New HouseSigma data shows that, within Edmonton’s city limits, 81.3% of homes sold for less than their list price, up from 74.7% in August 2025. In the towns and smaller cities around Edmonton, 69.6% sold under list, compared with 64.9% a year earlier.

Across the region, the median home sale price in August was $425,000, virtually unchanged from a year ago (only $50 higher) and 2.3% lower than in July.

Sale vs. list prices

The typical Greater Edmonton home sold 1.9% below its asking price in August (see infographic below), a gap of $7,275. Just over three in four sales (77.1%) sold under list, up from 71.5% in August 2025, while 15.0% went over and 7.9% sold at asking.

By property type, detached homes sold at a median of 1.6% under list, attached homes 1.8% under and condo apartments 3.4% under.

Because Edmonton proper has a bigger share of condos than surrounding communities, which increases the area’s likelihood of selling under list price, we also compared detached houses on their own. The city still had the higher share of detached homes selling under asking, at 77.5% compared with 69.2% outside the city. The increase from last August was about the same in both the city and its surrounding regions, at roughly six percentage points.

Region-wide, including the city, the share of homes selling under asking has now risen four months in a row: 69.4% in April, 70.7% in May, 73.1% in June, 75.2% in July and 77.1% in August.

Median prices by home type

Detached homes sold for a median of $505,000, down from $515,000 in July and the lowest detached figure in the six months covered by this month’s PriceWatch chart (March to August, see below). It is still about 1% above August 2025’s $500,100.

The condo apartment median sale price slipped to $190,000 from $195,500 in July, also a six-month low, and 5% below August 2025’s $200,000.

Attached homes moved the other way. Their median August sale price edged up to $352,500 from $349,900 in July, and was about 2% above August 2025’s $345,000, though it remains below May’s $370,000.

Market outliers: sale vs. list price

All four of August’s outlier sales, in terms of the gap between asking price and final sale price, were detached homes, and two sat on rural acreages.

The sale furthest above asking in percentage terms was a run-down, boarded-up house on 3.08 acres in Parkland County. This development opportunity was listed on August 6 at $260,000, and sold 13 days later for $395,000, or 51.9% over list.

The biggest dollar premium came inside the city. A handsome five-bedroom, two-storey family home in Laurier Heights was listed at $1,249,000 on August 13 and sold two days later for $1,462,500, which is $213,500 over asking.

A tiny, 1993-built, two-bedroom bungalow in Cold Lake had the deepest percentage discount of the month, selling for $74,999 against an asking price of $109,900, or 31.8% under list.

The largest dollar discount went to an ornate and outdated five-bedroom home sitting on just over two acres with mature landscaping in Strathcona County. Asking $1,250,000, it sold on August 11 for $925,000, which is $325,000 (26%) below list.

What it all means for buyers and sellers

For buyers, an offer below the asking price is in line with how most Greater Edmonton homes sold in August, particularly in the city. The typical discount was modest, though, so it makes sense to check recent sale-to-list results for the specific neighbourhood and home type before settling on a number. Buyers in rural areas may also want to act quickly, as some rural acreages in August sold well above asking just days after listing.

Sellers should expect to land slightly below their asking price, given that most homes did in August. Pricing from recent sales of similar nearby homes gives a more realistic starting point than competing asking prices. Sellers should also note that buyers also have more choice, with 8,945 active listings as of the end of August, up from 7,845 a year earlier.

Check out the full Edmonton August 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: More Edmonton-area buyers paid under asking in August, especially in the city appeared first on HouseSigma.

New HouseSigma data shows that the typical Greater Calgary home sold for 2.29% below its final asking price in August, a saving of about $11,900. Roughly 85% of all sales closed below list (see infographic, below).

However, that “typical” discount hides a lot of variation. Which homes offered buyers the most room depends on whether the discount is counted as a percentage or in dollars, and the two measures point in opposite directions.

Percentage discounts: cheapest homes

Homes listed under $400,000 sold at a median of 3.36% below asking, the deepest proportional discount of any price band. The shallowest was in the middle of the market, between $600,000 and $800,000, at 1.85%.

The full set of bands:

• Under $400,000: 3.36% below asking
• $400,000 to $600,000: 2.14%
• $600,000 to $800,000: 1.85%
• $800,000 to $1 million: 2.06%
• $1 million to $1.5 million: 1.96%
• Above $1.5 million: 2.61%

Both ends of the price range gave up more proportionally than the middle did. The middle bands were the also the ones to see the lowest average number of days on market, which previous reports have shown affects negotiating power.

Dollar discounts: more on expensive homes

In cash terms, the pattern is simpler, and it rises steadily with price:

• Under $400,000: $9,900 off asking
• $400,000 to $600,000: $10,000
• $600,000 to $800,000: $12,800
• $800,000 to $1 million: $18,694
• $1 million to $1.5 million: $25,000
• Above $1.5 million: $50,000

A buyer above $1.5 million negotiated five times as much money off the asking price as a buyer under $400,000, even though the percentage gap between those two bands is well under one point.

Discounts by home type

Condo apartments carried the deepest percentage discount of the three types in August, at 3.44% below asking, against 2.06% for detached homes and 2.05% for attached homes.

The median condo sold $10,000 below asking and the median attached home the same, while the median detached home sold $14,900 below.

Where competition was thinnest

Discounts are easier to win where nobody else is bidding, and in August that was the bottom of the market.

Among homes listed under $400,000, just 4.5% sold above asking and 92% sold below. Between $1 million and $1.5 million, 16% sold above asking and 74.7% below. A listing above $1 million was more than three times as likely to draw a bid over asking as one below $400,000.

Some of that is down to property type, since the cheapest band is mostly condos. But the pattern holds within a single type. Among detached houses alone, 84.6% of those listed under $500,000 sold below asking, against 77.2% of those listed above $1.2 million.

The Calgary Real Estate Board noted a related split in its August release, reporting year-over-year sales gains in the $1 million and above segment while lower price ranges did not pick up.

Median sale prices by home type

The overall median sale price across Greater Calgary was $575,000 in August, up 0.2% from July and 0.5% from August last year.

• Detached homes came in at a median sale price of $694,950, up 0.7% over July and up 0.9% on last August.
• Attached homes sat at $469,900, up 1.5% over July but down 3.8% on last August.
• Condo apartments fell to $285,750, down 1.5% over July and down 9.3% on last August.

The month’s outlier sales

Four August home sales landed furthest from their asking prices, at opposite ends of the price ladder.

The largest percentage premium came from the cheapest end. A three-bedroom 1978 bungalow in Calgary was listed at $349,900 and sold for $453,000, or 29.5% above asking.

The largest dollar premium came from the more expensive end. A four-bedroom Elbow Park home built in 2003 was listed at $1,899,000 and sold for $2,125,000, a premium of $226,000.

The largest percentage discount was an acreage. A three-bedroom bungalow on 10 acres in Rural Rocky View County was listed at $1,150,000 and sold for $930,000, or 19.1% below asking.

The largest dollar discount was also a rural home, this one a massive, near-18,000-square-foot, eight-bedroom home on a huge estate with spectacular mountain views. It came down $350,000 from a $3,350,000 asking price to sell at $3,000,000 on the nose.

What it all means for buyers and sellers

For buyers, the answer to where the discounts are depends on what is being bought: condo and entry-level buyers are operating in the least competitive part of the market, with 19 homes in 20 selling below list price in the under-$400K band. That said, the money saved is modest because the prices are low to begin with. On the other hand, buyers above $1 million face a lot more competition, yet they negotiate far larger sums off the asking price when they succeed.

For sellers, the figure to plan around is the dollar reduction rather than the percentage, since listings at both the top and the bottom of the market have been settling further below asking than those in the middle.

Check out the full Calgary August 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: Where Calgary home buyers got the biggest discounts off asking price in August appeared first on HouseSigma.

In July 2026, Greater Edmonton home sellers accepted a median of 1.8% below their final asking price, and 75.2% of all sales closed below list.

It might not seem like 1.8% is much for sellers to worry about, but measured against other Julys, that is the widest discount since 2023, and that applies to detached homes, attached homes and condo apartments alike. The improved pricing position that sellers enjoyed through the 2024 and 2025 summers has narrowed, and it has done so across every property type.

On the flip side, that means the negotiating power buyers had lost over the past couple of years has now been regained.

Sale vs list prices

The median Greater Edmonton sale closed $6,900 below its final list price in July, a discount of 1.8%, compared with 1.7% in June. Just over three-quarters of sales went for below their final asking price, while 17.8% closed above it.

The discount was uneven among home types, however. Detached homes sold at a median of 1.5% below list price, attached homes 1.9% below, and condo apartments 3.3% below. Condos have carried the widest discount of the three types in every month of 2026.

Comparing July with July is the more useful measure, because discounts in Edmonton follow a strong annual cycle. They are narrowest in early spring, and widest between November and January.

When looking at discounts across Julys, all three property types have moved together (see main image, above). July 2023 remains the last time discounts for the month were wider than they are now. Attached homes are closest to their July 2023 level, while detached homes and condo apartments discounts this July remain some distance from their July 2023 counterparts.

Median prices

The overall median sale price in Greater Edmonton was $435,000 in July, down 1.5% from June and up 2.4% from July 2025.

Broken out by property type:

• Detached homes held at a median of $515,000, unchanged from June and up 0.8% year over yar.
• Attached homes came in at $349,900, down from $355,000 in June, up 0.8% versus July 2025.
• Condo apartments were unchanged from June at $195,500, but 2.9% higher than the previous year.

The overall blended median price rising 2.4% year over year is largely due to housing mix. Condos, the cheapest type, is a smaller share of sales this July (376 of 2,653) than last July (483 of 3,022), which lifts the blended median price.

Across the region

The highest median home sale prices in July were recorded in rural municipalities and in established Edmonton neighbourhoods, a pattern that has held for several months. But discounting off list price was more evenly spread across the region than those price differences suggest.

Across the City Edmonton as a whole, 80.5% of July sales closed below list price, close to the highest rates recorded anywhere in the region. Within the city, several sub-areas ran higher still, with more than 94% of sales closing below asking. In the wider region, no municipality exceeded 82%. Check out the infographic below for the top five areas both within Edmonton and the wider region.

Market-outlier sales

Competition has not disappeared from the market. A six-bedroom, two-storey home on Estate Drive in Sherwood Park, built in 1994, was listed at $910,000 and sold for $1,100,000 eight days later. The $190,000 premium was the largest in dollar terms in July.

The largest percentage premium came from a far smaller property. A one-bedroom apartment on 114 Avenue NW in Edmonton, built in 1971, was listed at $84,500 and sold for $115,000, or 36.1% above asking.

At the other end of the spectrum, a two-bedroom townhouse on Cunningham Way SW, built in 2012 and measuring about 956 square feet, was listed at $264,700 and sold for just $165,000. The 37.7% gap was the widest of any July sale in the region. And the largest dollar loss was a Rural South East property with an older four-bed house that was sold in a largely land-focused sale for $2.67 million, $320K under asking.

What it all means for buyers and sellers

Buyers have more room to negotiate this July than in either of the past two, and that room is available across detached, attached and condo listings rather than concentrated in one type, with condo apartments continuing to offer the widest discounts.

Sellers should price with the expectation that the final figure lands below the asking price, and should treat the 2024 and 2025 summers as a weaker guide to the present market than the pattern of the past several months. That said, it’s worth noting that close to one sale in six still closed above asking in July, so a property priced to the current market can still draw competing offers.

Check out the full Edmonton July 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: Edmonton’s July discounts off asking price take sellers’ negotiating power back to 2023 appeared first on HouseSigma.

Compared with June, the July market saw deepening discounts among more homes: more homes sold below asking than in June, the typical discount got bigger, and the gap widened for detached homes, attached homes and condos alike (see infographic below).

This was against a backdrop of median prices also falling both month over month and year over year.

Median sale prices

The median home in the Calgary region sold for $573,500 in July, down 4.4% from $600,000 in June and 1.1% below the $580,000 median of July 2025.

All three property types fell over the month:

• Detached: $690,000, down 4.1% from in June
• Attached: $463,000, down 3.5%
• Condo: $290,000, down 0.9%

The trajectories behind those numbers are quite different. Condo apartments have posted a lower median price in every month since February, when they stood at $305,000. Detached homes had been moving the other way, rising in each month from January through June, and July is their first monthly decline since December 2025.

Measured against last July, condos are down 6.5% from $310,000, attached homes down 5.0% from $487,250, and detached homes down 2.1% from $705,000.

Sale vs list prices

Across 2,303 residential sales in the Calgary region in July, the median home sold for 2.25% below its final asking price, a shortfall of $11,500. In June the median discount was 2.05%, or $10,000.

The share of sales closing below asking price reached 83.5%, up from 80.3% in June. Just 9.8% of homes sold in the Calgary region closed above their asking price, compared with 12.1% in July 2025 and 33.8% in July 2024%. The remaining 6.7% of homes in July sold at exactly their asking price.

The median discount off asking was not evenly spread among home types, although it widened for all three types between June and July:

• Detached: sold for a median of 1.97% below asking, from 1.74% in June
• Attached: 2.19% below asking, from 2.08% in June
• Condo: 3.16% below asking, from 3.01% in June

Condo sellers accepted the deepest cut for the third month running, and they are also the ones who have lost the most value over the past year.

Where price competition still exists

Some 226 sales closed above asking in July, but they were also not spread evenly across the home types.

Detached homes accounted for 166 of them, meaning roughly one detached sale in eight drew a price above the ask. This shows that for a notable portion of available detached homes, buyers will have to be careful about lowballing with the assumption that it will go below list price.

At the other end of the spectrum, only 15 condo sales out of 437, or about one in 29 sales, went for above asking price. Attached homes sat between the two, with 45 of 574 sales closing above list.

Outliers above and below list price

Two July sales cleared their asking price by more than 22%. An acreage property in Rural Rocky View County listed at $750,000 (starting price) and sold for $950,000 at auction, which is the largest percentage premium of the month at 26.7%. At the top of the dollar-premium ladder, a stunning detached bungalow on Carleton Street SW in Calgary sold for $2,455,000, which is $455,000 over the $2 million list price.

The month’s deepest percentage shortfall was a three-bedroom condo townhome on Redstone Walk NE in Calgary, built in 2018 and listed at $350,000, which sold for $285,000, or 18.6% below asking. The largest dollar shortfall was another Rural Rocky View County acreage, this one listed at $2,180,000 and sold for $1,800,000, coming in $380,000 under asking.

What it all means for buyers and sellers

Buyers looking at condos have much more room to negotiate than buyers of any other property type, with prices down 6.5% year over year, a median discount of more than 3% off asking, and only one condo sale in 29 drawing a price above the ask. A lower opening offer and an unhurried timeline are both reasonable approaches for condos. Buyers of detached homes should not assume the same conditions apply, since detached prices held up considerably better over the year and roughly one detached sale in eight still closed above asking.

Sellers, meanwhile, should read the market through their own property type rather than the regional median price, because a $573,500 headline number says little about what a particular condo or house will fetch, and the gap between asking and selling prices has widened in each of the three categories.

Check out the full Calgary July 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: Greater Calgary homes see widening sale-to-list price gaps in July appeared first on HouseSigma.

New HouseSigma data has found that, of the Greater Edmonton homes that sold in June within just a week of listing, a whopping 73% closed at or above asking price — 161 out of the 221 within-a-week sales. In the second week, that proportion falls to 46%. For homes sold in the third week on market, it halves again to 23.4%, and by the fourth it is 14.5%. Across the whole month, regardless of time on market, just 26.9% of Edmonton-area sales achieved asking price or higher (see infographic below).

Speed alone does not produce a higher price. A home that sells fast and a home that gets its asking price are usually the same home for a reason: it was priced close to what buyers already thought it was worth.

One caveat to note is that this trend describes only the homes that sold in June 2026. Greater Edmonton saw 4,838 new listings in June against 2,772 sales, so a considerable number of home sellers are not included in these numbers at all, and are still awaiting a sale.

Sale prices in June

The regional median sale price was $441,500 in June, down 0.8% from May and up 2.7% from June 2025 (see infographic below).

Detached homes sold at a median of $515,000, down 2.8% on the month but up 1.0% from June 2025. Attached homes came in at $355,000, down 4.1% on the month and 1.7% lower than last June. Condo apartments were the only type to gain monthly ground in June at $195,500, up 1.8% from May, though still 2.2% below where they sat last June.

No individual property type matched the region’s overall 2.7% annual gain. That increase comes from the mix of what sold rather than from homes gaining value. Detached houses, the most expensive type, made up 61.9% of June’s sales against 58.8% a year earlier, while condo apartments, the least expensive, fell from 16.1% of sales to 13.6%. That mix shift pushes the overall median (mid market) price upwards.

Sale prices vs list prices

The median Edmonton-region home sold for 1.7% below its final asking price in June, a shortfall of $6,450. Around 73% of sales closed below asking, 19% above, and 8% landed exactly on the number.

The discount is not shared evenly across property types:

• Detached: 1.4% below asking
• Attached: 1.7% below asking
• Condo: 3.3% below asking

The outliers above and below list price

The homes that sold the most and least over or under asking price show the month’s spread, and are notable by the time each spent on the market.

A six-bedroom house at 8723 137 Street NW, built in 1966, was listed at $1,300,000 and sold for $1,500,000 a mere four days later. That $200,000 premium is the largest in dollar terms of any June sale in the region. In percentage terms, the highest proportion over ask was seen by a two-bedroom unit at 11255 31 Avenue NW listed at just $70,000 and sold for $85,000, or 21.4% over asking. It took 38 days to get there, which is an exception the pattern set out above; figures drawn from the region’s 2,744 sales describe the odds rather than every outcome.

June’s largest shortfalls fit the pattern more closely. A seven-bedroom home at 6508 109 Avenue NW, listed at $1,595,000 in January, sold on June 1 for $1,325,000 — $270,000 under asking, after 144 days on the market. And a one-bedroom at 3507 60 Street NW, listed at $74,999, sold after 18 days for only $45,000, or 40% below asking. That’s the deepest percentage discount of the month, when excluding a mobile home that sold 42% under its $42,900 asking price.

What it all means for buyers and sellers

For sellers, the first two weeks are the clearest indication of whether the asking price was right: homes priced close to what buyers will pay tend to sell quickly and at that price. Homes that sit without an offer are usually priced above what the market will bear, and June’s figures suggest that buyers will correct that position with time.

For buyers, it’s clear that a home that has been available for a month or more is where the negotiating room is, since only one in seven sales closing after four weeks on market reached its list price. For condo buyers, it’s worth remembering that this segment also saw the deepest discounts off asking price.

Check out the full Edmonton June 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: In June, Edmonton’s home sellers’ chances of getting list price plummet after a week appeared first on HouseSigma.

Detached homes sold at a median of $719,250 in June, down 0.8% from a year earlier — a difference of less than $6,000. Attached homes came in at $480,000, down 2.8%.

Condos, on the other hand, sold at a median of $292,500, down 7.1% from $315,000 last June. That is $22,500 off the price of a typical Calgary-region condo in 12 months.

The shift shows up in volume as well. Condos made up 439 of June’s 2,676 regional sales, or 16.4%. Last June they were 562 of 2,825, or 19.9%. Fewer condos are changing hands, and the ones that do are fetching less.

Counterintuitively, that combination is what keeps the overall median flat. Detached homes are a larger share of what sold this June than last, and detached prices held relatively firm. Condos are the cheapest homes, so proportionately fewer of them selling pulls the overall mid-market price up. That $600,000 figure is masking the market underneath it.

Sale prices vs list prices

Across 2,646 residential sales in the Calgary region in June, the median home sold for 2.05% below its final asking price — a shortfall of $10,000. Just over 80% of sales closed below asking, while about 13% closed above.

The discount is not evenly shared:

• Detached: 1.74% below asking
• Attached: 2.08% below asking
• Condo: 3.01% below asking

Condo sellers took the deepest cut of the three, on top of having lost the most value over the year. A condo owner in the Calgary region is currently negotiating from the weakest position of any seller in the market.

In the month of June, the share of homes selling under list has risen two years running: 47.1% in 2024, 76.1% in 2025, 80.3% in 2026. Selling below asking has become the norm as sellers fail to adjust their expectations to market realities.

Where competition still exists

Some 348 sales, roughly one in eight, went above asking in June. Both of the month’s largest over-list results (see below) were detached houses, and one of them was new construction that had been on the market at under $600,000 — a price point where buyers still show up in numbers.

The pattern is worth noting, as it shows competition is largely concentrated in specific properties: detached, and either priced to move or genuinely scarce.

The outliers above and below list price

Two June sales cleared their asking price by more than 21%. A three-bedroom Calgary detached home built in 2025 listed at $574,900 and sold for $699,115, or $124,215 over asking. At the high end of the price ladder, a 1973-built detached home listed at $2,975,000 sold for $3,615,000 — $640,000 over asking, the largest dollar premium of the month.

June’s biggest shortfall ran the other way. An acreage property in Rural Rocky View County listed at $2,195,000 sold for $1,700,000, coming in $495,000 or 22.6% under asking. That makes it the home that sold for most under list by both dollar and percentage terms (when excluding a mobile home that sold for nearly half off its $45k asking price).

What it means for buyers and sellers

Buyers looking at condo apartments have more room to work with than buyers of any other property type, with prices down 7.1% year over year and sellers accepting a 3% discount off asking, so taking your time and a lower opening offer are both reasonable strategies. Buyers looking at detached homes should not assume the same leverage carries across, since detached prices held roughly flat and the sector holds greater competition.

Sellers should set expectations against the property type rather than the headline: a $600,000 median that has not moved in a year says very little about what a specific condo or house will fetch. Pricing to the market as it is now — rather than to what the unit was worth last spring — remains the difference between a sale and a stale listing.

Check out the full Calgary June 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: While Calgary’s median overall price barely moves, condos keep sliding appeared first on HouseSigma.

The median sale price across the Greater Edmonton Area was $445,000 in May, up 1.6% from April and 2.5% from a year earlier. But the three housing types moved in different directions.

Detached homes led at a median of $530,000, up 2.9% on the month and 2.8% over the year. Attached homes (duplexes and townhouses) climbed fastest, reaching $370,000 on gains of 5.7% from April and 5.6% from a year earlier.

Condo apartments went the other way, slipping to $192,000, down 4.0% on the month and 2.3% on the year — the only segment trading below where it sat last spring.

Homes selling under asking

The typical Greater Edmonton home in May sold for about $5,250 under its final list price, a gap of roughly 1.5%, and 70.7% of all sales closed below asking. One in five (20.5%) still sold above list, so competition has not vanished.

The room to negotiate was widest for condos, which sold a median 3.2% below asking, and narrowest for detached homes at 1.1%, with attached homes in between at 1.7%.

Condo buyers in two of the city’s core communities are negotiating hardest of all. Nearly four in 10 condo sales in Oliver, and close to three in 10 in Downtown Edmonton, closed at least 5% below the seller’s list price — the highest concentration of deep below-asking deals anywhere in the region. The median Downtown Edmonton condo was also sold for 10% less than one year previously.

The month’s outlier sales-vs-list prices

A few sales fell well outside the typical range in terms of list price versus final sale. The largest premium paid in dollar terms was a four-bedroom detached home in North-West Edmonton that sold for $2.56 million, $310,000 above its $2.25 million asking price. The biggest jump by percentage was a four-bed bungalow in St. Albert, which sold for $521,500 against a $400,000 list, 30.4% over.

At the other end of the scale, a six-bedroom, 5,646-square-foot mansion in Rural Strathcona County sold for $1.5 million, $200,000 below its $1.7 million asking price. The deepest percentage discount was ceded by the seller of a Drayton Valley manufactured home, which sold for 22.1% under its modest $43,000 asking price.

What it all means for buyers and sellers

Buyers have real room to negotiate this spring, and the most of it is in the condo market, particularly in close-in communities like Oliver and Downtown Edmonton where below-asking sales are most common. On the flip side, detached buyers in established neighbourhoods are likelier to face competition and should be ready to move on well-priced listings.

For sellers, the takeaway is to price to the market from the outset, because with most homes closing below ask, an ambitious list price tends to invite negotiation rather than a premium.

Check out the full Greater Edmonton May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: Where Edmonton condos buyers can find the most — and biggest — below-list price cuts appeared first on HouseSigma.

The typical home across the Calgary region sold for $595,000 last month, unchanged from a year earlier and down slightly from April’s $600,000. However, that steady headline figure hid a market splitting along property lines.

Detached houses kept edging higher on a monthly basis, reaching a median of $717,800 after rising in each of the past several months, although this price is still 1.7% lower than a year ago. Condo apartments went the other way, slipping to $293,000, the lowest figure in months and down 7.6% year over year. Attached homes landed in between at $470,000, down 5.5% year over year.

Sale vs list prices

About 77% of homes across the region sold for less than their list price in May, and the typical sale closed around $9,900 below asking, at a median discount of just under 2%.

That gap ran deepest at the more affordable end. The median Greater Calgary condo sold 2.8% under list, a wider markdown than attached homes at 1.8% or detached houses at 1.6%.

Condos are both the softest segment on price and the one where sellers are conceding the most ground, so buyers shopping there found lower prices and lighter competition at the same time.

Regional trends

The buyer-friendly conditions weren’t confined to the city. The Greater Calgary region runs from the mountain town of Canmore, comfortably the most expensive area, out to far more affordable towns on the surrounding prairies, and prices swing enormously from one community to the next.

What held almost everywhere in May was the direction: more homes for buyers to choose from, and a clear majority selling below their asking price. Several communities outside the city saw an even larger share of sales close under list than Calgary itself did (see infographic below), so the negotiating room on offer wasn’t a city-only story.

The month’s biggest outliers

A region-wide average still says nothing about any single home. Roughly one in six Calgary-area sales closed above asking in May, proof that plenty of properties drew enough interest to push past their list price.

The spread between the strongest and weakest results was wide. One acreage property in Rocky View County, listed at $1.275 million, sold for $1.68 million, which is $405,000, or nearly 32%, over asking. In Calgary itself, a half-duplex listed at $399,900 sold for $290,000, about 27% under. Two properties selling in the same month and same region can create opposite results.

That unevenness is the catch in any buyer’s market. The favourable conditions are a regional average, and averages don’t apply evenly to every listing. Some homes still attract competing offers while others sit for weeks. Working out where a specific home falls takes more than the monthly stats, and this is what we cover in a separate guide: How to spot your negotiating room on any home purchase in 2026.

What it all means for buyers and sellers

For buyers, May’s figures confirm the advantage is real, with most homes selling below asking and condos in particular leaving room to negotiate. But that advantage shows up home by home rather than across the board, so the trick is identifying which listings have actually lost momentum before making an offer.

For sellers, the same numbers underline that realistic pricing matters more than ever, since the homes that drew offers above asking were the ones priced to attract attention, while those set too high are the listings now sitting and often selling for well below where they began.

Check out the full Calgary May 2026 PriceWatch infographic below for more details and breakdowns by area and property type. Mouseover or touch the price chart points to reveal the full data.

The post Infographic: As most Greater Calgary homes sell below asking price, condos get the biggest cuts appeared first on HouseSigma.

In May, about seven in 10 homes sold for less than their asking price in Ontario and Alberta, and roughly eight in 10 in British Columbia. Across all three provinces, the average sale closed about two to three percent below list. Sellers, on the whole, are taking less than they hoped for.

The other market signals point the same way. Listings are sitting on the market longer than they were a year ago, in every major market from Metro Vancouver to the GTA. There’s more to choose from, too: Metro Vancouver alone had more than 20,000 homes for sale in May. And the bidding-war years of 2021 and 2022 are firmly behind us, at least for now.

So far, so good for buyers. But does that mean you always have negotiating room when making an offer? Is lowballing a solid blanket strategy these days?

Here’s how to tell where you actually have the upper hand — and where you don’t — before you make an offer.

“Buyer’s market” doesn’t mean every home is a deal

If you’re house-hunting this year, the broad conditions are working in your favour, but that’s not the whole story. That’s simply the broad market climate, not a guarantee for any one home. Even now, about 20-30% of homes (depending on your region) still sell at asking price or above, because enough buyers wanted them.

The trouble is that a market report can’t tell you which group the home in front of you belongs to. If you walk into a hot-commodity listing assuming you have the upper hand, you can lose it. If you walk into a quiet one without realizing how quiet it is, you might leave money on the table.

So before you make an offer, it’s worth checking where you stand on that specific home. Two numbers on every HouseSigma listing page make that very easy.

Number one: the listing’s individual popularity score

On every listing (below the comparable sold listings), there’s an individual popularity score for that home. This score rates a home out of 100 based on how much attention it’s drawing, through views and saves, compared with similar listings nearby. A high score means other buyers are watching this home, and low score means they aren’t watching it as much as other listings.

On its own, this score is a useful first read on whether you’re likely to face competition. However, attention can be nothing but noise. A home can pile up views because it’s overpriced, unusual, been shared on social media, or simply new. It doesn’t necessarily mean anyone’s actually about to make an offer. So treat the score as the start of the picture, not the whole of it.

Number two: how long it’s really been listed

Days on market tells you how long the listing has been up. This information, paired with the popularity score, is much more powerful. A home drawing steady attention that still hasn’t sold is telling you the interest isn’t converting into offers, which usually points to a price the market hasn’t accepted yet.

However, it’s worth noting that if a seller takes a stale listing down and quickly puts it back up, the days-on-market clock resets to zero. A home that’s been struggling for months can look like it only hit the market this morning.

That’s what property days on market is for. It counts the full time a property has spent trying to sell, and it doesn’t reset when a home is delisted and quickly relisted. So when a listing shows only a handful of days on market, check the property days on market beside it.

If the two match, the home really is new. If the property number is higher, you’re looking at a listing that’s been around for a while, was terminated (or expired) and reposted. That might be with a new price (check the listing history tab), or just to look fresh.

As a buyer, that data is one of the most useful signals you have. A home with a high property days on market has struggled to find a buyer, whatever the current listing says, and that often means a more motivated seller and real room to negotiate.

Reading the numbers together

Here’s how the four combinations of popularity score and property days on market play out for you as a buyer:

• Low popularity score (below 70), on the market a while: your strongest position. Few buyers are circling, and you have a concrete reason to make a confident offer under asking.
• High score, but still unsold after several weeks: the early attention never converted, usually a sign the price is too high. Watch it; a price cut may be coming, and your opening with it. If you’re really interested, an under-asking offer may work.
• High score, only just listed: the ambiguous case. Early attention can be real competition or just the noise we mentioned above, and you might not be able to tell which yet. Is it an unusual property? Did it get shared on social media because of a quirk in pricing or the home itself? Check the asking price against recent comparable sales — if it’s sharp, and the home has no obvious quirks that would account for the attention, treat the interest as likely real and get your number ready to move. If the price is above the comps, the attention may fade and the home may sit. Don’t let the score alone push you into overpaying.
• Low score, just listed: too early to read. Check back in a week or two and see whether interest builds. If it doesn’t, this takes us up to the first bullet point.

Check before you make any offer

When you find a home you like, take a minute to look at both the home’s popularity score and its Property Days on Market, side by side. Ask whether the attention matches the time on market, and what that tells you about competition. Then decide whether this is a home to push on with a lower offer, or one to chase before someone else does.

None of this replaces a good agent or a close look at comparable sales nearby. It simply gives you a faster, clearer read on your own position, so you’re not guessing.

Sammy Kohn, a leading HouseSigma agent in the Greater Toronto Area, said, “It’s a buyer’s market, but exceptions do happen. A unit my buyer client loved, sold before we could see it. It was priced appropriately from the get-go with competitive cost per square foot. Clearly the seller was well informed.

“I also see that a first offer often triggers more offers, even with homes that have a high days on market, confirming buyers taking a wait-and-see approach until another offer stimulates their buying decision.

“I always tell my buyers: if you love a place and would regret seeing it go to someone else at a price you would have paid, it’s time to act.”

Making it work for you

It’s always worth remembering that a buyer’s market only hands you leverage on average. It doesn’t spread that leverage evenly. The homes where you have the most room are the ones nobody else has noticed yet; the homes where you have the least room are the ones already drawing a crowd.

Knowing which is which, listing by listing, is what turns a general advantage into a better offer, and often a better price.

The post How to spot your negotiating room on any home purchase in 2026 appeared first on HouseSigma.

New HouseSigma data (see infographic below) shows that in April 2026, 69.4% of Edmonton-area homes sold for less than their final list price. A year earlier, in April 2025, that figure was 57.3%. The 12 percentage-point gap shows how differently this spring is playing out from last spring for anyone shopping for a home in the Edmonton region — buyers this year have a lot more leverage.

The typical sale-vs-list-price difference has moved in the same direction. April 2025 saw a median discount of just −0.9% off list. April 2026 came in at −1.4%, with a median discount of roughly $5,000.

Neither figure suggests a market in retreat, but together they describe a spring where most buyers are paying less than the asking price rather than meeting or exceeding it.

The pattern is broad rather than concentrated. Detached homes closed at a typical −1.1% under list, attached at −1.6%, and condo apartments at −3.4%. Of the 2,846 residential sales we tracked in April, 1,974 closed under list, against 621 above and 251 at asking.

December saw the peak discount

However, what the year-over-year comparison misses on its own is that buyer position has been weakening through 2026 so far, not strengthening.

December 2025 was the peak: 85.0% of sales closed under list that month, the highest share in the 25 months of data we reviewed for this analysis. The typical December buyer paid 2.3% under asking. Each month since has chipped away at that share. January came in at 80.0%, February at 76.2%, March at 71.3%, and April at 69.4%. The typical discount has narrowed in step, from −2.3% off list in December to −1.4% in April.

Some of this is seasonal. Greater Edmonton’s spring market historically sees more competitive pricing as listings rise and buyer interest comes back. But the pace of the decline is steady with four consecutive monthly drops.

Communities where buyer room is deepest

The data points to established Edmonton neighbourhoods. The Walker community saw 96.2% of April sales close under list, on 25 of 26 transactions. Meadows Area came in at 90.9%, Windermere Area at 90.2%, Downtown Edmonton at 89.3%, and McConachie Area at 87.0%. (Each met our research’s 20-sale minimum that filters out small-sample noise.) In the broader region, Wetaskiwin led at 83.3%, followed by Rural Parkland County at 76.5% and Stony Plain at 76.0%.

These are areas where the typical 2026 buyer goes in expecting to negotiate below list, and succeeds. The widespread under-list closings don’t signal distressed selling. They reflect realistic pricing meeting realistic offers.

Takeaways for buyers and sellers

For buyers, the read is straightforward. The window of widest negotiating room has likely passed, but the level still sits noticeably above where it was last spring. Those who are buying now can comfortably offer below list price in most instances, while knowing that now is a good time to strike.

For sellers, the implication runs the other way. The rapid-fire spring conditions of 2024 and 2025, when roughly four in 10 Edmonton homes closed at or above asking, have not returned. A sharp pricing strategy matters more than it did 12 months ago.

Check out our interactive March 2026 Edmonton PriceWatch infographic, below, to see the full stats breakdown by property type and community. Just hover over or click on the graph to see the precise data.

Find Edmonton-region homes for sale on our Map Search page, where you can filter for price, property type, and much more. Plus, keep your eye on our Alberta blog page to stay up to date with market trends, sales data, and remarkable listing stories.

The post Infographic: Edmonton home buyers have more negotiating room than last spring, but gap is narrowing appeared first on HouseSigma.