HouseSigma recorded 5,514 total sales across the GTA’s 28 municipalities in July 2026, down 12.9% from June and 6.8% below July 2025 (see full infographic, below). July 2026 ranks among the weakest Julys in HouseSigma’s records, which run back to 2003.

Despite the slow sales, buyers had less to choose from than they did a year ago. Sellers pulled back even harder than buyers did, with fewer homes going on market in July, meaning a larger share of the homes that were available ended up selling.

Home sales by property type

Every property type lost transactional ground in July. Detached sales fell to 2,465, down 15.2% from June. Attached homes, which combine freehold townhouses, semi-detached, condo townhouses and link homes, came in at 1,543, down 10.2%. Condo apartments recorded 1,415 sales, down 12.5%. Some of the June-to-July gap is seasonal, given that activity typically eases as summer sets in.

It’s worth noting that detached properties account for roughly 45% of GTA transactions, so when that segment slows, the overall count inevitably follows.

The year-over-year picture is milder than the monthly one. July 2025 saw 5,919 total sales, so this July came in 6.8% lower. By home type, detached sales were down 3.8% year over year, attached sales were down 9.3% from a year ago, and condo sales dropped 9.9% over the year.

Median prices by home type

The overall median sale price was $870,000 in July, down 3.3% from June and 4.4% from July 2025. That figure is the lowest July median HouseSigma has recorded since 2020, when it sat at $810,000. Every July from 2021 through 2025 came in higher, peaking at $979,000 in 2023.

Detached homes sold for a median of $1,140,000 in July, down 3.5% from June and 5.0% from a year ago. Attached homes came in at $828,750, down 2.5% from the previous month and 4.7% over the year. Condo apartments held at $542,000, essentially flat against June at a 0.1% decline, and down 4.1% year over year.

Listing days on market

The typical active listing in the GTA had been on the market 34 days in July, up from 29 in June and 31 in July 2025.

Property days on market, which also counts time accumulated before a listing was delisted and quickly relisted, reached 62 days. That compares with 56 in June and 61 last July.

Both measures describe listings currently sitting on the market rather than how quickly sold homes found buyers. The July increase is the largest single-month move in either figure since January, and it reflects a market where the homes that remain available are taking longer to move.

New and active inventory

Active listings stood at 25,677 at the end of July, down 4.3% from June and 22.3% below July 2025. Inventory has now retreated to roughly where it sat in July 2024, erasing the build-up that defined last summer.

New listings fell further still. GTA sellers brought 14,387 homes to market in July, down 16.4% from June and 17.3% from a year earlier.

Put those together and the ratio of sales to available listings, which measures the proportion of homes on the market that actually sold that month, reached 21.5% in July. A year earlier it was 17.9%, and in July 2024 it was 21.2%.

So, while fewer homes sold this July than last, a larger share of what was for sale found a buyer. Listings moved off the market faster than they did a year ago. Demand didn’t surge; the pool of homes to choose from just shrank.

Buyer attention also shifted outward geographically. The five GTA municipalities drawing the most listing activity in July, measured by HouseSigma’s community popularity score, were Uxbridge, Aurora, King, Oakville and Whitby. The City of Toronto itself ranked ninth. The score tracks online engagement with listings rather than transaction volume, so smaller communities can rank highly on a modest pool of listings.

What it all means for buyers and sellers

Through the spring, the GTA’s real estate market numbers were pointing up. Sales climbed every month from February through May, from 3,672 to 6,517. The median price rose alongside them, reaching $920,000 in May, its highest point of the year.

July’s trends reverse those gains. Sales fell on both a monthly and annual basis, the median price reached a six-year July low, and listings sat longer. But supply fell too.

Buyers have less to choose from than they did a year ago, but they still have enough leverage to push median prices down across all three property types. Shrinking supply would normally firm prices up, but it has not done so yet.

Where that tension breaks is what will decide where prices go from here. If listings stay as scarce as they were in July, the downward pressure on prices should ease. If sellers return in volume in early fall, while buyers stay cautious, prices likely have further to drop.

Check out the full Greater Toronto July 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: GTA home sales fell in July, but inventory fell faster 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.

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.

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.

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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.