officially packed up the patio furniture, finished the last hot dogs, and reminded us that summer flies by way too fast.

For the Okotoks real estate market, July was much like Alberta weather—busy, unpredictable, and always keeping everyone on their toes.

Some homes sold almost as quickly as ice cream melts in the July sun.

Others stayed on the market a little longer as buyers became more selective.

If you're planning to buy or sell this August, understanding what happened in July can help you make smarter decisions moving forward.

Let's take a look at what July taught us—and what it means for the month ahead.

Buyers Continued to Have More Choices

Compared to the frantic real estate markets of a few years ago, today's buyers are enjoying something they haven't seen in quite a while...

Options.

Inventory has improved across many price ranges, giving buyers more homes to compare before making an offer.

That doesn't mean it's a buyer's market.

It means buyers are taking their time.

They're comparing neighbourhoods.

They're looking closely at home condition.

They're paying attention to value.

For anyone searching for homes for sale in Okotoks, that's good news.

More choice usually means better decisions.

Pricing Still Matters More Than Ever

If July proved one thing, it's this:

The market has little patience for overpriced homes.

Buyers have access to more listings, more market information, and more online tools than ever before.

When a home is priced correctly, it's attracting attention almost immediately.

When it's priced too high...

Buyers simply keep scrolling.

The first few weeks on the market remain the most important.

That's when your listing receives the most exposure and the highest level of buyer interest.

A strong pricing strategy is still one of the biggest factors in achieving a successful sale.

Move-In Ready Homes Stole the Show

One trend continued throughout July.

Homes that were clean, updated, and move-in ready consistently generated the strongest interest.

Fresh paint.

Professional photography.

Well-maintained landscaping.

Decluttered rooms.

These aren't expensive upgrades—but they can make a huge difference.

Buyers love homes that feel cared for.

And they're often willing to pay more for them.

Interest Rates Remain Part of Every Conversation

No matter where rates sit, buyers continue asking the same question:

"Should I buy now... or wait?"

While mortgage rates certainly influence affordability, they're only one piece of the puzzle.

Inventory, competition, home prices, and personal financial goals all play important roles.

Trying to perfectly time the market is nearly impossible.

Buying when you're financially ready usually beats waiting for "perfect" conditions that may never arrive.

Sellers Are Still Finding Success

If you've heard that homes aren't selling anymore...

Don't believe everything you hear at the neighbourhood BBQ.

Well-priced, professionally marketed homes continue to sell.

The difference is that today's buyers expect value.

They're willing to pay fair market value for a great home.

They're much less likely to overpay simply because inventory is limited.

Preparation has become more important than ever.

What This Means Going Into August

August is an interesting month.

Some buyers are trying to purchase before the school year begins.

Others want to move before fall arrives.

Families often want to be settled before September.

That creates opportunities for both buyers and sellers.

For buyers, there may still be excellent inventory available before the busy fall market begins.

For sellers, motivated buyers are still actively shopping, especially for move-in-ready homes.

The key is entering August with a plan—not assumptions.

Tips for Buyers This August

If you're planning to buy, here's my advice:

• Get pre-approved before you start shopping.

• Focus on value, not just asking price.

• Don't overlook homes that have been on the market a little longer.

• Be ready to act quickly when the right property appears.

• Work with an experienced Okotoks Realtor who understands the local market.

Sometimes the best opportunities aren't the newest listings.

Tips for Sellers This August

Thinking about listing?

Now is the time to prepare.

Make your home stand out by:

• Completing small repairs.

• Freshening up landscaping.

• Decluttering every room.

• Investing in professional photography.

• Pricing strategically based on current market conditions.

Remember...

Your first impression is usually made online.

Let's make it count.

Looking Ahead to the Fall Market

Believe it or not, the fall market is just around the corner.

Historically, September often brings another wave of buyers who paused their search during vacations.

That means August can be an excellent time to get ahead of the competition.

Listing before the market becomes busier may help your home receive more attention.

Likewise, buyers who purchase before the fall rush could benefit from having more options available.

Timing isn't everything.

Preparation is.

The Bottom Line

July reminded us of one simple truth.

Real estate isn't about chasing headlines.

It's about making informed decisions based on today's market.

Whether you're buying your first home, upgrading, downsizing, or preparing to sell, success comes from having the right strategy—not just good timing.

As your Top Okotoks Realtor, I'm here to help you understand what the numbers really mean, develop a plan that fits your goals, and guide you through every step of the process.

If you're thinking about buying or selling this August, let's have a conversation.

Together, we'll make sure you're ready for whatever the next chapter brings.

Because in real estate, the best moves aren't made by guessing.

They're made with a plan.

If you've been waiting for mortgage rates to magically fall back to pandemic-era levels before buying a home...

I have some bad news.

You might be waiting longer than your Amazon package during a snowstorm.

One of the biggest questions I hear from buyers today is:

"Should I wait for lower mortgage rates?"

It's a fair question.

Mortgage rates have a direct impact on affordability, monthly payments, and buying power. But here's the reality many buyers overlook:

Mortgage rates are only one piece of the puzzle.

As an Okotoks realtor, I've seen buyers successfully purchase homes in markets with low rates, high rates, rising prices, falling prices, and everything in between. The buyers who make the best decisions aren't trying to predict the future—they're making informed decisions based on today's market.

Let's talk about what mortgage rates really mean for buyers in Okotoks.

Mortgage Rates Affect More Than Monthly Payments

When rates rise, the most obvious impact is your monthly payment.

But there's another effect that's just as important.

Your buying power changes.

Even a small increase in mortgage rates can reduce the amount a lender is willing to approve, meaning buyers may need to adjust their budget or expectations. That's why understanding your financing before you start touring homes is so important.

The Good News? Buyers Are Adjusting

The market has changed dramatically over the past few years.

At first, many buyers hit the pause button, hoping rates would quickly return to historic lows.

That hasn't happened.

Instead, buyers are adapting.

Many Canadians are accepting that today's mortgage environment is the new normal, with the Bank of Canada holding its policy rate steady through mid-2026 while fixed mortgage rates remain well above the ultra-low levels seen during the pandemic.

In other words…

People are no longer waiting for 2021 to come back.

Waiting Has a Cost Too

It's easy to focus on interest rates.

But don't forget about everything else that can change while you're waiting.

Home prices.

Competition.

Inventory.

Your own financial situation.

If mortgage rates decline in the future, it's possible more buyers will jump back into the market, increasing competition for homes.

Sometimes a lower rate comes with a higher purchase price.

Sometimes buying sooner allows you to build equity while others continue waiting.

Every situation is different.

Focus on the Payment, Not Just the Rate

Here's a tip I give buyers all the time.

Instead of asking:

"What's the interest rate?"

Ask:

"Can I comfortably afford the monthly payment?"

That's the number you'll actually live with every month.

A slightly higher rate on a home that fits your budget is often a better decision than stretching your finances just because rates happen to be lower.

Your monthly comfort matters far more than winning an imaginary contest for the lowest mortgage rate.

Why Pre-Approval Matters More Than Ever

One of the smartest things buyers can do before shopping for homes for sale in Okotoks is get pre-approved.

A mortgage pre-approval helps you:

✔ Understand your budget

✔ Estimate monthly payments

✔ Strengthen your offer

✔ Shop with confidence

✔ Avoid disappointment

It also allows you to move quickly if the right property comes on the market.

And in a competitive market, being prepared matters.

What Buyers in Okotoks Are Doing Today

Many buyers aren't waiting for "perfect" conditions anymore.

Instead, they're focusing on finding the right home that fits both their lifestyle and their budget.

That means prioritizing:

🏡 Location

🏡 Floor plan

🏡 Long-term value

🏡 Affordability

🏡 Monthly payment

Rather than trying to perfectly time mortgage rates.

Because here's the truth:

No one consistently predicts the market.

Can You Refinance Later?

This is another question I hear often.

The answer is:

Possibly.

If mortgage rates decline in the future, many homeowners may have opportunities to refinance at renewal or, depending on their mortgage terms, before then.

While future rates can't be guaranteed, buying a home today doesn't necessarily lock you into today's financing forever.

That's why many buyers focus on purchasing the right home first and reviewing financing options as market conditions evolve.

Don't Let Headlines Make the Decision for You

News headlines are designed to grab attention.

"Mortgage Rates Rise!"

"Mortgage Rates Hold!"

"Mortgage Rates Could Change!"

Sound familiar?

The reality is that buying a home should be based on your personal circumstances—not just the latest headline.

Ask yourself:

• Is my income stable?

• Do I have my down payment ready?

• Am I planning to stay in the home for several years?

• Does buying fit my financial goals?

If the answer is yes, then today's mortgage rate is only one factor in the decision.

Trying to perfectly time mortgage rates is a bit like trying to predict Alberta weather.

Good luck.

Instead of waiting for the "perfect" rate, focus on finding the right home at a payment you can comfortably afford.

If rates fall later, you may have opportunities to review your mortgage options.

If they don't, you'll already be building equity in a home you love.

The best time to buy isn't determined by a headline.

It's determined by your financial readiness, your lifestyle, and your long-term goals.

Because while mortgage rates will always move up and down…

The right home can be the foundation for your future, no matter where rates happen to be today.

Let's talk about what's happening in the Calgary real estate scene. If you're thinking about buying or selling, you'll want to know this stuff.

The Big Picture: Things Are Cooling a Bit, But Not Freezing

So, here's the deal: February 2025 saw a bit of a dip in home sales compared to last year. We're talking a 19% decrease, totaling 1,721 transactions. But, and this is important, sales are still higher than what we'd normally see in February. Basically, things were super hot for a while, and now they're just settling down a bit.

More Homes on the Market? Yes!

Good news for buyers! We're seeing more homes pop up for sale. There were 2,830 new listings in February, keeping pace with historical norms. This helped boost overall inventory to 3,639 homes—a significant 68.6% jump from last year. The sales-to-new listings ratio landed at 61%, which is still above long-term averages but lower than what we’ve seen in the past three years. That means more choices for you! But, even with more homes, it's still kind of a seller's market, especially for certain types of houses.

Prices: Still Going Up, But Not Skyrocketing

Prices are still increasing but at a slower pace. The average benchmark price in Calgary is around $587,600, up 1% from last year. Detached homes and semi-detached homes saw the biggest price jumps.

• Detached Homes: Around $760,500 (up 5%)

• Semi-Detached Homes: Around $683,500 (up 7%)

• Row Houses: Around $446,880 (up 3%)

• Apartment Condos: Around $334,200 (up 4%)

What About the Surrounding Areas?

• Airdrie: More homes are available, and prices are relatively stable.

• Cochrane: Both sales and listings are up, and prices are nearing record highs.

• Strathmore: A balanced market with steady growth.

• Okotoks: Sales are slightly down, but inventory is still tight, keeping prices pretty steady.

Tips for Buyers

• Be Ready to Act: If you see a place you love, jump on it!

• Look at All Your Options: Don't just focus on one type of home.

• Stay Informed: Keep up with the latest market trends.

Tips for Sellers

• Price It Right: A good price will attract buyers.

• Make Your Home Shine: A little staging and curb appeal go a long way.

• Be Responsive: Answer questions quickly and be flexible with showings.

Mortgage Rates: What's Happening?

Okay, let's talk about mortgages. Fixed rates are down a bit; it dropped by 0.10% to 0.25% in early 2025, but not as much as they could be. Variable rates are a bit tricky, so if you're thinking about one, lock in those discounts sooner rather than later. Also 30 year amortization is now available for first time home buyers, and buyers purchasing newly built homes.

The bottom line? Mortgage rates are still a bit uncertain, so it's a good idea to talk to a mortgage professional.

In a Nutshell

The Calgary real estate market is adjusting. We're seeing more homes available, and prices are still going up, but at a more moderate pace. If you're buying or selling, do your homework and work with a good real estate agent.

Got questions? Don't hesitate to reach out! Click HERE to stay updated on what’s happening in your area.