🏡 Calgary Real Estate Market Update — October 2025: Higher Inventory, Lower Rates, and Fresh Opportunity

It’s mid-October, Thanksgiving has come and gone, and as we move deeper into fall, it’s time to take a clear look at where the Calgary real estate market stands.

There’s been a lot of chatter lately — words like “slowdown” and “buyer’s market” are getting tossed around — but the truth is a bit more balanced. Yes, sales are down compared to last year, and inventory is higher than normal. But no, the market hasn’t come to a halt. In fact, there are some exciting opportunities if you know where to look.

🌦 A Market Shaped by Change — and Opportunity

This year has been anything but predictable. Between the federal election, changes in the U.S. presidency, and ongoing trade and tariff discussions, uncertainty has been the backdrop for much of 2025. And if there’s one thing markets don’t like, it’s uncertainty.

But here’s the good news — life (and the market) keeps moving. The economy remains resilient, and there’s even better news on the interest rate front. Rates have started to come down, and industry experts expect two more drops by January.

That’s a big deal. Lower borrowing costs mean more buying power, and with prices softening slightly, we’re seeing a moment of genuine opportunity for buyers and investors alike.

“Some people are waiting for a 20% price drop,” Rob notes. “That’s not realistic — most homeowners don’t even have that much equity. You can’t sell 20% lower if you don’t have the room to do it.”

🏢 Condos: Buyers Have the Edge

The apartment condo market is clearly in buyer’s territory right now. The absorption rate — the percentage of listings that actually sell — sits at 20%. In plain terms, that means only one in five condos on the market will sell in a given month.

The benchmark price is $322,900, down modestly from $336,000 earlier in the year. That’s softening, not collapsing.

Many sellers are listing based on what they hope to get — or what they owe — rather than what the market supports. When those homes don’t move, they simply come off the market. That’s why you’re seeing inventory stack up, but not necessarily a crash in pricing.

🏘 Townhouses: Steady and Still a Smart Buy

Townhouses tell a similar story, though slightly stronger. The absorption rate is 27.6%, and the benchmark price sits at $437,100.

Townhomes in the $300,000–$400,000 range continue to offer solid value, especially for investors. Rob recently sold a northeast townhouse with a finished basement for $325,000 — the kind of property that makes a great long-term rental.

🏠 Semi-Detached Homes: Consistent Demand, Longer Days

The semi-detached segment shows a 25% absorption rate and a $684,800 benchmark price. Sales are taking a bit longer — averaging 37 days on market — but the fundamentals remain strong.

The $500K–$600K range is the sweet spot, and there’s still healthy demand for inner-city luxury infills priced around $900K–$1M. These semi-detached homes are popular with buyers seeking newer builds and secondary-suite potential.

“The luxury semi-detached market is still moving,” Rob says. “There’s just a lot of new construction hitting the market right now from projects that started back in 2023.”

🏡 Detached Homes: Price Stability Amid Higher Supply

Detached homes are now at a 26.8% absorption rate with a benchmark price of $749,000 — virtually unchanged month over month.

Many sellers are listing at prices they want rather than what the market will bear. In a market where buyers have plenty of choice, presentation and pricing are everything.

Rob puts it simply:

“Treat every showing like it’s your first date — show up looking your best.”

That means clean, staged, and freshly maintained. Rob’s Revitalization Program helps sellers do just that, covering paint and carpet refreshes upfront, with payment due only once the home sells — a smart option for homeowners who want their listing to shine without breaking the bank.

💰 Interest Rates and Real Value

One of the biggest mistakes buyers make right now is focusing on price alone. Lower interest rates can often save you more money per month than waiting for a slightly lower sale price.

“I’ve seen people get a ‘deal’ on price but pay way more long-term because of a higher rate,” Rob explains. “Understanding the math is key — and I’m happy to help walk clients through it.”

With rates expected to drop again by early 2026, now may actually be one of the better moments to enter the market before activity ramps up again.

📊 October Snapshot: Inventory Up, Sales Holding

• September absorption rates: Condos 20%, Townhomes 27.6%, Semis 25%, Detached 26.8%
  
• Benchmark prices: $322,900 (condo), $437,100 (townhouse), $684,800 (semi), $749,000 (detached)
  
• Active listings: 6,902 (up 32% year-over-year)
  
• Total 2025 sales so far: 19,151 (down only 15.7% from 2024)
  
  

Calgary remains one of the most affordable major markets in Canada, with detached homes in the $600K–$700K range and a healthy luxury segment making up over 10% of total sales.

🧭 The Takeaway: Not a Slowdown — a Shift

This isn’t a collapsing market; it’s a smart market. More inventory means more choice. Softer prices mean better negotiation. And lower interest rates mean greater affordability.

If you’ve been waiting for “the perfect time” to make a move — this might be it.

“Ten years ago would’ve been the best time to buy,” Rob says with a smile. “The second best time is right now.”

📞 Need Personalized Market Insight?

Rob has access to advanced neighbourhood data, trend reports, and property-specific analytics that can help you understand where the real opportunities are. Whether you’re buying, selling, or investing, data-driven decisions make the difference.

👉 Reach out today for a personalized market breakdown: Rob Vanovermeire – (587)-328-7524