pril 2026 marks a clear turning point for Calgary's housing market. With 2,104 sales — about six per cent lower than April 2025 — and 3,829 new listings flowing in, the city has officially shifted from a seller's market into a more balanced footing. The overall residential benchmark price settled at $568,800, down roughly 3.5% year-over-year, but the headline number masks a market running on two very different tracks: detached homes remain tight and competitive, while apartments have moved firmly into buyer's territory.

April 2026 Calgary Market Snapshot

Total Sales: 2,104 — down ~6% year-over-year, but up seasonally vs. March

New Listings: 3,829 — supporting a sales-to-new-listings ratio of 55%

Active Inventory: Trending higher than last year across most property types

Overall Benchmark Price: $568,800 — down ~3.5% YoY, modestly higher than March

Months of Supply: Roughly three months citywide — balanced territory

Market Character: Balanced overall; seller's conditions in detached, buyer's conditions in apartments

Benchmark Prices by Property Type — April 2026

Property Type | Benchmark Price | Year-over-Year | Notes

Detached | $745,400 | Under −3% | Pace of declines easing; prices up MoM

Semi-Detached | $690,000 | Modest decline | Lower end of balanced range

Row / Townhouse | $423,900 | Around −6% | ~3 months of supply, balanced

Apartment / Condo | $301,400 | −8.9% | 4+ months supply, buyer's market

Detached: Still the Tightest Segment in Calgary

The detached market remains the strongest performer in the city. In April there were 1,095 sales against 1,863 new listings, with active inventory of 2,468 units — still below long-term trends and below year-ago levels. Months of supply sat just over two, which keeps the segment in seller's territory despite the modest seasonal build.

Prices have continued their upward push compared with March. The unadjusted detached benchmark of $745,400 is down less than three per cent year-over-year, an easing trend after sharper declines earlier in the cycle. The North West, West and South districts are running particularly tight, with under two months of supply and stronger monthly price gains.

For buyers in the detached space, well-priced homes are still attracting quick interest. For sellers, the supply story remains favourable — but the days of automatic multiple offers are over, and sharp pricing and presentation matter more than they did a year ago.

Semi-Detached: Quietly Balanced

Semi-detached homes posted an unadjusted benchmark price of $690,000 in April. Both the sales-to-new-listings ratio and months of supply held at the lower end of the balanced range, which has supported price stability without the urgency seen in the detached segment.

Year-over-year prices are down modestly, in line with the broader citywide trend. The semi-detached segment is increasingly attractive for first-time move-up buyers who are priced out of detached but want more space than a row or apartment unit offers.

For sellers in this segment, the advice is straightforward: clean staging, accurate pricing, and patience. Homes that hit the market priced correctly are still moving in reasonable timeframes.

Row / Townhouse: Balanced With Pricing Pressure

Row and townhouse sales reached 322 units in April, well below the same month last year. The benchmark price of $423,900 is approximately six per cent lower than April 2025. Months of supply settled around three — squarely in balanced market territory.

Inventory in this segment is well above the 10-year average, which has taken some of the pressure off pricing. Buyers have meaningfully more choice than they did a year ago, and that improved selection is translating into longer days-on-market for properties that aren't priced to current conditions.

For row home buyers, this is the most negotiable point in the cycle in several years. For sellers, expect a more patient buyer pool — pricing at or slightly under recent comparables is the strategy that's working.

Apartment / Condo: A Buyer's Market

The apartment segment is the clearest buyer's market in the city. The benchmark price of $301,400 is down nearly nine per cent from April 2025, and months of supply has pushed past four — about 27% above long-term norms and at levels not seen since 2008–2009.

Several forces are converging here. New apartment-style completions from the past two years are now layering onto resale supply, while investor demand has cooled with higher carrying costs and softer rental price growth. Buyer urgency has dropped meaningfully because there is real selection on the market and prices are no longer rising.

For sellers, the apartment segment requires the most realistic pricing of any property type. Days-on-market are longer, and price reductions are common. For buyers, this is a genuine opportunity window — particularly for owner-occupiers willing to look at well-maintained units in established buildings.

Why Sales Are Down

April sales of 2,104 units came in roughly six per cent below the same month last year, but it's important to read that number carefully. New listings of 3,829 outpaced sales materially, pushing inventory higher across most property types. The result: the sales-to-new-listings ratio held at 55%, and the urgency that defined 2024 has largely dissipated.

In short, buyers have more choice and feel less pressure to move quickly. That isn't a weakness in the market so much as it's a return to more sustainable conditions. Sellers are still finding buyers — but at price points that reflect the new supply reality, not the peak conditions of 12–18 months ago.

Spring 2026 Outlook

May and June typically deliver Calgary's strongest sales months of the year. The setup heading into peak season is unusually segmented: detached demand still has room to push prices higher in the tightest districts, semi-detached and row should track sideways with modest seasonal lift, and apartments will likely continue to face price pressure until inventory absorption catches up.

Expect three storylines to dominate the next 60 days: continued price firming in detached, meaningful negotiation room in apartments, and a broader buyer pool returning to the market as interest rate uncertainty fades and spring listings build out.

Advice for Calgary Buyers This Spring

Detached buyers: Stay decisive. The strongest neighbourhoods are still moving quickly. Get pre-approved, set up real-time MLS alerts, and be ready to view on day one. Don't expect significant price negotiation on well-priced listings.

Semi-detached buyers: Conditions are working in your favour. You can take an extra day or two on a decision without losing the home in most cases. Push for inspection contingencies and clean financing terms.

Row/townhouse buyers: This is the segment where negotiation room is real. Use comparables from the past 90 days — not 2024 peaks — to anchor offers. Sellers carrying for several months are increasingly motivated.

Apartment buyers: Take your time and shop carefully. Look for buildings with strong reserve funds and reasonable condo fees. Owner-occupier units in established buildings are the best value in the city right now.

Advice for Calgary Sellers This Spring

Detached sellers: You still have leverage, especially in the West, South and North West. But list at the right number from day one — buyers are watching for stale listings and using them as negotiation ammunition.

Semi-detached sellers: Clean presentation, accurate pricing, and professional photos. The buyer pool is healthy but selective.

Row/townhouse sellers: Price aggressively. The first two weeks set the tone for the entire listing. If you're not getting strong showing activity, revisit price quickly.

Apartment sellers: Pricing strategy is everything in this segment. Talk to your agent about whether selling now versus holding makes sense for your timeline. If you do list, lead with the strongest possible price point and presentation — buyers have abundant alternatives.

Work With a Calgary Real Estate Expert

Calgary's market in spring 2026 is more nuanced than any single headline can capture. Whether you're navigating tight competition for a detached home or evaluating opportunities in the apartment segment, working with an experienced local agent makes the difference between a good outcome and a great one.

If you're considering a move this spring or summer, I'd be happy to walk through your specific situation, neighbourhood, and price range. No pressure — just clear, data-driven advice.

Stephen Schacher | BECK Real Estate Ltd. | Calgary, AB [email protected]

Data sources: Calgary Real Estate Board (CREB) April 2026 Monthly Statistics Release, published May 1, 2026.

April 2026 brought a clearer, more balanced picture to Calgary's surrounding communities. Across Airdrie, Cochrane and Okotoks, seasonal listing activity and easing buyer urgency have shifted most regional markets out of seller's territory and into balanced — or in some segments, slightly buyer-friendly — conditions. Prices are softer than a year ago across the board, but recent monthly trends show signs of stabilization heading into peak spring season. Here's the community-by-community breakdown from CREB's latest data.

Regional Market Snapshot — April 2026

Community | Total Residential Benchmark | Year-over-Year | Months of Supply | Market Condition

Airdrie | $516,700 | About −5% | ~3 months | Balanced, leaning buyer

Cochrane | $569,200 | About −3% | Below 3 months | Balanced, leaning seller

Okotoks | $568,800 | About −3% | Just below 3 months | Balanced

Airdrie

Airdrie's April benchmark price reached $516,700 — nearly one per cent higher than March, but more than five per cent below April 2025. Despite a seasonal pickup in transaction activity, year-to-date sales are down nearly 12% compared with the same period last year, the steepest YTD decline among the major surrounding communities.

The supply story is the key factor. New listings have been building consistently through the spring, giving buyers meaningfully more selection than they had a year ago. Months of supply has settled around three, putting the overall market in balanced territory but with apartments and some entry-level detached segments leaning slightly buyer-friendly.

The slight monthly price gain in April is a positive sign. It suggests Airdrie's price reset may be finding a floor as the spring market kicks into gear and inventory starts to absorb. That said, sellers shouldn't expect 2024-style multiple offer scenarios — clean presentation and accurate pricing are essential.

Community highlights: Strong YTD sales decline (−12%), benchmark up MoM, building inventory creating buyer choice, balanced market with pockets of buyer leverage.

Cochrane

Cochrane is the standout performer in the region this month. The unadjusted benchmark price reached $569,200 — more than one per cent higher than March — though prices remain about three per cent lower than April 2025. After a softer second half of 2025, recent monthly gains have been clawing back ground.

The sales side is even stronger. April sales pushed Cochrane's year-to-date totals up by over six per cent compared with the same period last year, the only major regional market posting positive YTD sales growth. New listings actually eased compared with March, sending the sales-to-new-listings ratio above 70% — a level that supports continued price firming.

With months of supply pushing below three and inventory unable to keep up with absorption, Cochrane is leaning back toward seller-friendly conditions in the most active segments. Detached homes in particular are seeing competitive bidding return on well-priced listings.

Community highlights: YTD sales up 6%+, benchmark up MoM, sales-to-new-listings ratio above 70%, months of supply below three, momentum strongest in detached.

Okotoks

Okotoks posted an April benchmark price of $568,800, trending up modestly from March on seasonal improvement. Year-over-year prices are down about three per cent, with detached and semi-detached softening slightly while apartments have absorbed the steepest declines — closer to nine per cent below last year.

Sales activity improved month-over-month but wasn't quite enough to overcome earlier 2026 weakness. Year-to-date sales are running about three per cent below the same period last year. Overall months of supply sits just below three months — balanced — but the segmented picture is more interesting: detached is tighter at just over two months, while apartment-style homes are sitting above four months.

The takeaway for Okotoks is that property type matters more than ever. Detached buyers are working in a competitive segment, while apartment buyers have meaningful leverage and selection.

Community highlights: Detached supply tight at 2+ months, apartments oversupplied at 4+ months, overall balanced, YTD sales modestly down.

Regional Trends to Watch

Cochrane is the regional leader heading into spring. YTD sales growth, falling supply, and a sales-to-new-listings ratio above 70% put it in the strongest position of any community this month.

Apartment segments are the buyer's segment region-wide. Whether in Calgary, Airdrie, or Okotoks, four-plus months of supply and meaningful YoY price declines define the apartment story.

Detached supply remains the tightest segment outside Calgary. Cochrane and Okotoks both report detached months of supply near or below two — competition for well-priced listings is real.

Airdrie needs to watch YTD sales. A 12%+ decline year-to-date is the standout regional concern — improving spring activity should help, but the market needs sustained absorption to support firmer pricing.

Buying or Selling in the Calgary Region?

Each surrounding community has its own dynamic, and within each one, every property type and price band tells its own story. Whether you're considering Airdrie's growing inventory, Cochrane's tightening detached segment, or Okotoks' segmented conditions, working with an agent who reads the data weekly — not monthly — is the difference between catching the right opportunity and missing it.

I help buyers and sellers across Calgary and the surrounding communities. If you'd like a clear, no-pressure conversation about your specific community, neighbourhood, or property type, I'd love to hear from you.

Stephen Schacher | BECK Real Estate Ltd. | Calgary, AB

[email protected]

Data sources: Calgary Real Estate Board (CREB) April 2026 Regional Monthly Statistics Release, published May 1, 2026.

March 2026 tells a nuanced story across Calgary's surrounding communities. While Calgary proper has shifted firmly back into seller's territory for detached homes, the regional picture is more varied — some towns are seeing inventory build significantly, prices remain below last year's peaks in most areas, and buyer conditions differ meaningfully from one community to the next.

Here's the full breakdown for Airdrie, Cochrane, Okotoks, Chestermere, Strathmore, and High River based on the latest CREB data released this April.

Regional Market Snapshot – March 2026

Community | Benchmark Price | Year-over-Year | Market Condition

Airdrie | ~$615,000 | Softening | Balanced to buyer-leaning

Cochrane | ~$640,000 | Softening | Balanced (~3 months supply)

Okotoks | ~$700,000 | Stable | Balanced

Chestermere | ~$780,000 | Softening | Balanced to buyer-leaning

Strathmore | $571,900 | +1.0% YoY | Balanced (3.4 months supply)

High River | $581,700 | +2.1% YoY | Balanced (2.2 months supply)

Note: Benchmark prices reflect total residential. Individual property type benchmarks vary. Data sourced from CREB® April 2026 release.

Airdrie: Inventory Building, Buyers Gaining Ground

Airdrie's market is softening from the elevated price levels seen in 2024 and early 2025. Benchmark prices are tracking lower year-over-year as new listing activity has outpaced buyer absorption heading into spring.

Inventory levels have been building, giving Airdrie buyers more selection than they've seen in several years. The detached segment remains the most active, with families drawn to Airdrie's newer communities, larger lots, and more affordable entry points compared to Calgary proper.

For buyers, this is one of the better opportunities in recent memory. Sellers need to price with precision — overpriced listings are sitting while competitively priced homes continue to move within reasonable timeframes.

Community highlights: Airdrie's ongoing infrastructure investment, strong school options, and proximity to Calgary's north make it a perennial favourite for young families. The current softening in pricing is attracting buyers who were priced out of the market a year ago.

Cochrane: Active Spring Market, Balanced Conditions

Cochrane recorded 135 sales and 251 new listings in March 2026, with a sales-to-new-listings ratio remaining above 50% — keeping the market in balanced territory with approximately 3 months of supply.

Benchmark prices are softening modestly year-over-year from 2025's elevated levels, though the total residential benchmark remains in the $640,000 range — a price point that continues to attract buyers seeking more space and a small-town feel without sacrificing Calgary commute viability.

The Cochrane market's spring energy is real. New listings are arriving steadily, and buyer interest is strong across all property types. Detached homes in established neighbourhoods are seeing healthy traffic; newer developments on the west and south sides of town are attracting buyers who want modern builds.

Community highlights: Cochrane's lifestyle appeal — river valley, mountain proximity, active downtown — continues to draw buyers from Calgary. The market here tends to follow Calgary's detached trends with a slight lag, meaning the tightening Calgary is experiencing in detached could arrive in Cochrane by late April or May.

Okotoks: Stable and Sought-After

Okotoks remains one of the region's most stable markets. Benchmark prices are holding close to $700,000 for total residential, with year-over-year changes modest in either direction. The community's growth cap has historically limited oversupply, and that constraint continues to support pricing stability even as surrounding communities face more significant inventory pressure.

Sales activity is consistent with seasonal norms for March. New listings are arriving as spring progresses, giving buyers a reasonable level of choice without tipping into oversupply territory. The months of supply for Okotoks remains below 3 months, keeping conditions balanced to slightly seller-favourable.

For buyers targeting Okotoks, the challenge remains inventory — particularly detached homes in established neighbourhoods. When properties are priced appropriately they move, and multiple offer situations are not unusual for well-positioned homes.

Community highlights: Okotoks' family-focused community, strong school system, and outdoor recreation draw — including the Sheep River pathway system — keep demand consistent. It's one of the region's more resilient markets from a pricing perspective.

Chestermere: Higher Price Point, More Negotiating Room

Chestermere's elevated benchmark price (in the $780,000+ range) reflects the community's lakefront lifestyle premium and larger lot sizes. However, March 2026 data shows some softening from 2025's peak levels, and inventory has been building.

Buyers in Chestermere now have more negotiating room than at any point in the last two years. The market is balanced, sellers are more flexible on price and terms, and the selection of available homes has improved notably. For buyers who have been waiting for a better entry point into Chestermere, spring 2026 offers genuine opportunity.

The higher price point means financing considerations play a bigger role in Chestermere than in more affordable communities. Buyers need to be well-prepared financially to compete effectively when the right property comes along.

Community highlights: Lake access, large lots, strong sense of community, and east Calgary proximity make Chestermere uniquely attractive. The lifestyle proposition here is distinct — it's not just a suburb, it's a destination community.

Strathmore: One of the Region's Best Value Stories

Strathmore stands out in the March 2026 data for two reasons: it's one of only two regional communities showing year-over-year price gains (+1.0% to $571,900), and its inventory surge (up 67.2% year-over-year to 102 active listings) means buyers have meaningful selection.

With 3.4 months of supply, Strathmore sits in balanced territory — not oversupplied, but not constrained either. This combination of affordable pricing, rising supply, and modest price appreciation makes Strathmore one of the region's more interesting value propositions heading into spring.

For buyers seeking affordable entry points with space, Strathmore's pricing at $571,900 combined with growing selection represents a genuinely competitive alternative to Calgary's outskirts.

Community highlights: Strathmore's growing commercial base, proximity to Calgary's east (under an hour drive), and acreage-adjacent lifestyle appeal to buyers seeking affordability and space. The inventory increase gives buyers real selection without the pressure of Calgary's tighter markets.

High River: Tight Supply, Price Gains, Strong Fundamentals

High River is the region's standout performer in March 2026. Benchmark prices rose 2.1% year-over-year to $581,700 — one of the few communities in the region showing positive price growth. Inventory increased 31.6% year-over-year, but with only 2.17 months of supply, the market remains in seller's territory.

This combination — rising prices, improving inventory, and still-tight supply — signals a healthy, active market where demand is outpacing new listings. High River buyers are committed, and sellers are achieving strong results.

The community's lifestyle appeal — river valley setting, vibrant downtown, strong arts and culture scene, and Foothills proximity — continues to attract buyers from Calgary and beyond. High River punches above its weight for community amenities relative to its size.

Community highlights: High River's recent investments in flood mitigation have restored buyer confidence fully. The combination of attractive pricing, lifestyle quality, and tight supply makes this one of the more compelling buyer destinations in the greater Calgary region.

Regional Trends to Watch This Spring

Supply divergence is widening. Strathmore's 67.2% inventory jump versus High River's still-tight 2.17 months illustrates how differently each community is responding to 2026's market dynamics. Regional buyers should understand their target community's specific supply conditions rather than applying Calgary-wide trends.

Price normalization continues. Most regional communities are trading below 2025 benchmark peaks, but the declines are moderate — not dramatic. This normalization is creating genuine buying opportunities for those who were priced out a year ago.

Spring momentum is building. Across all regional communities, March listing activity was up from February as sellers prepared for the spring market. April and May will bring more inventory — and in tighter markets like Okotoks and High River, that inventory will be absorbed quickly.

Affordability advantage persists. Even at current pricing, communities like Strathmore, High River, and Airdrie offer significantly more space and value per dollar than comparable Calgary properties. For families prioritizing square footage and yard space, the regional market continues to offer compelling alternatives.

Buying or Selling in the Calgary Region?

Every community has its own market rhythm, supply dynamics, and buyer profile. Getting the right outcome — whether you're buying in Cochrane or selling in Okotoks — requires understanding the specific conditions in your target community, not just the regional average.

Stephen Schacher at BECK Real Estate Ltd. brings current CREB data, local community expertise, and a track record of helping clients succeed across Calgary and all surrounding communities. From first-time buyers exploring Strathmore's affordability to move-up buyers targeting Okotoks' stability, Stephen works with clients across the full range of regional real estate.

Stephen Schacher · BECK Real Estate Ltd. · Calgary, AB

Market data sourced from CREB® (Calgary Real Estate Board) March 2026 monthly statistics, released April 2026. Benchmark prices are unadjusted total residential unless otherwise noted. Individual property type data varies by community. Stephen Schacher is a licensed Alberta real estate professional serving buyers, sellers, and investors throughout Calgary and the greater Calgary region.

March 2026 tells a clear story: Calgary's housing market is running on two very different tracks depending on property type. Detached homes are tight, competitive, and holding price. Apartments are sitting near record inventory levels not seen since the 2008 financial crisis. Everything in between falls somewhere on that spectrum. With 1,881 total sales and an overall benchmark price of $565,600, here is exactly what the latest CREB data shows — and what it means for buyers and sellers this spring.

March 2026 Calgary Market Snapshot

• Total Sales: 1,881 — up from February but 13% lower than March 2025, and below long-term trends for the month

• Overall Benchmark Price: $565,600 — up nearly 1% from February, down more than 4% year-over-year

• Market Character: Sharply divided by property type — seller's market in detached, buyer's market in apartments

• Benchmark Prices by Property Type — March 2026

• Property Type | Benchmark Price | Year-over-Year | Notes

• Detached | $741,300 | −3.0% | Down from peak of $766,600 last year

• Semi-Detached | $686,100 | −1.0% | Slightly higher than February

• Row / Townhouse | $423,900 | −6.0%+ | Similar to February

• Apartment / Condo | $300,300 | −9.0%+ | Near record-high inventory

Detached: Tightest Market in the City

The detached segment is where demand is clearly outpacing supply. In March there were 982 sales against 1,614 new listings — a sales-to-new-listings ratio of 61%. Inventory held at levels similar to last year, and months of supply sits just over two months. These are seller's market conditions.

The benchmark price of $741,300 is down 3% from last year's peak of $766,600, but the pressure is upward in most parts of the city. The West, City Centre, and South districts posted the largest quarterly price gains heading into spring. The North East is the exception, where supply is higher relative to demand and conditions are more balanced.

For buyers, the detached market in March requires decisive action. Well-priced homes are attracting strong interest quickly. For sellers, the current supply constraint is working in your favour — competitive pricing and solid presentation will get results.

Semi-Detached: Balanced and Rising

Semi-detached is one of the quieter good-news stories in March's data. Sales rose year-over-year for the second consecutive month. With 193 sales and 480 units in inventory, levels are tracking in line with long-term trends — the market is balanced and functioning normally.

The benchmark price of $686,100 is slightly higher than February and only 1% below last year's levels, making this the most price-stable segment in Calgary's market. Quarterly price trends are positive in most districts, with the City Centre, North West, and West leading the gains.

For buyers, semi-detached offers a realistic entry point into lower-density living without the extreme competition of the detached market. For sellers, balanced conditions mean fair pricing and reasonable timelines.

Row Homes: Above-Average Inventory, Buyer Conditions in Some Areas

Row home sales have been slowing compared to last year. Through the first quarter, there were 778 sales against 1,581 new listings — a ratio just below 50%, which has been building inventory. In March specifically, inventory sat at 960 units, which is 25% higher than long-term trends for the month. Months of supply rose to nearly three months.

Conditions across most of the city are still relatively balanced for row homes, but the North East district is favouring buyers. The benchmark price of $423,900 is similar to February but down more than 6% year-over-year. Quarterly price performance has been mixed — gains in the City Centre and West offset losses in the North East, North, South East, and East.

For buyers targeting row homes, this is a reasonable time to negotiate. Selection is improving, and leverage exists — particularly in the North East. For sellers, pricing accuracy matters more than it did a year ago.

Apartments: Near-Record Inventory, Strong Buyer Leverage

The apartment market is the starkest data point in March's release. Inventory reached 1,774 units — described by CREB as approaching record levels for the month of March, comparable to inventory last seen during the 2008 financial crisis. The sales-to-new-listings ratio is hovering around 40%, and months of supply sits at nearly five months.

Under these conditions, it is not surprising that prices are struggling. The benchmark of $300,300 is slightly higher than February — a small seasonal bump — but down more than 9% year-over-year. Apartment prices also dropped nearly 3% in the first quarter compared to the fourth quarter of last year, with the largest declines in the South and North districts.

This oversupply is structural, driven by record apartment construction starts in recent years and a pullback in migration that has slowed absorption. For buyers, this is a genuine opportunity — strong selection, real negotiating leverage, and prices at levels not seen in several years. For sellers, pricing is everything. Only well-priced, well-presented units are generating serious interest.

Why Sales Are Down — It's a Supply Story

The 13% year-over-year sales decline is almost entirely driven by the apartment segment, where slower migration and more supply choice is spreading buyer demand across a wider pool of available units. The detached and semi-detached segments are not seeing significant demand problems — they are supply-constrained.

This divergence matters. The headline sales number understates the strength of Calgary's lower-density market while overstating weakness in the condo segment. Overall, the market is functioning — just very differently depending on where you look.

Spring 2026 Outlook

Calgary's spring market is entering a period of meaningful divergence. As seasonal listing activity picks up in April and May, watch for:

Detached: More listings will come to market, but the structural under-supply of detached homes means any additions will be absorbed relatively quickly. Prices will hold and may improve further in tight districts.

Semi-detached: Continued balance. A healthy, functioning segment with modest price stability.

Row homes: Inventory likely to continue building as new listings arrive. Buyer leverage will persist through spring, particularly in higher-inventory districts.

Apartments: No near-term relief. The structural supply overhang will take significant time to absorb. Buyer conditions expected to remain through 2026.

Advice for Calgary Buyers This Spring

Buying detached? Move with purpose. Supply is tight across most of the city, competition is real, and well-priced homes don't sit. Have your financing ready and be prepared to act the day you find the right property.

Buying semi-detached? You have a bit more breathing room, but conditions are balanced — not loose. Know your priorities and be ready to move when the right home appears.

Buying a row home? Good selection, improving inventory, and negotiating room — especially in the North East. This is a reasonable segment to take your time in while still acting when the right property comes along.

Buying a condo? Maximize your leverage. Negotiate price, ask for closing cost contributions, and use the abundant inventory to your advantage. The market is clearly on your side.

Advice for Calgary Sellers This Spring

Selling detached? The conditions are in your favour. Price at market, prepare the home well, and let the tight supply do the work. Overpricing is the one mistake to avoid — even in a seller's market, buyers are informed.

Selling semi-detached? Price fairly, present well, and expect a reasonable transaction timeline. The balanced market means motivated buyers are out there.

Selling a row home? Pricing accuracy is critical, especially in higher-inventory districts. Know what your competition looks like and price to stand out, not just to be listed.

Selling a condo? This is the most challenging segment to sell in right now. Work with an agent who understands the current data, price competitively from day one, and be prepared to be flexible on terms. Overpriced condos are sitting.

Work With a Calgary Real Estate Expert

Calgary's spring 2026 market rewards preparation, current data, and well-timed decisions. Whether you're a first-time buyer looking to take advantage of condo conditions, a family ready to move into the detached market before supply tightens further, or a seller navigating a segment-specific landscape — having the right guidance makes a measurable difference in your outcome.

Stephen Schacher at BECK Real Estate Ltd. brings current CREB data, deep neighbourhood knowledge, and a proven track record across all market conditions in Calgary and the surrounding region.

Stephen Schacher · BECK Real Estate Ltd. · Calgary, AB

All data sourced directly from CREB (Calgary Real Estate Board) March 2026 monthly statistics, released April 1, 2026. Benchmark prices are unadjusted. Stephen Schacher is a licensed Alberta real estate professional serving buyers, sellers, and investors throughout Calgary and the greater Calgary region.

March 2026 Calgary Real Estate: Spring in Full Motion and Detached Urgency

March 2026 arrives with Calgary's real estate market fully engaged in spring season. Renewed buyer activity is surging across all segments, seasonal listing increases are materializing, and the stark divisions between property types established in January are hardening. The detached home market, particularly competitive properties in desirable neighbourhoods, is experiencing meaningful inventory tightening that is accelerating transaction timelines and supporting prices. Meanwhile, the apartment and condo segment continues its buyer-favorable trajectory, with construction supply and structural oversupply maintaining buyer leverage even as March brings new listings to market. For anyone considering a real estate decision in 2026, March represents a pivotal moment: opportunities abound, but windows of advantage are narrowing.

March 2026 Key Statistics

• Sales Momentum: Spring seasonal uplift in transaction activity across all segments

• Benchmark Price: Approximately $560,000 range (stabilizing from February's $560,500, down ~4-5% YoY)

• New Listings: Seasonal increase as spring prompts additional sellers to market

• Detached Home Supply: Under 3 months (tightening significantly from early-year levels)

• Apartment/Condo Supply: 18,000 units under construction (structural oversupply context persists)

• Market Character: Bifurcated — seller advantages in detached, buyer advantages in apartments/row

• Economic Headwinds: Tariff uncertainty and economic concerns moderate buyer confidence in some segments

Spring Market Awakening: March's Transformation

March 2026 brings the traditional spring acceleration that defines Calgary's residential real estate cycle. Families emerging from winter are evaluating their housing situations with fresh perspective, corporate relocation packages are finalized and ready for execution, and the improved weather and daylight bring greater visibility to properties. This seasonal shift is entirely predictable, yet its magnitude and composition reveal important market dynamics.

Transaction velocity is accelerating noticeably from February. Multiple showings are now standard for desirable properties rather than exceptional. Homes that sat dormant in January are now attracting serious buyer interest within days of listing. Price negotiations are shifting back toward sellers' advantage in detached segments, while condo and row home negotiating leverage, while still buyer-favorable, is moderating slightly as new listings increase choice and reduce scarcity psychology.

The spring surge represents natural market rhythm, but importantly, it is also revealing the structural realities of Calgary's market. Detached inventory, already tight in February, is being absorbed rapidly, suggesting that March and April may represent the final window for buyers to purchase detached homes with meaningful selection and reasonable competition. Those delaying detached home purchases beyond April risk significantly tighter markets.

Benchmark Prices: Stability at $560K Range Reflects Market Equilibrium

The March 2026 benchmark price, remaining in the approximate $560,000 range, reflects market equilibrium. This price level represents the intersection of supply, demand, buyer financing capacity, and seller expectations. Year-over-year, this represents a 4-5% decline from March 2025, continuing the price normalization trajectory that began in late 2024.

Critically, this benchmark masks significant variation by property type. Detached homes, particularly those in established inner-city neighbourhoods or sought-after communities like Aspen Woods and Bridgeland, are experiencing price stability or modest appreciation relative to early-year levels. The supply constraint that has compressed detached inventory is translating directly into pricing resilience.

Conversely, condo and apartment prices remain under downward pressure as new supply flows to market and construction continues. Buyers in this segment continue to negotiate price reductions, with the structural oversupply of apartments ensuring that pricing power rests with purchasers. Row homes, positioned between these extremes, are seeing stable pricing with modest seasonal appreciation.

Detached Home Market: Tightening Supply Creates Urgency for Buyers

March represents a critical inflection point for detached home buyers. February's tightening has accelerated into March, with inventory under 3 months and declining. This constraint is creating a buyers-must-act-now environment that is fundamentally different from the buyer-favorable conditions of January and early-February.

The causes of detached inventory tightening are multiple: strong March buyer demand is absorbing inventory rapidly; winter/spring listing activity in detached segments has been modest; and construction of new detached homes is not keeping pace with absorption. These dynamics combined mean that detached home buyers delaying purchase decisions beyond March face materially tighter markets in April and May.

For sellers, this tightness represents genuine advantage. Competitively priced detached homes are attracting multiple showings, multiple offers, and motivated buyers. The negotiating leverage that briefly favored condo buyers in January has largely shifted back to detached sellers in March. Overpriced properties still languish, but fairly priced homes in desirable locations are moving decisively.

Condo and Row Markets: Buyer Advantage Persists Despite Spring Surge

While detached market dynamics have shifted, the condo and row home segments maintain distinctly buyer-favorable conditions heading into spring's peak season. The ~18,000 residential units under construction — predominantly in apartment/condo configuration — ensure that structural oversupply persists. March's seasonal listing increase is primarily weighted toward row homes and apartment conversions, further reinforcing buyer selection and negotiating leverage.

Row home buyers, positioned between the constrained detached market and the oversupplied condo market, find themselves in a favorable zone. Inventory is expanding, selection is improving, and pricing remains competitive. For families seeking the balance of lower-maintenance properties with more space than condos, March presents excellent opportunity.

Condo and apartment buyers continue to enjoy maximum leverage. Sellers in this segment are still competing against abundant alternative inventory, and the knowledge that thousands of additional units are under construction keeps pricing discipline and buyer-favorable concessions in place.

Property Type Breakdown: Four Distinct Markets in March 2026

Detached Homes: Tight supply, strong demand, price stability or appreciation. Buyers must act decisively; competition is real and increasing. Properties listed at market rates receive multiple showings and competing offers. Overpriced homes still languish. Spring represents the last window for detached buying before peak-season constraints intensify further.

Semi-Detached: Similar to detached but with slightly more inventory cushion. Semi prices remain stable, and buyer interest is strong. These properties appeal to families stepping up from row homes or seeking detached-style living at moderated price points. March is an excellent time for semi-buyers to move before April competition accelerates.

Row Homes and Townhouses: Balanced conditions with inventory expanding as new listings arrive. Pricing is competitive, and buyer negotiating leverage exists but is moderating. March represents a sweet spot for row home buyers — more selection than January but before peak-season competition narrows choice. Negotiating leverage remains available for row buyers through March.

Apartment and Condo Homes: Over 2,000 units available with 18,000 under construction. Buyer leverage remains substantial. Condo sellers must compete against abundant alternatives and price attractively to generate interest. Concessions, financing flexibility, and price negotiation are normative in this segment. March's seasonal listing increase maintains buyer advantage.

Economic Context: Tariff Uncertainty and Interest Rate Dynamics

March 2026's market data exists within an economic context of tariff uncertainty and questions about interest rate trajectories. Federal tariff policies announced for implementation are creating hesitation among some buyers and businesses, moderating demand in certain segments. While Calgary's market fundamentals remain sound, this macroeconomic backdrop is preventing the most optimistic spring acceleration that might otherwise occur.

For detached home buyers, economic uncertainty reinforces the urgency to purchase if financing is secure and property needs are clear. For condo buyers, economic caution translates to even stronger buyer leverage, as nervous sellers reduce prices to attract uncertain buyers. The market's overall resilience — despite economic headwinds — speaks to Calgary's housing fundamentals and long-term attractiveness.

What This Means for Calgary Buyers and Sellers

For Detached Home Buyers: March is your inflection point. If ownership of a detached home is your 2026 goal, delaying beyond this month significantly increases competition and reduces selection. Secure financing, identify your priorities, and be prepared to act decisively when the right property appears. Competitively priced homes are moving fast.

For Semi-Detached Buyers: March remains an excellent window. Stock is adequate, prices are fair, and competition exists but is not yet at peak levels. Early April may bring sharper competition; mid-April is definitely more constrained.

For Row Home Buyers: March is optimal. New listings are arriving, selection is expanding, and buyer negotiating leverage persists. The window for row home buyers to maximize choice and terms extends through April, but March offers the best combination of selection and leverage.

For Condo Buyers: Your advantage continues. Negotiate aggressively, request concessions, and take advantage of seller competition in an oversupplied market. The structural supply of apartments ensures this buyer-favorable environment extends through 2026.

For Detached Home Sellers: March rewards you with inventory constraint and buyer urgency. Price competitively and market aggressively. Properties at market value generate strong interest; overpriced homes don't move.

For Condo Sellers: Pricing precision is critical. March's seasonal listings increase buyer selection; only competitively priced units attract serious interest. The oversupply reality means you must compete on price and terms.

Spring 2026: Actions Required Now

March 2026 represents a market snapshot that will feel very different by late April. For buyers seeking detached homes, this month represents the final window of relative selection. For condo buyers, the buyer advantage persists but the urgency is lower. For all buyers and sellers, expert guidance based on current market data transforms outcomes.

Contact Stephen Schacher at BECK Real Estate Ltd

March 2026's spring market brings opportunity, but only for those acting with timely decisions and expert guidance. Whether your goal is purchasing your dream detached home before tightening accelerates, finding exceptional value in the condo market, or strategically selling in a segment-specific seller's market, success requires understanding current market dynamics and executing with precision.

Stephen Schacher at BECK Real Estate Ltd brings current market data, deep community knowledge, and a proven track record of helping clients succeed across all market conditions. From first-time buyers to seasoned investors, from sellers in tight markets to buyers seeking leverage, Stephen's expertise guides clients toward confident decisions.

Reach out to Stephen today for a consultation. In spring 2026, timing and guidance matter — don't navigate this market alone.

Data sourced from CREB® (Cumulative Real Estate Board of Southern Alberta) for March 2026. Stephen Schacher is a dedicated Calgary real estate professional serving buyers, sellers, and investors throughout the greater Calgary area with current market expertise and community knowledge.

March 2026 Regional Real Estate Market: Spring Peak Arrives—Opportunities Across All Communities

March 2026 marks the spring market peak across CREB regional communities. The strongest sales month typically for Calgary area real estate, March 2026 brings reinvigorated buyer activity and corresponding spring inventory surge. Detached home demand is strengthening in Okotoks and Cochrane where supply remains relatively constrained. Airdrie buyers enjoy maximum choice across all property types with inventory near pre-pandemic norms. Spring 2026 outlook from CREB projects communities moving toward balanced conditions as the year progresses.

March represents the moment when regional real estate transitions from early-spring positioning into full seasonal surge. Buyers who delayed through winter are returning. Families are planning summer relocations. Investors are activating spring acquisition strategies. New listings are flooding markets. For both buyers and sellers, March is actionable moment requiring decisive strategy aligned with community-specific conditions.

The regional narrative is clear: Airdrie offers buyer choice and affordability, Cochrane combines buyer leverage with community appeal, and Okotoks supports detached home demand and pricing resilience. Success in March requires understanding where your objectives align within this geographic spectrum.

Key Regional Statistics—March 2026 Spring Peak

Airdrie

• Sales: Accelerating from February baseline, approaching spring peak

• New Listings: Substantial spring surge arriving

• Inventory: Near pre-pandemic abundance across price ranges

• Months of Supply: Approaching 3.5-4 months; buyer-favorable conditions sustained

• Benchmark: Holding from February stabilization

• Buyer Position: Maximum choice; negotiation leverage on pricing and terms

Cochrane

• Sales: Strong spring momentum; above-average activity

• New Listings: Spring inventory flood continuing from January-February

• Inventory: Multiple options across price ranges and neighborhoods

• Months of Supply: 5+ months (buyer's market)

• Benchmark: $636,800+ range; supported by demand

• Community Appeal: Schools, recreation, proximity to Calgary driving demand despite abundance

Okotoks

• Sales: Detached home demand strengthening; competitive

• New Listings: Spring surge finally reaching tight market

• Inventory: Growing but still supply-constrained relative to demand

• Months of Supply: Approaching 3 months; moving toward balance from seller advantage

• Benchmark: Supported by detached home demand and limited supply

• Seller Position: Still favorable but reduced from winter/January

Regional Patterns

Spring 2026 is strongest sales month for year

New listings flooding all communities

Detached home demand strong in Okotoks and Cochrane

Buyer leverage substantial in Airdrie and Cochrane; meaningful in Okotoks

Regional Sales Activity—Spring Market Peak

March 2026 sales activity reaches seasonal peak across CREB regional communities. This is the busiest sales month for year—buyers who delayed through winter are transacting, families are purchasing for summer occupancy, investors are executing spring acquisition plans. Sales velocity across Airdrie, Cochrane, and Okotoks accelerates dramatically from February and January baselines.

The March spring peak pattern is traditional, but the underlying market dynamics are distinctly 2026. Inventory abundance in Airdrie and Cochrane means sales velocity is supported by supply. Okotoks' detached home demand is driving transaction activity despite overall tighter market. Communities show differentiated sales patterns reflecting their distinct market positions.

For buyers active in March, the spring peak brings both opportunity and challenge. Opportunity: maximum inventory selection and active buyer demand means properties move quickly when positioned well. Challenge: competition from other spring buyers means offers face competing bids if property appeals widely.

For sellers listing in March, spring peak creates both advantage and risk. Advantage: maximum buyer activity means quality properties find genuine interest. Risk: market saturation means listings compete intensely. Properties must be move-in ready and priced competitively to stand out.

March 2026 confirms what February suggested: regional demand remains healthy despite 2025's inventory expansion and 2026's continued supply growth. Communities continue attracting buyers based on fundamentals—schools, lifestyle, affordability versus Calgary proper, employment proximity.

Community Spotlight: March 2026 Spring Peak by Community

Airdrie: Buyer Paradise, Maximum Choice Season

Airdrie in March 2026 represents buyer market textbook form. Inventory approaches pre-pandemic abundance. Multiple options exist in virtually every price range and property type. Months of supply remain in buyer-favorable 3.5-4 month range. New listings continue arriving alongside March sales activity.

For Airdrie buyers, March is superb timing but requires rapid decision-making. Properties positioned compellingly sell quickly—the market moves fast when good inventory exists. Buyers must be pre-approved, prepared for inspections, ready to make offers. Hesitation costs opportunities as spring buyer surge competes for quality properties.

First-time buyers find Airdrie's March conditions optimal: abundant choice, realistic pricing, achievable affordability, and strong buyer leverage. Investors find townhome and apartment investment opportunities with cash flow analysis supported by reasonable acquisition costs.

For Airdrie sellers, March conditions demand excellent execution. Competition from other new listings is intense. Pricing must be realistic. Properties must show exceptionally well. Professional marketing is essential. Sellers accepting 2026 realities still achieve successful outcomes; sellers clinging to 2024 expectations face extended marketing timelines.

Airdrie's March story is buyer empowerment. The community transformed from 2023-2024 scarcity to 2026 abundance. Spring peak crystallizes this transformation.

Cochrane: Strong Demand, Balanced Abundance

Cochrane's March continues the buyer-favorable conditions established through January and February. The spring inventory surge is full force, yet underlying demand remains strong. Schools, outdoor recreation, growing town services, and reasonable Calgary proximity continue driving buyer interest.

For Cochrane buyers, March offers exceptional advantage. Five-plus months of supply means genuine choice. Competition from other buyers is present but not overwhelming relative to inventory abundance. Negotiation is standard; multiple offers are possible on particularly appealing properties but not universal.

The Cochrane March pattern demonstrates that supply abundance doesn't equal buyer panic—it equals buyer empowerment balanced against continued demand fundamentals. Properties sell throughout spring; marketing times have extended versus 2024, but transactions remain healthy.

For Cochrane sellers, March requires strong positioning. Realistic pricing, professional marketing, and move-in readiness are essential. However, the community's appeal and continued demand fundamentals mean appropriately positioned inventory still attracts buyers and transacts successfully.

Cochrane occupies sweet spot: buyer advantage without disaster, inventory abundance without supply collapse, spring peak activity without speculative frenzy. This balance reflects healthy market maturity.

Okotoks: Detached Demand Strengthens, Supply Constraint Easing

Okotoks' March shows detached home demand reaching spring peak strength. Buyers seeking Okotoks properties are actively shopping and transacting. New listings have arrived with spring surge, but inventory still lags long-term historical norms. The combination creates distinct dynamic: seller advantage persists on constrained supply, yet buyer leverage is expanding.

For Okotoks buyers, March conditions have improved notably from January's scarcity. Supply growing toward balance means more options and improved negotiation feasibility. Conditional offers are more acceptable; price negotiations more likely. Buyers committed to Okotoks find March offers better timing than January's constraints.

For Okotoks sellers, March remains favorable. Detached home demand is strong. New listings are arriving but absorption is steady. Properties priced appropriately and marketed professionally sell without extended marketing timelines. The community's appeal continues supporting buyer interest.

Okotoks' March trajectory suggests spring surplus will continue moderating seller advantage while maintaining detached home price support. The community is moving toward balance similar to Cochrane but at slower pace reflecting slower supply growth.

The March Okotoks pattern demonstrates that even in spring peak, supply-constrained communities maintain seller advantage—not as pronounced as winter but meaningful nonetheless.

Benchmark Prices—Spring Stability and Support

March 2026 benchmarks across regional communities show stability or support:

Airdrie Benchmark: Holding from February-March stabilization; spring peak isn't driving price appreciation but isn't eroding pricing either

Cochrane Benchmark: Supported by demand; spring abundance hasn't collapsed pricing; fundamentals maintaining integrity

Okotoks Benchmark: Well-supported by detached home demand and constrained supply; pricing resilience evident even with spring surplus

Regional Pattern: Spring peak activity supporting pricing stability across all communities; no distress pricing evident

The March benchmark story is reassuring. Spring peak activity hasn't triggered price collapse. Communities showing abundance (Airdrie, Cochrane) have found pricing equilibrium. Communities with constrained supply (Okotoks) continue supporting pricing through demand. This pattern suggests market fundamentals remain healthy.

For buyers negotiating in March, benchmark stability suggests pricing has genuinely found equilibrium—negotiation opportunity exists, but continued price collapse isn't expected. For sellers pricing in March, benchmark support suggests realistic pricing remains achievable without extreme discounting.

Inventory & Listings—Spring Flood Peak

March 2026 inventory patterns show spring flood at peak:

Airdrie

• New listing arrivals reaching seasonal apex

• Inventory near pre-pandemic abundance

• Multiple options in all price ranges and property types

• Spring buyer competition present but inventory abundance supports choice

Cochrane

• New listing volume continuing elevated pace

• Months of supply 5+ months; unprecedented buyer selection

• Spring inventory completely available by March

• Competition from other listings intense; positioning critical

Okotoks

• New listings arriving with spring surge

• Supply constraint easing but still relative scarcity versus alternatives

• Inventory still below long-term averages

• Detached home shortage persists despite spring additions

The March inventory pattern confirms spring has fully arrived. For Airdrie and Cochrane, new listing volume is substantial—buyer competition means properties must appeal to sell quickly. For Okotoks, supply is growing but from constrained baseline—scarcity remains relative advantage.

What March 2026 Means for Regional Buyers and Sellers

For Buyers

March 2026 is peak buying season. Inventory across all communities is at maximum. Sales velocity is strong. Buyer activity is at highest point. This combination creates both opportunity and pressure.

Opportunity: Maximum inventory, continued buyer leverage in Airdrie and Cochrane, improving buyer position in Okotoks, strong fundamentals supporting community appeal. Buyers ready to transact find selection unavailable in other seasons.

Pressure: Competition from other spring buyers, fast-moving properties in desirable communities, need for rapid decision-making and offer preparation.

Successful March buyers are pre-approved, clear on priorities, prepared to move decisively on suitable properties, and positioned within their optimal community.

For Sellers

March peak brings maximum buyer activity but intense listing competition. Success requires excellence: realistic pricing, professional marketing, move-in readiness, responsive communication.

Sellers accepting these requirements and executing accordingly achieve strong results. Properties listed in March (even late March) still benefit from peak-season buyer activity through late April. Sellers delaying to "wait for better timing" risk spring saturation and reduced buyer attention.

For Investors

March spring peak is final major sourcing opportunity before summer slowdown. Patient investors find deals if they focus on cash flow rather than appreciation speculation. Airdrie and Cochrane multi-family and townhome inventory offers acquisition opportunities. Okotoks detached home constraints may support long-term appreciation even if March acquisition prices seem elevated.

CREB Outlook: Spring 2026 Toward Balanced Conditions

CREB spring 2026 outlook projects communities moving toward balanced conditions as year progresses. This implies:

• Continued inventory normalization

• Sustained buyer leverage in Airdrie and Cochrane

• Gradual moderating of Okotoks seller advantage

• Pricing stabilization across all communities

• Healthy transaction activity supporting real estate fundamentals

March 2026 spring peak represents moment when this trajectory accelerates. Inventory abundance finalizes, buyer leverage crystallizes, community differentiation becomes clear.

Work with Stephen Schacher at BECK Real Estate Ltd

March 2026 spring peak is actionable moment. Buyers should be shopping. Sellers should be listing. Investors should be sourcing. Delay means missing spring opportunity window that closes by May.

Stephen Schacher brings expertise in navigating spring peaks. He understands which communities will absorb spring inventory efficiently (Cochrane with strong demand, Okotoks with constrained supply) versus which will show extended marketing timelines (Airdrie abundance). He positions buyers for competitive spring market success and sellers for realistic spring peak transactions.

Whether you're capitalizing on spring buyer activity, positioning property for peak-season marketing, or strategically acquiring investment opportunity, March timing is actionable.

Connect with Stephen today. Spring 2026 represents the strongest buyer and seller activity season. Position for success in your chosen community—Airdrie, Cochrane, Okotoks, or the broader CREB regional market.

BECK Real Estate Ltd

Stephen Schacher

Data sourced from CREB® Regional Monthly Stats Package — March 2026 Spring Market Report

February 2026 Regional Real Estate Market: Green Shoots of Spring, Community Momentum Emerging

February 2026 signals early spring with regional real estate markets showing first signs of seasonal upswing. Sales activity accelerated from January's winter baseline across CREB regional communities. Airdrie recorded 91 sales with 154 new listings and months of supply settling around 3 months. Cochrane's benchmark reached $636,800 (up 5.3% YoY). Okotoks showed sales slowing versus new listings with SNLR falling below 60%, yet benchmark remained firm at $699,900 (up 1% YoY).

The February pattern reveals spring momentum building beneath surface. New listings are arriving ahead of sales—creating inventory cushion that enables buyer negotiation. Benchmarks across communities are holding or improving year-over-year despite inventory abundance. The narrative is neither dramatic seller recovery nor buyer panic—it's measured spring transition with green shoots of consistent activity.

For early 2026 movers, February timing offers advantage. Spring buyers flood markets in March-April; early February buyers operate with reduced competition and meaningful inventory selection.

Key Regional Statistics—February 2026

Airdrie

• Sales: 91

• New Listings: 154

• SNLR: 59%

• Months of Supply: ~3 months

• Benchmark: $603,500 (up 5.4% YoY—measurement period reflection noted)

• Market Position: Balanced with buyer leverage emerging

Cochrane

• Sales: Steady acceleration from January

• New Listings: Continuing abundant flow

• Benchmark: $636,800 (up 5.3% YoY)

• Market Position: Buyer-favorable; new listing momentum sustaining January conditions

• Supply Status: Still elevated relative to historical norms

Okotoks

• Sales: Slowing versus new listings

• New Listings: Beginning spring surge

• SNLR: Below 60% (approaching balanced territory)

• Benchmark: $699,900 (up 1% YoY; stable)

• Market Position: Transitioning from seller-favorable toward balance

• Price Support: Maintained despite supply growth

• Regional Patterns

• February benchmarks showing YoY improvement or stability across communities

• New listing flow beginning spring acceleration

• Sales accelerating from winter seasonal low

• SNLR declining as new listings arrive; buyer leverage expanding

Regional Sales Activity—Spring Building

February 2026 sales activity shows meaningful acceleration from January's winter baseline. Airdrie's 91 sales represent stronger February activity; Cochrane maintains steady absorption of expanded inventory; Okotoks shows relative strength despite spring-driven new listing surge.

The key insight is sales activity accelerating alongside new listings. This pattern suggests spring demand is building—buyers are beginning to emerge from winter hibernation. The combination of accelerating sales and sustained new listing flow means months of supply will continue supporting buyer conditions throughout spring.

February traditionally precedes spring surge; this year's February shows buyers already awakening. Families considering relocation to Cochrane, first-time buyers exploring Airdrie affordability, and investors evaluating Okotoks opportunity are all shopping. The 91 Airdrie sales and Cochrane's steady transaction pace reflect this emerging buyer activity.

For sellers listing in February, timing is advantageous. The spring buyer wave hasn't yet peaked, reducing competition from other new listings. Properties listed in February often capture early buyer attention before spring saturation.

Community Spotlight: February 2026 Momentum by Community

Airdrie: Balanced Conditions, Buyer Negotiation Leverage

Airdrie's February data shows 91 sales with 154 new listings and approximately 3 months of supply. The benchmark of $603,500 (up 5.4% YoY) is notable—modest benchmark improvement despite inventory abundance suggests pricing correction from 2025 has stabilized. The market is absorbing new supply at healthy pace while maintaining pricing integrity.

For Airdrie buyers, February conditions offer sweet spot. Months of supply at 3 months provides options without overwhelming selection. New listing pace is brisk but not chaotic. Competition from other buyers is present but not intense. Conditional offers are increasingly accepted. Negotiation on price and terms is standard.

For Airdrie sellers, February requires realistic pricing but remains navigable. Properties priced competitively and marketed professionally still attract buyer attention. The 91 sales in February demonstrate that appropriately positioned inventory continues transacting despite abundance. Sellers who accept 2026 market realities rather than clinging to 2024 pricing expectations achieve results.

Airdrie's affordability versus Calgary proper and inventory abundance combine to make the community excellent option for first-time buyers and investors. February's early spring momentum reinforces this positioning.

Cochrane: Sustained Buyer Advantage, Spring Inventory Sustaining

Cochrane's February shows benchmark of $636,800 (up 5.3% YoY) despite continuing abundant supply. This pricing resilience is significant—it suggests fundamental demand is supporting values even as supply remains elevated. The continued brisk new listing pace indicates spring flooding hasn't peaked; February is just the beginning of seasonal acceleration.

For Cochrane buyers, February offers exceptional advantage. The 5+ month months of supply from January appears sustained. New listings continue arriving. Buyer selection and negotiating leverage remain pronounced. The YoY benchmark improvement despite abundant supply suggests pricing has stabilized after 2025's adjustment—buyers negotiating in February are likely finding bottom-market pricing.

For Cochrane sellers, February remains challenging. The community's abundance means competition. Pricing must be realistic. Marketing must be compelling. However, the YoY benchmark improvement suggests buyers are still actively purchasing—the community hasn't entered distress, it's just returned to buyer-favorable equilibrium.

Cochrane's schools, recreation, and lifestyle continue driving demand fundamentals. The abundant supply reflects market correction from scarcity, not community appeal collapse.

Okotoks: Supply Growing, SNLR Approaching Balance

Okotoks' February shows sales slowing versus new listings, with SNLR dropping below 60%. This pattern suggests spring surge is arriving and supply abundance is beginning even in the traditionally tight Okotoks market. Yet benchmark at $699,900 (up 1% YoY) remains supported—pricing hasn't eroded despite supply growth.

For Okotoks buyers, February conditions represent shift from January's tight constraints. New listings are arriving. The SNLR below 60% suggests buyer negotiation becoming more feasible. Multiple offer situations remain possible but are less common than January. Okotoks remains supply-constrained versus Airdrie or Cochrane, supporting buyer patience.

For Okotoks sellers, February remains favorable but less dominant than January. New listings are arriving. Competition is emerging. Realistic pricing remains essential, but the community's underlying demand and limited supply continue supporting transactions. Sellers with move-in ready properties continue finding buyers even as new competition increases.

The Okotoks pattern suggests spring supply surge will continue reducing seller advantage through March and April. However, the community is transitioning toward balance rather than swinging dramatically toward buyer dominance like Airdrie or Cochrane.

Benchmark Prices—February 2026 Stability and Improvement

February 2026 benchmarks across the region show stability or improvement year-over-year:

Airdrie Benchmark: $603,500 (up 5.4% YoY); modest improvement suggests pricing stabilization after 2025 adjustment

Cochrane Benchmark: $636,800 (up 5.3% YoY); strong YoY improvement despite abundant supply; demand resilience evident

Okotoks Benchmark: $699,900 (up 1% YoY); supported by supply constraint and demand consistency

Regional Pattern: YoY improvements across board suggest 2025 pricing adjustment is stabilizing; 2026 spring shows pricing health

The February benchmark story is encouraging. Despite 2025's inventory expansion and 2026's continued supply abundance, benchmarks are holding or improving versus prior year. This suggests pricing correction achieved equilibrium and demand remains sufficient to support values.

Buyers negotiating in February are likely finding stabilized pricing rather than continuing free-fall. Sellers pricing currently are pricing for markets in established equilibrium rather than markets in distress.

Inventory & Listings—Spring Surge Beginning

February 2026 inventory patterns show spring acceleration beginning:

Airdrie

• 154 new listings in February

• Months of supply ~3 months and stable

• Inventory maintaining levels supporting buyer options

• Higher-density segments continuing abundant

Cochrane

• New listing flow continued elevated

• Months of supply remains 4-5+ months

• Inventory supporting unprecedented buyer selection

• Spring supply surge beginning

Okotoks

• New listings arriving with February sales slowing versus additions

• Spring surge visible even in traditionally tight market

• SNLR below 60% reflects this shift

Supply still constrained versus regional alternatives

The February inventory pattern confirms spring surge is beginning. New listings are arriving ahead of sales absorption—a pattern that typically accelerates through March and April. For communities like Airdrie and Cochrane already abundant, spring supply surge will sustain buyer advantage. For Okotoks traditionally tight, spring surge represents shift toward buyer leverage.

What February 2026 Means for Regional Buyers and Sellers

For Buyers

February 2026 offers timing advantage. Spring buyer surge hasn't peaked; competition from other purchasers is minimal compared to March-April. New listings are abundant, giving selection. Benchmarks are stabilized, reducing negotiation uncertainty. Buyers ready to move in February capture advantage before spring crowds arrive.

Early movers in Airdrie and Cochrane benefit from reduced buyer competition. Okotoks buyers find supply finally growing, improving negotiating position. February is optimal window for buyers seeking combination of selection, leverage, and minimal competition.

For Sellers

February timing offers advantages. Spring buyer wave hasn't yet peaked, reducing competitive pressure from other new listings. Properties listed in February often attract early buyer attention. Pricing competitively and marketing professionally position for success before spring saturation.

Sellers motivated to transact should list in February while new listing competition is building but not yet overwhelming. Spring saturation begins meaningfully in March; February is last window for preference.

For Investors

February 2026 represents window for sourcing before spring price expectations reset. Properties are available in Airdrie and Cochrane with negotiation opportunity. Cash flow analysis supports investment decision-making as valuations remain stable. Early February positioning often precedes spring price expectation increases among investors.

Work with Stephen Schacher at BECK Real Estate Ltd

February 2026's regional market shows spring momentum building with community-specific opportunities. Whether you're capitalizing on Airdrie's balanced conditions, Cochrane's sustained buyer advantage, or Okotoks' shifting supply dynamics, early 2026 action positions for success.

Stephen Schacher brings expertise in how February's early spring patterns translate to March-April spring peak. He understands which communities will see inventory surge most dramatically and which will maintain relative constraint. He helps early movers—buyers and sellers—position strategically ahead of spring flood.

Connect with Stephen today to explore February and early spring opportunities aligned with your real estate objectives. Early action captures advantage before spring peak.

BECK Real Estate Ltd

Stephen Schacher

Data sourced from CREB® Regional Monthly Stats Package — February 2026

February 2026 Calgary Real Estate: Spring Awakening and Market Tightening

February 2026 marks the beginning of Calgary's residential real estate spring season, bringing renewed activity and the first meaningful price movement of the year. Sales rebounded to 1,526 units — a healthy 11.3% decline from February 2025 that actually masks accelerating month-over-month momentum. More significantly, the benchmark price rose to $560,500, the first seasonal uptick of 2026, signaling renewed buyer demand and tightening conditions in certain segments. As March approaches, the market is displaying the classic spring characteristics: rising activity, tightening inventory in premium segments, and divergent conditions across property types.

February 2026 Key Statistics

• Sales: 1,526 (down 11.3% year-over-year, up significantly month-over-month)

• Benchmark Price: $560,500 (down 4.4% year-over-year, up 1.1% from January)

• New Listings: 2,767 (down 2.3% year-over-year)

• Total Inventory: 4,822 units (elevated, with 50%+ in condo and row segments)

• Supply-to-New-Listings Ratio (SNLR): 55% (improved from January's 44%)

• Detached/Semi Supply: Under 3 months (tightening from January levels)

• Row Homes: Balanced conditions with some inventory absorption

• Apartments/Condos: Excess supply persists, buyer-favoring conditions hold

Sales Activity: Spring Momentum Building, Buyer Interest Intensifying

February 2026 sales of 1,526 units represent strong month-over-month growth from January's 1,234, indicating that buyers are increasingly active and engaged in the market. While the year-over-year decline of 11.3% is expected and aligned with broader market cooling trends, the sequential growth signals that spring is arriving early to Calgary. Families are making serious decisions about relocation, employers are finalizing transfer packages, and investors are recognizing opportunities in Calgary's stabilizing market.

The composition of February sales reveals important dynamics: detached home sales remain robust, suggesting that buyers are recognizing the potential for further inventory constraints as spring progresses. Row home transactions increased notably, capturing buyers seeking balance between affordability, maintenance, and space. Apartment sales continued their 2026 trend, with buyers leveraging abundant inventory and strong negotiating positions to secure favorable terms.

This sales acceleration into spring is typical, but February 2026's pace exceeds some forecasts, suggesting that Calgary's market transition is creating buyer optimism. The benchmark price increase to $560,500 reflects this renewed demand, particularly in detached and semi-detached segments where supply remains constrained.

Benchmark Prices: The First Seasonal Uptick, $560,500 Marks Spring Equilibrium

February's benchmark price of $560,500 represents the first monthly increase of 2026, up 1.1% from January's $554,400. This uptick, while modest, is significant: it indicates that renewed buyer demand is supporting prices and that the price-decline trend of 2024-2025 may be stabilizing. Importantly, the price increase is not uniform across all segments; it is most pronounced in detached homes and semi-detached properties where inventory constraints are creating price pressure.

The $560,500 benchmark, while down 4.4% year-over-year, establishes a floor that appears sustainable. For buyers and sellers, this price point represents equilibrium — buyers are accepting these prices rather than pushing for further discounts, and sellers are finding these prices reflect fair value for their properties. In detached homes, particularly those in desirable inner-city and established neighbourhoods, pricing power is increasing as inventory awareness spreads.

Inventory and New Listings: February's Supply Paradox

February 2026 inventory of 4,822 units represents a modest increase from January's 4,391 but remains well-elevated compared to pre-2024 norms. The apparent paradox: total inventory is high, yet detached home inventory is declining. This reflects the structural reality of Calgary's current supply: while apartment and row homes flood the market, detached inventory is being absorbed rapidly by buyers recognizing the tightening window.

New listings of 2,767 units in February, down 2.3% year-over-year, indicate that seller activity is normalizing after the January surge. Sellers are bringing properties forward as spring conditions improve visibility and buyer interest escalates. For the months ahead, new listing volume is expected to increase meaningfully, particularly in March and April, as spring prompts more sellers to list.

The SNLR of 55% reflects improving market balance, moving away from the extreme buyer-favorable conditions of January. This metric indicates that inventory is turning over more actively, with the ratio approaching more normalized historical levels. For buyers, this suggests that windows of opportunity — particularly in detached homes — are narrowing as spring progresses.

Property Type Breakdown: Detached Tightens, Condos Hold Buyer Advantage

Detached Homes: February brought noticeable detached inventory absorption, with supply falling below 3 months. This tightening reflects both strong buyer demand and reduced new supply in this segment. Homes priced attractively still generate multiple showings, and sellers are becoming more selective about offers. For buyers targeting detached homes, February represents a critical juncture: act now or face significantly more competition in March and April.

Semi-Detached: Similar to detached homes, semi supply has tightened but remains slightly less constrained. These properties continue to appeal to families seeking detached-style living at moderate price points. Semi-detached neighbourhoods like Bridgeland, Mahogany, and southeast communities are seeing active transaction volume.

Row Homes and Townhouses: Row home inventory remains balanced but trending downward as buyers who previously saw them as secondary options now recognize their value. February transactions were strong, with buyers moving decisively on properties priced competitively. The row segment remains more buyer-friendly than detached but less so than condos, representing a sweet spot for buyers balancing affordability with space.

Apartment and Condo Homes: February condo inventory remained elevated at over 2,400 units, maintaining powerful buyer leverage. With ~18,000 units under construction across Calgary, the condo market faces structural oversupply that will persist through 2026 and beyond. Buyers continue to negotiate aggressively, securing price reductions, seller concessions, and favorable financing terms. February reinforces that the apartment market remains distinctly buyer-favorable.

What This Means for Calgary Buyers and Sellers

For Detached Home Buyers: February is a critical month. If detached ownership is your goal, rising inventory tightness combined with seasonal momentum means competition is increasing. Properties that would have sat for weeks in January are now generating multiple offers by weekend. Price competitively, act decisively, and don't wait for further price drops in detached segment — supply is disappearing.

For Condo Buyers: Your advantage persists but may narrow slightly as spring progresses. However, with over 2,400 units available, February 2026 still presents exceptional selection and negotiating leverage. Lock in favorable terms while the market remains buyer-controlled.

For All Buyers: Spring 2026 is arriving, and property selection is improving across all segments. If you've been planning to purchase, February into March represents the optimal window before April's traditional peak season intensifies competition and reduces choice.

For Detached Home Sellers: February's price firmness reflects your advantage. List immediately if you're considering selling this spring; inventory constraints support your negotiating position. Competitively priced homes attract serious buyers and generate strong offers.

For Condo and Row Sellers: Pricing discipline is essential. February's new listings increase means buyer selection is expanding; only competitively priced properties attract serious interest. Accept that this segment requires patience and pricing precision.

The Condo Construction Reality: Why Apartments Remain Buyer-Friendly

A critical context for February's market data: approximately 18,000 residential units are under construction across Calgary, with the vast majority in condo/apartment configuration. This unprecedented supply pipeline means that even as existing inventory is absorbed, new units continually flow to market. For condo buyers, this structural oversupply will persist through 2026 and likely into 2027, maintaining buyer-favorable conditions regardless of seasonal fluctuations.

Contact Stephen Schacher at BECK Real Estate Ltd

February 2026's spring momentum creates opportunities and urgency simultaneously. Detached home buyers must act decisively before tightening accelerates; condo buyers can afford patience but should capitalize on strong leverage; sellers must price strategically and market professionally to succeed in expanding competition.

Stephen Schacher at BECK Real Estate Ltd understands February's market dynamics and can guide you toward decisions aligned with your timeline, budget, and objectives. Whether you're accelerating purchase timelines or refining pricing strategies, expert guidance makes the difference between good outcomes and great ones.

Contact Stephen now for a market-current consultation tailored to your specific situation.

Data sourced from CREB® (Cumulative Real Estate Board of Southern Alberta) for February 2026. Stephen Schacher represents buyers, sellers, and investors throughout Calgary and surrounding communities, with expertise across all property types and market conditions.

January 2026 Regional Real Estate Market: Community Differentiation Defines 2026 Opportunity

January 2026 opens regional real estate with distinctive clarity. CREB regional markets—Airdrie, Cochrane, Okotoks, Chestermere, Strathmore, and High River—enter 2026 with profound differentiation by community. Airdrie reports 106 sales with rising inventory and just-above-3-months supply. Cochrane reaches January record 149 new listings with months of supply settling around 5 months, signaling buyer advantage. Okotoks maintains tight inventory at 79 units with 63% SNLR, supporting continued seller advantage.

This community variation is 2026's defining feature. The regional market is no longer monolithic—it's a collection of distinct market conditions requiring strategic community selection. For buyers and sellers, January 2026 demands understanding which community aligns with your market position and objectives. Geographic location matters as much as timing.

Key Regional Statistics—January 2026

Airdrie

• Sales: 106

• New Listings: Steady flow

• Months of Supply: Just above 3 months

• SNLR: Approaching balanced territory

• Benchmark: Prices continuing modest adjustment downward

• Market Position: Transitioning toward buyer-favorable conditions

Cochrane

• Sales: 54

• New Listings: January record 149

• Months of Supply: 5 months (buyer-favorable)

• Benchmark: $550,800

• Market Position: Decisively buyer-favorable; highest buyer advantage in region

• Supply Position: Unprecedented new listing volume

Okotoks

• Sales: Steady activity

• New Listings: Limited, consistent with historical patterns

• Inventory: 79 units (tight)

• SNLR: 63% (seller-favorable)

• Benchmark: ~$599,500 (stable)

• Market Position: Most supply-constrained; seller advantage persists

Regional Patterns

• Buyer leverage varies dramatically by community

• New listing flow differentiated: Cochrane exceptional, Airdrie steady, Okotoks constrained

• Months of supply ranges 3-5 months across region

• Pricing patterns diverge: Airdrie adjusting, Cochrane/Okotoks stable

Regional Sales Activity—Opening 2026

January 2026 sales data reveals market opened strong, with typical January patterns evident but underlying momentum consistent. Airdrie's 106 sales represents healthy activity; Cochrane's 54 sales reflects seasonal January moderation but positions community for spring. Okotoks maintains steady absorption.

The January data pattern is important: it's early in year, seasonal winter slowdown is normal, yet communities continue transacting. The buyers shopping in winter are often serious and motivated. The inventory available in January—before spring surge—offers differentiated selection.

Cochrane's January record 149 new listings is particularly significant. This flooding of supply into the market in early January signals sellers recognizing 2026 market conditions and listing accordingly. The 5-month months-of-supply result reflects this extraordinary new listing volume. January has established that Cochrane 2026 will be decisively buyer-favorable.

Airdrie's 106 sales are healthy—communities with 3+ months of supply typically absorb inventory steadily. The just-above-3-months supply represents balance approaching buyer leverage. As months of supply continue rising through early 2026, Airdrie will shift further toward buyer advantage.

Okotoks' steady activity despite tight supply confirms demand persistence in the community. The 79-unit inventory and 63% SNLR are tight constraints supporting seller advantage. January activity suggests this advantage will persist through 2026 absent significant supply influx.

Community Spotlight: January 2026 Differentiation

Airdrie: Transitioning Toward Buyer Advantage

Airdrie opens 2026 with months of supply just above 3 months. The 106 January sales represent absorption of inventory at measured pace. The community isn't loosening as rapidly as fall 2025, but momentum remains toward buyer advantage.

For Airdrie buyers, January 2026 represents timing opportunity. As months of supply rise through 3+ months toward 4+ months through spring, buyer leverage will increase. Early 2026 buyers benefit from inventory selection while spring surge brings additional supply and competition moderation.

For Airdrie sellers, January 2026 requires realistic pricing. The days of multiple offers and price premiums are gone. Competitive positioning and honest pricing still attract buyers and support transactions, but leverage has shifted.

Airdrie's townhome and apartment segments remain the value opportunity in regional real estate. First-time buyers and investors continue finding opportunity in these segments despite 2025's price adjustments.

Cochrane: Extraordinary Buyer Advantage

Cochrane's January record 149 new listings combined with 5 months of supply represents unprecedented buyer advantage. This level of supply abundance gives buyers exceptional choice and negotiating power. Multiple properties in preferred neighborhoods, price ranges, and condition profiles exist simultaneously.

For Cochrane buyers, January 2026 is superb timing. The surfeit of supply created by January's record new listings means you can shop carefully, schedule inspections, negotiate terms, and select timing. Competition from other buyers is minimal in January; supply abundance supports buyer interest.

For Cochrane sellers, January conditions are challenging. The community's inventory explosion means competition is intense. Pricing must be realistic. Marketing must be compelling. Properties must be move-in ready or priced low enough to attract investors comfortable with renovation. Sellers accepting these realities still transact successfully; sellers clinging to 2024 pricing face extended marketing timelines.

Cochrane remains excellent community—schools, recreation, proximity to Calgary—but January 2026 has definitively established buyer-favorable conditions. This environment may persist through spring unless new listing volume moderates dramatically.

Okotoks: Supply-Constrained Advantage Persists

Okotoks opens 2026 with 79 units of inventory and 63% SNLR—the tightest supply position in the region. This constraint continues supporting pricing and giving sellers advantage unseen in Airdrie or Cochrane.

For Okotoks buyers, January 2026 requires different strategy than other communities. Patient negotiation, flexibility on timing, and acceptance of limited selection are necessary. Conditional offers are less feasible; cash or minimal-condition offers more competitive. Multiple offer situations remain possible on quality properties.

For Okotoks sellers, January 2026 remains excellent listing environment. Tight supply supports pricing. New listings absorb steadily. Marketing times remain brief. Sellers with move-in ready properties can command pricing integrity and minimal negotiation.

Okotoks' continued supply constraint through January suggests the community will maintain relative seller advantage through 2026. Supply would need to surge dramatically to shift buyer advantage similar to Airdrie or Cochrane.

Benchmark Prices—January 2026 Positioning

January 2026 benchmarks reflect 2025's transition and January's differentiated conditions:

Airdrie Benchmark: Continuing gradual adjustment downward; resale-new construction competition ongoing

Cochrane Benchmark: $550,800; stable following 5-month supply establishment

Okotoks Benchmark: ~$599,500; well-supported by supply constraint and consistent demand

Regional Pattern: Detached homes holding pricing better than higher-density properties

The benchmark story is stability in Cochrane and Okotoks despite differentiated supply conditions. Airdrie continues modest adjustment reflecting townhome/apartment abundance. This pattern suggests pricing stabilization is occurring across the region despite inventory variation.

Inventory & Listings—Regional Variation Defining Market

January 2026 inventory patterns establish the regional variation that will define 2026:

Airdrie

Inventory accumulating steadily

Months of supply rising toward 3.5-4 months as year progresses

Higher-density segments most abundant

Detached home supply more constrained

Cochrane

Extraordinary 149 January new listings

5 months of supply represents buyer's market in textbook form

Inventory across price ranges and property types abundant

Unprecedented buyer choice and leverage

Okotoks

Tight inventory at 79 units

Limited new listing flow relative to sales

Detached home shortage particularly pronounced

Supply constraint supporting pricing

These inventory patterns establish the geographic differentiation that will characterize 2026. Success—whether buying or selling—requires understanding which community's conditions align with your objectives.

What January 2026 Means for Regional Buyers and Sellers

For Buyers

January 2026 presents geographic opportunity. Airdrie offers emerging buyer leverage with months of supply approaching 3.5+ months. Cochrane offers extraordinary buyer advantage with 5-month supply and unprecedented new listing volume—the most buyer-friendly market in Calgary region. Okotoks requires patience and flexibility but supports buyer determination if community priority justifies negotiation challenge.

Strategic buyers match community to preference: those prioritizing maximum choice and leverage select Cochrane or Airdrie; those committed to Okotoks accept supply constraint and plan accordingly. Early 2026 timing favors patient, strategic buyers.

For Sellers

January 2026 requires community-specific strategy. Airdrie sellers must price competitively and market professionally; leverage is shifting from sellers to buyers. Cochrane sellers face intensely competitive environment with record supply; aggressive pricing and exceptional marketing are essential. Okotoks sellers retain advantage; realistic pricing still achieves transactions without extreme concessions.

Successful January sellers match expectations to community conditions and execute accordingly.

For Investors

January 2026 presents differentiated acquisition opportunity. Airdrie multi-family and Cochrane inventory abundance create negotiation windows. Cash flow analysis becomes essential as valuation multiples have compressed. Okotoks supply constraint and demand persistence may support appreciation but offer fewer negotiation opportunities. Strategic investors match investment profile to community conditions.

Work with Stephen Schacher at BECK Real Estate Ltd

January 2026's regional market is defined by community differentiation. Airdrie, Cochrane, and Okotoks are no longer equivalent options—they're distinct markets with differentiated conditions. Strategic geographic selection is as important as market timing.

Stephen Schacher brings insight into how these communities will evolve through 2026. He understands where buyer leverage is emerging (Airdrie, Cochrane) and where supply constraint will persist (Okotoks). He helps buyers and sellers match strategy to community conditions.

Whether you're capitalizing on Cochrane's historic buyer advantage, exploring Airdrie's emerging opportunity, or strategically pursuing Okotoks' constrained supply, Stephen provides guidance aligned with January 2026's differentiated conditions.

Connect with Stephen today to position for 2026 success in the community that matches your objectives.

BECK Real Estate Ltd

Stephen Schacher

Data sourced from CREB® Regional Monthly Stats Package — January 2026

January 2026 Calgary Real Estate: Buyer Advantage Emerges in Key Segments

January 2026 opens a new year with distinct divergence across Calgary's real estate market. While detached and semi-detached homes continue to show seller-favorable conditions, a significant shift has emerged in apartment and row home segments. With inventory hitting January highs not seen since 2020, buyers entering the market in early 2026 have unprecedented negotiating leverage — but only in certain property types. Understanding these divisions is critical for anyone making real estate decisions this quarter.

January 2026 Key Statistics

• Sales: 1,234 (down ~15% year-over-year)

• Benchmark Price: $554,400 (down ~5% year-over-year)

• Total Inventory: 4,391 units (highest January level since 2020)

• Supply-to-New-Listings Ratio (SNLR): 44%

• Months of Supply: ~3.56 overall (significant variation by property type)

• Row and Apartment Inventory: Majority of available units

• Detached and Semi Supply: Under 2.7 months (seller-favoring conditions persist)

Sales Activity: Rebound from December Lows, But with Divergent Conditions

January 2026 sales of 1,234 units represent a 15% decline from January 2025 — a natural post-holiday correction that reflects seasonal market patterns. However, January's sales volume shows a meaningful rebound from December's 1,126 units, signaling renewed buyer activity as the new calendar year prompts real estate planning. For many Canadians, January represents a natural reset point: new year resolutions include homeownership goals, corporate transfers are announced for spring/summer execution, and families begin seriously evaluating their next move.

The critical insight is not the year-over-year decline — this is normal and expected — but rather the composition of those sales. January's sales are heavily weighted toward apartment and row properties, where buyer selection and negotiating power have increased dramatically. Detached home sales, by contrast, remain constrained by inventory limitations, with competition among buyers still present. This bifurcation is the defining characteristic of early 2026 Calgary real estate.

Sales momentum heading into February and March suggests that spring will bring increased activity across all segments, but the advantages available to condo and row home buyers in January represent time-sensitive opportunities that may narrow as spring progresses and new listings arrive.

Benchmark Prices: Stabilizing Around $554K with Property-Type Variance

The January 2026 benchmark price of $554,400 represents substantial stability compared to late 2025 levels, with a 5% year-over-year decline establishing a clear price floor for Calgary's market. This price point reflects the normalization process that began in 2024 and continued throughout 2025, creating a new baseline that is sustainable, affordable relative to local incomes, and attractive to a broad range of buyers.

Importantly, benchmark price stability masks significant variation by property type. Detached homes, remaining tight in supply, are experiencing far less price pressure than apartments and row homes where inventory abundance is creating downward pressure. Condo buyers in particular are finding that sellers in this segment are more willing to negotiate, offer concessions, and price attractively to move inventory. This divergence means that the average benchmark price of $554,400 understates both the resilience of detached prices and the opportunity for apartment buyers.

Inventory and New Listings: January Surge Driven by Row and Apartment Supply

January 2026's inventory of 4,391 units marks the highest level for any January since 2020, and this surge is almost entirely driven by row homes and apartment condos. These two segments, accounting for the majority of available inventory, reflect the structural supply reality: residential construction over the past 24 months has heavily favored multi-unit and row configurations, and that new supply is now flowing to market.

New listings activity in January indicates healthy turnover, with sellers continuing to bring properties forward despite winter conditions and the reduced visibility of their homes. For inventory-tracking purposes, the elevated January level is not anomalous; it reflects normal seasonal patterns combined with structural oversupply in apartment and row segments. The question for spring is whether detached and semi-detached inventory increases as the season progresses, or whether these segments remain constrained and competitive.

For buyers, the message is clear: if you are interested in row homes or apartments, January 2026 offers a selection that will likely narrow as spring progresses and new detached inventory absorbs buyer attention. Acting decisively in this window maximizes negotiating leverage.

Property Type Breakdown: The Tale of Two Markets

Detached Homes: Supply under 2.7 months indicates a seller's market, with competition among buyers limiting price negotiation. Homes priced appropriately and presented professionally generate multiple showings and attract serious offers. Detached home buyers cannot expect the concessions available in other segments and should be prepared to act decisively when the right property appears.

Semi-Detached: Similar to detached homes, semis operate under 2.7 months supply, maintaining seller advantages. These properties appeal to families seeking more space than townhouses but at lower price points than detached homes. Semi inventory remains relatively tight, particularly in popular neighbourhoods, preserving pricing power for sellers.

Row Homes and Townhouses: This segment represents one of January's primary inventory categories, with supply elevated and buyer-favorable conditions firmly established. Row homes offer excellent value, lower maintenance overhead compared to detached properties, and in many cases, superior finish standards to comparably priced detached homes. January represents a prime window for row home buyers to negotiate price, terms, and seller concessions.

Apartment and Condo Homes: Apartment inventory represents the largest segment of available units, driven by Calgary's ongoing residential construction boom (~18,000 units under construction). Buyers in this segment enjoy maximum negotiating leverage: multiple options, sellers motivated to move inventory, and pricing pressure most acute in this category. Condo purchasers can afford to be selective, negotiate aggressively, and seek financing flexibility or seller concessions.

What This Means for Calgary Buyers and Sellers

For Detached Home Buyers: Act now. Inventory is limited, competition exists, and spring typically brings additional supply. If you've identified a detached home that meets your criteria and is priced competitively, don't delay. The window for taking advantage of winter market conditions closes quickly as spring arrives.

For Condo and Row Home Buyers: You hold the advantage in January 2026. Negotiate actively, request seller concessions, ask for financing terms that favor your position, and don't rush into premium pricing. Inventory is abundant; opportunities abound. Take your time to find the right property and the right terms.

For Detached Home Sellers: Market conditions remain favorable. Price your home appropriately and market aggressively to attract buyer attention. Expect strong interest from qualified buyers in the tight supply environment.

For Condo and Row Home Sellers: Pricing is critical. Overpriced properties languish; competitively priced homes attract serious interest. Be prepared to negotiate and consider what concessions make your property attractive versus the abundant alternatives available to buyers.

Contact Stephen Schacher at BECK Real Estate Ltd

January 2026 presents a complex market with distinct advantages for different buyer profiles. Whether you're seeking a detached home with inventory constraints or a condo with unprecedented selection, navigating the divergent conditions requires expert guidance.

Stephen Schacher at BECK Real Estate Ltd specializes in matching buyers and sellers with the specific market conditions they face. With current market data, deep community knowledge, and a commitment to your success, Stephen helps clients make confident decisions in Calgary's segmented 2026 real estate landscape.

Contact Stephen today for a no-pressure consultation and discover how to leverage your market position.

Data sourced from CREB® (Cumulative Real Estate Board of Southern Alberta) for January 2026. Stephen Schacher is an experienced Calgary real estate agent serving buyers, sellers, and investors across all property types and neighbourhoods.

2025 Regional Real Estate Year in Review: A Year of Market Transition and Healthy Normalization

2025 will be remembered as a year of transition for CREB regional real estate markets. After the extraordinary seller's market conditions of 2021-2024, regional communities—Airdrie, Cochrane, Okotoks, Chestermere, Strathmore, and High River—moved toward genuinely balanced conditions. Annual sales across regional communities declined approximately 16% compared to 2024, yet this decline aligns with long-term sustainable trends rather than signaling market distress.

The year's narrative arc tells a story of normalization. Spring 2025 showed inventory beginning to expand. Summer brought buyer leverage emerging. Fall consolidated the shift toward balance. By December, regional real estate had fundamentally transformed from the scarcity-driven market of recent years into a market where both buyers and sellers could negotiate meaningfully. This transition, while challenging for some sellers, represents genuine market health and sustainability.

Looking back across twelve months of data and dynamics, 2025 accomplished something important: it restored rational market conditions to communities that had drifted into unsustainable extremes.

2025 Regional Market: The Numbers

Annual Sales and Activity

Annual sales across CREB regional communities declined approximately 16% versus 2024. While headline-grabbing, this decline masks important context: 2024 was elevated. 2025 activity aligns with long-term historical trends and sustainable market fundamentals. Regional communities remain active and healthy—they're simply returning to historical norms rather than exceptional scarcity-driven extremes.

Inventory Expansion

The defining story of 2025 is inventory normalization. Months of supply across regional communities expanded from critically constrained levels (sub-2 months in many segments) to balanced 3-4 month range. Airdrie inventory reached pandemic-era abundance. Cochrane supply grew steadily. Okotoks inventory increased from below-trend baselines.

This inventory expansion is healthy. It eliminated artificial seller advantages and enabled genuine negotiation. It gave buyers options for the first time in several years.

Community Performance

Airdrie: Annual benchmark ease ~2%; abundant inventory particularly in townhome/apartment segments; transition to balanced conditions

Cochrane: Sales relatively strong versus prior year; balanced supply-demand conditions; consistent community appeal supporting demand

Okotoks: Sales consistent with prior year and above long-term trends; inventory up 40% but still 30% below long-term averages; tight supply supporting pricing

Chestermere, Strathmore, High River: Stable activity; modest inventory growth; steady demand fundamentals

Pricing Patterns

Regional benchmark prices remained fundamentally resilient throughout 2025. While higher-density segments (townhomes, apartments) experienced selective softening, detached homes maintained pricing integrity across the region. The distinction matters: property type influences pricing trajectory as much as community selection.

The Four Quarters of 2025: A Market Evolution

Q1 2025: Inventory Emerging, Spring Anticipation

Q1 2025 opened with inventory beginning to expand after years of constraint. Winter conditions moderating early activity, but new listings were arriving steadily. Months of supply were beginning to ease from emergency-shortage levels. Buyers could sense shift coming. Sellers began recognizing that scarcity advantage was eroding.

Spring 2025 outlook was optimistic. More inventory, improving weather, and returning buyer confidence seemed positioned for active market. Yet by quarter's end, it became clear that the transition would be different from traditional spring recoveries.

Q2 2025: Inventory Acceleration, Buyer Leverage Emerging

Q2 2025 proved pivotal. Spring brought inventory expansion accelerating beyond seasonal norms. Months of supply rose notably. New listings continued outpacing sales. Sellers who had relied on scarcity found competition emerging. Buyers who had waited patiently saw leverage materializing.

Price declines concentrated in higher-density segments where inventory abundance was most pronounced. Detached homes maintained better pricing support through continued buyer demand and relative supply constraint. By early summer, regional market dynamics had fundamentally shifted.

Q3 2025: Buyer Advantage Consolidating, Market Transition Complete

Q3 2025 solidified the buyer-favorable conditions that had emerged in spring. Months of supply reached 3-4 months across communities. SNLR (Sellers-to-New-Listings Ratio) declined below balanced territory. Buyers held genuine negotiating leverage for the first time since 2019.

Fall's traditional seasonal slowdown combined with summer's inventory expansion created distinctive market dynamic. Sellers couldn't rely on weather-driven buyer urgency. Buyers could be selective about timing and terms. This convergence accelerated pricing adjustment in softer segments while detached homes maintained integrity.

Q4 2025: Winter Stability, Market Settled

Q4 2025 brought winter seasonality to a market that had already undergone most of its transition. December entered with fundamentals fundamentally changed from January: inventory balanced, buyer leverage established, pricing reflecting realistic conditions. Winter activity moderated seasonally, but underlying market health remained evident.

Year-end 2025 found regional real estate in genuinely balanced conditions. The transition was complete.

Community Spotlights: 2025 in Review

Airdrie: From Scarcity to Abundance

Airdrie's 2025 arc was transformation. The year opened with relatively constrained inventory. By mid-year, townhome and apartment supply had expanded dramatically. Annual benchmark eased approximately 2%, primarily reflecting resale competition against new construction in higher-density segments.

Airdrie's annual story was supply correction. Detached home supply grew modestly; higher-density inventory surged. This divergence created opportunity for buyers in townhome and apartment segments—first time in years buyers had meaningful choice.

For 2025 sellers in Airdrie, adaptation was essential. Properties had to price competitively and market compellingly. For 2025 buyers, Airdrie presented unprecedented selection and negotiating leverage.

Cochrane: Steady Performer, Balanced Throughout

Cochrane's 2025 was characterized by consistency. Sales activity remained relatively strong compared to prior year. Supply gains were steady and distributed across property types. Community demand continued supporting activity based on schools, recreation, and lifestyle appeal.

Cochrane largely avoided Airdrie's dramatic inventory surge and Okotoks' continued scarcity. The community occupied balanced middle ground throughout 2025. Months of supply expanded but absorption remained healthy. Pricing remained stable. This balance made Cochrane attractive to both buyers seeking equilibrium and sellers wanting less competitive environment than Airdrie but more choice than Okotoks.

Okotoks: Supply Growth from Constrained Base

Okotoks' 2025 involved inventory growth from a still-constrained baseline. Supply grew 40% year-over-year but remained approximately 30% below long-term historical averages. Detached homes continued attracting consistent demand supporting pricing. Sales remained strong relative to available inventory.

For 2025, Okotoks represented different market dynamic than other regional communities. Seller advantages persisted. Buyer leverage was available but not as pronounced as Airdrie. Pricing remained supported. New listings continued absorbing steadily.

Okotoks' 2025 suggested that supply constraints would persist, supporting the community's long-term pricing and demand fundamentals.

Pricing Trends Throughout 2025

Regional benchmark prices showed divergence by property type and community:

Airdrie: Modest annual declines reflecting higher-density supply abundance

Cochrane: Stable pricing; minimal annual movement reflecting balanced conditions

Okotoks: Pricing resilience; supply constraints supporting benchmark maintenance

Detached Homes Region-Wide: Better pricing support than townhomes/apartments

Higher-Density Properties: More pronounced adjustment reflecting abundant new supply

The 2025 pricing narrative is not collapse—it's rational adjustment. Segments with abundant new supply experienced correction. Segments with supply constraints maintained integrity. This differentiation reflects healthy market functioning rather than distress.

What 2025 Taught Regional Buyers and Sellers

For Buyers: 2025 was a lesson in patience and leverage. After years of desperately competing for scarce inventory, 2025 restored buyer agency. Those who could wait benefited from inventory expansion and negotiating leverage. Airdrie townhome buyers found unprecedented options. Cochrane buyers enjoyed balanced conditions. Even Okotoks buyers found slightly improved negotiating positions. Buyers who adapted strategy from 2023-2024 scarcity mindset to 2025 abundance opportunity captured material value.

For Sellers: 2025 required adaptation. Scarcity advantages that existed in 2023-2024 evaporated. Realistic pricing became essential. Marketing excellence mattered more. Properties priced competitively and marketed professionally sold successfully; overpriced or neglected properties faced extended marketing timelines. Sellers who accepted this transition and adapted accordingly transacted successfully. Sellers clinging to 2023-2024 pricing expectations faced frustration.

For Investors: 2025 presented acquisition opportunity after years of inflated valuations. Patient investors who sourced deals in expanding-inventory communities like Airdrie found cash-flowing properties at rational prices. Multi-family assets in Cochrane and townhome portfolios in Airdrie became acquirable at sustainable cap rates.

2026 Outlook: Momentum Toward Balance

CREB outlook suggests regional communities will move toward balanced conditions in 2026. This implies:

Continued inventory normalization: Months of supply settling in 3-4 month range

Sustained buyer leverage: Negotiation becoming permanent feature rather than temporary transition

Pricing stabilization: After 2025's transition, pricing settling at new equilibrium

Community differentiation: Airdrie, Cochrane, Okotoks maintaining distinct market positions

Fundamental demand persistence: Regional communities continuing attracting buyers based on lifestyle, schools, value versus Calgary proper

2026 enters with healthier market fundamentals than 2024. Scarcity-driven extremes are gone. Genuine balance is establishing. This foundation supports sustainable appreciation and healthy transaction activity.

Work with Stephen Schacher at BECK Real Estate Ltd

2025's transition—from seller's market extremes to balanced conditions—fundamentally changed regional real estate. The lessons of 2025 will influence strategy throughout 2026 and beyond.

Stephen Schacher brings insight from months of navigating 2025's market evolution. He understands how Airdrie's inventory surge, Cochrane's balance, and Okotoks' continued appeal played out across real transactions. He's helped buyers and sellers adapt to 2025's changes and position for 2026's continued normalization.

As 2026 approaches, regional real estate opportunity remains strong. Buyers and sellers who understand 2025's lessons and position accordingly will succeed. Connect with Stephen to explore how 2026 real estate aligns with your objectives.

BECK Real Estate Ltd

Stephen Schacher

Data sourced from CREB® Regional Monthly Stats Package — 2025 Year-End Summary

December 2025 Calgary Real Estate Market: A Year of Transition Complete

As 2025 draws to a close, the Calgary real estate market reflects on a year of significant transition and normalization. December brought the expected seasonal slowdown, but the broader context reveals a market that has successfully shifted from the frenzied conditions of recent years to a more balanced, sustainable landscape. For buyers and sellers navigating the final weeks of 2025, understanding these year-end dynamics is essential.

December 2025 Key Statistics

• Sales: 1,126 (down 14.2% year-over-year — typical seasonal decline)

• Benchmark Price: $554,700 (down 4.7% year-over-year)

• Inventory: Elevated levels indicating ample selection for buyers

• Full-Year 2025 Sales: 22,751 (down 16% YoY but aligned with long-term historical trends)

• Supply Conditions: Improved across all property types

• Market Character: Balanced — transition from buyer's to seller's markets by property type

Sales Activity: December's Seasonal Reality and 2025's Broader Pattern

December 2025 sales of 1,126 units represent a 14.2% decrease from December 2024, which is entirely consistent with seasonal patterns in Calgary real estate. Winter months traditionally see reduced buyer activity due to holiday commitments, challenging weather, and fewer families looking to relocate during the school year. However, the more meaningful story lies in 2025's full-year performance: 22,751 sales marked a 16% decline from 2024, yet this figure aligns closely with Calgary's long-term average market activity levels.

This normalization is precisely what the market needed. After years of unprecedented demand, elevated prices, and limited inventory, 2025 brought the cooling correction that allows for sustainable growth. Buyers returned to the market with more negotiating power, particularly in segments that had experienced rapid appreciation. The reduced migration pressure from interprovincial movement and economic uncertainty created space for genuine market discovery rather than panic buying.

For those monitoring sales trends, the December slowdown should not be interpreted as market weakness — it is seasonal rhythmicity. The underlying health of Calgary's real estate market is reflected in full-year data showing resilience, adequate supply, and conditions that favor thoughtful decision-making over rushed transactions.

Benchmark Prices: Down 4.7% Annually, Settling into New Reality

The December 2025 benchmark price of $554,700 represents a 4.7% decline from December 2024, continuing the gradual price normalization that defined 2025. This decline follows the price corrections experienced in late 2024 and early 2025, establishing a new equilibrium point for Calgary's market. For long-term investors and homeowners, this adjustment reflects a return to price levels more aligned with local incomes and market fundamentals.

Importantly, the benchmark price decrease does not signal a crash — it reflects a market recalibration. Prices remain above pre-2021 levels, and the decline has been gradual rather than precipitous. This measured adjustment is actually healthy for market sustainability, as it brings affordability back into balance with local wage growth and creates opportunities for new buyers who were priced out during the rapid appreciation years.

Inventory and New Listings: Supply Returns to Balanced Levels

December 2025's elevated inventory levels represent a fundamental shift in market supply dynamics. After years of constrained inventory that favored sellers, 2025 brought meaningful new listings to market as property holders reassessed their timelines and pricing expectations. Improved supply across residential segments — including detached, semi-detached, row, and apartment homes — has restored balance and given buyers legitimate choices.

The increase in available inventory is not a sign of weakness; rather, it indicates a market achieving balance. When supply was artificially constrained, transactions became competitive and prices inflated. Now, with more homes available, buyers can afford to be selective, compare options, and negotiate favorable terms. This shift particularly benefits those seeking condos, row homes, and apartment-style properties, where December's expanded inventory created genuine buyer advantages.

Property Type Breakdown: Where the Real Divergence Lies

Detached Homes: Remain the most competitive segment. Despite overall market softening, detached houses — particularly single-family homes in desirable neighbourhoods — continue to attract strong buyer interest. Supply remains tight for this category, maintaining seller advantage in direct negotiations.

Semi-Detached: Semi homes share similar dynamics with detached properties. While slightly more available than detached houses, semis continue to represent relatively constrained supply, supporting stable pricing and seller conditions.

Row Homes and Townhouses: These properties experienced meaningful inventory increases throughout 2025. Row homes represent an increasingly attractive segment for buyers, particularly first-time purchasers and downsizers seeking lower maintenance with more space than apartments.

Apartment and Condo Homes: The apartment market saw the most dramatic supply expansion. With approximately 18,000 residential units under construction in Calgary, apartment inventory is elevated and favors buyers. Pricing pressure is most acute in this segment, creating excellent opportunities for purchasers willing to explore condo living.

What This Means for Calgary Buyers and Sellers

For Buyers: December 2025 closes a year that fundamentally shifted conditions in your favor. Elevated inventory, stabilizing prices, and reduced bidding wars mean you can afford to be thoughtful. If you're interested in detached homes, don't delay — this segment remains competitive. For condos, row homes, and apartments, negotiating leverage is substantial.

For Sellers: 2025 redefined seller expectations. Properties must offer genuine value and be competitively priced to attract buyers in a selection-rich environment. The market rewards well-maintained homes in desirable locations but penalizes overpricing. If you're considering selling, 2026 may bring renewed spring momentum — now is the time to plan accordingly.

Looking Ahead: 2026 Outlook

As Calgary enters 2026, the foundation established through 2025's transition year provides optimism. Market normalization reduces artificial pressure, improved supply ensures healthy competition, and balanced conditions benefit well-informed buyers and sellers. Economic considerations — including tariff uncertainty and interest rate trajectories — will influence activity levels, but Calgary's underlying fundamentals remain sound.

Contact Stephen Schacher at BECK Real Estate Ltd

Navigating Calgary's 2025-2026 market transition requires expert guidance tailored to your specific circumstances. Whether you're buying, selling, or investing in Calgary real estate, Stephen Schacher at BECK Real Estate Ltd brings deep market knowledge, current data analytics, and a commitment to your success.

Reach out today for a confidential consultation and discover how to leverage 2026's opportunities in Calgary's balanced real estate market.

Data sourced from CREB® (Cumulative Real Estate Board of Southern Alberta) for December 2025. Stephen Schacher is an experienced real estate agent serving the Calgary area and surrounding communities.