City-Wide Market Overview (October 2025 vs. October 2024)
October’s numbers confirm a shift toward a more balanced market in Calgary. Home sales totaled 1,885 units, down about 13% from October 2024. Meanwhile, inventory swelled to 6,471 active listings, roughly 30% higher year-over-year. New listings came in on par with last year’s levels, so the rise in inventory stems largely from slower sales. As a result, months of supply climbed to about 3.4 months (up from 2.3 a year prior) – marking the first time since 2020 that buyers have had this much choice. The sales-to-new-listings ratio cooled to 58%, another sign of easing demand relative to supply.
The benchmark price across all property types sits at $568,000, down about 4% year-over-year. Median and average prices, however, remained relatively firm – the average sale price even rose by 3.5% compared to last October. This indicates that while typical home values have softened, the luxury segment continues to perform more robustly.
CREB® Chief Economist Ann-Marie Lurie noted that “improved rental supply and easing rents have slowed ownership demand for apartment- and row-style homes.” Elevated inventory in those sectors has created downward pressure on prices, while detached and semi-detached properties remain balanced. The result: Calgary is now a two-speed market — buyer-friendly at the entry level, balanced at the luxury end.
Detached Homes: Balanced Conditions with Select Buyer’s Markets
Detached home sales reached 1,012 units in October, down 5% year-over-year, while new listings climbed slightly. Inventory totaled 2,913 homes, bringing months of supply to just under three – a sign of balanced conditions. Detached prices have only eased about 1% annually, with a benchmark of $744,400.
Not all districts are equal. City Centre luxury homes posted nearly a 2% price gain, while North East detached homes fell more than 5%. The West and North West districts – home to affluent communities such as Aspen Woods, Springbank Hill, and Varsity Estates – continue to command premium values. Supply has loosened slightly, giving luxury buyers more choice without destabilizing prices.
Semi-Detached Homes: Resilient Prices Amid Rising Supply
Sales in this category were stable year-over-year at 186 units, while listings increased by about 15%. Inventory rose to 613 units, pushing months of supply to just over three. Despite this, benchmark prices increased by 1% to $683,100, and remain more than 3% higher year-to-date.
Luxury infills in central districts continue to attract steady interest. For buyers, this means more negotiating leverage than during the peak of 2022, but still-healthy values in prime neighbourhoods.
Row/Townhomes: High Inventory Creating a Softer Market
The row housing segment has shifted firmly toward buyers. October sales fell 22% to 275 units, while inventory reached a record 1,054 active listings. Months of supply hovers around four months, resulting in a benchmark price decline of nearly 6% year-over-year to $431,200.
For upscale townhouse buyers, this means ample choice and stronger bargaining power. The influx of new construction and resale listings provides an opportunity to acquire premium properties below last year’s pricing peak.
Condo Apartments: A Firm Buyer’s Market Emerges
Condo sales dropped 26% year-over-year, and with nearly 1,900 active listings, months of supply now sits around 4.6 months. The benchmark condo price fell to $318,200, a 7% decline from 2024.
The North East and South East districts experienced the largest price drops due to high inventory and competition from new builds. For luxury condo buyers, this environment offers excellent opportunities to negotiate on high-end units, penthouses, and newly released developments.
City Centre Luxury Market
Detached homes in Calgary’s City Centre posted a 1.7% year-over-year price gain in October, bucking the broader trend of slight declines. The benchmark price here now stands near $972,000, underlining the enduring appeal of inner-city luxury properties like Elbow Park, Mount Royal, Roxboro, and Britannia. High demand, limited land supply, and proximity to amenities continue to support premium valuations.
For luxury condo buyers, Downtown, Eau Claire, and Mission remain attractive with more listings and greater price flexibility than in recent years. Buyers seeking top-floor penthouses or riverfront residences will find a wider selection than at any time since 2021.
West Calgary Luxury Market
The West district – encompassing Aspen Woods, Discovery Ridge, Springbank Hill, and West Springs – continues to be a cornerstone of Calgary’s high-end housing. Detached benchmarks average roughly $944,000, with new luxury listings maintaining healthy absorption. Demand from move-up buyers and relocating professionals keeps this corridor strong despite broader market cooling.
For buyers eyeing estate homes or view lots, this area offers long-term value and stable pricing. Inventory has increased slightly, but months of supply remain balanced, offering a rare chance to purchase elite homes with greater negotiating flexibility.
Strategic Opportunities & Call to Action for Luxury Buyers
- More Choice: Inventory levels and longer days on market (43 vs. 32 last year) give luxury buyers room to be selective.
- Improved Negotiating Power: Balanced conditions mean more flexibility on pricing and terms for buyers of high-end homes.
- Long-Term Value: Calgary’s economic growth and enduring desirability make this a strategic time to acquire premium property at stabilized prices.
Now is the ideal moment to evaluate your next move. Whether you’re seeking a penthouse in the core or a custom estate in the West, the current market dynamics favour well-informed buyers.
Contact Spencer Rivers today for an in-depth consultation on Calgary’s luxury real estate opportunities. Book your private strategy session to explore the finest properties and capitalize on the market shift.