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

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

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

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

December saw the peak discount

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

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

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

Communities where buyer room is deepest

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

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

Takeaways for buyers and sellers

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

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

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

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

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

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

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

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

So why is the regional headline price figure flat?

Sales mix is doing the work

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

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

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

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

Month-to-month sharpens the same picture

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

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

Where the negotiating room is

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

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

What to take from it

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

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

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

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

The post Infographic: Calgary’s median home price matches a year ago — but every property type sold for less appeared first on HouseSigma.

So, what does this actually feel like for buyers today, in terms of what you can now get for your hard-earned dollar compared with 2022?

Across the region’s 21 municipalities, the median detached home sale price in April 2026 was $1,600,000, down 15.8% from April 2022. Townhouses are at $868,000, down 13.2%, while condos are at $620,000, down 10.8%.

To show what those price declines truly feel like to buyers on the ground, we picked three price points ($2 million for a detached home, $900,000 for a townhouse, $600,000 for a condo) and pulled real April 2022 and April 2026 sales at each band to take a closer look at how the homes compare.

For each home type we examined two things: what your money gets you now compared with what the same money bought at the spring 2022 peak; and what today’s sample home would likely have cost you four years ago (i.e. what you’re saving from the peak). The results may surprise you!

Detached: What $2M buys you now

Metro Vancouver’s median detached price has fallen 15.8% since April 2022. Two real, fairly typical “Vancouver Special” home sales at around the $2 million mark show what that means for buyers.

2026 detached house: Just last month in April 2026, $2,010,000 bought 6372 Elgin Street in East Vancouver. The six-bed, four-bath home is 3,048 square feet and built in 1987. It had failed to sell at $2.39M in 2025; the seller relisted at $2.15M in March this year and accepted under ask after 28 days.

Details: $2,010,000 | 6 bed, 4 bath | 3,048 sqft | Built: 1987 | Sold: April 8, 2026

2022 detached house: Four years earlier, $1,978,000 was paid for 6702 Doman Street, also in East Vancouver. The five-bed, three-bath home was 2,608 square feet and built in 1982, and it needed more work than our first example. It listed at $1.88M and sold $98,000 over ask in 39 days.

Details: $1,978,000 | 5 bed, 3 bath | 2,608 sqft | Built: 1982 | Sold: April 29, 2022

What this means: For almost the same money in 2026, today’s buyer gets one more bedroom, 440 extra square feet, and a more updated home.

What you’re saving versus 2022: A fairly close April 2022 comparable to our 2026 sale, 7178 Culloden Street (a bit smaller at 2,756 square feet, a bit newer as a 1995 build), sold for $2,250,000. Which shows that buying a similar home today, such as Elgin Street, saves around $240,000. In fact, the typical (median) saving is $300,000 when looking at all detached sales in April 2026 ($1.6M) versus April 2022 ($1.9M) .

Townhouse: What $900K buys you now

Townhouses have softened slightly less than detached, with the regional median down 13.2%, but you can still get a lot more for your money than four years ago. The two sample townhouses we chose to demonstrate this are both in New Westminster, both move-in ready, and they sold within $5,000 of each other.

2026 townhouse: In April 2026, $905,000 bought 9-100 Wood Street: a riverfront townhouse with three bedrooms, three bathrooms, 1,554 square feet, built in 2014. The seller listed at $953,800 and accepted $48,800 under ask after three listing attempts.

Details: $905,000 | 3 bed, 3 bath | 1,554 sqft | Built: 2014 | Sold: April 21, 2026

2022 townhouse: Four years earlier, $910,000 was paid for 30-1010 Ewen Avenue: also three-bed, three-bath, but 1,313 square feet and built in 2004. It was listed at $899,000 and sold over ask in 50 days.

Details: $910,000 | 3 bed, 3 bath | 1,313 sqft | Built: 2004 | Sold: April 5, 2022

What this means: For the same money in 2026, today’s buyer gets 241 more square feet and a townhouse a decade newer with gorgeous finishes and river views.

What you’re saving versus 2022: A 2022 sale on the same riverfront street as our 2026 example, 28-188 Wood Street (nearly identical at 1,552 sqft, built 2017), went for $1,149,000. Which shows that buying that a very similar home in April 2026 can cost $244,000 less than in April 2022, a 21% saving. That said, the typical (median) saving when comparing all townhome sales across each period is $132K.

Condo: What $600K buys you now

Condos have been the most resilient at the median, with the regional median down 10.8% to $620,000. What that headline number misses is that Metro Vancouver condo sales volume fell 42% over the same window.

The clearest example the price-per-dollar shift comes from a single Vancouver building, 5665 Boundary Road, where two units sold four years apart.

2026 condo: In April 2026, $615,000 was paid for unit 519: a two-bed, one-bath, 744-square-foot apartment in this 2016-built tower. It sold at its $615,000 ask in 28 days.

Details: $615,000 | 2 bed, 1 bath | 744 sqft | Built: 2016 | Sold: April 20, 2026

2022 condo: In April 2022, $608,000 (just $7,000 less) bought unit 3204 in the same building: one bed, one bath, only 512 square feet, but much higher up in the building. It was listed at $568,000 and sold $40,000 over ask in 17 days.

Details: $608,000 | 1 bed, 1 bath | 512 sqft | Built: 2016 | Sold: April 14, 2022

What this means: For the same money in 2026, today’s buyer in the exact same building gets an extra bedroom and 232 additional square feet (although not such epic views), with both units in the same fairly new condition.

What you’re saving versus 2022: A spring 2022 sale in the same building, closer in size to our 2026 sample, (678 sqft, 2-bed/1-bath) but with more updated finishes, unit 1802 sold for $790,000. That puts our 2026 unit at $175,000 less for a slightly larger floor plan in the same building, albeit with less fancy decor. It’s worth noting that overall, the median saving on Metro Vancouver condos in April 2026 vs April 2022 is $75,000, when looking at all condo sales in both months.

“To buy a home in 2022 you needed a blindfold, a bidding war budget, and a prayer – and then we watched rates climb from 2.5% to nearly 6% in the same year. Today in Metro Vancouver and the Fraser Valley, prices are down roughly 10-15% from their peak, five-year fixed rates are sitting around 4%, and you actually get to sleep on a home before deciding. The market is still complicated, but for buyers right now, complicated looks a lot like opportunity.”

Jeremy Bator, leading HouseSigma agent in the Lower Mainland

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

The post Same money, more house: What your buck buys today vs. Metro Vancouver’s 2022 home price peak appeared first on HouseSigma.

Detached home sales in the Greater Toronto Area rose 6.8% year-over-year in April 2026, even as the typical detached buyer paid below asking. That combination, more deals closing and more of them at a discount, looks contradictory at first. The data shows it isn’t, because asking prices were lower YOY too.

The median detached listing price across the GTA was $1,200,000 in April 2026, down from $1,279,900 a year earlier. That’s a 6.2% drop in what sellers were willing to ask as a starting point. Attached and condo sellers moved similarly: median list prices for both fell about 5.5% to 5.8% YOY.

Sale prices fell almost as much. The median detached sale closed at $1,200,000 in April 2026, compared with $1,275,000 in April 2025, a 5.9% drop.

Finding more middle ground for transactions

So most of what looks like a “deeper discount” story is actually a “lower list prices” story. Within each transaction, buyers did push for slightly more off the asking price — the typical detached sale closed 2.86% below list this April, versus 2.02% below list last April — but that 0.84-percentage-point shift is small compared to the 6% reduction in list prices.

The result of this is more middle ground. With less daylight between asking prices and what buyers were prepared to pay, more transactions found a place to close. This is likely a key reason why detached sales rose 6.8% YOY, and total GTA sales were up 3.5%.

“One likely factor in detached sales rising is that upsizers get a better deal in this market. With sale and listing prices lower across the board, the buyer may lose some dollars in the sale of their smaller home, but will gain more with deeper discounts on the larger home they are buying. In this market, it makes much more sense to upsize than to downsize from a house to a condo.”

Jeremy Bator, leading HouseSigma agent

Market outliers: Home sells for nearly a million over its $2M asking price

There were exceptions, including one striking one. A four-bedroom detached home in North Riverdale, Toronto, more than a century old, was listed on April 14 at $1,999,000 and sold just six days later for $2,952,000. That’s $953,000 over ask, the largest dollar over-bid in the GTA in April, and nearly the highest in percentage terms at 49.7% above list.

The list price wasn’t unusually low in terms of comps, yet this beautifully decorated home drew a buyer who valued it well above what similar homes had been fetching. And it shows us that this is a market where competitive pricing can still create a great result for the seller. What it doesn’t definitively do, however, is suggest that widespread detached bidding wars are coming back. Right now, it’s more of an exception to the rule.

The home that saw the largest percentage increase from list to sale price was this four-bedroom attached Toronto home, which looks ripe for renovating or redeveloping. It went for 51.4% over its $699K list price, selling for $1,058,000.

At the other end of the spectrum, the biggest dollar discount from asking was given to the buyer of this fabulous lakeside home in Oakville. The seller had been asking a whopping $15.5 million but the buyer paid $12.6 million. And the deepest percentage discount was a three-bedroom condo-townhouse that sold for $530K, which is more than a third less than the $799K asking price.

What this varied market means for buyers and sellers

For all buyers, the practical message is the same as it was last month, just with more confidence behind it: don’t be afraid to offer below ask. The math is on your side. More than seven in 10 detached buyers paid below list in April, with the typical discount running about $32,500 below the asking price. That said, the detached market warmed up in April so it’s possible these conditions may not remain this way for long. Condos are still selling for significantly below asking, and have condo sales have softened the most.

For sellers, the data points the same direction it has all year, only more so: list prices and recent comparable sold prices have moved closer together, and pricing that is aligned to recent comps will draw more activity than pricing aligned to last year’s expectations. Properties priced well still attract attention. Properties priced for a market that no longer exists tend to sit, drop, and then sell below where a sharper initial price would have landed them.

Check out the full GTA April 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: Does Toronto home selling for nearly $1M over $2M list price herald a detached market comeback? appeared first on HouseSigma.

The segment-level numbers tell a different story. Sales, prices, and supply are moving in noticeably different directions for detached homes, attached homes, and condo apartments. Treating Metro Vancouver as one real estate market in April 2026 means missing what’s actually happening.

Sales: detached up sharply, condos down

Detached sales reached 891 across Metro Vancouver in April, an 18% increase from 756 a year ago and the strongest detached sales month since October 2025. But condo apartment sales went the other way, falling 12% to 1,194 from 1,360, a drop of 166 transactions. Attached homes posted a small gain of 4%.

The shift is large enough to move the headline price statistic. Detached homes made up 32% of all April sales, up from 27% a year ago. That five-percentage-point swing toward higher-priced inventory is the entire reason the all-types median price rose year-over-year. Strip out the mix change and the picture would look softer, not stronger.

Median prices: every home type fell, but not equally

Every individual property type sold for less than it did a year ago.

• Detached median sale prices fell 7.9%, from $1,737,500 to $1,600,000, a reduction of $137,500
• Attached median sale prices fell 4.1%, from $978,000 to $938,000
• Condo median sale prices fell 6.3%, from $662,000 to $620,000

Detached prices took the biggest hit, and that could explain the sales volume rebound. Buyers who were sitting on the sidelines a year ago are finding detached homes at meaningfully lower prices, and they seem to be acting. The condo story works in the opposite direction. Prices fell, but transactions fell faster — meaning lower prices alone weren’t enough to pull condo buyers back into the market.

Supply: most home types steady, attached homes rising

Active listings at month-end show the third divergence. Detached active inventory was essentially flat year-over-year (7,794 vs 7,750). Condo apartment inventory was also flat (8,257 vs 8,385). The attached segment was different: active inventory rose 16%, from 3,534 to 4,098.

The increase is concentrated in one subtype: half-duplex and semi-detached active listings rose 41%, from 593 to 835, and new listings for that subtype rose by an almost identical 41% over the same window. Owners of half-duplexes are listing in larger numbers than they did a year ago, and the matching buyer demand has not yet shown up. May will be a useful test of whether spring activity catches up to the supply.

One factor every segment shares

Property days on market gives a full picture of how long homes are taking to sell by counting any prior days from when a home was previously listed, delisted, and quickly relisted. By this measure, listing times have lengthened across every segment compared with April 2026, even if they have been lessening month over month.

Active detached listings averaged 77 days of cumulative listing time in April, up from 62 a year ago. Active townhouses averaged 63 days, up from 49. Active condo apartments averaged 72 days, up from 57. This means that listings of every kind have been on the market longer than last spring (which in itself was considered slow), including the detached segment that has otherwise reactivated.

The “detached homes coming back” story doesn’t mean the detached market is hot. It means detached sales are more active than they was a year ago, against a build-up of slow-moving inventory, within an overall market that remains even slower than April 2025.

What this means for buyers and sellers

The clearest read from April is that “Metro Vancouver real estate” is no longer a useful single unit of analysis when the segments are pulling apart this much. A buyer shopping for a detached home and a buyer shopping for a condo are not in the same market, and using the all-types median price or the all-types sales count to read either one will mislead more than it informs.

For detached buyers, the $137,500 year-over-year drop in the median is real money, amplified by lower mortgage rates than a year ago. The opening may not last if enough buyers reach the same conclusion. Detached sellers are pricing into a market where buyers expect to negotiate, which puts more weight on pricing tightly to current comparables from the start.

“The data makes this one simple: buyers have time and selection on their side, while sellers need to show up polished or get comfortable watching their listing clock tick. However, the market vibe is still plenty confusing, and that’s why having an agent who can actually read the data makes all the difference.”

Jeremy Bator, leading HouseSigma agent in the Lower Mainland

The next two months will settle some open questions. Whether detached momentum sustains once the most attractive discounts are absorbed will tell us if the segment has found its price floor or if April was a single-month bump. Whether condo buyers re-engage through the spring, or stay cautious into the summer, will be the real test of where the entry-level market sits.

Check out the full April 2026 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: April real estate figures reveal Metro Vancouver’s three-way housing market split appeared first on HouseSigma.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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.