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.

New HouseSigma data (see infographic below) shows that in April 2026, the median sale price for a home in the Greater Calgary region was $600,000 — the exact same figure as was recorded in April 2025. The headline median has caught up to where it sat a year ago, posting its first non-negative year-over-year reading after months of declines.

But this median figure hides the truth of the home price data. Every one of Calgary’s three main home types — detached, attached, and condo apartment — sold for less in April 2026 than in April 2025.

Detached homes are down about $15,000 from a year ago, attached the same amount, and condos roughly $22,000. The deepest drop is in the condo segment, now down nearly 7% year-over-year. These figures align with what CREB and other Calgary market commentary have been describing: softening across all property types, sharpest in apartments.

So why is the regional headline price figure flat?

Sales mix is doing the work

The composition of what’s selling has shifted noticeably between April 2025 and April 2026. Condos accounted for 23.1% of all regional sales a year ago. This April they made up just 17.8%, a 5.3-point drop in the lowest-priced segment’s share of the market, reflecting the fact that condo sales in the region are down more than 25% year over year.

On the other hand, detached homes, the priciest segment, moved in the opposite direction, growing from 51.1% to 54.2% of sales.

When more of the priciest homes sell and fewer of the cheapest do, the middle of the distribution moves upward, even with each individual segment softening. The headline median climbed for a structural reason: the kinds of homes selling have shifted. Prices within each segment have not recovered.

Behind that mix shift is a real divergence in demand. With the plummeting condo sales, Calgary’s apartment market is sitting on multi-year-high inventory. Condo buyers can afford to wait, and many appear to be doing exactly that. Whereas detached supply remains tight, and detached buyers continue to compete for what’s available.

Month-to-month sharpens the same picture

The segment split has widened, not narrowed, through the spring.

• Detached median prices have climbed three months running: $680,000 in February, $699,900 in March, $715,000 in April, a $35,000 gain.
• Condo median prices have drifted slightly downward each month: $305,000 in February, $303,000 in March, $302,000 in April.
• Attached homes have been the steadiest of the three, hovering near $480,000 with little net movement.

Where the negotiating room is

Even with detached prices climbing, most Calgary sellers are still accepting offers below their list price. What’s changed is how many. The share of sales closing below list has been falling: 80.8% in February, 78.4% in March, 77.3% in April. The typical April sale closed 1.82% below list — a smaller discount than at any point so far in 2026.

However, the regional average hides sharp neighbourhood variation. In Calgary’s South West, the priciest quadrant at a $677,500 median, only 70.4% of April sales closed below list. Nearly three in ten sales there matched or beat asking. The highest dollar amount over asking was a four-bedroom detached home in Calgary that listed at $1.8 million and sold for $2.2 million — $400,000 above the seller’s price. In the North East, the most affordable quadrant at $489,125, 90.3% of April sales still closed below list. A buyer with a North East budget has substantially more negotiating room than one competing for a South West home.

What to take from it

In practical terms, Calgary’s market is offering very different prospects to different buyers. A detached buyer, especially in the South West, should be prepared for competition and accept a narrower discount window than three months ago. A condo buyer has the opposite position: ample inventory, sellers visibly more open to negotiation, and time to take their pick. The two camps are operating in markets that have less and less in common.

For sellers, the same segmentation runs in reverse. Pricing strategy depends sharply on what and where you’re listing. A well-priced detached home in a tight-supply South West neighbourhood can list with renewed confidence. A condo, especially in higher-supply areas, needs sharper pricing discipline or it will sit through the spring.

Check out our interactive April 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 median home price matches a year ago — but every property type sold for less appeared first on HouseSigma.

Greater Edmonton has recorded 26 home sales above $2 million so far in 2026, compared with 19 in the same period last year. At the $2.5 million mark and above, there have been 13 sales so far this year, very similar to the 12 in the same period last year. The very top of the market hasn’t cooled the way the broader market has, even though discounts off list price are still showing up at these high prices.

Below are Greater Edmonton’s 10 most expensive residential sales of 2026 so far (Jan 1 to Apr 27), ranked by sale price. All the homes are priced above $2.65 million, and none of them went for over the asking price. It’s worth noting that the list excludes land-focused and rural that don’t have high-end homes on the land, such as a high-priced ranch with a basic bungalow.

1. 56 Windermere Drive SW: $3,900,000

The most expensive residential sale in Greater Edmonton in 2026 so far: a 2003-built, 7,002-square-foot six-bedroom estate in Windermere, southwest Edmonton’s high-end enclave. Listed at $3,995,000, the home sold on April 17, 2026 for $3.9 million, a relatively narrow 2.4% below ask.

Details: $3,900,000 | 6 bed, 5 bath | 7,002 sq ft | Built 2003 | Sold April 17, 2026

2. 211 Windermere Drive NW: $3,850,000

The second most expensive sale of 2026 so far is also on Windermere Drive: a 2022-built, 7,059-square-foot seven-bedroom newer-build, almost the same size as #1 but constructed nearly two decades later. Listed at $3,998,000 and sold on April 17, 2026 — the same day as #1 — for $3.85 million, a 3.7% reduction.

Details: $3,850,000 | 7 bed, 7 bath | 7,059 sq ft | Built 2022 | Sold April 17, 2026

3. 14116 95 Avenue NW: $3,600,000

A 2025-completed, 4,316-square-foot, seven-bedroom detached home that sold for exactly its asking price of $3.6 million on February 15, 2026. It’s the only home in our top 10 to close at full ask, and one of four 2025 brand-new builds in this list, all of which sold within 4% of their list price.

Details: $3,600,000 | 7 bed, 6 bath | 4,316 sq ft | Built 2025 | Sold February 15, 2026

4. 9767 146 Street NW: $3,040,000

A 2025-built, 3,661-square-foot, seven-bedroom detached home in west Edmonton. Listed at $3,095,000, the property sold on February 6, 2026 for $3.04 million, just 1.8% below ask. Another of the 2025 new-builds closing at near-list pricing.

Details: $3,040,000 | 7 bed, 5 bath | 3,661 sq ft | Built 2025 | Sold February 6, 2026

5. 9302 Edinboro Road NW: $3,000,000

A 2005-built, 4,014-square-foot, five-bedroom estate in the Edinboro area. Listed at $3.1 million and sold on April 7, 2026 for an even $3 million, a 3.2% reduction. The Edinboro neighbourhood adjoins Edmonton’s river valley luxury corridor.

Details: $3,000,000 | 5 bed, 3 bath | 4,014 sq ft | Built 2005 | Sold April 7, 2026

6. 9704 Riverside Drive NW: $2,900,000

The biggest dollar discount on any home sold in Edmonton city in 2026 so far: this Crestwood riverfront five-bedroom, listed at $3.5 million, sold on March 10, 2026 for $2.9 million — $600,000 or 17.1% below ask. The home was highlighted our March Greater Edmonton PriceWatch report, which used it to illustrate how list prices and sale prices have drifted apart even at the high end.

Details: $2,900,000 | 5 bed, 3 bath | 3,665 sq ft | Built 1996 | Sold March 10, 2026

7. 14007 91A Avenue NW: $2,800,000

This 3,099-square-foot, four-bedroom, modern, detached home in west Edmonton is cited as being built in 2025, but given that the listing images show an unfinished home, we’re not sure if it’s completed yet or sold as-is. Either way, it was listed at $2,899,000 and sold on February 23, 2026 for $2.8 million, a 3.4% reduction.

Details: $2,800,000 | 4 bed, 4 bath | 3,099 sq ft | Built 2025 | Sold February 23, 2026

8. 1900-10035 Saskatchewan Drive NW: $2,700,000

The only condominium in the top 10: unit 1900 of a 2004-built tower on Saskatchewan Drive, a 4,184-square-foot, three-bedroom luxury apartment. Listed at $3.2 million, the unit sold on April 10, 2026 for $2.7 million — $500,000 or 15.6% below ask, the second-biggest discount in the top 10. Edmonton’s luxury condo segment has been softer than the detached side in 2026.

Details: $2,700,000 | 3 bed, 3 bath | 4,184 sq ft | Built 2004 | Sold April 10, 2026

9. 7313 154A Street NW: $2,698,519

This is another brand-new home with no completed listing photos. It is a 3,817-square-foot, six-bedroom detached home, listed at $2.7 million and sold on January 12, 2026 for $2,698,519 — $1,481 under list, essentially at full ask. One of the four new-builds in the top 10 closing at or near list price.

Details: $2,698,519 | 6 bed, 5 bath | 3,817 sq ft | Built 2025 | Sold January 12, 2026

10. 9651 96A Street NW: $2,650,000

A 2023-built, 4,500-square-foot, six-bedroom detached home with six bathrooms and a pretty sweet roof deck with sauna and hot tub. Listed at $2,999,900, the home sold on April 1, 2026 for $2.65 million — $349,900 or 11.7% below ask, the third-biggest discount in this top 10.

Details: $2,650,000 | 6 bed, 6 bath | 4,500 sq ft | Built 2023 | Sold April 1, 2026

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 Bucking the slowdown: Edmonton’s 10 priciest home sales of 2026 so far and their discounts off list price appeared first on HouseSigma.

For most sellers, that softening market means accepting a bid below expectations and waiting a few weeks longer than planned. But for a smaller group, often at the higher end of the market, it has meant something more punishing: many months or even years of no sale, terminated listings, relistings, and dramatic price reductions before a buyer finally came through.

Below are HouseSigma’s picks of Greater Calgary’s 10 most painful home sales of 2026 so far, based on MLS data on sales between January 1 and April 23. The list is a combination of three rankings: biggest dollar discount off final list price, longest total time on market across all listing attempts, and highest number of repeated listings before the sale closed. The first property is ranked at the top as it appears on two of these lists, making it (in our opinion) the most painful sale of the year to date.

1. 340 West Chestermere Drive: $1,800,000

This is the only property to appear in two of our categories: it is the most-relisted home to sell in 2026 so far, and it is third in the longest total listing period rankings. This beautifully renovated, four-bedroom Chestermere detached home moved in and out of the market across eight listing attempts between January 2024 and March 2026, accumulating 639 days on the market before a buyer finally agreed to $1.8 million. The seller bought the home for $1.06 million in April 2022, so at $1.8 million the sale represents a paper gain — but it’s well below the seller’s original target of $2.2 million.

Details: $1,800,000 | 4+1 bed, 4 bath | 2,971 sq ft | Built 1979 | Sold March 4, 2026

2. 1118 Premier Way SW, Calgary: $4,800,000

The biggest dollar discount of 2026 so far: $550,000 off the final asking price on this grand, 2014-built Calgary detached home. The seller’s first listing went up in May 2025 at $5.89 million and was terminated in December after 200 days without a buyer. The home was relisted in February this year at $5.35 million and sold 63 days later for $4.8 million, 10.3% below that final ask and more than a million bucks off the original target.

Details: $4,800,000 | 4+1 bed, 6 bath | 5,059 sq ft | Built 2014 | Sold April 17, 2026

3. 175 Pumpvalley Court SW, Calgary: $1,600,000

This detached Calgary home, built in 1991, closed 18% below its $1.95 million asking price after three consecutive listings beginning in April 2025. The first two were terminated without a sale — 36 days on the first attempt (priced at $2,595,000), 132 days on the second ($2,190,000). The third listing ($1,950,000) finally closed in late February 2026 at $350,000 below ask, the second biggest dollar loss of 2026 so far.

Details: $1,600,000 | 3+2 bed, 5 bath | 3,815 sq ft | Built 1991 | Sold February 27, 2026

4. 1212 Montreal Avenue SW, Calgary: $3,150,000

This attractively renovated Calgary detached house, built in 1983, tried and failed to sell twice in 2023 (listed at $3.72M) and 2024 ($3.42M) before finally moving in March 2026. The two earlier listings combined for 406 days on market through those abandoned attempts. The seller returned in September 2025 with a $3,499,000 list price and closed five months later for $349,000 below ask.

Details: $3,150,000 | 5+1 bed, 7 bath | 4,726 sq ft | Built 1983 | Sold March 5, 2026

5. 178125 240 Street W, Rural Foothills County: $2,925,000

Four listings and a whopping 905 active days on the market, this is the longest total time of any sale in Greater Calgary in 2026 so far. The Rural Foothills County property with a ranch and a three-bedroom house was first listed in June 2023 for $2,999,000 and bounced through two listing expirations. The third listing, beginning April 2025 at a barely reduced price of $2,990,000, finally closed in January 2026 at $2.925 million. A rare tale where the seller held out for the right buyer who eventually showed up to pay close to full ask, so the pain paid off.

Details: $2,925,000 | 3+1 bed, 3 bath | 1,680 sq ft | Built 1979 | Sold January 26, 2026

6. 703 Green Haven Place, Rural Foothills County: $1,525,000

Another Rural Foothills County acreage, this one a 2024-build. The home was listed in April 2024, starting at $1,719,900, and spent the next 21 months cycling through three expired listings before finding a buyer in mid-January 2026, after 649 active days on market. The final listing went up on January 5, 2026 and sold within 16 days.

Details: $1,525,000 | 3+1 bed, 4 bath | 2,900 sq ft | Built 2024 | Sold January 21, 2026

7. 426-255 Les Jardins Park SE, Calgary: $479,900

A two-bedroom, 977-square-foot Calgary condo built in 2022, this is the only condo on our list. The unit sat on the market for 633 active days across three listings: an April 2024 listing at $529,900 that expired on December 31, a January 2025 listing that expired on June 30, and a third listing from July 2025 that finally sold on January 23, 2026. For a building completed just a few years ago, that represents a substantial share of the unit’s post-construction life spent listed.

Details: $479,900 | 2 bed, 2 bath | 977 sq ft | Built 2022 | Sold January 23, 2026

8. 196 Wolf Hollow Park SE, Calgary: $515,000

A 2020-built rowhome in SE Calgary that went through seven listings across eight months before selling, second only to our #1 entry. The seller started fresh in late June 2025 after an earlier attempt that terminated after just six days, then cycled through six more listings averaging just over four weeks each. The property closed in February 2026 at $515,000.

Details: $515,000 | 3+1 bed, 4 bath | 1,313 sq ft | Built 2020 | Sold February 13, 2026

9. 96 Belmont Terrace SW, Calgary: $673,000

A 2017-built Calgary detached house that went through seven listings in just six months between August 2025 and February 2026. Four of those listings ended and were immediately replaced with a new MLS number on the same or next day, a pattern that effectively resets the “days on market” counter shown in public listing pages and is a common tactic for properties struggling to attract offers. The home finally sold for $673,000 on February 6, 2026.

Details: $673,000 | 3 bed, 3 bath | 1,937 sq ft | Built 2017 | Sold February 6, 2026

10. 103 Masters Heights SE, Calgary: $565,000

Seven listings in the six months between August 2025 and February 2026, averaging just 22 days each, gives this small bungalow the shortest average listing duration of any property in our top 10. In five of the seven listings, each listing ended and restarted on the same or next day with a new MLS number — the same pattern seen on 96 Belmont Terrace, above. The home sold in mid-February 2026 for $565,000, closing out more than six months of near-constant listing activity.

Details: $565,000 | 1+2 bed, 3 bath | 1,002 sq ft | Built 2016 | Sold February 18, 2026

HouseSigma’s Greater Calgary market infographics track the higher-level statistics, while these 10 properties are what those numbers look like up close, for the sellers who felt them most.

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 Chasing the market down: Calgary’s 10 most painful home sales of 2026 so far appeared first on HouseSigma.

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.