A year ago, one in three Greater Edmonton buyers paid over the asking price. In March 2026, that figure has dropped to one in five. At the same time, the share of homes selling below list has jumped from 55% to 70.5% in a year. The typical home is now selling about 1.6% under its list price, compared with 0.6% under list in March 2025. 

Prices haven’t collapsed, but the negotiating dynamic has shifted materially in buyers’ favour, and this shift hasn’t shown up in the headline median price number yet.

At the same time, fewer people are buying homes. March saw 2,220 sales across Greater Edmonton, down 14% from 2,533 in the same month last year. That kind of volume contraction, combined with widening gaps between list and sale prices, seems to reflect a market where sellers are holding their price expectations while buyers are pulling back. The result is a headline median price that looks like equilibrium but is arguably more fragile.

Median prices by property type

The property type picture is broadly consistent across the market. Detached homes — the largest segment at over 1,300 March sales — came in at $515,000, down about 1% from a year ago. Attached homes edged down similarly, from $360,000 to $357,000. Condo apartments were the one segment to tick upward, finishing at $200,000 region-wide versus $195,500 last March. 

None of these are dramatic moves, but they all point in the same direction: modest price softening across the board, with buyers consistently finding room to negotiate regardless of property type.

Regional variations

Not every part of the region is moving in lockstep, though. St. Albert posted a $540,000 median price in March, up nearly 7% year-over-year, and Beaumont reached $564,000, up close to 11%. Sherwood Park held essentially flat. Meanwhile Fort Saskatchewan and Spruce Grove both pulled back around 5% from where they were a year ago. 

These divergences don’t follow a simple pattern of inner versus outer ring — they reflect local supply and demand conditions playing out differently across communities that are all nominally part of the same market.

Extremes in list vs sale price

The Greater Edmonton home that sold last month for the most above its list price, in both dollar and percentage terms, was this brand-new Fort Saskatchewan townhouse. It’s in the new masterplanned community of Southpointe, and there are many other lots available through the developer. It sold for $539,649, which is a jaw-dropping 50.1% or $180K above the $359,649 sticker price, proving that even though this home appeared in our “What you can buy for $350K in Greater Edmonton” post, the market can sometimes throw a curveball.

Doing less well for the seller was this riverfront family home in Crestwood, which sold for $600K lower than its $3.5 million price tag. And by percentage, the steepest discount in the region last month was this already-low-priced condo-apartment in Oliver, which sold for 26.2% less than its $84.7K asking price, at a mere $62,500.

What all this means for buyers and sellers

For sellers, the stable headline median price provides reassurance, but it obscures the fact that list prices and sale prices are drifting further apart. The gap between what sellers are asking and what buyers are paying has quietly widened over the past year, and that trend is worth watching regardless of where the median sits.

For buyers, the March numbers offer something that hasn’t been consistently available in Edmonton for several years: genuine negotiating room across most of the market. With seven in ten homes selling below asking price and the typical sale closing nearly $6,000 under list, there’s a reasonable expectation of a discount built into most transactions right now. That leverage is most pronounced for condo buyers, where prices have drifted down about 2% from a year ago and sellers are routinely accepting offers well below asking. But even in the detached segment, the days of waiving conditions and bidding blind are largely behind us — at least for now. Buyers who are prepared, pre-approved, and willing to negotiate should find this market more forgiving than the headlines suggest.

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’s spring real estate market looks flat, but details tell the real story appeared first on HouseSigma.

But when you compare the market with a year ago, today’s picture looks very different. Every property type in Calgary saw a median March price below that of a year ago, and the overall median price was down 1.4% year over year. Detached homes, despite recent months of gains, are still down 4.0% from March 2025, when the median was $729,200. Attached homes sit at $480,000 — 3.8% below the $499,000 recorded a year earlier. Condos have fallen the furthest: at $303,000, they’re 6.9% below March 2025’s $325,500.

The overall median decline of −1.4% is softer than it looks because the total mix shifted slightly toward detached sales this March (53% of sales vs 49% a year ago), which boosts the headline number.

What all this means is that the spring price uptick is real — but it’s merely recovering some of the ground lost over the past year, and is very far from breaking new territory.

What sellers are closing for

Sellers are feeling this gap. In March, 78.4% of Calgary homes sold under their asking price, with the typical home closing 1.88% below list — about $9,900 on a $582,500 median price. Only 13.7% of sales went over asking.

However, that discount has been narrowing since December, when it peaked at 2.56% below list. January came in at 2.31% and February at 2.06%, so with March at 1.88%, that’s the smallest price gap in six months. But a year ago, in March 2025, the typical home sold at just 1.25% under asking. So while the direction is improving for sellers, buyers are still negotiating a larger discount than they were this time last year.

The gap varies by home type. Detached buyers negotiated the most modest reductions, with the median sale landing 1.64% below list. Attached homes came in at 1.84% under. Condos saw the largest discount, closing at a median of 2.66% below list — consistent with the steeper year-over-year price decline in that segment.

Best and worst sale prices vs list

The Greater Calgary home that sold for the highest dollar amount over asking was a lovely detached home in Elbow Park that sold for $266K more than its $1.499M asking price, fetching $1,715M. By percentage, the biggest list-to-sale-price gain was this 1961 modernist-style renovated home in Charleswood, which sold for 22% above asking, at $1.2M.

At the other end of the outlier scale, the largest dollar drop from list to sale price in March was borne by this luxury Upper Mount Royal house, which sold for $349K less than its $3.499M list price. And by percentage, it was this older home on a corner lot in Highland Park, which is ripe for redevelopment. The sellers wanted $999K, but got $818K, a drop of 18.2%.

What to make of the stats

Despite such outliers, the detached market is relatively stable and balanced. But for those looking to buy or sell a condo, this segment of the market is worth watching. The combination of the steepest year-over-year price drop and the largest discount to list suggests supply in that segment is outpacing demand more than in either detached or attached categories. For buyers, that means more room to negotiate. For sellers, it means pricing conservatively matters more in condos than elsewhere.

Sellers are feeling a bit more confident compared to the start of the year, we’re seeing more activity, more showings, and some momentum coming back into the market. But at the same time, pricing is still very sensitive. Buyers are informed and cautious, and they’re not chasing the market the way they were before.
What we’re seeing right now is more of a recovery phase than a true surge. Properties that are priced well and show well are moving, but anything even slightly off is sitting longer or getting negotiated down.

Raj Sandhu, leading HouseSigma agent in Calgary

Check out our interactive March 2026 Calgary 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 Calgary-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: Calgary’s spring real estate market is recovering only some of the lost ground appeared first on HouseSigma.

HouseSigma’s Market Temperature graphs measure something different: the absorption rate, which is the share of active listings that sell in a given month. It captures the live balance between supply and demand. You can find these Market Temperature graphs by scrolling down a little on any of our Market Trends pages, such as this Metro Vancouver page, this GTA page, and this Greater Calgary page. (You can also choose any other HouseSigma-covered geographic area, and filter by factors such as municipality, neighbourhood, and home type.)

When we examined five years of transaction data across Metro Vancouver, the Greater Toronto Area and Greater Calgary, a clear pattern emerged. The absorption rate doesn’t just describe current conditions — it often moves ahead of what sellers actually accept at the negotiating table, otherwise known as the sale-to-list-price ratio.

This means that the absorption rate can give us a clue about where prices are heading, because if we can predict that sellers will be forced into giving deeper discounts (or if they have the power to not accept discounts, or even force buyers to offer over list price) then we can predict what the overall typical sale prices will be.

A tale of three major markets

The pandemic buying frenzy of 2021 and early 2022 pushed absorption rates to extraordinary levels in all three urban areas, though the experience differed considerably between them.

In the GTA, demand was so intense during that period that monthly sales far outpaced the number of “active listings” — the count of available homes for sale at the end of the month. This can happen when homes that are being listed throughout the month are being snapped up, in addition to existing inventory, and never make it to the month-end inventory count.

Check out this graph below, with the blue line and left-side Y axis showing the absorption rate across the GTA as a whole over the past five years.

Metro Vancouver saw similarly elevated activity in 2021 and 2022, per the graph below, before also seeing a rapid decline that has led to today’s buyer’s market. Like in the GTA, there was a brief recovering mini-peak in 2023 before the slow period of mostly decline up to today.

If you examine the green line on those two graphs, with a measure on the right-side Y-axis, you can see the sale-to-list-price ratio — the median percentage of the asking price that sellers were getting in the actual sale. It’s clear that in both cities during that 2021-22 period, sellers weren’t just receiving offers at asking price (the 100% dotted red line); homes were typically closing at a price above asking, especially in the GTA for a prolonged period. However, this is clearly not the case today.

Calgary told a subtler version of the same story. The absorption rate climbed sharply, but even at peak heat, most transactions completed at or just above the asking price rather than dramatically over it.

Calgary’s market competitiveness has always expressed itself through speed and volume rather than the kind of overbidding that became common in Toronto and Vancouver. Record international and interprovincial migration drove housing demand in Calgary, with employment gains and relative affordability continuing to attract people to the province even amid high interest rates.

Does the absorption rate actually predict what comes next for prices?

To answer this accurately, we ran a statistical analysis testing whether the absorption rate (or “Market Temperature”) in a given month is more closely correlated with sale-to-list-price ratios in that same month, or in the months that follow. The answer depends on the market.

In the GTA and Greater Calgary, the absorption rate is genuinely predictive of rising or falling sale-to-list-price ratios. The correlation between this month’s absorption rate and next month’s median sale-to-list ratio is stronger than the concurrent relationship — meaning the absorption rate tends to move about a month ahead of negotiating outcomes in those cities.

Greater Vancouver Realtors’ historical analysis confirms the broader relationship between absorption rate and pricing, finding that downward pressure on home prices occurs when the absorption rate dips below 12% for a sustained period, while upward pressure tends to emerge when it surpasses 20%. In HouseSigma’s Metro Vancouver graph above, however, the correlations are nearly identical at every month, as the two metrics move together rather than one leading the other. Vancouver’s market appears to adjust faster — suggesting that sellers tend to change prices more quickly in response to changing absorption conditions, compressing the gap.

Jeremy Bator, a leading HouseSigma agent in the Lower Mainland of BC, observed, ““Metro Vancouver sellers don’t sit around waiting for the market to catch up — they adjust on the fly. With the region’s strong international influence, there’s an added layer of sophistication in how sellers read and react to market signals. It’s kind of like driving around here — hesitate for a second and someone’s already merged into your lane.”

Calgary’s second boom cycle

One of the most interesting findings from the five-year dataset is that Calgary ran a second complete boom cycle that Vancouver and the GTA did not. After cooling in late 2022, Calgary’s absorption rate surged again through 2023 and into early 2024, fuelled by continued interprovincial migration from British Columbia and Ontario. CMHC noted that roughly 70% of net interprovincial migration into Alberta was coming from B.C. and Ontario, as buyers priced out of those markets sought relative affordability in Calgary. The absorption rate and the median sale-to-list-price ratio both peaked again in spring 2024, with sellers once more commanding full asking price — and in each case the absorption rate’s climb preceded the improvement in sale-to-list outcomes by roughly a month, consistent with the statistical analysis.

That pattern then reversed. Calgary’s absorption rate has been falling steadily since mid-2024, and the sale-to-list-price ratio has tracked it downward. Sellers who were receiving full asking price 18 months ago are now accepting modest discounts.

Raj Sandhu, a leading HouseSigma agent in Calgary, said, “Calgary’s market has been one of the most resilient in the country over the past few years. However, as supply has caught up and interest rates remain a factor, we’re now seeing a clear cooling trend. The absorption rate has been a reliable leading signal. Once it started declining, we saw seller’s price expectations adjust shortly after.”

Where things stand now

All three markets are currently cooling, and in each the sale-to-list ratio is following the absorption rate down. Metro Vancouver’s absorption rate hit a five-year low in January 2026 and is still very muted. The GTA has been soft throughout 2025, with sellers consistently accepting below asking. Calgary, starting from a higher base, has cooled more recently but is now tracking the same direction.

The sales-to-active listings ratio in Metro Vancouver remains below the level that typically signals upward price pressure, indicating that downward pressure on pricing may persist if conditions do not tighten. The same observation holds in the GTA and Calgary.

Sammy Kohn, a leading HouseSigma agent in the GTA, warned that it is important to recognize statistics only paint part of the picture. He said, “‘I definitely look at stats, but lean more on client realities — it’s always case by case. That said, Toronto’s demand edging up right now means balanced absorption, which signal steady or rising prices ahead — and if it keeps buyers and sellers even, that’s a win for everyone.”

That said, stats are a useful part of the picture, as long as they’re taken in context. And for anyone trying to decide when to list or when to buy, the Market Temperature graph offers something the sale-price charts don’t: an early read on where negotiating conditions may be heading. In most markets, that signal tends to arrive before the shift shows up in what homes actually sell for, so it’s worth keeping an eye on it.

Follow your local Market Temperature and other data on our Market Trends pages, such as this Metro Vancouver page, this GTA page, and this Greater Calgary page.

The post Where is the market heading? Our interactive Market Temperature charts can help predict home prices appeared first on HouseSigma.

Our February 2026 Greater Edmonton PriceWatch infographic (below) shows that the overall median sale price in Greater Edmonton rose a modest 0.8% year-over-year in February, from $425,000 to $428,500, suggesting a market holding firm. But when you split it by home type, the segments are moving in opposite directions — and the gap between them has widened since this time last year.

HouseSigma’s latest data analysis has found that detached homes, which account for more than half of all February transactions, dropped 2.7% year-over-year to a median of $504,950. Condos fell further, down 5.2% to $190,000. Attached homes such as half-duplexes and townhouses were the only home type to gain ground over the year, rising 5.8% to a median of $367,500. The overall market looks stable because the attached segment’s gains are largely offsetting losses in the other two segments.

Deepening discounts in detached sector

The shift in negotiating conditions reinforces this. A year ago in February, the typical Edmonton home sold right at its asking price — the median sale-to-list-price ratio across all property types was essentially zero. This February it sits at -1.0%, with 75.8% of homes closing below asking compared with 56.1% a year ago. The share selling over list has fallen from 33% to 17%.

Also a year ago, condos were the weakest segment in February 2025, with a median discount of 3% from list. Twelve months later that figure is unchanged, but what has changed is that detached and attached sellers have joined them in under-list territory. The buyer advantage that was once concentrated in the condo market has spread.

For buyers, the practical implication is that February 2026 offers more negotiating room across the board than February 2025 did — added to the lower entry prices in detached homes and condos. For condo sellers in particular, sale prices are down, discounts are deeper than any other segment at a median of 3% off, and sales volume has fallen. That combination of lower prices, softer demand, and persistent discounting makes the condo segment the one to watch as spring inventory builds.

Jay Sandhu, a leading HouseSigma agent in Edmonton, said, “What we’re seeing in Edmonton right now is a more segmented market the overall numbers look stable, but conditions vary quite a bit by property type. Buyers have gained more negotiating room across the board, especially in condos and some detached segments, while attached homes are still holding up relatively well. From a buyer’s perspective, there’s more opportunity and less urgency than a year ago. For sellers, especially in the condo space, pricing correctly has become much more important as competition increases.”

Check out the interactive Greater Edmonton PriceWatch infographic, below, which has more price breakdowns by geography and home type.

The post Infographic: Greater Edmonton’s overall home price increase hides a divided market appeared first on HouseSigma.

HouseSigma data analysis has found that every major home type posted a year-over-year price decline in February 2026, with detached homes down 5.5%, attached houses down 3.2%, and condo-apartments falling 6.2%.

So why is the overall median down 1.6% when each individual category is down 3–6%? It comes down to mix: there were proportionally more detached home sales in the mix this February compared to last year, and detached homes are the most expensive category. That pushes the blended average up even as prices within each type fall. In other words, the headline is actually masking how much softer the market is than it appears.

Sellers are negotiating — on every type of home

Lower prices aren’t the only advantage that Greater Calgary buyers have right now. Across all three home types, the median sale price has consistently been coming in below the asking price — and that gap has been widening consistently from a year ago. The infographic below shows detached homes in February at a median discount of 1.8% from the list price. That figure for attached homes is 2% off list price, and 3.1% off for condos. All three of those discount percentagess are greater than they were a year ago.

On a $680,000 detached home, a 1.8% discount means roughly $12,000 off asking. On a $305,000 condo, a 3% gap is close to $9,000 in savings. This makes the data a useful starting point for negotiating.

More than 80% of homes in the Greater Calgary region sold below their list price in February. That’s a higher proportion than the overall percentage across 2025, which was 78%, but it’s less than January’s 85%. This is in line with the rising seasonal activity in February compared with January, and could suggest the negotiating power is waning.

Although homes are still taking longer to sell than they were a year ago, a look at HouseSigma’s Greater Calgary Market Trends page shows that homes in February were not sitting on the market as long as they have been, with the pace of sales increasing in February.

What this means for Greater Calgary spring buyers

The February data tells a consistent story across price points:

• Prices are 3–6% lower than they were a year ago, dropping across every home type
• Sellers are consistently accepting offers below asking and the discount has been growing
• The wide-open window for negotiation may close if the spring market continues to gather pace

Raj Sandhu, a leading HouseSigma agent in Calgary, said, “From what I’m seeing on the ground, buyers have more leverage right now than they did last year. Inventory has improved and many homes are taking a long time to sell, so negotiations and sale prices below list are becoming more common. That said, well-priced homes are still moving quickly. If we see the usual spring increase in demand, it could tighten conditions again and reduce some of the negotiating room buyers currently have.”

Check out the interactive Greater Calgary PriceWatch infographic, below, which has more price breakdowns by geography and home type.

Find Calgary-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: Greater Calgary home prices fell harder than it seemed, but will spring market close the gap? appeared first on HouseSigma.

There have always been lots of perks to selling your home through HouseSigma, and that’s even truer now that we have a fantastic new deal on our listing fees.

Here are just five of the biggest reasons you should choose HouseSigma when selling your home.

1. Professional, expert, local agents you can trust

When you choose HouseSigma, you’re connected with professional local agents who know your market inside and out.

We maintain the highest standards through a rigorous screening and selection process. With ongoing professional development and training, we ensure that our agents stay at the forefront of industry knowledge.

Steven Yanni, HouseSigma’s managing broker for Ontario, said, “Our agents are the backbone of the experience. We’re selective about who joins the team, and we provide them with advanced tools. When our clients work with a HouseSigma agent, they’re getting someone who knows the local market and is held to a higher standard.”

2. Millions of users can easily see your “Featured Listing”

Most home listings you’ll see on HouseSigma are from the many other real estate brokerages out there, and there’s a LOT of noise. But when you sell with HouseSigma, your home listing will receive the coveted Featured Listing status on our website.

That means your listing will be promoted on the home page of HouseSigma’s mobile app and desktop site, surfacing it to HouseSigma’s two million-plus active users. It will get far more views on our website than other comparable non-featured listings! In the end, you are much more likely to find a buyer from the HouseSigma website than home sellers using other brokerages.

Steven Yanni added, “That’s a massive audience you just don’t get anywhere else.”

3. Listing fee of just 1.5% – or even lower if you bundle

Instead of the standard 3% commission for listing your home that most real estate agents charge, HouseSigma’s fee is just half that, at 1.5% commission. You’ll be saving many thousands of dollars compared with most listing fees!

For example, on a $800,000 home, if you use an agent who charges 3%, you’ll pay $24,000 in commission. With HouseSigma’s 1.5% listing fee, on the same home you’ll pay just $12,000.

What’s more, HouseSigma is now offering a bundle deal that means you pay only 1% listing fee* when selling your home, if your home is priced above $699,995 and you also buy your next home through one of our agents.

In this scenario, selling that $800,000 home in the example above will now cost you only $8,000 in commission. That’s a third of what the regular 3% commission will set you back.

4. High-quality marketing and promotion

We’ve all heard horror stories of agents who seem enthusiastic when they are first retained, and then fail to put any work into marketing or showing the home they have been hired to sell. Don’t worry. When you list your home with HouseSigma, the following services are all included as part of the package:

• Professional photography
• Marketing brochures
• Floor plans
• For-sale signage
• Open houses hosted by your agent
• Virtual tours

Your HouseSigma agent can also advise you on any additional services that are on offer.

5. Canada’s top-rated real estate app, trusted by thousands

Don’t take our word for it! HouseSigma is Canada’s top-rated real estate app in both the App Store and the Google Play Store, being rated higher on both platforms than any other Canadian listing app. HouseSigma also has thousands of five-star reviews on TrustPilot.

Check out what one client, Jackie, had to say in her five-star Trust Pilot review after both buying and selling homes with HouseSigma:

“Our real estate agent Sam Ehsan made our buying/selling experience much less stressful than we expected. He negotiated great prices for both houses and handled stuff behind the scenes so that we didn’t have to deal with it. Sam being with HouseSigma was a benefit that we feel contributed to a quick sale of our house, because Sam took time and care to ensure our house was in the best position to sell. He took care of staging the house and having it cleaned prior to pictures. Overall our experience with Sam and HouseSigma was 5 stars.”

Jackie, HouseSigma client, via TrustPilot

We’re sure you’ll agree these are pretty compelling reasons to entrust your home sale with HouseSigma. So, next time you’re considering a home sale, you need look no further.

Ready for a free, no-obligation chat about your home sale? Fill in the form on this page and we’ll be in touch.

*1% listing fee only applicable when your home is listed over $699,995. The listing agreement signing and home purchase closing dates must be within six months of each other. If you list and sell before buying, a 1.5% listing fee will apply. The 0.5% bundle saving is issued as a rebate after the closing of your subsequent home purchase with a HouseSigma agent. Speak to your HouseSigma agent for more details.

The post Five great reasons why you should sell your home with HouseSigma appeared first on HouseSigma.

New HouseSigma data analysis on January 2026 market statistics (see infographic below) show a series of six market trends that were also seen recently in Greater Toronto, Metro Vancouver, and Greater Calgary prior to residential resale prices declining in those regions.

1. Sales have dramatically declined: HouseSigma’s sales data shows Greater Edmonton sales fell 26.3% year-over-year, from 1,592 to 1,173. The RAE’s official Greater Edmonton figure is similar, a decrease of 27.6 per cent compared with January 2025. When sales drop, prices usually follow, often with a three- to six-month lag.

2. Inventory is surging: Realtors Association of Edmonton reports 4,901 active listings in January, 32.7% higher than January 2025. The slowing of sales combined with new listings coming on stream has exponentially increased inventory levels.

3. Market absorption is plummeting: The sales-to-active listings ratio puts Greater Edmonton firmly into buyers’ market territory. This ratio is a leading indicator of where prices are heading, as when buyers have the upper hand, prices inevitably fall.

4. Homes are taking much longer to sell. Average cumulative days on market lengthened to 90 days, from 71 a year earlier. The longer homes take to sell, the more prices have to eventually fall — and the less pressure buyers have on them to pay full price. 

5. The share of homes selling above asking has collapsed, while below asking has risen: Our infographic shows only 12.7% of January 2026 sales went over asking, while 79.6% sold below list. This below-list proportion has dramatically increased compared with same metric across all of 2025.

6. The benchmark price has already started to crack: While median prices in HouseSigma data still show small year-over-year gains, the MLS Home Price Index — which controls for the mix of homes selling — tells a different story. RAE reports that the composite benchmark price in Greater Edmonton was $415,000, decreasing 0.1% from December 2025 and 1% year-over-year. 

“Greater Edmonton is clearly a transitioning market. Sales have slowed and inventory is building, which typically puts downward pressure on prices. I expect we’ll see moderate price adjustments in 2026, particularly in the condo segment, but not a severe correction. Affordability and steady demand fundamentals should help prevent a dramatic drop.”

Jay Sandhu, leading HouseSigma agent in Edmonton

Even the notable market outliers are demonstrating lower over-asking extremes. The home that sold in January for most over asking price, by both dollar amount and percentage, was this 1970s Sherwood Park house. It sold for $100,100 over its $449,900 asking price, which was a 22.2% premium — generous, but not as high as some of the outliers we saw in the region last year.

The residential property that went for most under asking by dollar amount was an architecturally striking five-bedroom house in the Heritage Valley area, which sold for $349K less than its $2,499,000 list price. By percentage amount, the home that lost the most was a manufactured home in Gibbons, the final sale price of $75K being 24.2% lower than its $94,900 asking price.

Check out the January 2026 Greater Edmonton PriceWatch infographic below for more real estate market data, including breakdowns by property type and municipality.

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: Greater Edmonton home prices poised to fall in 2026, market indicators reveal appeared first on HouseSigma.

Property type: Year over year, City of Calgary median detached sales have barely dipped (-2.4%) and buyers are still competing for houses, whereas attached and condo sales numbers both fell by around 25% over 12 months. The upper arm of the K is shown by detached homes, still thriving, compared with the lower arm of attached homes and condos, dropping in sales volumes. Price declines tend to lag dropping sales volumes as inventory builds up, so we expect to see steeper price drops in condos and attached homes in the coming months, compared with detached homes.

Geography by quadrants: Thriving parts of the city are the South-West (where median sale prices in January were up 7.2% year-over-year) and North-West (+2.4%), while the South-East (-5.8%), North-East (-2.3%) and condo-heavy city central core (-3.6%) flounder.

Where the two (home type + geography) intersect: The South-West quadrant is the most detached-heavy, higher-income part of the city, so it benefits on both the property type and the geography aspects. Calgary’s central core and North-East are where condo and affordable multi-family concentrate, so that’s pulling those areas down.

A tale of two market realities: All the above means today’s detached home buyer in South-West Calgary is living in a real estate market where prices are robust and competition for homes is still real. Whereas a condo buyer in the Inner City or North-East is living in a world where prices are down and inventory is piling up, giving the buyer the advantage in a struggling market. Same city, same month, two different realities.

CREB stats support this data: CREB’s January 2026 figures on sales volumes and prices mirror the above. They also show detached homes at just 2.67 months of supply (a seller’s market) versus condo-apartments at 5.26 months (balanced but leaning towards a buyer’s market), and North-East condo-apartments at nearly 13 months (deeply distressed). Not to mention there are 26,000 units under construction that will mostly hit the already-oversupplied condo segment. The K shape to this market doesn’t look like it will resolve any time soon. 

Sale versus listing prices: When looking at how much Calgary buyers paid in January 2026 compared with the final listing price, the South-West is worth noting. Even though HouseSigma data shows its median discount is moderate at -2.11%, it has by far the highest share of over-asking sales at 14% and the lowest share of under-asking sales at 80.3% (see infographic below). That’s where the bidding wars are happening, which lines up with the South-West being the strongest quadrant on price growth.

The wider Greater Calgary region: Zooming out on the wider region and including other municipalities from Chestermere to Canmore, the K-shape shows up in the sales versus listing price analysis again. Detached homes across the region have the tightest gap — sellers are only giving up about 2% on average, and nearly 1 in 5 detached sales went at or above asking (18.4% combined). Condos are a different story entirely — the typical condo sold 3.2% below asking, and fewer than one in 12 went over asking (3.6%). Over 91% of condo sales closed below list price.

Raj Sandhu, a leading HouseSigma agent in Calgary, said, “Detached homes, especially in the SW, still have real competition and confidence behind them, while condos are sitting longer and buyers know they have leverage. Until supply balances out, that split is going to stay with us.”

Looking at the extreme individual outliers in sale versus listing price, the Greater Calgary home that sold in January for the most over asking price, by dollar amount, was this pretty bungalow in a highly sought-after Roxboro location. it went for $201,100 over its near $1.6 million price tag — we’re guessing this could have been a developer bidding war. By percentage, the highest gain was a 23% premium paid for this modern West Springs house with an unfinished renovation, which had been listed for $650,000 but sold at $800,000.

At the other end of the scale, the biggest price haircut was seen by this large Pump Hill house, which gave the buyer a $288,777 discount off its $2,888,777 asking price. That was not the largest percentage decline, which went to a modest bungalow in Parkhill that was clearly sold for its lot. It went for $760K, more than 23% off its $895K list price.

Check out the overall Greater Calgary January PriceWatch infographic below for more details on home prices and regional breakdowns.

Find Calgary-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: In Calgary’s K-shaped real estate market, some parts thrive while others dive appeared first on HouseSigma.

Even though prices have been gently rising, the median price of a condo-apartment in the region in December 2025 was just $219,000. So, it stands to reason that $350,000 would be a realistic budget for a starter home, or for someone moving up from a small condo-apartment to something a little bigger.

But what homes can you buy for $350,000 in Edmonton and its surrounding communities? There’s a big variation on age and property type, depending on your location and what you’re willing to trade off.

We took a hard look at current Edmonton listings to find what this budget will typically buy you in each area, and offer a representative sample listing that’s currently for sale (all active listings at publication on January 29, 2026).

Edmonton: Downtown/Oliver

In Edmonton’s urban condo market, for a budget of $350K or thereabouts, you’re looking at a two-bed apartment around 1,000 square feet, typically 15-25 years old, at $350/sqft. You sacrifice about 25% of the space compared with suburban townhouses, but gain walkability and proximity to restaurants, transit, and downtown employment.

Typical listing: Unit 703 – 10028 119 Street NW, Oliver

This is a two-bed, two-bath, 1,060-square-foot condo-apartment with city views in Oliver, close to the River Valley trail system, as well as many cafés, bakeries, restaurants, galleries, and parks. The main bedroom has a generous walk-in closet, and the second bedroom is separated from the living room by glass French doors. There’s an in-suite laundry with storage, and the building offers heated underground parking, storage lockers, guest suite, car wash, and visitor parking.

Edmonton: Suburbs

If you want to be in the city but don’t want a downtown condo, the suburban areas offer the sweet spot for space and value. For around the $350K mark, you’ll get a two- to three-bed condo-townhouse around 1,340 square feet, typically 10-15 years old, at $263/sqft. Communities like Heritage Valley, Rutherford, Walker, and Griesbach currently dominate this segment.

Typical listing: Unit 74 – 14621 121 Street NW, Caernarvon

This three-bed-plus-den condo-townhome was built in 2013, but has a refurbished exterior and a brand-new 2025 interior renovation. There’s a new kitchen with ceiling-height cabinetry, soft-close drawers, quartz countertops and backsplash, and stainless steel appliances, plus new vinyl plank flooring throughout, upgraded lighting, black hardware, and a smart thermostat. The 1,231-square-foot home is also a stone’s throw from Caernarvon Park.

Sherwood Park

As we move out of Edmonton, we find that per-square-foot prices don’t come down too much, given that communities just outside of the city aren’t too far away and are considered as desirable as Edmonton’s suburbs. Sherwood Park is one such area, with a mix of townhouses and duplexes at $350K. This will buy a two-bed townhome unit typically around 1,285 square feet, about 10-20 years old, at $287/sqft.

Typical listing: Unit 68 – 301 Palisades Way, Sherwood Park

This three-bed, three-bath, 2013-built condo-townhome with reasonable condo fees offers quick access to Hwy 16 and Anthony Henday, plus nearby restaurants, shopping, schools, parks, and walking trails. There’s a south-facing back patio off the kitchen-dining area overlooking the courtyard. The interior has upgrades including dark laminate flooring and stainless-steel appliances. There’s a dedicated laundry room, and the main bedroom has a large ensuite and walk-in closet. There’s also a finished basement rec room/office downstairs, next to the garage.

Beaumont

The small-town, bilingual community of Beaumont has very limited current inventory at the $350K mark, but when you can find it, it often offers decent value. If you’re patient, you can find a two- to three-bedroom duplex around 1,250 square feet, usually averaging about 24 years old, at $303/sqft. However, sometimes newer inventory is available, which happens to be the case with our sample listing.

Typical listing: 90 Dansereau Way, Beaumont

This is a brand-new, unlived-in freehold townhome (meaning there are no condo fees) with two bedrooms and 2.5 bathrooms. The house has high-end finishes, nine-foot ceilings, vinyl plank flooring, and large windows on the main level. Upstairs, there are dual primary bedrooms, both with ensuite bathrooms, plus a laundry area. Outside, the home offers a detached double garage, landscaped yard, and a private patio.

Spruce Grove

Heading north-west, Spruce Grove at the $350K price point is one of the best areas for newer builds right now. You can typically get a two-bed townhouse around 1,275 square feet, many just a few years old, at $291/sqft. Or, pick a slightly older townhome with a better price per square foot, like the one listed below.

Typical listing: Unit 2 – 300 Queen Street, Spruce Grove

This two-bedroom, 1,400-square-foot unit was built in 2012 and is located in the heart of Spruce Grove. The main floor offers open-concept living, including a wrap-around kitchen with dining area. Upstairs are dual primary bedrooms, both with walk-in closets and ensuite bathrooms, plus a laundry room and a nook. The hot water tank, refrigerator, dishwasher, washer and dryer have all been recently replaced, plus it has a private back balcony, no rear neighbours, an attached garage, and is near public transportation and walking trails.

St. Albert

St. Albert is a city of older housing stock, but what you gain is mature, established communities. For around $350K, you’ll get a three-bed townhouse of approximately 1,260 sqft, typically 40-50 years old, at $281/sqft.

Typical listing: 324 Grandin Village, St. Albert

This is an older, 1,162-square-foot, three-bedroom condo-townhome, built back in 1975. But we’re loving the brand-new interior renovation, especially that kitchen with quartz countertops, new dual-tone cabinetry with pantry space, and updated appliances. There’s new vinyl plank flooring and carpet throughout, updated light fixtures, and the bathrooms are renovated with a new stand-up shower, new bathtub, modern tilework, and updated plumbing fixtures.

Stony Plain

Out in Stony Plain, this price point is split between duplexes and detached homes in the current inventory. A three-bed home around 1,220 square feet, about 20-30 years old, at $286/sqft, is what you can expect to land.

Typical listing: 41 Graywood Cove, Stony Plain

This detached, three-bedroom house is close to schools, golfing, stores, and medical services. It was built in 2003 but it’s seen some upgrades: all the appliances are two years old or newer; the roof shingles and hot water tank were installed in 2020; there is new lighting and paint throughout the home; and there’s new carpet in the living room, plus new vinyl floors in the hallway and the large primary bedroom. It is on a large pie-shaped lot that is fully enclosed with a new fence that has solar lighting on the posts.

Fort Saskatchewan

Right now, for $350K, Fort Saskatchewan offers the newest inventory in the region. You’ll probably get a three-bed townhouse or duplex around 1,260 square feet, just six years old on average, at $283/sqft.

Typical listing: 90 Elliot Wynd, Fort Saskatchewan

It doesn’t get much newer than this: this townhome isn’t even completed yet, and the picture here is a rendering. The home is located in one of Fort Saskatchewan newest communities of Southpointe, and is due for completion in April this year. It has two/three bedrooms, three bathrooms, and 1,250 square feet. On the entry floor is a flex room (could be an office or bedroom) next to the entrance from the garage, with a three-piece bathroom. The second level offers the modern open-concept living space, leading onto a deck, while the upper level has two bedrooms and two bathrooms.

Leduc

Going further south of Edmonton, Leduc offers $350K-budget buyers the highest proportion of single-family detached homes — you pay more per square foot, but you get your own lot. For this money, expect something like a small, three-bed detached house around 1,135 sqft, about 30-50 years old, at $327/sqft.

Typical listing: 4129 South Park Drive, Leduc

This 1,070-square-foot house has three bedrooms and three bathrooms, as well as a partially finished basement. It is on the older side, having been built back in 1972. However, some of the most recent upgrades include a new hot water tank, new vinyl plank flooring, a new living room window, fresh paint, upgraded electrical, a new ensuite vanity, and new fencing.

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 Entry-level in Edmonton: What homes $350K buys in and around Edmonton appeared first on HouseSigma.

But what exactly does $500K buy you? Are we talking condos only, or townhouses? And are there any areas where $500K will stretch to a detached house, or a home with four bedrooms?

To find the answers to these questions, we analyzed current listings in Calgary’s inner city, suburban quadrants, and further-afield municipalities. We profiled typical $500K homes and found current listing examples in each area, so you can see how much bang you can get for your buck.

Raj Sandhu, a leading HouseSigma agent in Calgary, said, “In today’s Calgary market, $500,000 is a true transition price point. It can mean a well-located condo, a modern townhouse, or a modest detached home, depending entirely on where buyers choose to compromise on space, age, or proximity to the city. Either way, it’s a trade-off.”

Check out the regional property profiles and sample listings below (all active listings at publication on January 27, 2026), and let us know if the results surprised you!

Inner-City Calgary

Inner-city condos at $500K are typically two-bedroom units, 900-1,100 square feet, mostly built in the late 2000s to mid-2010s. Beltline dominates inventory due to the condo construction boom in the area. Expect to pay $450-$550/sqft — you’re paying for walkability and urban lifestyle.

Typical listing: Unit 2305 – 433 11 Avenue SE

A two-bedroom, two-bathroom unit in the Arriva building, this condo is located near the future Flames arena and Calgary’s entertainment district. It is 1,018 square feet and was built in 2008. It has a small balcony with an epic city view. The building offers a 24-hour concierge/security, central air conditioning, guest suites, an owner’s lounge, and pet-friendly living.

Calgary North-East

Typical for the North-East quadrant at around $500,000 are smaller two-bedroom homes from the 1980s, usually bungalows, and generally under 1,000 square feet. Note the higher price-per-square-foot ($530-$600) than inner-city condos, because you’re paying for land and a detached structure, not just building size.

Typical listing: 139 Castledale Way NE

This is a detached home located on a quiet street in Castleridge. It is a split-level bungalow with an open-concept layout, three bedrooms, and two bathrooms. It was built in 1987 and is a modest 847 square feet. The lower level has a family room with a wood-burning fireplace, the third bedroom, a full bathroom, and a dedicated laundry area.

Calgary South-East

The South East gives buyers with $500K two distinct paths — newer townhouses in communities like McKenzie Towne, Auburn Bay, and Cranston with 1,100-1,300 square feet of living space, or older, smaller, but detached homes in established areas like Ogden, Erin Woods, and Forest Lawn. Our representative listing is typical of the former.

Typical listing: 63 Elgin Meadows Park SE

This bright townhome, which was built in 2012, has 1,283 square feet of living space on two finished storeys, plus there’s an unfinished basement. The kitchen has granite countertops, stainless steel appliances, a corner pantry, and a custom coffee bar. The home offers dual primary bedrooms, both with ensuite bathrooms, as well as a third bathroom, and a den. It is also a stone’s throw from the Nature Reserve.

Calgary North-West

North West townhouses at this price point tend to be slightly larger (1,350-1,600 square feet) with improved value at typically $300-$370/sqft. Neighbourhoods such as Sage Hill, Evanston, and Royal Oak deliver the best examples of the typical NW $500K purchase — two-bed units around 10-20 years old.

Typical listing: 156 Royal Manor NW

This 1,423-square-foot, 22-year-old townhome is in Royal Oak, close to the C-Train station and local amenities. The main level has open-concept living, along with a den and powder room, while upstairs there is a primary bedroom with ensuite, another bedroom, family bathroom, and a media area that could be converted to a third bedroom.

Calgary South-West

For $500K in the South West, townhouses cluster around 1,250-1,400 square feet, often newer construction. Shawnee Slopes and Springbank Hill offer good value, while Aspen Woods commands a premium. Expect to pay $350-$420/sqft.

Typical listing: 305 Shawnee Square SW

This new townhome was built in 2025, with more than 1,300 square feet of living space. It has a double attached garage, as well as dual primary bedrooms, both with en-suite bathrooms and walk-in closets. The kitchen has sleek cabinetry, white quartz countertops, and stainless steel appliances. The home has LVP flooring throughout and an upper-floor laundry.

Chestermere

Chestermere at the $500K price point offers the newest homes in the region (averaging three years old) and of course, they are almost all townhouses. But inventory at this budget is limited, with only 6% of the current Chestermere market accessible for around $500K.

Typical listing: 3586 Chestermere Boulevard

This freehold, street-facing townhome is located in Phase 2 of the Clearwater Park community in Chestermere, and was completed in 2025. It has three bedrooms, three bathrooms, and an upgraded appliance package in the open-plan kitchen. It is located near Clearwater Park’s resident-exclusive community centre and is close to retail stores.

Airdrie

For a $500K budget, Airdrie offers the most inventory outside of Calgary proper, with 14.8% of the current market accessible at this price point. The homes are typically newer but not brand-new townhouses, at around 10 to 15 years old.

Typical listing: 1012 Windsong Drive SW

This 1,500-square-foot, end-of-row townhome was built in 2011, but has modern updates and is move-in-ready. The upper level has new laminate flooring and updated lighting, and there’s a brand-new washer and dryer set. Upstairs, in addition to two bedrooms, there is a spacious media area that leads to a balcony. There’s also a finished basement that is being used as a gym.

Cochrane

For around $500K in Cochrane, nine out of 10 listings are townhouses, but newer at an average of eight years old — and, of course, you have that scenic mountain-adjacent location.

Typical listing: 165 Sundown Road, Cochrane

This is a nine-year-old, three-bed, three-bath, three-level, freehold townhome with no condo fees. The main living space is on the second floor and has a spacious kitchen with a large island, quartz countertops, and stainless steel appliances. It also features a dining area and a family room that leads out to a deck with a gas line for a barbecue.

Strathmore

For this smaller budget, Strathmore is one of the areas that gives you the best shot at a detached house, as 68% of $500K-ish homes are detached. However, they tend to be older and smaller. So, if you want something newer and upwards of 1,300 square feet, you might have to share a wall with a neighbour.

Typical listing: 5 Greenview Way, Strathmore

This 1,062-square-foot detached home from 1992 boasts a living room with large front window, and a kitchen with oak cabinetry, updated hardware, and newer appliances. The home has three bedrooms and a full bathroom on the main floor. The fully developed basement offers an additional bedroom, two flex spaces, and another full bathroom.

Okotoks

Okotoks is another spot where you could get a detached home for $500,000, but you might have to be lucky at that price. Across the whole Okotoks current inventory, about three-quarters of homes are detached, but the homes are older and, more importantly, less than 6% of the market is accessible at the $500K price point. But some homes are there, if you look for them.

Typical listing: 25 Westfall Drive, Okotoks

This pretty, four-bed, two-bath home has 1,343 square feet of living space, located on a corner lot in the Westridge community in Okotoks. The main level of the home features a bright, open-concept dining and kitchen space with an abundance of natural light, a semi-open-plan living area, and three bedrooms. There’s also a one-bedroom basement with a separate entrance.

High River

High River offers the highest proportion of detached homes among current listings (79%), but also the oldest homes (42 years old on average) and is further away from Calgary. For those who don’t need to commute into the city, it’s a good option for a family home at around $500,000.

Typical listing: 406 8 Avenue SE, High River

This 1940-built bungalow has been stylishly renovated and offers 1,352 square feet of finished living space with four bedrooms and two bathrooms. The main level features two bedrooms, an upgraded bathroom, a dining room, and a kitchen with brand-new cabinets and hardware, upgraded appliances, and a walk-in pantry. The basement has two bedrooms and a bathroom, as well as an unfinished area with roughed-in plumbing that could be an additional suite, but would need the appropriate building permits.

Olds

Olds offers the best value overall, with 78% of current listings being detached homes, but it’s nearly an hour’s drive from Calgary. If it’s more space and less bustle you’re looking for, Olds can offer some great properties for around $500,000.

Typical listing: 5412 61 Avenue, Olds

This detached home has two bedrooms on the main floor, and two additional bedrooms downstairs. The semi-open-plan main living space has a vaulted ceiling, and the basement adds a recreation room. The well-proportioned primary bedroom has a walk-in closet and a three-piece ensuite. There’s also a large garage, and it’s all on a generous corner lot.

Canmore

Here’s a curveball. Canmore is both a geographical and market-condition outlier among this group, but it’s still within HouseSigma’s Greater Calgary region, so we’re including it. Of course, $500K gets you much less in this desirable mountain resort town — typically a small condo — and only 2% of current inventory is around this price point. But for those who have around $500K to spend on a unit, whether to live in or to rent out (subject to zoning) for a high price while living elsewhere, there are a handful available.

Typical listing: 212B – 1 Industrial Place, Canmore

This west-facing, one-bedroom, loft-style home offers just over 605 square feet of living space, with an open layout, high ceilings, and mountain views to each side of the covered balcony. The home is steps from schools, the Canmore Arena, Canmore Golf & Curling Club, and the skate park.

Find Calgary-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 Starter condos to family homes: What $500K buys you in Calgary and the wider region appeared first on HouseSigma.