It makes sense that homes sitting on the market for longer would be less likely to achieve their list price. But how much do extra weeks on the market cost the seller — both in terms of the chance of getting asking, and in actual dollars?

Diminishing chances of achieving list price

Among the 3,669 Metro Vancouver homes that sold between January 1 and June 30 this year within seven days of being listed, more than a third reached their asking price or better (1,282 sales, which is 34.9%). In the second week the rate is 17.8%. By the third week it is 9.6%.

Of course, a seller cannot decide to sell within a week. What the seller decides is the asking price, and the asking price produces both the speed and the result. The week-one group is largely made up of homes priced to move.

The decline levels off in weeks four to seven, and slides only a little after that:

• 22–28 days: 7.0%
• 29–56 days: 7.0%
• 57+ days: 6.7%

A home that has been listed for two months has roughly the same chance of achieving its asking price as one listed for four weeks (about one in 14, in both cases).

Clearly, selling in the first couple of weeks is most crucial for the chance of getting list price, although even then, chances are not high in today’s market.

The price gap keeps widening

While the odds begin to flatten after three full weeks on market, the amount that the seller typically has to discount off the asking price does not. The median sale price measured against the final asking price widens at every stage:

• Sold 1–7 days: median sale-to-list price −1.07% (−$9,800)
• 8–14 days: −2.41% (−$20,000)
• 15–21 days: −3.08% (−$25,000)
• 22–28 days: −3.39% (−$29,900)
• 29–56 days: −3.57% (−$30,500)
• 57+ days: −4.14% (−$37,400)

Past the one-month mark, a seller’s chance of getting asking price is no longer rapidly deteriorating, but the amount they give up when they miss it carries on climbing. The typical seller at 57 days or more accepted $37,400 below their asking price. In week one the typical shortfall was $9,800.

Digging further into the data, it is clear that this is not about expensive homes taking longer to sell and seeing bigger relative declines. Homes that sold within a week had the highest median price of any of these sale cohorts, at $995,000, and the smallest dollar gap. Every slower group sold at a median between $875,000 and $913,000.

A crucial caveat about “asking price”

The comparison being made in this report is sale price against the final asking price, which is not always the first asking price. Among Metro Vancouver homes sold in the first half of 2026, 24.3% had their asking price reduced before the sale closed. Which means that for roughly one seller in four, “reaching the asking price” means reaching a number that they had already lowered.

Also, that 24.3% counts only reductions made within a single listing. It does not account for homes that were delisted and then relisted at a lower price, because each listing is measured on its own most recent asking price.

A final note on this data is that these figures only describe homes that actually sold in this six-month period. Listings that were withdrawn or expired without a sale are not counted anywhere in them, and neither are homes still on the market waiting for a buyer. A home listed in May and still unsold today appears nowhere in these numbers, and homes in that position are the ones most likely to land in the slower groups if and when they do sell. The percentages are not the odds facing a seller at the moment they list; they describe outcomes among completed sales only.

What it all means for buyers and sellers

For sellers, the results point at the listing price rather than at any tactic applied afterwards: the homes that achieved their asking price were overwhelmingly the ones that sold quickly, and the ones that sold quickly were priced to do so, with the first two weeks accounting for 28.2% success versus 6.9% for everything past four weeks.

For buyers, a listing’s age is extremely useful information — homes sitting past a month are being bought at a median of 3.6% to 4.1% below what their sellers are asking, and that discount has been widening the longer a listing sits. Take a look at the recent article linked below to learn more about how to spot negotiating room, and what the other important data point is besides days on market.

The post Metro Vancouver homes listed for longer than a week stand little chance of getting asking price appeared first on HouseSigma.

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

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

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

Sale prices in June

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

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

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

Sale prices vs list prices

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

The discount is not shared evenly across property types:

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

The outliers above and below list price

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

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

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

What it all means for buyers and sellers

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

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

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

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

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

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

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

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

Sale prices vs list prices

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

The discount is not evenly shared:

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

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

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

Where competition still exists

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

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

The outliers above and below list price

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

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

What it means for buyers and sellers

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

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

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

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

These are the homes where the buyer, not the seller, set the final price. They aren’t confined to the top of the market: a $380,000 Surrey condo and a $5.2 million Belcarra waterfront home both appear below, alongside townhouses and mid-priced apartments. What they all share is a starting price that the market wouldn’t meet and a long, expensive road to the one it would.

Below are the 10 Metro Vancouver homes that took the most relistings to sell between January 1 and June 30, 2026, drawn from MLS data on sales across the 22 municipalities in Metro Vancouver.

The ranking is by the number of separate listings in the selling effort that ended in the 2026 sale, with homes ranked in fourth to tenth all equal at 10 listings each. The ties were broken by the total dollar reduction off the first asking price.

1. 16561 29A Avenue, Surrey: $3,220,000

No home in our analysis was relisted more times than this Surrey detached house. It went on and off the market 14 times between September 2024 and this May. Across roughly 21 months and 13 relistings, the asking price slid from $4.19 million to a final sale of $3.22 million — a $969,000 gap between the seller’s opening number and what a buyer eventually agreed to pay, 23% below the first ask.

Details: $3,220,000 | 8 bed, 8 bath | 6,354 sq ft | Built 2021 | Sold May 31, 2026

2. 23005 Apple Grove, Maple Ridge: $1,160,000

This Maple Ridge detached home first listed in September 2024 at $1.40 million, then spent the next 16 months working through 11 separate listings before it sold in January for $1.16 million. The $239,000 reduction off the opening price, or 17%, came one relisting at a time.

Details: $1,160,000 | 3 bed, 3 bath | 1,835 sq ft | Built 1985 | Sold Jan 14, 2026

3. 14-9762 182A Street, Surrey: $965,000

A newer Surrey townhouse, built in 2025, that took 11 listings to sell but gave up relatively little on price along the way. It first listed in April 2024 at $1,059,999, then worked through 10 relistings over roughly 25 months before closing this May at $965,000. The $94,999 difference between the opening ask and the sale works out to a 9% cut overall — the smallest percentage reduction on the list.

Details: $965,000 | 4 bed, 4 bath | 1,746 sq ft | Built 2025 | Sold May 31, 2026

4. 4995 Robson Road, Belcarra: $3,200,000

This Belcarra house spent longer on the market, and took a larger dollar cut, than any other home on our list. First listed in September 2022 at $5.18 million, it cycled through 10 listings over a whopping 40 months before closing in January at $3.20 million. That is a $1.98 million reduction, 38% below where the seller started.

Details: $3,200,000 | 4 bed, 4 bath | 2,961 sq ft | Built 1969 | Sold Jan 26, 2026

5. 903-239 Keefer Street, Vancouver: $930,000

This Vancouver penthouse with a panoramic roof deck underwent a court-ordered sale, and thus saw the steepest percentage cut of any home here. After 10 listings across roughly three years, beginning in March 2023 at $1.85 million, it sold this April for $930,000 — almost exactly half the original asking price, a $920,000 reduction.

Details: $930,000 | 3 bed, 3 bath | 1,175 sq ft | Built 2024 | Sold Apr 13, 2026

6. 4527 Clinton Street, Burnaby: $2,810,000

This large Burnaby detached home, with eight bedrooms and a separate two-bed suite, was first listed in October 2023 at $3.35 million. Over the next 31 months and 10 listings, the price drifted down to a $2.81 million sale this May — $540,000, or 16%, below the opening ask.

Details: $2,810,000 | 10 bed, 11 bath | 5,157 sq ft | Built 2025 | Sold May 31, 2026

7. 312-555 Abbott Street, Vancouver: $839,000

Listed in October 2023 at $1.1 million, this Vancouver condo with large roof terrace took 10 listings over 27 months to find a buyer, closing in January at $839,000. The final price came in $261,000 below the first ask — a 24% reduction.

Details: $839,000 | 3 bed, 1 bath | 986 sq ft | Built 1995 | Sold Jan 15, 2026

8. 35-1871 165A Street, Surrey: $1,230,000

One of two townhouses on the list, this Surrey property was first listed in May 2025 at $1.4 million. After 10 listings across about 10 months, it sold in February for $1.23 million. That’s $170,000, or 12%, under the opening number.

Details: $1,230,000 | 4 bed, 4 bath | 2,352 sq ft | Built 2024 | Sold Feb 28, 2026

9. 901-13750 100 Avenue, Surrey: $380,000

At the affordable end of the list, this Surrey condo first asked $549,000 in May 2023. Ten listings and roughly 32 months later, it sold in January for $380,000 — a 31% cut, and $169,000 below where it began.

Details: $380,000 | 1 bed, 1 bath | 512 sq ft | Built 2016 | Sold Jan 22, 2026

10. 610-11907 223 Street, Maple Ridge: $428,000

This Maple Ridge condo had the smallest dollar reduction on the list, but it still took 10 listings to clear. Posted in February 2025 at $490,000, it sold the following January for $428,000 — $62,000, or 13%, below the first ask.

Details: $428,000 | 1 bed, 1 bath | 618 sq ft | Built 2024 | Sold Jan 17, 2026

The post Try, and try again: Metro Vancouver’s 10 most-relisted home sales of 2026 so far appeared first on HouseSigma.

In June, a larger share of the homes on the market across the GTA sold than a year earlier, and yet the typical sale price kept drifting lower. That pairing says more about where the market is heading than the raw sales count on its own.

A bigger proportion of homes are selling

HouseSigma tracks the sales-to-active-listings ratio (see interactive infographic below), which is the share of active listings that sell in a given month. In June it came in at 23.6% across the GTA, up from 18% in June 2025. The ratio had dipped to 15.7% back in January before climbing through the spring and settling into the low twenties. In plain terms, sellers who had a home listed in June had a better chance of finding a buyer than they would have a year ago.

Sales volume tells a similar story. HouseSigma recorded 6,334 GTA sales in June, up 3.1% from a year earlier and down 2.8% from May. Anyone comparing figures will see a higher number from TRREB, which reported roughly 6,770 sales and a 9.4% annual gain. The gap is a matter of scope: HouseSigma’s count covers the Greater Toronto Area shown on our Market Trends page, while TRREB’s board total now folds in several outer-Ontario markets recently added to its MLS system.

Prices kept easing, led by detached homes

Prices moved the other way, and the decline ran across all three home types. HouseSigma’s overall median sale price for the GTA was $899,900 in June, down 2.2% from May and 5.3% below June 2025.

The monthly slip was led by detached homes, where the median eased 4.0% to $1,181,000, leaving it 5.5% lower than a year ago. Attached homes were flat month over month at $850,000 but were down 4.5% from June 2025. Condo apartments edged down 0.9% to $542,800 from May, off 7.7% year over year, marking a continued decline in this segment.

Buyers still have plenty to choose from

The rising sales and declining prices can sit side by side because buyers are active without being cornered. There were 26,826 active listings at the end of June and another 17,211 added during the month. That’s enough supply that a buyer who walks away from one home still has plenty of others to consider. While terminated and expired listings rose month over month, they were still well below last June, down about 23% from a year earlier.

The average GTA home spent 29 days on market in June, and 56 days on average when accounting for homes that were taken down and quickly relisted.

Buyers are buying, but they are taking their time and negotiating as they go.

What it means heading into the second half on 2026

For sellers, the practical takeaway is that closing a sale in this market comes down to pricing to it, not waiting for it. For buyers, the rising share of listings that sell is an early sign that today’s wide-open choice could narrow if new listings stay soft through the summer.

The share of homes selling has been the steadier growth signal this year than the month-to-month adjustments in price. Historically, HouseSigma data has found that the sales-to-active listings index is often a precursor to price changes. This could be the number to keep an eye on as the second half of 2026 gets going.

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

The post Infographic: More GTA listings are finding buyers, even as prices keep easing appeared first on HouseSigma.

More homes sold across Metro Vancouver in June than in the same month a year ago, yet the typical sale price came in a little lower. HouseSigma recorded 3,059 residential sales for the month (see infographic below), up 5.8% from June 2025 and 9% from May. Over the same stretch, the overall median sale price settled at $940,000, down 1.1% year-over-year and 0.8% from May. Buyers were busier, but the extra activity didn’t push prices up.

Of June’s 3,059 sales, condos made up the biggest group at 1,285 sales, ahead of 991 detached homes and 771 attached homes.

The increased activity doesn’t mean the region turned into a scramble for every listing. In fact, homes sat an average of 73 property days on market (which includes when homes were delisted and quickly relisted), which is slightly higher than the previous month. So buyers generally had time to look, compare, and write offers with conditions rather than rushing.

A tale of three home types

The overall median price of $940,000, and its minimal year-over-year drop masks three different stories by home type.

Detached homes had a median of $1,640,000, down 4.1% from June 2025 but up 1.5% from May. Attached homes came in at $940,000, off 2.0% year-over-year. Condo apartments sat at $620,000, down 5.6% from a year ago and 3.3% from May, the largest year-over-year drop of the three types.

So while detached prices firmed up on a monthly basis, condos kept easing. The overall median drifted down slightly, but all home types fell more than the overall on an annual basis. This is due to the increased proportion of detached home sales versus the mix one year ago, keeping the overall median steady.

Why more sales didn’t lift prices

The supply side explains most of the sales vs price gap. Active listings at the end of June stood at 22,005, essentially level with a year ago (up 0.2%). New listings, at 7,958, were down 8.9% from June 2025. Fewer fresh homes came to market this June, but because the existing pool of available homes held steady, buyers still had plenty to work with.

Put the two figures side by side and the balance shows 3,059 sales against 22,005 active listings works out to roughly one in seven available homes selling during the month. That’s a market where more buyers can transact without having to outbid each other for scarce inventory, which is consistent with prices weakening or staying flat, rather than climbing.

More buyers showed up in June but nobody blinked on price. Even while Metro Vancouver sales were up, the median price actually dipped. If you’re selling this summer, price your home for the market you’re in, not the one you remember.

Jeremy Bator, leading HouseSigma agent in the Lower Mainland of BC

What it means if you’re buying or selling this summer

For buyers, the mix of steady inventory and a moderate pace means there’s room to be selective. With listings averaging over five weeks on the market, an offer with normal conditions is far more workable than it was during the frenzied stretches of a few years ago.

For sellers, the same numbers argue for pricing against recent comparable sales rather than last year’s hopes. Homes that are priced to the current market are the ones moving, while those that aren’t tend to sit.

Where prices go from here will depend on how the next Bank of Canada decision lands and how much new inventory arrives once the fall listing season begins.

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

The post Infographic: Metro Vancouver sees more sales in June, but not higher prices appeared first on HouseSigma.

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

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

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

Homes selling under asking

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

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

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

The month’s outlier sales-vs-list prices

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

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

What it all means for buyers and sellers

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

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

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

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

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

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

Sale vs list prices

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

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

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

Regional trends

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

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

The month’s biggest outliers

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

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

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

What it all means for buyers and sellers

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

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

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

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

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

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

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

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

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

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

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

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

Number one: the listing’s individual popularity score

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

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

Number two: how long it’s really been listed

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

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

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

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

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

Reading the numbers together

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

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

Check before you make any offer

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

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

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

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

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

Making it work for you

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

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

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

This market quirk sits alongside the Bank of Canada’s June 10 decision to hold its policy rate at 2.25% for a fifth straight time. With borrowing costs steady, what’s interesting is less about rates than about which property type offers the better deal, and in May that was condos.

The median GTA condo apartment sold for $549,000 in May 2026 (see infographic below). That’s down 7.7% from May 2025, the steepest decline of the three home types; detached homes, by comparison, slipped just 2.3% annually. Condos also sold for a median 3.21% below asking price, the widest gap of any home type.

The middle of the market held firmest compared with the price sellers hoped to achieve. Attached homes such as townhouses and semis sold at a median of 1.87% below asking, the closest to list of any segment, and at a median price of $853,000. Detached homes sat between the two, typically selling 2.65% under asking and at a median of $1,230,000. Across all property types, 73.9% of GTA homes sold below their list price in May, with the typical sale closing about 2.56%, or roughly $20,000, under asking.

The market as a whole is firming, even as it sits below last year. The overall median sale price was $922,050 in May, up from April and higher across all three home types, though still 4.4% below May 2025. As in much of the country, monthly prices have been edging up while year-over-year figures stay negative, so the gap with last year is closing rather than widening.

The month’s extreme sales vs list prices

The condo market is not uniformly offering deep discounts. The single largest jump from list to sale price in May was a two-bedroom North York condo apartment listed at $399,000 that sold for $660,000, 65% over asking. It’s proof that the right unit at the right price still draws a crowd even in the most-discounted segment. The biggest premium in dollar terms was a Toronto semi-detached home that sold $711,000 above its $1,599,000 list price.

The steepest discounts went the other way, at the top of the market: a North York detached bungalow listed at just under $3.75 million sold for $2,650,000, 29% below asking, which is the month’s biggest percentage drop. And the biggest dollar cut was seen by a five-bedroom luxury home, also in North York, which sold for a whopping $1.45 million under its asking price of $8,995,000.

What it all means for buyers and sellers

For buyers, those looking for a condo are getting not only the lowest entry point but also the most room to negotiate, while move-up buyers shopping the firmer middle should expect to pay much closer to asking.

For sellers, the lesson runs in the same direction, since condo sellers in particular are meeting buyers well below their initial price, and the homes that move are the ones priced to recent comparable sales rather than to last year’s market.

With the Bank of Canada keeping borrowing costs steady, neither side is waiting on cheaper money any more, and the task now is reading where each part of the market actually stands, which in May meant three very different places.

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

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: With rates on hold and prices down, the GTA’s cheapest homes come with deepest discounts appeared first on HouseSigma.