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.

Beyond that headline number, HouseSigma data that these were the only 10 home sales above $7 million across Metro Vancouver between January 1 and March 31. It’s a far cry from the heyday of 2021 and 2022, but it’s notably more than Q1 2025, when only six sales crossed that same threshold.

West Vancouver and Vancouver’s West Side account for every detached entry on the below list, with the sole condo located in Vancouver’s West End.

Behind several of these sales is a recurring pattern from the upper end of the market: sellers who spent years, and millions in price reductions (as well as, often, untold renovation costs), trying to offload their properties before finally getting deals done. Four of the top ten sold for at least $5 million below their original asking prices.

Check out the 10 most expensive home sales in Metro Vancouver between January 1 and March 21, 2026.

1. 2789-2781 Point Grey Road, Vancouver: $28,000,000

The biggest residential transaction in Metro Vancouver in Q1 2026, this is a sale that came with a long road to closing. The sellers first listed this Point Grey Road waterfront property for $36 million in 2024, dropped it to $33 million, then brought it back at $28 million earlier this year before finally getting a deal done on February 18. The home spans nearly 5,800 square feet across 10 bedrooms, the result of two formerly separate lots combined into a single estate at arguably one of the most coveted addresses in the city.

Details: $28,000,000 | 10 bed, 6 bath | 5,798 sqft | Built 1968 | Sold Feb 18, 2026

2. 2612 Bellevue Avenue, West Vancouver: $16,750,000

A modern 6,719-square-foot home on one of West Vancouver’s premier waterfront streets, built in 2016 and sold on February 5 for $16.75 million. The previous sale on record was in June 2009 for $5,075,000 — meaning this property more than tripled in value over 17 years, one of the stronger appreciation stories on the list.

Details: $16,750,000 | 4 bed, 6 bath | 6,719 sqft | Built 2016 | Sold Feb 5, 2026

3. 2604 Bellevue Avenue, West Vancouver: $11,500,000

Directly next door to the #2 sale and closing just three days earlier on February 2, this makes two adjacent Bellevue Avenue properties trading hands within days for a combined $28.25 million. We’re curious about that, although without confirmed buyer information, we can’t be sure if it’s a combined deal or an unlikely coincidence. The home itself is a five-bedroom, 5,577-square-foot house built in 1926 and last sold in March 2016 for $10.6 million. A decade on one of Vancouver’s most prestigious waterfront streets added just under $900,000 in value — modest by the standards of the street’s recent history. It’s also worth noting that the above image is the only photo in the most recent listing, which is another hint that this may be a land-parcel play, but you can click through previous expired listings to see the house.

Details: $11,500,000 | 5 bed, 4 bath | 5,577 sqft | Built 1926 | Sold Feb 2, 2026

4. 1050 King Georges Way, West Vancouver: $11,350,000

At 10,844 square feet, this is the largest home on the list by a significant margin — nearly 3,000 square feet bigger than the next largest entry. Built in 2018 in the British Properties with six bedrooms and 10 bathrooms, it sold January 30 for $11.35 million. That’s just $550,000 more than its September 2018 sale price of $10.8 million, less than 5% appreciation over seven years on a property of this calibre.

Details: $11,350,000 | 6 bed, 10 bath | 10,844 sqft | Built 2018 | Sold Jan 30, 2026

5. 3243 Point Grey Road, Vancouver: $9,250,000

A 112-year-old home on the same Point Grey Road as the #1 sale, this one is considerably more modest at 3,522 square feet and three bedrooms — but at $9.25 million on January 14, the land and location are clearly doing all the heavy lifting here. This is a prime redevelopment play on a highly coveted lot with direct access to the beach (and next door is already being redeveloped, as the above photo shows). No prior sale appears in our records for this property.

Details: $9,250,000 | 3 bed, 3 bath | 3,522 sqft | Built 1914 | Sold Jan 14, 2026

6. 1712 Cedar Crescent, Vancouver: $8,775,000

Cedar Crescent sits in the heart of Vancouver’s Shaughnessy neighbourhood, and this charming 1911-built home reflects the character of the street and is the oldest home on our list. It sold March 2 for $8.775 million — just $325,000 more than its March 2024 sale price of $8.45 million. That’s a slim margin for what looks likely to been a two-year renovation flip rather than a regular resale (check out the new interior photos versus the previous sold listing images), so we’re doubtful the sellers got a solid return.

Details: $8,775,000 | 4 bed, 8 bath | 7,871 sqft | Built 1911 | Sold Mar 2, 2026

=7. 1080 Wolfe Avenue, Vancouver: $8,500,000

Another Shaughnessy estate, this one from 1912, and another renovation with a low margin of return. The January 30 sale at $8.5 million finally ended a listing history that stretches back to 2020. The property first came to market at $13.88 million, meaning the sellers collected $5.38 million less than they originally hoped for. The previous recorded sale was August 2015 at $7.85 million, so — after a decade, a renovation, and years of attempting to sell — the net gain was $650,000 minus renovation costs.

Details: $8,500,000 | 4 bed, 6 bath | 5,880 sqft | Built 1912 | Sold Jan 30, 2026

=7. 1762 Acadia Road, Vancouver: $8,500,000

A 2018-built home near UBC that ties with #7 at exactly $8.5 million but closed much later in the quarter, on March 30. It’s another painful selling story. The owners first brought it to market in 2022 at $12.98 million, tried again in 2023 at $13.5 million, and came back in 2024 at $13.5 million before reducing to $11.88 million. Each time the listing expired or was terminated without a sale. The property finally sold at a fresh $8.5 million asking price just two days after being relisted, $5 million below the peak ask. The previous recorded sale was in 2012 at $5.15 million, making the long-term gain $3.35 million over 14 years.

Details: $8,500,000 | 6 bed, 8 bath | 6,326 sqft | Built 2018 | Sold Mar 30, 2026

9. 4208 Evergreen Avenue, West Vancouver: $8,200,000

A stunning, 2007-built waterfront home in West Vancouver offering 4,941 square feet across four bedrooms and five bathrooms, this home has a listing history almost as stubborn as the one above. It first came to market in 2022 at $13.5 million and sold in January this year for $8.2 million — $5.3 million below the original ask. The last sale on record was September 2004 at $4.7 million, which means the long-term appreciation picture is strong, even if the recent listing experience was painful.

Details: $8,200,000 | 4 bed, 5 bath | 4,941 sqft | Built 2007 | Sold Jan 20, 2026

10. 2101-1221 Bidwell Street, Vancouver: $7,200,000

The only condo on the list is a three-bedroom, 2,850-square-foot suite in a Coal Harbour building completed in 2013, selling for $7.2 million on March 19. It last sold in June 2016 for $5.88 million, a gain of $1.32 million over nine years. At roughly $2,526 per square foot, it’s a reminder that Vancouver’s luxury condo market has a very different price per square footage than the detached market.

Details: $7,200,000 | 3 bed, 4 bath | 2,850 sqft | Built 2013 | Sold Mar 19, 2026

Find all your market trends data for Metro Vancouver here and keep up to date with our BC real estate blog here.

The post Winners in the West: The 10 most expensive Metro Vancouver home sales of Q1 2026 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.

Just 4,896 resale homes sold in the GTA in March 2026, as seen in the infographic below. For context, the 10-year average for March sales is 9,003, with this March coming in at only just over half that average. In fact, last month was the lowest March for sales in HouseSigma’s GTA data, which goes back to 2003 — lower even than the 2008/9 financial crisis.

The sluggish market continues to put downward pressure on prices. The median sale price across all GTA home types came in at $875,000 in March, only slightly lower than February’s $878,500 but down 7.4% from a year ago. All three property types sold for a lower median price, year-over-year: detached homes at $1,200,000 (-7.7%), attached at $850,000 (-8.1%), and condo apartments at $548,000 (-9.4%).

Lower listing counts but slow sales cycles

The mismatch between supply and demand is showing up clearly in days on market. Active listings took an average of 32 days to sell in March, down from 36 in February, which is a normal seasonal improvement. Property days on market, which captures the full picture of how long a home has actually been available (including any periods where it was briefly delisted and relisted), sits at 65 days. That gap between DOM and PDOM is evidence a lot of the home listings in the GTA have been around for a while.

Active listings at month-end reached 20,959 — up 9.6% from February, but down 19% from March 2025. That is because the 14,401 new listings in March mentioned above, which may be higher than February, are still down 17% from March 2025. It’s clear that both sides of the market are pulling back, with sellers clearly nervous that now is not a good time to offload their home (especially if they’re looking for a strong price).

Pent-up demand in the wings?

There may still be considerable demand waiting in the wings. After all, life goes on, and people still need to move and buy homes. Mortgage rate cuts over the past year have improved affordability on paper, and the reduction in home prices have improved it further still. But improving affordability and people actually buying are two different things, and the gap between them is visible in the data. Buyers aren’t uninterested — they’re uncertain, and uncertain buyers usually watch and wait.

Sammy Kohn, a leading HouseSigma agent in the GTA, said, “The rise in spring listings isn’t unusual, but the slower pace suggests a healthy recalibration. Some listings have stayed on longer, and buyers now have room to make thoughtful moves. Toronto’s long run as a sellers’ market needed this correction.”

Check out our interactive March 2026 GTA MarketWatch infographic, below, to see the full stats breakdown by property type and the hottest communities for listing activity. Just hover over or click on the charts to see the precise data.

Find all your market trends data for the Greater Toronto Area here – and keep up to date with our Ontario blog page here.

The post Infographic: GTA real estate market sees slowest March on record, with sales just over half the 10-year average appeared first on HouseSigma.

However, the seasonal bounce from February to March is one of the most predictable patterns in real estate, and March 2026 followed that script. When you pull back from the month-over-month headline, this March is still a very slow month by almost any other measure.

March’s total sales of 2,592 is down 4.8% from March 2025, and 42% below the 10-year average for the month of March, based on HouseSigma transaction data. What’s more, it’s the second-slowest March for sales in our 24-year history of Metro Vancouver transactions, which is pulled from MLS records (with only March 2019 being even lower).

New supply is outrunning new demand

The infographic below shows that the sales-to-active listings ratio (the percentage of available homes that actually sell in a given month) stood at 13.4% in March 2026. Five years ago, in March 2021, it was 80.6%. That decline is the clearest single measure of how much the balance of power has shifted in Metro Vancouver’s market. More homes are competing for fewer buyers, and March’s seasonal sales lift did nothing to interrupt that trend.

While sales picked up month-over-month in March, new listings jumped faster. Some 7,858 homes came to market in March, a 23.2% increase from February, pushing active inventory to 19,316 at month’s end. This means supply is growing faster than it’s being absorbed. Greater Vancouver Realtors noted earlier this year that active inventory was running 37% above the 10-year seasonal average, and that gap has held through last month.

Prices are flat on a year-over-year basis

The overall median sale price reached $915,000 in March, up 2.9% from February and just 0.5% higher than one year previously. After 12 months of market activity, the overall price has moved by roughly $3,000. By property type, the year-over-year price picture is even softer: detached home prices fell 7.6% to $1,625,000, condos dropped 5.2% to $640,000, and attached homes came in at $960,000, down 5.4%.

Property days on market (which tracks how long a home has truly been trying to sell, including time from previous listings) remained elevated at 78 days in March. Homes that don’t sell in the first few weeks are clearly finding it hard to attract buyers. This is evidenced by the fact that terminated and expired listings rose year-over-year for both detached homes (+2.8%) and attached (+7.7%), adding to the picture of sellers struggling to find traction.

What this spring market actually means

Until there is a meaningful increase in sales activity — not just the seasonal bumps that come with warmer weather — prices are likely to remain subdued.

Sellers are listing their homes at price levels and volumes that reflect optimism about spring. Buyers, facing economic uncertainty and no particular urgency, are moving at their own pace. The result is more inventory, modest transaction volumes, and sale prices that have softened and show little sign of increasing. For buyers, that’s a quiet market worth that could be worth taking advantage of, while negotiating power is in their hands. For sellers, it’s a reminder that the calendar turning to spring doesn’t automatically bring a frenzy of buying activity along with it.

Jeremy Bator, a leading HouseSigma agent in the Lower Mainland, said, “That 22% jump looks like a party, but it’s really just the market doing its usual spring fling. When you zoom out, we’re still in a slower, slightly buyer-leaning market. Sellers need to be sharp on price, realistic with expectations, and make sure their home shows like a 10, because marginal just gets lost in the mix.”

Check out the full March 2026 interactive MarketWatch infographic for Metro Vancouver below, including more breakdowns by property type and area. Hover or click on the data points to see the full detail.

Find all your market trends data for Metro Vancouver here and keep up to date with our BC real estate blog here.

The post Infographic: What Metro Vancouver’s 22% spring real estate sales bounce really means 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.

The year-over-year median sale price decline for February 2026 across the region was 1.2%. But look at each segment separately and the picture changes considerably.

Detached homes were down 9.6% year-over-year in February, with the median sitting at $1,572,000 compared with $1,739,450 a year earlier. That’s $167,000 off the price of the same type of home, in the same market, twelve months apart. Condos dropped 7.5%, bringing the February median to $620,000 versus $670,000 in February 2025. Attached homes fell 5.9%, to $938,800 from $997,250.

So why, if all home types saw YOY drops of around 6-10%, is the overall median YOY price decline only 1.2%? Because that figure is a blended median across all property types, and it’s being cushioned by a shift in the type of homes sold. In February 2025, condos made up 49% of all sales in the region, but in February 2026, that share had fallen to 46%. Given that condos are the lowest-priced segment, having fewer of them in the mix pulls the overall median upward, even as prices in every segment are falling.

Has the price slide bottomed out, or merely paused?

All three segments declined year-over-year in most months throughout 2025, with the steepest drops in winter. Detached prices hit a peak YOY decline of 10.6% in January. Condos were down 9.2% YOY the same month. Attached homes reached -9.1% in December. In fact, February’s prices saw an uptick compared with the prior winter months, suggesting that the slide might have reached its bottom. The month-over-month overall median price rose 2.5% in February, and both attached homes and condos were up in price versus January (see infographic graph below).

The sale-to-list-price pattern adds another layer. In March 2025, the typical Metro Vancouver home was selling at about 98% of its asking price. By December, that had slipped to roughly 97%.

Arguably, there are signs the rate of decline is easing. Since December, sale-to-list-price ratios have ticked up modestly in January and February, with the median discount in February at 2.7%. But whether that’s the beginning of stabilisation or a seasonal bounce based on New Year activity remains to be seen.

Are we on track for a repeat of 2025’s spring market?

Last year’s pricing pattern provides a useful reference point. When sales volume jumped from January to February 2025, detached and attached prices also fell MOM, just like this Febrruary. Then March 2025 brought a genuine spring bounce — detached recovered +1.1%, attached +1.8% — before both resumed declining in April and May. The seasonal uplift in spring 2025 produced exactly one month of price recovery before the downtrend reasserted itself.

If history repeats itself this year, median prices for March 2026 may rise during a flurry of spring activity before correcting again.

Jeremy Bator, a leading HouseSigma agent in the Lower Mainland, said, “From what I’m seeing on the ground, buyers are still cautious and negotiating, particularly in the detached segment. There are some signs the rate of decline is easing, but it still feels more like a seasonal spring bump than a true market turnaround at this point. As Tom Petty would say, ‘the waiting is the hardest part.'”

Check out the interactive infographic below for a look at Metro Vancouver’s latest pricing data, also broken down by city and home type.

Find all your market trends data for Metro Vancouver here and keep up to date with our BC real estate blog here.

The post Infographic: Will Metro Vancouver’s spring home market bring a recovery, or a repeat of last year? 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.