Calgary’s real estate market is entering a transitional phase. After years of fast-paced appreciation and highly competitive conditions, recent data shows a noticeable increase in housing inventory and a slowdown in completed sales. For homeowners used to double-digit appreciation and fast-moving bidding wars, today’s more balanced market can feel unfamiliar, prompting concerns about potential value loss and the question of whether to sell now. At the same time, those planning a move for personal or lifestyle reasons may weigh whether to proceed immediately or wait for further price stabilization and market clarity.For those considering selling to exit the market or reduce exposure, top Calgary realtor Jesse Davies explains this shift in context: “Although the market may feel different compared to those years of rapid growth, what we are experiencing now is simply balance returning. It feels negative only in contrast to the surge we’ve just come through. What feels like a loss of momentum is, in fact, a return to a healthier and more sustainable market balance.” In this transitional market, deciding whether to sell requires careful consideration of personal circumstances, property type, and neighbourhood conditions, rather than relying solely on overall market trends. Strategic planning and a clear understanding of local dynamics are now essential for achieving the best outcome.Reading the Market NumbersAccording to the Calgary Real Estate Board (CREB), the city’s housing market is undergoing a correction, steering conditions back toward balance. In August 2025, the benchmark price for a home in Calgary was $577,200, representing a 4.1% decline from last year and a 1% dip compared with July. This softening follows the rapid gains seen in earlier years and reflects a market normalizing after a prolonged seller’s cycle.Sales activity has also eased, while the number of active listings climbed 48% compared to last year. Rather than indicating market weakness, these numbers suggest Calgary is shifting toward healthier, more sustainable conditions. After several years of low supply and bidding wars that overwhelmingly favoured sellers, the market is moving into a phase where balance between buyers and sellers is becoming more achievable. Buyers now have greater choice and leverage in negotiations, which naturally means sellers may not see the same record-breaking offers that were common in previous years.However, for those considering a sale, this does not mean opportunity has disappeared. The enduring value of Calgary real estate remains, but expectations should adjust to reflect today’s more balanced environment. In practical terms, this means sellers who price strategically, present their homes well, and target the right buyer pool can still achieve strong outcomes, although success may now hinge more on preparation and timing than on market momentum alone.Davies adds, “It is important to recognize that properties in desirable locations with sought-after features continue to attract strong competition, and effective selling strategies should account for this; these homes are less likely to experience the price declines seen in other segments. This could result in underpricing a home if it is not carefully assessed.”The Neighbourhood DivideOne of the most important dynamics in Calgary today is the uneven performance between neighbourhoods. In established inner-city areas such as Beltline, Kensington, and Parkdale, demand remains steady. These communities benefit from proximity to employment centers, transit options, cultural amenities, and schools, which insulate them from larger market swings. Detached homes and townhouses in these neighbourhoods, especially those with renovated interiors or character architecture, continue to draw buyers quickly.In contrast, some suburban regions may require different sales and pricing strategies. The North East and South East quadrants are experiencing heightened competition, with condos and row houses particularly sensitive to supply levels. In newer developments like Seton and Livingston, oversupply can pose challenges, as new builds continue to hit the market, but modern amenities continue to draw demand. While this abundance of choice for buyers can extend listing times and put pressure on short-term appreciation, targeting the right buyers appropriately can be effective.Property Type MattersBeyond location, property type is another key factor. Detached homes, especially in mature neighbourhoods where land is limited, retain their appeal because of space, privacy, and long-term value growth. As Davies notes, “Calgary is experiencing a shortage of detached homes for sale, especially in certain neighbourhoods. While overall inventory levels have increased, the supply of detached homes remains limited. As a result, these homes tend to sell relatively well, provided they are well-maintained and priced well.”Condominiums and townhouses, however, are more exposed to fluctuations in interest rates and shifts in affordability. Their larger supply base in Calgary’s suburban zones makes them more vulnerable to price adjustments. Sellers in these categories may need to be more flexible and creative, whether through staging, incentives, or targeted marketing, to compete effectively.Rental Properties: A Different CalculationFor rental property owners, there are further factors to consider. Vacancy rates climbed from a historic low of approximately 1.4% in 2023 to 4.6% in 2024, which is a more balanced level compared to the extremely tight rental market in 2023. Projections suggest they could edge even higher toward 6% by the end of 2025 as more purpose-built rental units hit the market. Although this rise may worry landlords, vacancy rates are still below levels usually linked to weak tenant demand and should be considered in the context of the previously very tight market. At the same time, average monthly rents have softened. Data from Rentals.ca shows that overall rents across Alberta fell by about 7.8% year-over-year. However, deeper insight reveals that while advertised rents are easing, actual rents paid by tenants, particularly on turnover, remain elevated compared to the prior year, driven by replacement pricing and inflation of costs.When considering selling, well-performing rentals in high-demand areas are likely to attract buyers more quickly and at stronger prices, but will result in the loss of the income these generate. Choosing to sell such a property means trading monthly returns for a potentially faster, higher-value transaction. On the other hand, underperforming units, such as condos in oversupplied segments, may fetch less on the resale market but can still be worth offloading before prolonged vacancies erode returns further.Looking Ahead: Forecasts for the Next Two YearsAs the end of 2025 approaches, there are indications of greater stability in Calgary’s housing market, although lingering uncertainties, ranging from broader economic and trade conditions to shifts in immigration policy, continue to make precise forecasting challenging. According to CMHC’s Summer 2025 Outlook, many markets are expected to begin recovering in 2026 as economic confidence improves, trade tensions ease, and mortgage rates moderate. For Calgary specifically, projections suggest average home prices could range between $600,000 and $680,000 in 2026, and further climb to $600,000 to $700,000 by 2027. Other forecasts also anticipate modest, sustained growth through 2026, especially for detached homes, although balanced competition is slowly emerging in other segments.Key Considerations for Today’s SellersInterest rates remain elevated compared to the ultra-low borrowing costs of the early 2020s, and this continues to shape buyer behaviour. Higher monthly payments make buyers more cautious and selective, which slows the pace of sales even as demand remains underpinned by Calgary’s strong population growth. For sellers, this means pricing and presentation are more important than ever.Trying to time the market is risky, too. In the short term, values can fluctuate, but Calgary’s fundamentals, with ongoing population gains, economic diversification, and steady urban development, point to long-term strength. For those with no other reasons to sell, holding often proves wiser than rushing to sell in response to short-term uncertainty. For those selling for lifestyle or financial reasons, such as upsizing, downsizing, or restructuring assets, today’s balanced market still offers opportunity. Well-prepared and strategically marketed homes in desirable neighbourhoods continue to attract qualified buyers. What matters most is realism about pricing and patience in execution. Additionally, if selling will mean buying again, higher replacement costs can erase perceived gains, so it is important to weigh sale proceeds against the cost of the next purchase to ensure the shift makes sense financially and personally.Davies stresses, “There is no universal answer to whether September 2025 is the right moment to sell in Calgary. The decision depends on property type, location, and personal circumstances, as well as how today’s shifting conditions align with long-term goals. What is clear is that this market rewards careful preparation, realistic expectations, and a tailored strategy rather than relying on momentum alone.”This is where expert guidance makes the difference. Jesse Davies and his team bring more than 16 years of experience in Calgary real estate, with proven results across both residential and investment properties. Jesse Davies is a Certified Condo Specialist and is working toward his Accredited Appraiser Designation (AACI), with direct experience handling a range of properties. The team’s ultra-local knowledge of neighbourhood trends, combined with a data-driven approach to pricing, marketing, and negotiation, allows them to craft strategies that position homes effectively, whether the goal is to capture value in today’s market or to plan a longer-term move. For buyers, the same expertise helps identify opportunities that balance lifestyle needs with growth potential.With professional support that blends market insight, tailored strategy, and a client-focused approach, the Jesse Davies Real Estate Group helps sellers and buyers in Calgary’s evolving market to help them make informed decisions with confidence and clarity.