New HouseSigma data shows that, within Edmonton’s city limits, 81.3% of homes sold for less than their list price, up from 74.7% in August 2025. In the towns and smaller cities around Edmonton, 69.6% sold under list, compared with 64.9% a year earlier.

Across the region, the median home sale price in August was $425,000, virtually unchanged from a year ago (only $50 higher) and 2.3% lower than in July.

Sale vs. list prices

The typical Greater Edmonton home sold 1.9% below its asking price in August (see infographic below), a gap of $7,275. Just over three in four sales (77.1%) sold under list, up from 71.5% in August 2025, while 15.0% went over and 7.9% sold at asking.

By property type, detached homes sold at a median of 1.6% under list, attached homes 1.8% under and condo apartments 3.4% under.

Because Edmonton proper has a bigger share of condos than surrounding communities, which increases the area’s likelihood of selling under list price, we also compared detached houses on their own. The city still had the higher share of detached homes selling under asking, at 77.5% compared with 69.2% outside the city. The increase from last August was about the same in both the city and its surrounding regions, at roughly six percentage points.

Region-wide, including the city, the share of homes selling under asking has now risen four months in a row: 69.4% in April, 70.7% in May, 73.1% in June, 75.2% in July and 77.1% in August.

Median prices by home type

Detached homes sold for a median of $505,000, down from $515,000 in July and the lowest detached figure in the six months covered by this month’s PriceWatch chart (March to August, see below). It is still about 1% above August 2025’s $500,100.

The condo apartment median sale price slipped to $190,000 from $195,500 in July, also a six-month low, and 5% below August 2025’s $200,000.

Attached homes moved the other way. Their median August sale price edged up to $352,500 from $349,900 in July, and was about 2% above August 2025’s $345,000, though it remains below May’s $370,000.

Market outliers: sale vs. list price

All four of August’s outlier sales, in terms of the gap between asking price and final sale price, were detached homes, and two sat on rural acreages.

The sale furthest above asking in percentage terms was a run-down, boarded-up house on 3.08 acres in Parkland County. This development opportunity was listed on August 6 at $260,000, and sold 13 days later for $395,000, or 51.9% over list.

The biggest dollar premium came inside the city. A handsome five-bedroom, two-storey family home in Laurier Heights was listed at $1,249,000 on August 13 and sold two days later for $1,462,500, which is $213,500 over asking.

A tiny, 1993-built, two-bedroom bungalow in Cold Lake had the deepest percentage discount of the month, selling for $74,999 against an asking price of $109,900, or 31.8% under list.

The largest dollar discount went to an ornate and outdated five-bedroom home sitting on just over two acres with mature landscaping in Strathcona County. Asking $1,250,000, it sold on August 11 for $925,000, which is $325,000 (26%) below list.

What it all means for buyers and sellers

For buyers, an offer below the asking price is in line with how most Greater Edmonton homes sold in August, particularly in the city. The typical discount was modest, though, so it makes sense to check recent sale-to-list results for the specific neighbourhood and home type before settling on a number. Buyers in rural areas may also want to act quickly, as some rural acreages in August sold well above asking just days after listing.

Sellers should expect to land slightly below their asking price, given that most homes did in August. Pricing from recent sales of similar nearby homes gives a more realistic starting point than competing asking prices. Sellers should also note that buyers also have more choice, with 8,945 active listings as of the end of August, up from 7,845 a year earlier.

Check out the full Edmonton August 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: More Edmonton-area buyers paid under asking in August, especially in the city appeared first on HouseSigma.

New HouseSigma data shows that the typical Greater Calgary home sold for 2.29% below its final asking price in August, a saving of about $11,900. Roughly 85% of all sales closed below list (see infographic, below).

However, that “typical” discount hides a lot of variation. Which homes offered buyers the most room depends on whether the discount is counted as a percentage or in dollars, and the two measures point in opposite directions.

Percentage discounts: cheapest homes

Homes listed under $400,000 sold at a median of 3.36% below asking, the deepest proportional discount of any price band. The shallowest was in the middle of the market, between $600,000 and $800,000, at 1.85%.

The full set of bands:

• Under $400,000: 3.36% below asking
• $400,000 to $600,000: 2.14%
• $600,000 to $800,000: 1.85%
• $800,000 to $1 million: 2.06%
• $1 million to $1.5 million: 1.96%
• Above $1.5 million: 2.61%

Both ends of the price range gave up more proportionally than the middle did. The middle bands were the also the ones to see the lowest average number of days on market, which previous reports have shown affects negotiating power.

Dollar discounts: more on expensive homes

In cash terms, the pattern is simpler, and it rises steadily with price:

• Under $400,000: $9,900 off asking
• $400,000 to $600,000: $10,000
• $600,000 to $800,000: $12,800
• $800,000 to $1 million: $18,694
• $1 million to $1.5 million: $25,000
• Above $1.5 million: $50,000

A buyer above $1.5 million negotiated five times as much money off the asking price as a buyer under $400,000, even though the percentage gap between those two bands is well under one point.

Discounts by home type

Condo apartments carried the deepest percentage discount of the three types in August, at 3.44% below asking, against 2.06% for detached homes and 2.05% for attached homes.

The median condo sold $10,000 below asking and the median attached home the same, while the median detached home sold $14,900 below.

Where competition was thinnest

Discounts are easier to win where nobody else is bidding, and in August that was the bottom of the market.

Among homes listed under $400,000, just 4.5% sold above asking and 92% sold below. Between $1 million and $1.5 million, 16% sold above asking and 74.7% below. A listing above $1 million was more than three times as likely to draw a bid over asking as one below $400,000.

Some of that is down to property type, since the cheapest band is mostly condos. But the pattern holds within a single type. Among detached houses alone, 84.6% of those listed under $500,000 sold below asking, against 77.2% of those listed above $1.2 million.

The Calgary Real Estate Board noted a related split in its August release, reporting year-over-year sales gains in the $1 million and above segment while lower price ranges did not pick up.

Median sale prices by home type

The overall median sale price across Greater Calgary was $575,000 in August, up 0.2% from July and 0.5% from August last year.

• Detached homes came in at a median sale price of $694,950, up 0.7% over July and up 0.9% on last August.
• Attached homes sat at $469,900, up 1.5% over July but down 3.8% on last August.
• Condo apartments fell to $285,750, down 1.5% over July and down 9.3% on last August.

The month’s outlier sales

Four August home sales landed furthest from their asking prices, at opposite ends of the price ladder.

The largest percentage premium came from the cheapest end. A three-bedroom 1978 bungalow in Calgary was listed at $349,900 and sold for $453,000, or 29.5% above asking.

The largest dollar premium came from the more expensive end. A four-bedroom Elbow Park home built in 2003 was listed at $1,899,000 and sold for $2,125,000, a premium of $226,000.

The largest percentage discount was an acreage. A three-bedroom bungalow on 10 acres in Rural Rocky View County was listed at $1,150,000 and sold for $930,000, or 19.1% below asking.

The largest dollar discount was also a rural home, this one a massive, near-18,000-square-foot, eight-bedroom home on a huge estate with spectacular mountain views. It came down $350,000 from a $3,350,000 asking price to sell at $3,000,000 on the nose.

What it all means for buyers and sellers

For buyers, the answer to where the discounts are depends on what is being bought: condo and entry-level buyers are operating in the least competitive part of the market, with 19 homes in 20 selling below list price in the under-$400K band. That said, the money saved is modest because the prices are low to begin with. On the other hand, buyers above $1 million face a lot more competition, yet they negotiate far larger sums off the asking price when they succeed.

For sellers, the figure to plan around is the dollar reduction rather than the percentage, since listings at both the top and the bottom of the market have been settling further below asking than those in the middle.

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

The post Infographic: Where Calgary home buyers got the biggest discounts off asking price in August appeared first on HouseSigma.

New HouseSigma data shows that in August 2026, 79.3% of Greater Toronto Area home sales closed below the seller’s final asking price. Only 17.7% went above list price, and 3.0% landed exactly on it (see infographic below).

However, the discount varies by property type. Detached houses and condo apartments both sold at a median of about 3.2% below asking in August. Attached homes, meaning townhouses, semi-detached houses, and link homes, came in at 2.21%, a full point better than either.

Median prices

Of 4,855 home sales in August, the overall median GTA sale price was $855,000, down 1.16% from July and down 4.79% from $898,000 in August 2025.

• Detached homes had a median price of $1,140,000, down 0.44% from July and 3.39% lower than a year earlier.
• Attached homes came in at $813,500, down 1.39% over the month and 4.46% over the year.
• Condo apartments went for a median of $530,000, down 1.94% from July and 6.77% below August 2025.

Condos fell furthest over the month and over the year, detached held up best, and attached sat between them.

Sale vs list prices

The typical GTA home buyer in August paid $24,000 less than the list price, a median discount of 2.97%.

The median variance by home type:

• Detached: 3.26% below asking
• Condo apartment: 3.21% below asking
• Attached: 2.21% below asking

Attached homes sit in the middle of the price range but take the smallest discount of the three types. Buyers shopping that segment have less room to negotiate than the regional 2.97% figure implies.

Regional breakdown

Sellers gave up the most ground at the outer edges of the GTA region. In Uxbridge, 90.5% of August sales closed below asking, followed by Caledon at 88.3%, Halton Hills at 87.7%, Oakville at 86.8% and Georgina at 85.1%. It’s worth noting that Uxbridge recorded only 21 qualifying sales, so its lead is fragile: one different outcome moves it by several points.

Ajax and Markham were the region’s most competitive markets, with the smallest proportions (65.8% and 69.9%, respectively) of sales closing below list price. Sixteen of the 26 municipalities that we measured (which must have had at least 20 sales in August) sat above the GTA-wide figure of 79.3%.

Outlier sale prices

Four August sales ran well clear of the regional pricing patterns.

A ripe-for-redevelopment, five-bedroom detached house at 36 Galley Avenue in Toronto was listed at $1,099,000 and sold for $1,700,000, 54.7% above asking and the largest percentage overshoot in the region. And newly built, architectural-award-winning detached home in Toronto that looks more like an art gallery than a residence sold for $23,500,000, $1.5 million over ask and the largest dollar premium of the month.

Discounts ran deep at the other end of the spectrum. Another redevelopment opportunity, this three-bedroom detached bungalow in Markham was listed at $1,999,999 and sold for $1,500,000, 25% below asking and the steepest percentage discount on any house in the region in August. A four-bedroom golf-course-community home in Etobicoke was listed at $4,650,000 and sold for $3,700,000, a shortfall of $950,000 and the largest dollar discount on a house in the month (aside from farmland-based deals).

What it all means for buyers and sellers

For buyers, what you can negotiate depends more on the type of home and the municipality than on the regional figure. A detached house in Caledon or Halton Hills sits in the part of the market where sellers are conceding most readily, and opening at the asking price there leaves money on the table. A townhouse or semi is a different negotiation, with roughly a third less room built into the typical outcome, and buyers in Ajax or Markham should expect competition rather than a guaranteed discount.

Sellers should price against their own home type and municipality rather than the regional median sale price, or with the expectation that it will see the regional median discount. A detached house priced as though that regional median figures apply to it will likely sit longer and take a larger cut in the end. Owners of attached homes face the lightest discounting of the three types and have room to hold firmer.

Check out the full Greater Toronto August 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: Four in five GTA homes sold below asking in August, with attached giving up the least appeared first on HouseSigma.

New data from HouseSigma has found that homes for sale in Metro Vancouver were on the market an average of 85 days as of the end of August 2026, when counting time carried over from earlier listings of the same property (see infographic below). That is up from 75 days last August and 59 the August before, and the longest for any August since HouseSigma began tracking the measure in 2020.

The measure is “property days on market,” which follows a home’s entire sale campaign rather than a single listing, so when a property is withdrawn and quickly put back up under a fresh listing number, the clock keeps running. Conventional “days on market” starts again at zero each time a home is listed. Both figures describe homes actively for sale as of the end of the month, rather than homes that sold in that month.

Sales, overall and by home type

Metro Vancouver recorded 2,388 residential sales in August, down 11.5% from July and 1.6% below August 2025. That is a far smaller annual gap than July’s, when sales came in 9.2% under the previous year.

The gap splits when breaking it out by property type:

• Detached sales fell 15.5% from July to 747, which still leaves them 1.1% ahead of last August.
• Attached sales came in at 591, down 12.7% on the month but up 1.9% on the year.
• Condos dropped 7.0% from July to 1,039, the smallest monthly decline of the three, but they were 5.1% below last August, making them the only type down year over year.

Median prices by property type

The overall median sale price was $918,500 in August, up 1.0% from July and down 2.4% from August 2025. Against last year, every property type fell further than that.

Detached median prices slipped 0.7% from July to $1,559,000 and were down 4.8% on the year. Attached median prices rose 2.2% to $920,000 but sat 6.6% below last August. Condo apartment median prices rose 1.8% to $611,000, also 6.6% down year over year.

The overall regional figure is the midpoint of all sales pooled together, so it reflects the mix of what sold as well as what those homes were worth. That makes it a poor guide to any single segment. Anyone watching only the overall median price sees a 2.4% decline, whereas buyers and sellers within each property type are dealing with drops from nearly 5% to 6.6%.

Current inventory and new listings

Metro Vancouver’s home inventory continued to contract in August. New listings totalled 5,610 in August, down 15.7% from July and 6.6% below August 2025. Active listings stood at 20,462 at month end, down 4.0% from July.

Sellers terminated or expired 3,970 listings across the three property types: 1,449 detached, 881 attached and 1,640 condo apartments. That is 24% more than the 3,201 withdrawn last August, with attached homes withdrawals up 36.8% year over year, detached 22.9% and condos 19.0%. A listing that is terminated, relisted and terminated again counts each time, so the figure tracks listing events rather than individual sellers or individual homes.

The sales-to-active listings ratio, which is the proportion of available homes that sold during the month, was 11.7% in August against 12.7% in July.

What it all means for buyers and sellers

Property days on market is the number to check before making an offer. A listing showing 12 days may be a home that has been available since spring under an earlier number, which changes how much room there is to negotiate. HouseSigma tracks that history at the property level, so the full run shows rather than the current listing’s age. With more than 20,000 active listings and fewer than one in eight selling in August, there is time to look and reason to ask why a home has not sold.

For sellers, it’s crucial to remember that withdrawing a listing and reposting it under a new number does not reset what buyers can see. Close to 4,000 listings came off the market in August without selling, a quarter more than last August, which suggests many sellers are waiting rather than meeting the current market. Waiting is a reasonable call, but it does not clear the time already attached to the property.

It’s also worth remembering, given the falling prices, homes in any category priced to last year’s expectations are the ones pushing that 85-day average up.

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

The post Infographic: Metro Vancouver homes staying on market far longer than the usual August appeared first on HouseSigma.

However, looking at the three property types separately, the picture changes completely. Detached homes, attached homes, and condos all fell between 6% and 8% over the year, and each is now at or near its lowest monthly median price in several years.

Median sale prices

The overall median price in Metro Vancouver was down 3.19% from June’s $940,000, on 2,697 sales across the region, and stayed flat year over year at $910,000.

Detached homes had a median sale price of $1,570,000, down 4.27% from $1,640,000 in June and down 6.49% from $1,679,000 in July 2025. That is the lowest since January 2023.

Attached homes came in at $899,900, down 4.26% from $939,950 in June and down 6.75% from $965,000 a year ago, back to levels last seen in early 2023.

Metro Vancouver condos had a median sale price in July of $600,000, down 3.23% from $620,000 in June and down 7.69% from $650,000 a year ago. The condo median price has not been this low since August 2021. It also happens to be the exact figure recorded in March and April of 2021, before a run-up that peaked at $705,000 in February 2022, and has been declining ever since (see main image above).

Despite these annual declines, the region’s overall median price held year over year because of a change in what sold. Condos accounted for 41.7% of July sales, down from 46.6% a year earlier, while more expensive detached homes rose to 33% of sales from 29.7%. When more detached homes make up the month’s transactions, the all-types median is pulled upward, even if every individual home type declines.

Sale prices vs listing prices

Most July sellers in Metro Vancouver accepted less than they were asking. Across the region, 85.31% of sales closed below the asking price, 6.51% closed above it, and 8.18% landed exactly on it.

The median sale closed 2.95% below its final list price, a gap of $25,000.

The gap varied by property type:

• Detached homes sold at a median of 3.84% below their final asking price;

• Attached homes sold at 2.35% below; and

• Condo apartments at 2.86% below.

Market outliers

Three July home sales sat at the edges of the market in terms of sale-to-list price.

The largest percentage gain over asking went to an eight-bedroom Vancouver detached home built in 1910. Listed at $1,099,900, it sold for $1,350,000, or 22.74% above asking. The largest dollar gain was a Burnaby detached home built in 1966. It was listed at $2,600,000, and sold for $3,000,005, exceeding the asking price by $400,005.

A West Vancouver home with seven bedrooms across 9,902 square feet and built in 1992, was listed at $10,980,000 and sold for $8,180,000. The discount of $2,800,000 was the largest dollar reduction of any house sold in the region in July, and at 25.50% below asking it was also the largest percentage discount.

What it all means for buyers and sellers

For buyers, the flat regional median understates what has happened to prices over the past year, and the type of home being purchased matters more than the regional figure suggests. A condo buyer is looking at a median $50,000 below last July, and a detached buyer at one $109,000 lower. Given falling prices and large proportions of homes going under asking, that gives most buyers room to negotiate.

For sellers, the July pattern is consistent across the region. With 85.31% of sales closing below asking, and prices dropping in every category, sellers should set an asking price from the most recent comparable sales they can find. Anything from the spring reflects a higher market than the one they are listing into, and will point too high.

Check out the full Metro Vancouver July 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: Metro Vancouver home types all see multi-year sale price lows in July appeared first on HouseSigma.

In July 2026, Greater Edmonton home sellers accepted a median of 1.8% below their final asking price, and 75.2% of all sales closed below list.

It might not seem like 1.8% is much for sellers to worry about, but measured against other Julys, that is the widest discount since 2023, and that applies to detached homes, attached homes and condo apartments alike. The improved pricing position that sellers enjoyed through the 2024 and 2025 summers has narrowed, and it has done so across every property type.

On the flip side, that means the negotiating power buyers had lost over the past couple of years has now been regained.

Sale vs list prices

The median Greater Edmonton sale closed $6,900 below its final list price in July, a discount of 1.8%, compared with 1.7% in June. Just over three-quarters of sales went for below their final asking price, while 17.8% closed above it.

The discount was uneven among home types, however. Detached homes sold at a median of 1.5% below list price, attached homes 1.9% below, and condo apartments 3.3% below. Condos have carried the widest discount of the three types in every month of 2026.

Comparing July with July is the more useful measure, because discounts in Edmonton follow a strong annual cycle. They are narrowest in early spring, and widest between November and January.

When looking at discounts across Julys, all three property types have moved together (see main image, above). July 2023 remains the last time discounts for the month were wider than they are now. Attached homes are closest to their July 2023 level, while detached homes and condo apartments discounts this July remain some distance from their July 2023 counterparts.

Median prices

The overall median sale price in Greater Edmonton was $435,000 in July, down 1.5% from June and up 2.4% from July 2025.

Broken out by property type:

• Detached homes held at a median of $515,000, unchanged from June and up 0.8% year over yar.
• Attached homes came in at $349,900, down from $355,000 in June, up 0.8% versus July 2025.
• Condo apartments were unchanged from June at $195,500, but 2.9% higher than the previous year.

The overall blended median price rising 2.4% year over year is largely due to housing mix. Condos, the cheapest type, is a smaller share of sales this July (376 of 2,653) than last July (483 of 3,022), which lifts the blended median price.

Across the region

The highest median home sale prices in July were recorded in rural municipalities and in established Edmonton neighbourhoods, a pattern that has held for several months. But discounting off list price was more evenly spread across the region than those price differences suggest.

Across the City Edmonton as a whole, 80.5% of July sales closed below list price, close to the highest rates recorded anywhere in the region. Within the city, several sub-areas ran higher still, with more than 94% of sales closing below asking. In the wider region, no municipality exceeded 82%. Check out the infographic below for the top five areas both within Edmonton and the wider region.

Market-outlier sales

Competition has not disappeared from the market. A six-bedroom, two-storey home on Estate Drive in Sherwood Park, built in 1994, was listed at $910,000 and sold for $1,100,000 eight days later. The $190,000 premium was the largest in dollar terms in July.

The largest percentage premium came from a far smaller property. A one-bedroom apartment on 114 Avenue NW in Edmonton, built in 1971, was listed at $84,500 and sold for $115,000, or 36.1% above asking.

At the other end of the spectrum, a two-bedroom townhouse on Cunningham Way SW, built in 2012 and measuring about 956 square feet, was listed at $264,700 and sold for just $165,000. The 37.7% gap was the widest of any July sale in the region. And the largest dollar loss was a Rural South East property with an older four-bed house that was sold in a largely land-focused sale for $2.67 million, $320K under asking.

What it all means for buyers and sellers

Buyers have more room to negotiate this July than in either of the past two, and that room is available across detached, attached and condo listings rather than concentrated in one type, with condo apartments continuing to offer the widest discounts.

Sellers should price with the expectation that the final figure lands below the asking price, and should treat the 2024 and 2025 summers as a weaker guide to the present market than the pattern of the past several months. That said, it’s worth noting that close to one sale in six still closed above asking in July, so a property priced to the current market can still draw competing offers.

Check out the full Edmonton July 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: Edmonton’s July discounts off asking price take sellers’ negotiating power back to 2023 appeared first on HouseSigma.

Compared with June, the July market saw deepening discounts among more homes: more homes sold below asking than in June, the typical discount got bigger, and the gap widened for detached homes, attached homes and condos alike (see infographic below).

This was against a backdrop of median prices also falling both month over month and year over year.

Median sale prices

The median home in the Calgary region sold for $573,500 in July, down 4.4% from $600,000 in June and 1.1% below the $580,000 median of July 2025.

All three property types fell over the month:

• Detached: $690,000, down 4.1% from in June
• Attached: $463,000, down 3.5%
• Condo: $290,000, down 0.9%

The trajectories behind those numbers are quite different. Condo apartments have posted a lower median price in every month since February, when they stood at $305,000. Detached homes had been moving the other way, rising in each month from January through June, and July is their first monthly decline since December 2025.

Measured against last July, condos are down 6.5% from $310,000, attached homes down 5.0% from $487,250, and detached homes down 2.1% from $705,000.

Sale vs list prices

Across 2,303 residential sales in the Calgary region in July, the median home sold for 2.25% below its final asking price, a shortfall of $11,500. In June the median discount was 2.05%, or $10,000.

The share of sales closing below asking price reached 83.5%, up from 80.3% in June. Just 9.8% of homes sold in the Calgary region closed above their asking price, compared with 12.1% in July 2025 and 33.8% in July 2024%. The remaining 6.7% of homes in July sold at exactly their asking price.

The median discount off asking was not evenly spread among home types, although it widened for all three types between June and July:

• Detached: sold for a median of 1.97% below asking, from 1.74% in June
• Attached: 2.19% below asking, from 2.08% in June
• Condo: 3.16% below asking, from 3.01% in June

Condo sellers accepted the deepest cut for the third month running, and they are also the ones who have lost the most value over the past year.

Where price competition still exists

Some 226 sales closed above asking in July, but they were also not spread evenly across the home types.

Detached homes accounted for 166 of them, meaning roughly one detached sale in eight drew a price above the ask. This shows that for a notable portion of available detached homes, buyers will have to be careful about lowballing with the assumption that it will go below list price.

At the other end of the spectrum, only 15 condo sales out of 437, or about one in 29 sales, went for above asking price. Attached homes sat between the two, with 45 of 574 sales closing above list.

Outliers above and below list price

Two July sales cleared their asking price by more than 22%. An acreage property in Rural Rocky View County listed at $750,000 (starting price) and sold for $950,000 at auction, which is the largest percentage premium of the month at 26.7%. At the top of the dollar-premium ladder, a stunning detached bungalow on Carleton Street SW in Calgary sold for $2,455,000, which is $455,000 over the $2 million list price.

The month’s deepest percentage shortfall was a three-bedroom condo townhome on Redstone Walk NE in Calgary, built in 2018 and listed at $350,000, which sold for $285,000, or 18.6% below asking. The largest dollar shortfall was another Rural Rocky View County acreage, this one listed at $2,180,000 and sold for $1,800,000, coming in $380,000 under asking.

What it all means for buyers and sellers

Buyers looking at condos have much more room to negotiate than buyers of any other property type, with prices down 6.5% year over year, a median discount of more than 3% off asking, and only one condo sale in 29 drawing a price above the ask. A lower opening offer and an unhurried timeline are both reasonable approaches for condos. Buyers of detached homes should not assume the same conditions apply, since detached prices held up considerably better over the year and roughly one detached sale in eight still closed above asking.

Sellers, meanwhile, should read the market through their own property type rather than the regional median price, because a $573,500 headline number says little about what a particular condo or house will fetch, and the gap between asking and selling prices has widened in each of the three categories.

Check out the full Calgary July 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: Greater Calgary homes see widening sale-to-list price gaps in July appeared first on HouseSigma.

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.

New data from HouseSigma shows that Metro Vancouver recorded 2,698 home sales in July 2026, down 9.2% from the 2,973 sales registered in July 2025 and down 11.8% from June. However, condos accounted for the bulk of the decline, while detached sales held roughly level with last year, and attached home sales dropped to a lesser extent.

Home sales in July by property type

The three home types went in noticeably different directions year over year, in terms of July transactions.

Detached homes recorded 884 sales, which is up marginally from 880 in July 2025. Attached homes — such as townhouses, half-duplexes, and row houses — recorded 677 sales, down 3.7% year over year. Condos came in at 1,117 sales, down a significant 18.9% from a year earlier.

Comparing sales month over month, the picture looks quite different. All three types fell at a broadly similar rate: detached down 10.8% versus June, attached down 12.2%, and condos down 13.1%.

The divergence only appears in the annual comparison, and that distinction helps us to understand what’s truly happening. A broad month-over-month decline across all three types is what a normal July looks like due to the summer slowdown, whereas a 19% annual drop in one home type while another holds flat is not seasonal.

Median prices by property type

The overall median sale price across Metro Vancouver was $909,000 in July, down 3.3% from June and essentially flat against July 2025, when it was $910,000. That stability is misleading, because every individual property type fell year over year.

Detached homes had a median sale price of $1,570,000, down 4.3% from June and 6.5% from July 2025. That is the lowest monthly detached median since January 2023. Attached homes came in at $899,900, down 4.3% from June and 6.7% year over year. Condos sold at a median of $600,000, down 3.2% from June and 7.7% from a year ago.

The reason the overall median price looks steadier is because condos are the region’s least expensive property type, and they made up a smaller share of July’s sales than they did a year ago. Fewer condo transactions and more detached sales in the mix pulls the region-wide median up, offsetting some of the decline within each individual type.

Listing days on markets and terminations

Time to sell increased slightly in July. Active listings in Metro Vancouver as of the end of July had been on the market an average of 41 days, up from 38 days in June and 36 days in July 2025. Property days on market, which also counts earlier time on market for homes that have been delisted and quickly relisted, averaged 74 days. That compares with 73 days in June and 68 days in July 2025.

Across the three property types, Metro Vancouver sellers withdrew 4,775 listings from the market, either terminating them or letting them expire.

Detached accounted for 1,681 of those, down slightly from June. Attached accounted for 1,084, down 3.0%. Condo apartments accounted for 2,010, up 4.3% from June — the only property type where terminations/expirations increased.

What it all means for buyers and sellers

Four separate measures show that condos are the weakest segment: year-over-year sales, market share, median price decline, and terminations/expirations.

For buyers, with condo listings taking longer to sell and a growing number being pulled from the market, this offers both opportunity to negotiate and plenty of options. But if you’re in the market for a detached home, you’ll have more competition, even if you can still get it for a lower price than a year ago.

For all sellers, but particularly condo sellers, July’s figures suggest that pricing to the market matters more than it did a year ago.

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

The post Infographic: Metro Vancouver home sales drop sharply in July, led by condos appeared first on HouseSigma.

In June 2026, just 168 homes across the region sold for more than their original asking price, out of 3,046 sales in total — roughly one in 18. That is the smallest share of any June since 2021, when nearly four in 10 homes sold above ask. (The comparison of sale price versus the original asking price means we don’t count homes that had their price reduced and then sold above that new price, but below the original.)

Those 168 above-asking sales were not spread evenly across the three home types. Detached houses sold above asking 7.2% of the time and attached homes 6.4%. Condos only managed to sell above asking in 3.7% of sales, despite making up the largest share of sales in the region.

So, some buyers are still bidding above ask, but for a much narrower set of homes than at any point in the past five years. In which case, what are the kinds of homes that still manage to sell above asking price in this softer market?

Here are 10 home sales from June 2026, across Metro Vancouver, that were able to do so — likely for a range of reasons (including, for one, being the former home and studio of a great Canadian artist). They are not ranked, but are instead representative regional samples that each come from a list of the 10 June 2026 home sales that went for most over asking, for their property type. We’ve included four detached homes, three attached, and three condo examples.

The themes for going over asking seem to be recent and extensive renovations, architectural or cultural significance, upgrading potential paired with low price, or amazing location and amenities. All of these examples sold in very little time on market, in addition to going for well over asking.

1. 1620 20th Avenue East, Vancouver: $2,701,620 (+17.5% over ask)

This creative’s paradise is the former home of internationally acclaimed Canadian artist Gathie Falk. The home is a restful place of relaxation with the rare benefit of a massive upstairs studio space with tonnes of natural light (Falk’s private art studio), which is probably why it got so much buyer interest. The East Van house has three bedrooms, two bathrooms, and French doors opening onto a European-style gravel garden. It sold for the unusual figure of $2,701,620, which was 17.5% over its $2.3 million asking price.

Details: $2,701,620 | 3 bed, 2 bath | 2,689 sq ft | Built 1988 | Sold June 12, 2026 (7 days on market)

2. 551 Palisade Drive, North Vancouver: $2,300,000 (+15.5%)

This is an architecturally striking post-modern home in Canyon Heights that was recently sold by the same owner who built it in 1981. It has epic city and ocean views, as well as an office and a den to supplement the four bedrooms. We think that the combination of the unique design, the breathtaking views, and the care taken of this home led to its sale at 15.5% higher than the $1.988 million price tag.

Details: $2,300,000 | 4 bed, 4 bath | 4,078 sq ft | Built 1981 | Sold June 30, 2026 (8 days)

3. 11858 Woodlynn Court, Delta: $1,587,000 (+9.4%)

Another 1980s home, this one may have less architectural or cultural significance than the above, but it’s a highly desirable family home. It has seen over $400,000 in renovations, including a open-concept great room conversion, theatre room, air conditioning, and smart home tech. It sold for 9.4% over its asking price of $1,450,000, after five days on market.

Details: $1,587,000 | 4 bed, 3 bath | 2,397 sq ft | Built 1986 | Sold June 17, 2026 (5 days)

4. 18312 59a Avenue, Surrey: $1,235,000 (+8.3%)

The last of our detached examples is this Surrey family home, which asked $1,140,000, and sold 8.3% over that in only a single day on market. It has lovely interior design, high ceilings in the upper great room, and a great layout that includes an in-law suite downstairs. All of that is on a large corner lot with lots of yard for the kids. That’s a rare enough combination to get buyers bidding against each other.

Details: $1,235,000 | 4 bed, 3 bath | 2,906 sq ft | Built 1984 | Sold June 19, 2026 (1 day)

5. 8289 121a Street, Surrey: $668,000 (+21.5%)

Moving on to attached homes, this well-laid-out Surrey townhome got a whopping premium of 21.5% over its $550K asking price, and sold in a week. That’s not bad for a home that was built in the late 1990s and needs cosmetic updating. But its end-unit status means it has three sides of windows and a lot of natural light, and the layout is ideal for a small family.

Details: $668,000 | 3 bed, 3 bath | 1,333 sq ft | Built 1998 | Sold June 30, 2026 (7 days on market)

6. 1865 7th Avenue East, Vancouver: $1,615,000 (+9.2%)

We’re not surprised this home got a lot of interest, even though it was already an expensive listing. It’s a 1990s-built, recently renovated, Craftsman-style half-duplex near the sought-after Commercial Drive neighbourhood in East Vancouver. The renovations are on point, there’s bags of character and cool angles, there are some vaulted ceilings, there’s a cute balcony off the primary, and it has a sunny back patio. The buyer who got this home was able to bid 9.2% over the $1,479,000 ask.

Details: $1,615,000 | 3 bed, 3 bath | 1,453 sq ft | Built 1995 | Sold June 17, 2026 (6 days on market)

7. 8631 No. 3 Road, Richmond: $945,000 (+5.1%)

This bright Richmond townhome has also seen recent renovations, including a beautiful new kitchen, double-glazed windows, new flooring, designer lighting, and custom built-in closets. It’s also an end unit with an extra-large southwest-facing private backyard, plus it’s located within the sought-after Ferris Elementary and Richmond Secondary school catchments, making it extremely attractive to families. It went for more than 5% over its $899K list price after just four days.

Details: $945,000 | 3 bed, 3 bath | 1,372 sq ft | Built 1984 | Sold June 18, 2026 (4 days on market)

8. 301-120 4th Street East, North Vancouver: $545,000 (+26.8%)

Moving into condos, this estate sale in North Vancouver bucked the condo trend, going for a huge 26.8% over asking — which was a low $429,900 that seemed to invite higher bids. It’s a third-floor corner suite with over 1,000 square feet of space that needs some updating. The 1970s building has a new elevator, an upcoming new boiler and balcony railings, and other improvements, all of which are to be paid by the estate. Given the great location close to the amenities and transit of Lower Lonsdale, plus the unit’s potential and original low price, we’re not surprised this one got into escalated bidding.

Details: $545,000 | 2 bed, 2 bath | 1,022 sq ft | Built 1971 | Sold June 19, 2026 (7 days on market)

9. 2206-1201 Marinaside Crescent, Vancouver: $1,188,000 (+19%)

This large, 22nd-floor, two-bedroom condo in Yaletown has amazing views of False Creek and the marina from three sides. The kitchen and bathroom could use a refresh, but the building has great amenities and is in a truly world-class location. It was listed at $998K and sold at 19% above that price after just two days.

Details: $1,188,000 | 2 bed, 2 bath | 1,165 sq ft | Built 1997 | Sold June 11, 2026 (2 days on market)

10. 606-4168 Lougheed Highway, Burnaby: $800,000 (+14.4%)

The newest of the homes on this list, we’re not sure if this 2024-built condo in the Gilmore Place development has ever been lived in, or was listed on the MLS by the developer’s agent. Either way, it’s as-new, with a chic kitchen with island, two bedrooms, including a primary bedroom with a walk-thru closet and a five-piece ensuite, as well as 200-square-foot covered deck. The pet-friendly new development has impressive amenities, with indoor and outdoor swimming pools, basketball court, bowling alley, golf simulator, piano room, movie room, resident lounges, creative studios, guest suites, and outdoor BBQ areas.

Details: $800,000 | 2 bed, 2 bath | 947 sq ft | Built 2024 | Sold June 22, 2026 (11 days on market)

The post In a softer real estate market, which Metro Vancouver homes are still selling above asking price? appeared first on HouseSigma.