Calgary's October 2025 housing market shows balanced conditions with increased inventory. Get expert insights on prices, sales trends, and what this means for buyers and sellers.
As a Calgary realtor with over 10 years of experience, I analyze market reports monthly to help my clients make informed decisions. The October 2025 CREB® (Calgary Real Estate Board) statistics reveal important shifts in our local market that every homeowner, buyer, and seller should understand.
Market Overview: A Shifting Landscape
Calgary's October housing market saw inventory levels ease compared to last month, thanks to a pullback in new listings and a pickup in sales. With 6,471 units in inventory and 1,885 sales, the months of supply returned to 3.5 months after reaching four months in September.
What does this mean for you? We're experiencing more balanced market conditions—a shift from the heated seller's market of recent years. This balance creates opportunities for both buyers and sellers, but strategy matters more than ever.
The Big Picture: Sales and Inventory Trends
Year-to-date sales in Calgary totaled 20,082 units, down nearly 16% compared to last year, but still in line with longer-term trends. While sales have declined, this doesn't signal market weakness—rather, it reflects a return to normal, sustainable activity levels after several years of exceptionally high demand.
Much of the decline in sales has been driven by pullbacks for apartment- and row-style homes. This is a critical distinction: the market isn't declining uniformly across all property types.
Why Apartments and Townhomes Are Slowing
According to Ann-Marie Lurie, CREB®'s Chief Economist, "Improved rental supply and easing rents have slowed ownership demand for apartment- and row-style homes. It is also these segments that have seen October inventories reach a record high for the month."
What this means practically: If you're considering selling an apartment condo or townhome, pricing strategy is crucial. As of October, apartment condos had nearly five months of supply, placing them firmly in buyer's market territory. Conversely, if you're looking to buy in these segments, you have significantly more negotiating power than you've had in years.
Price Trends: The Mixed Reality
The total unadjusted residential benchmark price in Calgary was $568,000 in October, down nearly 1% compared to last month and over 4% lower than last year's levels.
However, this citywide average masks significant variation by property type:
Detached Homes: The citywide detached benchmark price was $744,400 in October, 1% lower than last year. Despite recent adjustments, year-to-date prices remain over 1% higher than last year.
Semi-Detached Homes: With an October benchmark price of $683,100, prices remain nearly 1% higher than last year and on a year-to-date basis are over 3% higher.
Townhomes (Row): The October benchmark price was $431,200, nearly 6% lower than prices reported last year. Year-to-date prices have dropped by 1.5%.
Apartment Condos: The benchmark price was $318,200, down over 1% compared to last month and nearly 7% lower than last October. Year-to-date, prices are nearly 2% lower than last year's levels.
Geographic Price Variations Across Calgary
Price changes aren't uniform across Calgary's districts. Here's what the data shows:
For detached homes, price adjustments ranged from a year-over-year gain of nearly 2% in the City Centre to a decline of over 5% in the North East district.
For townhomes, the largest year-to-date declines occurred in the North East and North districts.
For apartment condos, the largest year-to-date price declines occurred in the North East and South East districts at 4%, as those districts are either reporting the highest months of supply on the resale market or are facing significant competition from the new home market.
What's Happening with Detached Homes
Detached homes continue showing the most resilience in Calgary's market. October sales reached 1,012 units, an improvement over last month but still 5% lower than last year's levels.
With just under three months of supply, conditions remain relatively balanced and far better than conditions reported during the 2015 to 2019 period. For context, a balanced market typically has 3-4 months of supply.
Strategic insight: If you own a detached home and are considering selling, you're in a reasonably strong position. While you won't see the bidding wars of 2022-2023, properly priced homes in desirable locations are still moving well.
Semi-Detached Market: Holding Steady
Sales improved over last month while new listings slowed, causing the sales-to-new-listing ratio to rise to 57%. With 186 sales and 613 units in inventory, the months of supply was over three months.
While more inventory choice has weighed on prices over the past several months, the October benchmark price of $683,100 remains nearly 1% higher than last year.
Townhome and Condo Markets: Buyer Opportunities
These segments are where we're seeing the most significant shifts:
Townhomes: With 275 sales in October, year-to-date row sales totaled 3,412 units, a 17% decline over last year. As of October, there were 1,054 units in inventory, the highest ever reported for the month and nearly 32% higher than long-term averages, causing the months of supply to remain around four months.
Apartments: With 1,891 units in inventory and 412 sales, the months of supply remained elevated at nearly five months. Apartment condominiums have been experiencing buyer's market conditions for nearly 6 months.
For buyers: This is your window. If you've been priced out of detached homes, townhomes and condos offer genuine affordability opportunities with significantly more selection and negotiating leverage than we've seen in years.
For sellers: You need to be realistic about pricing and presentation. Work with an experienced agent who understands current market dynamics and can position your property competitively.
Market Conditions by Property Type
Understanding market balance is crucial for decision-making. Here's the October snapshot:
Detached: 2.88 months of supply (balanced market)
Semi-detached: 3.30 months of supply (balanced market)
Townhomes: 3.83 months of supply (slight buyer's market)
Apartments: 4.59 months of supply (buyer's market)
Markets with less than 3 months of supply favor sellers. Markets with more than 4-5 months favor buyers. The 3-4 month range represents balance.
What This Market Means for You
If you're selling a detached or semi-detached home: You're operating in relatively balanced conditions. Price realistically based on recent comparables, present your home well, and expect reasonable negotiation. Don't overprice expecting bidding wars—those days are behind us.
If you're selling a townhome or condo: Acknowledge you're in a buyer's market. Price competitively from the start, highlight your property's unique features, and be prepared to negotiate. Properties that sit too long at inflated prices become stigmatized.
If you're buying: You have options and negotiating power not seen in years, especially in attached and apartment segments. Take your time, do thorough due diligence, and don't be afraid to negotiate on price, conditions, or closing dates.
If you're upgrading: This market presents opportunity. You can negotiate effectively when purchasing while still achieving reasonable prices when selling. The key is coordinating both transactions strategically.
The Longer-Term Perspective
While year-to-date sales are down 16% compared to last year, they remain in line with longer-term trends. This is important context. The 2021-2024 period was abnormally heated. We're returning to sustainable, healthy market activity—not entering a crisis.
Calgary's fundamentals remain strong. Our economy is diversifying, population is growing, and housing remains affordable compared to Toronto and Vancouver. These balanced conditions actually create better long-term stability than the volatility we experienced recently.
Looking Ahead: What to Expect
Based on current trends, expect:
Continued market balance for detached homes with modest price stability
Further price adjustments for apartments and townhomes until inventory normalizes
Geographic variation with some districts performing better than others
Seasonal slowdown as we move into winter months, though Calgary's market remains active year-round
The key is understanding that we're not in one market—we're in several simultaneously. Detached homes in desirable inner-city neighborhoods operate very differently than apartment condos in areas with significant new construction competition.
Why Professional Guidance Matters Now More Than Ever
In heated markets, almost anything sells. In balanced markets, strategy, pricing, and presentation separate successful transactions from disappointing ones.
Whether you're buying or selling, having experienced local expertise makes the difference between maximizing value and leaving money on the table—or worse, making costly mistakes.
How I Can Help
With over 10 years of experience navigating Calgary's market cycles, I provide:
Accurate property valuations based on current market conditions and comparable sales
Strategic pricing guidance that positions your property competitively
Neighborhood expertise across Calgary's diverse communities
Negotiation skills that protect your interests in any market condition
Transaction coordination ensuring smooth, stress-free closings
I work with buyers, sellers, and those doing both simultaneously (upgrading or downsizing). My goal is helping you make informed decisions that serve your long-term interests.
Get Your Personalized Market Analysis
Every property and situation is unique. Generic market reports only tell part of your story. Let's discuss:
What your home is worth in today's market
How your target neighborhood is performing
Whether now is the right time for your specific goals
What strategies will maximize your outcome
Ready to discuss your real estate goals?
📱 Call or Text: 403-919-2424
🌐 Visit: vivorealty.ca
Harpreet Johal
VIVO Realty
Serving Calgary & Area
Over 10 Years of Local Market Expertise
Data source: Calgary Real Estate Board (CREB®) October 2025 Monthly Statistics Package
