Welcome to July, and the kick off to the Greatest Outdoor Show on Earth!

Typically, when Stampede starts, our market takes a breather, as people are focused on other things. This year, that started a couple of weeks early, as we felt out spring momentum ease up after Father's Day.

As we kick off the second half of the year, it's been a pretty consistent message every month. Condos are weighing on the market in most neighbourhoods, certain areas of single-family homes are performing well, and acreages continue to be desirable.

So what is driving the division in the market?

The Big Picture: A Fractured Market

Migration to Alberta has slowed down. Because of that, the frantic demand we saw over the last few years is cooling off. At the same time, all those housing starts from the boom years are finally hitting the market.

The result? Citywide sales in June hit 2,197 units. That is up from May, but down four percent compared to last year. The citywide benchmark price sits at $572,500—up slightly month-over-month, but down two percent from June 2025.

But looking at the citywide average right now is useless. We are looking at two completely different markets depending on what and where you are buying.

Market Breakdown by Property Type

Detached Homes: Location is Everything

The citywide detached benchmark is $750,500. Don't let that one percent year-over-year drop fool you; this sector is completely divided by quadrant.

• The Winners: The West district and City Centre just hit record-high prices. The West is a seller’s market, up nearly four percent over last year.
• The Losers: The North East and East have way too much inventory. The North East is firmly a buyer’s market, with prices dropping nearly seven percent.

Semi-Detached: Holding Steady

With 2.5 months of supply, this segment is holding its own. The benchmark price is $694,600. Just like detached, geography matters. The North West, West, and City Centre hit new record highs in June. Meanwhile, the North East took a six percent hit.

Row Houses: Buyers Are Gaining Ground

Inventory is sitting above long-term trends at 1,152 units, putting supply at 3.5 months. Prices improved slightly over May, but every single district is down compared to last year. If you are looking in the North East or East, townhome prices have plummeted 10 percent year-over-year.

Apartment Condos: Not a Pretty Picture

If you own a condo, this hurts. If you want to buy one, you have all the leverage. Sales are down 26 percent year-to-date. Inventory is 24 percent higher than normal, pushing us to five months of supply.

• The benchmark price has dropped to $299,000—a nine percent drop from last year.
• In the North East and East districts, condo prices have crashed by more than 14 percent.

The Regional View: Beyond Calgary

The suburbs are feeling the pressure from both the slowing resale market and competition from brand-new builds.

• Airdrie: Supply has climbed over four months. The sales-to-new-listings ratio dropped to 47 percent. The benchmark price is $516,900, down nearly four percent from last year, with high-density housing taking the biggest hit.
• Cochrane: Holding tougher than Airdrie. Supply is just over three months. The benchmark price is $580,200, down less than two percent year-over-year. Tight conditions have kept monthly prices rising for the last five months.
• Okotoks: The tightest market in the region. The sales-to-new-listings ratio jumped to 79 percent, stopping inventory growth dead in its tracks. The benchmark is $618,600, remaining stable month-over-month and down less than two percent from last year. Okotoks is the hot spot for the bedroom communities around the city.

Have an awesome July, enjoy Stampede, and if you want to find out how your home stacks up against the rest of the market, or if you are curious if now is the time to make a move, we're always here for a no-obligation chat.