What November’s Shift Means for Buyers and Sellers
For Buyers — More Choice, Better Timing
Inventory is up significantly. As of the latest report, the number of active listings in Calgary rose by roughly 30% year-over-year, with 6,471 units on the market.
More balanced market, less pressure. With months of supply around 3.4–3.5 months, this is a shift away from the tight, seller-driven conditions of previous years — meaning buyers have more room to negotiate and aren’t forced to rush.
Diverse inventory across property types. Buyers looking for condos, townhouses/rows, or semi-detached homes have more to choose from — especially as many new listings hit the market.
What this means for you:
If you’ve been waiting on the sidelines, now might be a good moment to re-enter. With more options and less competition, you can take your time, compare properties, and potentially negotiate better deals.
For Sellers — Standing Out Matters More Than Ever
More competition from other listings. The surge in homes for sale means buyers have more options to weigh — which makes pricing, presentation, and condition more important than ever.
Price sensitivity across segments. While some property types remain stable, higher-density segments (like condos and row/townhomes) are experiencing more downward pressure — meaning overpricing could significantly hurt your chances.
Strategic pricing and staging pay off. In a more balanced market, properties that are well-priced, in good condition, professionally presented (photos, staging, good timing) tend to perform much better.
What this means for you:
If you're selling now, it's worth working with a realtor (or using your expertise) to price realistically — and investing in staging, good photography, and marketing. Homes that look move-in ready will likely attract more attention than those relying on scarcity.
What’s Driving the Shift
Supply catching up to demand. New listings have increased, and inventory is returning to what many would call “normal” (pre-pandemic) levels.
Demand softening slightly — especially for higher-density homes. Those shopping in the condo or row/townhouse market may notice more leniency from sellers, as supply outpaces demand in those segments.
Buyer caution due to economic uncertainty. Some potential buyers remain on the sidelines — waiting to see how interest rates or broader economic conditions evolve. This “pause” helps fuel the growing inventory.
What This Means for You as a Realtor in Calgary
As someone who works directly with buyers and sellers, this transitional phase presents opportunities — but it also demands strategy:
For buyers, focusing on negotiation and timing; educating them on the increased choices and balanced conditions.
For sellers, emphasizing presentation, realistic pricing, and the value of staging or upgrades to stand out.
For both: using up-to-date market data (like CREB® monthly reports) to guide discussions — which builds trust and positions you as a data-savvy realtor.
