Buying your first home in Calgary is one of the most significant financial decisions you will ever make, and in 2026, the city's real estate landscape offers genuine opportunity for buyers who are prepared. Calgary continues to attract newcomers from across Canada thanks to its relatively affordable housing compared to Vancouver and Toronto, a strong local economy, and no provincial sales tax. That said, navigating the process without a roadmap can feel overwhelming. This guide walks you through every stage, from checking your finances to getting the keys in your hand. 

Contact me, I can step you through the process, let me know if you have any questions, no pressure.

Step 1: Assess Your Financial Readiness

Before you browse a single listing, you need an honest picture of your financial health. Start by pulling your credit score. In Canada, lenders typically want to see a score of at least 680 for the best mortgage rates, though you can qualify with as low as 600 with certain lenders and a larger down payment. 

In Canada, pulling your credit score multiple times for new credit applications (a "hard inquiry") should be avoided because each check can slightly lower your score. However, checking your own report ("soft inquiry") does not affect your score.

Next, tally your debts. Your total monthly debt payments (including the future mortgage) should not exceed 44% of your gross monthly income. This is your Total Debt Service ratio. Your housing costs alone (mortgage principal and interest, property taxes, and heating) should stay under 32% of gross income (your Gross Debt Service ratio). These aren't just rules of thumb; Canadian lenders are required to use them.

Finally, calculate how much you have saved. In Canada, you need a minimum down payment of 5% on homes priced up to $500,000, with an additional 10% on the portion between $500,000 and $999,999. For homes at $1 million or above, the minimum is 20%. Most Calgary condos and entry-level detached homes in 2026 sit in the $400,000 to $700,000 range, so plan accordingly.

Step 2: Explore First-Time Buyer Incentives

Canada offers several programs specifically designed to help first-time buyers reduce their upfront costs and ongoing expenses. Make sure you take advantage of every dollar available to you.

• First Home Savings Account (FHSA): Contributions are tax-deductible and withdrawals for a qualifying home purchase are tax-free. You can contribute up to $8,000 per year to a lifetime maximum of $40,000.

• Home Buyers' Plan (HBP): Withdraw up to $60,000 from your RRSP tax-free for a first home purchase. You have 15 years to repay the amount.

• First-Time Home Buyers' Tax Credit: Claim up to $10,000 on your federal tax return in the year you purchase, worth up to $1,500 in tax relief.

• GST/HST New Housing Rebate: If you're buying a newly built home, you may qualify for a partial rebate of the GST paid on the purchase price.

Step 3: Get Pre-Approved for a Mortgage

Mortgage pre-approval is not the same as pre-qualification. A pre-approval involves a full credit check and document verification. It locks in an interest rate for 90 to 120 days and tells sellers you are a serious, capable buyer, a significant advantage in a competitive market.

Shop around. Compare rates from at least three sources: a major bank, a credit union, and a licensed mortgage broker. Brokers have access to dozens of lenders and can find better rates than the big banks advertise. Even a 0.25% difference in your rate can mean thousands of dollars over the life of your mortgage.

Step 4: Find a Calgary Real Estate Agent

A buyer's agent costs you nothing directly, their commission is paid by the seller. But the right agent is invaluable: they know Calgary's neighbourhoods inside and out, can flag red flags in listings, and will negotiate on your behalf.

Step 5: Search for Your Home

With your pre-approval letter in hand and an agent by your side, the search begins in earnest. In 2026, Calgary's market remains active, particularly in the $450,000 to $650,000 range where first-time buyers compete most heavily. Well-priced properties in desirable areas can receive multiple offers within days of listing.

Prioritize your must-haves before you start touring. Consider commute times, proximity to schools or green spaces, condo fees if applicable, and long-term neighbourhood growth potential. Calgary's new communities on the urban fringe are still expanding, which can mean lower prices now but years of construction around you.

I’m happy to have a discussion of what areas and home styles would work best for you.

Step 6: Make an Offer and Complete Due Diligence

Once you find the right property, your agent will help you craft a competitive offer. In Calgary, offers include conditions, typically financing, home inspection, and sometimes condo document review. A professional home inspection costs $400 to $600 and can uncover issues worth tens of thousands of dollars.

If your offer is accepted, you enter the conditions period, usually five to ten business days. I will step you through the checklist of this process. Use this time to finalize your mortgage approval with your lender and complete the inspection. If significant problems surface, you can renegotiate or walk away without penalty.

Step 7: Budget for Closing Costs

Many first-time buyers are caught off guard by closing costs. Budget for roughly 1.5% to 4% of the purchase price on top of your down payment. Key expenses include:

• Land Transfer: Alberta does not have a provincial land transfer tax, which is a significant saving compared to Ontario or BC. However, some Calgary condos may have title transfer fees.

• Legal Fees: A real estate lawyer handles the title transfer and mortgage registration. Budget $1,200 to $2,000.

• Home Insurance: Your lender will require proof of coverage before closing. Calgary premiums vary by neighbourhood and property type but average $1,200 to $2,000 per year.

• Mortgage Default Insurance: If your down payment is less than 20%, CMHC mortgage insurance is mandatory. The premium is 2.8% to 4% of the loan amount and is typically added to your mortgage balance.

You're Ready! 

Buying your first home in Calgary in 2026 is absolutely achievable with the right preparation. The city offers a unique combination of relative affordability, a growing economy, and no provincial land transfer tax that makes it one of the more accessible major markets in Canada. 

Start with your finances, leverage every incentive available to you, build a strong team of professionals, and approach the search with clear priorities. 

10 FAQs for First-Time Home Buyers in Calgary

Whether you're just starting to think about buying or you're weeks away from making an offer, these are the questions we hear most often:

Q1: How much do I really need for a down payment in Calgary?

The minimum is 5% on homes up to $500,000, and 10% on the portion between $500,000 and $999,999. For homes at $1 million or more, you need 20% minimum. You should also have 1.5% to 4% extra set aside for closing costs. The more you put down, the lower your monthly payments and mortgage insurance costs.

Q2: What is the mortgage stress test and how does it affect me?

Canada's mortgage stress test requires lenders to qualify you at the higher of your actual contract rate plus 2%, or 5.25%. This means if you're offered a 4.5% rate, you must prove you can afford payments at 6.5%. It's designed to protect buyers from rate increases, but it does reduce how much you can borrow. Budget conservatively and don't max out your qualification limit.

Q3: Should I use a mortgage broker or go directly to my bank?

Both have merit, but a mortgage broker is worth consulting for a first-time buyer. Brokers work with dozens of lenders — including monoline lenders who offer rates the big banks rarely advertise — and their services are free to you (they're paid by the lender). That said, your existing bank may offer loyalty discounts or bundle savings. Get quotes from at least three sources before deciding.

Q4: What is CMHC mortgage insurance and do I have to pay it?

If your down payment is less than 20%, CMHC (Canada Mortgage and Housing Corporation) default insurance is mandatory. The premium ranges from 2.8% to 4% of your total loan amount and is usually added to your mortgage balance rather than paid upfront. On a $500,000 purchase with 5% down, that's roughly $19,000 added to your mortgage. It protects the lender (not you) if you default.

Q5: Does Alberta have a land transfer tax?

No — and this is one of Calgary's biggest financial advantages for buyers. Alberta does not charge a provincial land transfer tax, unlike Ontario (up to 2%) or British Columbia (up to 3%). You will pay a small land title transfer fee to the province (typically $500 to $800 depending on purchase price), but this is a fraction of what buyers in other provinces pay. It's a meaningful saving that often surprises buyers coming from elsewhere in Canada.

Q6: What is the First Home Savings Account (FHSA) and should I open one?

Yes, open one as soon as possible. The FHSA is a registered account that lets first-time buyers contribute up to $8,000 per year (lifetime maximum $40,000) with full tax deductibility on contributions — similar to an RRSP — and completely tax-free withdrawals when used toward a qualifying home purchase. It's the best savings vehicle available to first-time buyers. Even if you're a year or two from buying, every year you delay is $8,000 in deduction room lost.

Q7: How long does the home buying process take in Calgary?

From the moment you start seriously searching to the day you get keys, expect three to six months on average — though it can happen faster or slower. Getting pre-approved takes one to two weeks. Finding the right home might take one to three months in a balanced market. Once your offer is accepted, the conditions period is typically five to ten business days, and closing (possession) is usually 30 to 60 days after that. Plan your rental lease accordingly.

Q8: Do I need a real estate lawyer?

Yes, in Alberta a real estate lawyer is required to complete a home purchase. Your lawyer handles the title search, reviews the purchase contract, registers the mortgage, and transfers the title to your name. Budget between $1,200 and $2,000 in legal fees. Don't shop purely on price — experience with residential real estate matters, and a good lawyer can catch issues that save you far more than their fee.

Q9: Should I get a home inspection even if the market is competitive?

Strongly yes. A home inspection costs $400 to $600 and can uncover foundation cracks, roof deterioration, outdated electrical panels, plumbing issues, or HVAC problems — any of which could cost thousands to repair. In a hot market, some buyers waive inspections to compete, but this carries real risk. If you're in a multiple-offer situation, consider doing a pre-offer inspection (some sellers allow this) so you can waive the condition confidently rather than blindly.

Q10: What neighbourhoods in Calgary are best for first-time buyers in 2026?

It depends on your budget and lifestyle priorities. For entry-level detached homes, newer communities like Evanston, Skyview Ranch, Redstone, and Livingston in the north, and Walden, Legacy, and Mahogany in the south, offer newer builds in the $450,000 to $600,000 range. Each community has a different feel, visit in person on a weekday and a weekend before committing.

February 2026: What Buyers & Sellers Need to Know

By Chris Marshall, RE/MAX House of Real Estate  |  Published March 2026  |  Source: CREB® February 2026 Statistics Package

February's Calgary real estate data tells a tale of two markets. If you're shopping for a detached home (especially under $700,000) you're dealing with tight competition and limited inventory. If you're considering a condo, you'll find yourself firmly in buyer's territory with more choice and more room to negotiate. Understanding where your property type and neighbourhood sits in this split market is the key to making smart decisions right now.

Here's everything you need to know about February 2026, broken down by property type, Calgary district, and surrounding communities including Airdrie, Cochrane, Okotoks, and Chestermere.

Calgary Market Overview for February 2026

The overall Calgary market sits at roughly three months of supply, the textbook definition of balanced conditions. But that citywide number masks the real story happening underneath.

"Slowing migration levels are coming at a time when supply for apartment-style homes is rising. Calgary reported record high starts last year, mostly due to gains in apartment starts where there are nearly 18,000 units currently under construction."  Ann-Marie Lurie, CREB® Chief Economist

Total residential sales came in at 1,526 units in February, an 11% decline from the same month last year, driven largely by a pullback in row and apartment sales. Total inventory reached 4,822 units, up 16% year-over-year, with condominiums and row homes accounting for more than half of all available listings.

The citywide benchmark price sits at $560,500. Up 1% from January but still 4.4% below February 2025 levels.

February 2026 Benchmark Prices by Property Type

Detached Homes: A Tight Market, Especially Under $700K

Detached homes remain the most competitive segment in Calgary. With 736 sales and 1,269 new listings, the sales-to-new-listings ratio held at 58% and months of supply stayed under three months citywide.

The story is very different depending on where you look. The West district is the tightest in the city at under two months of supply, meaning well-priced detached homes there are moving fast. In fact, the West and City Centre were the only two districts to see benchmark prices rise both month-over-month AND year-over-year.

Detached benchmark price: $734,300: up 1.4% from January, down 3.2% year-over-year.

For detached homes priced below $700,000, supply is critically tight. If you've been waiting to list in this range, February data suggests you're entering a favourable window.

Semi-Detached Homes: The Tightest Segment in the City

Semi-detached properties reported the tightest conditions of all four property types, with just 2.4 months of supply, the lowest reading across the market. Sales improved to 175 units while new listings held at 253.

Semi-detached benchmark price: $682,200 Up over 2% from January. Essentially flat year-over-year at -0.4%.

Strong performers this month: City Centre, NW, and West districts all reported year-over-year price gains. The North East and East districts continued to see price softness.

Row Homes: Stabilizing After a Difficult Few Months

Row homes are in a more interesting spot. After a spike in new listings in January, supply levels moderated in February, dropping from over four months of supply back to just over three. Sales picked up to 270 units, and the market is showing signs of stabilizing.

Row benchmark price: $423,600 Up slightly from January but still 5% below last February's levels.

Worth noting: if you're looking at row homes in the North East or East districts, prices there have dropped more than 10% year-over-year. The West and City Centre have held up considerably better, down only slightly from last year.

Apartment Condos: Buyer's Market Territory

This is where the most significant market shift is happening. Apartment condos are clearly in a buyer's market, and the numbers reflect that.

With 1,580 units in inventory and only 345 sales, months of supply sits at over 4.5 months. The apartment benchmark price dropped to $298,600  nearly 1% below January and over 9% below February 2025.

The cause is supply-driven: Calgary saw record apartment construction starts last year, and nearly 18,000 units are currently under construction. While many are targeted for rental, this is putting meaningful pressure on condo ownership prices.

The contrast by district is stark. The North East has over 11 months of supply (deeply oversupplied) while the South district is closer to four months and showing more stability.

If you're a first-time buyer or investor considering a condo, this is the most favourable buying environment we've seen in several years. Sellers of apartment condos, however, should price carefully and present the property exceptionally well.

SE Calgary Snapshot: What This Means for Your Neighbourhood

For buyers and sellers specifically in SE Calgary this is what this market means for you:

• Detached homes in SE Calgary's South and SE districts: 2.1–2.3 months of supply. Still a relatively balanced-to-tight market, especially under $700K.

• SE district detached benchmark: $689,000 down 5.4% year-over-year but up 0.7% from January. Monthly momentum is returning.

• South district condos: approximately 3.5 months of supply, one of the more balanced condo markets in the city.

• Row homes in SE: 2.9 months of supply. Reasonably balanced, less pressure than other districts.

Surrounding Area Report: Airdrie, Cochrane, Okotoks & Chestermere

If you're considering a move outside Calgary's city limits, each surrounding community is telling its own story this February.

Regional Benchmark Prices for February 2026

Airdrie

Airdrie recorded 122 sales against 236 new listings, pushing months of supply to 3.3 (balanced territory). The benchmark price is $512,200, still 5.4% below last February. Competition from new construction and expanded supply in the broader region has weighed on prices. That said, balanced conditions mean it's a reasonable time to buy or sell without the extreme pressure seen in other recent years.

Cochrane

Cochrane showed improvement this month, with sales gains helping bring the market into balance at 3.1 months of supply. The benchmark price of $553,500 is slightly above January but 3.3% below last year, mostly due to softness in the latter half of 2025. Cochrane remains an attractive option for buyers looking for more space at a lower price point than Calgary proper.

Okotoks

Okotoks is arguably the strongest market in the region right now. Inventory remains well below long-term trends, months of supply sits at just 2.7, and the benchmark price of $612,300 is essentially flat year-over-year, a sign of resilience compared to most other markets. Buyers looking here should expect competition and move quickly on well-priced properties.

Chestermere

Chestermere is the outlier in the region, with 6.8 months of supply, clearly a buyer's market. Only 31 sales came through in February against 110 new listings. The benchmark price of $703,700 is nearly flat year-over-year (+0.2%), but the volume of new listings is creating opportunity for buyers who have been priced out of comparable properties inside Calgary.

What Does This Mean For You?

If You're Buying a Home in Calgary

Your biggest factor right now is property type. Chasing a detached home under $700K? Expect competition, limited selection, and the need to move decisively. Shopping for a condo? You're in the driver's seat, negotiate confidently, take your time, and don't overlook the value available in the $250–$350K range.

If You're Selling a Home in Calgary

Detached and semi-detached sellers are in a relatively strong position, particularly in the West, City Centre, and SE districts. Condo sellers need to be realistic: the market has more supply than buyers right now, and price and presentation matter more than ever. Overpriced condos are sitting; well-priced, well-presented condos are still moving.

If You're Watching the Market From the Sidelines

The spring market typically brings renewed buyer activity. Given current inventory levels, we'd expect to see a pickup in sales through March and April. If you're planning to buy this year, getting pre-approved now and starting your search in early spring puts you in a position to move quickly when the right property comes up.

Have questions about what this market means for your specific situation?

Whether you're buying or selling in Calgary, Chestermere, Langdon, Bragg Creek, Priddis, Okotoks, or Airdrie I'm happy to walk you through exactly what this data means for your home or your search. Reach out anytime for a no-pressure conversation.

📞 403-585-5362  |  chrismarshallrealtor@gmail.com  |  www.chrismarshallrealtor.com

Data sourced from CREB® February 2026 Calgary Monthly Stats Package and CREB® February 2026 Regional Monthly Stats Package. The trademarks MLS®, Multiple Listing Service® and associated logos are owned by The Canadian Real Estate Association (CREA). Data deemed reliable but not guaranteed.

16 Things You Should Know Before You Arrive (From Someone Who’s Lived It)

So… you’re thinking about moving to Calgary. Welcome! You’re about to discover a city where the mountains feel close, the sun shines a lot (yes, really), and winter sometimes shows up with a dramatic flair.

Before you pack your parka (and your sunscreen — you’ll need both), here are 16 things to know about living in Calgary, told with honesty, warmth, and a little humour.

1. Yes, It Gets Cold — But Not How You Think

Calgary winters are cold, but they’re also surprisingly sunny. And then there are Chinooks — warm winds that can raise the temperature 20 degrees overnight.

Translation: You might shovel snow in the morning and barbecue in the afternoon. This is normal. Don’t ask questions.

2. Sunshine Is Kind of Our Thing ☀️

Calgary averages over 300 sunny days a year… hence our new name Blue Sky City.
Your winter blues may pack up and move out before you do.

Sunglasses are not seasonal here, they’re a lifestyle.

3. The Mountains Are Actually Close

People say “close to the mountains” all the time. Calgary means it.

You can finish work, grab a coffee, and be hiking or skiing in under an hour. 

4. Everyone Owns More Than One Jacket

Light jacket. Medium jacket. Heavy jacket. Emergency jacket. “Just in case” jacket.

Locals can identify the weather by which jacket someone is wearing.

5. Traffic Is… Manageable

If you’re coming from Toronto or Vancouver, Calgary traffic will feel almost suspiciously reasonable.

You may complain anyway.

6. Stampede Is a Big Deal 

The Calgary Stampede isn’t optional. It’s a 10-day city-wide costume party with pancakes, cowboy hats, and people saying “Yahoo” unironically.

You don’t have to love it, but you do have to survive it.

7. People Are Actually Friendly

Yes, strangers will:

• Smile at you

• Talk to you in line

• Hold the door

• Ask how your day is going

They mean it.

8. Real Estate Is (Still) Relatively Affordable

Compared to many major Canadian cities, Calgary offers:

• Bigger homes

• Bigger yards

• If that’s what you are looking for (we have right sized homes and low maintenance yards)

But neighborhoods matter (a lot) and local guidance makes all the difference.

9. You Can Live Urban or Suburban (or Both)

Want inner-city vibes with walkable coffee shops? Done.
Prefer quiet streets and family-friendly communities? Also done.

Calgary lets you choose your pace, not the other way around.

10. The City Is Shockingly Clean

You’ll notice it quickly. Calgary takes pride in being clean, well-maintained, and generally pleasant.

11. Winter Driving Is a Skill (You’ll Learn)

You don’t need to be a rally driver, but you do need:

• Winter tires

• Patience

• The ability to say “that could’ve been worse”

12. Nature Is Built Into Daily Life 

Parks, pathways, river walks, bike routes, Calgary is designed for people who like being outside without having to plan a whole expedition.

You’ll casually go for walks that would be tourist attractions elsewhere.

Check out the Best Calgary Parks

13. Work-Life Balance Is Real

Calgarians work hard, but they also value:

• Family time

• Weekends

• Getting out of the city

Work hard, play harder.

14. You’ll Start Measuring Distance in Time

“About 15 minutes away” is a real measurement here.
So is “just past Crowchild” and “near the river.”

Maps are optional. Vibes are key.

15. You’ll Develop Strong Opinions About Neighborhoods

Ask someone where to live and you’ll get:

• Passion

• Bias

• A detailed explanation

This is normal. Every area has personality.

16. Calgary Feels Like Home Faster Than You Expect

People move here for jobs, affordability, or lifestyle, but they stay because it just… works.

It’s a city where you can build a life without constantly feeling like you’re behind.

Moving to Calgary isn’t just about changing cities, it’s about changing pace.

If you’re considering a move and want honest guidance, local insight, and zero pressure, working with someone who knows Calgary inside and out makes all the difference. Contact me.

And yes, you’ll eventually own too many jackets. We all do.

Rent vs Buy in the Calgary Real Estate Market

Condo Living in Calgary: A lifestyle choice

Moving to Calgary: Things to Know About Living in Calgary

Cost of Living in Calgary

Lifestyle Homes:

Calgary Lake Homes

Luxury Homes

Fixer Uppers

Home with Suites

Starter Homes

Acreage Homes

If you’re considering buying in Calgary, you likely have questions about costs, timelines, and how competitive the market is.

Here are answers to the questions I’m asked most often.

1. How Much Down Payment Do I Need in Alberta?

Minimum down payment requirements in Canada are:

• 5% on homes up to $500,000

• 5% on the first $500,000 + 10% on the portion above $500,000 (up to $999,999)

• 20% for homes $1,000,000+

If your down payment is under 20%, mortgage default insurance is required.

Many buyers choose to put down more to reduce monthly payments and avoid insurance premiums.

2. What Are Closing Costs When Buying in Calgary?

Beyond your down payment, budget approximately 1.5%–3% of the purchase price for closing costs.

Typical expenses include:

• Legal fees

• Land title registration

• Home inspection

• Property tax adjustments

• Condo document review (if applicable)

• Moving costs

Alberta does not have a land transfer tax like some other provinces, which keeps closing costs lower than places like Ontario or BC.

3. Do I Need a Home Inspection?

While not legally required, a home inspection is strongly recommended.

A qualified inspector evaluates:

• Roofing

• Foundation

• Plumbing & electrical systems

• HVAC

• Structural components

Even newer homes can have issues. An inspection provides clarity and negotiating leverage.

4. What Conditions Should I Include in My Offer?

Common purchase conditions include:

• Financing approval

• Home inspection

• Condo document review (if applicable)

• Sale of buyer’s home (in certain situations)

In competitive markets, fewer conditions can strengthen an offer, but they should never compromise your protection. Strategy matters.

5. How Competitive Are Multiple-Offer Situations Right Now?

Competitiveness depends on:

• Price range

• Neighbourhood

• Property type

• Current inventory levels

Well-priced homes in desirable communities can still attract multiple offers, especially under key price thresholds.

Market conditions shift throughout the year, so strategy must align with real-time data.

6. What Is a Realistic Timeline to Buy?

A typical timeline looks like:

Pre-approval: 1–7 days
Home search: 2–8 weeks (varies widely)
Offer to possession: 30–90 days

Overall, most buyers move from search to possession within 2–4 months, depending on inventory and decision speed.

7. Can I Buy Before I Sell?

Yes, but it completely depends on your financial position. Can you carry multiple properties?

Options include:

• Bridge financing

• Conditional offers

• Extended possession negotiation

• Selling first, then buying

Each option carries risk and opportunity. Planning ahead is critical to reduce stress and financial exposure.

8. How Do Property Taxes Work in Calgary?

Property taxes in Calgary are:

• Assessed annually

• Based on your home’s assessed market value

• Paid annually or monthly through the TIPPs (Tax Instalment Payment Plan) program

Taxes fund municipal services like schools, roads, fire protection, and public services.

When buying, taxes are adjusted between buyer and seller on closing.

9. What Is the Difference Between Freehold and Condo Ownership?

Freehold

You own:

• The home

• The land

• The exterior

You are responsible for maintenance and repairs.

Condo

You own:

• Your unit

The condominium corporation owns and manages:

• Exterior

• Roof

• Common areas

• Amenities

Condos involve monthly fees but reduce exterior maintenance responsibility.

10. What Are Condo Fees and What Do They Cover?

Condo fees vary based on:

• Building age

• Amenities

• Size

• Reserve fund health

They may cover:

• Exterior maintenance

• Snow removal & landscaping

• Insurance (building)

• Water & heat (sometimes)

• Amenities (gym, parking, security)

A detailed condo document review is essential to understand financial health and potential future assessments.

Buying a home is one of the largest financial decisions you will make. Clear information and strategic guidance make all the difference.

If you’re considering purchasing in Calgary, the first step is a proper strategy conversation; I am happy to talk you through the process.

Rent vs Buy in the Calgary Real Estate Market

Condo Living in Calgary: A lifestyle choice

Moving to Calgary: Things to Know About Living in Calgary

Cost of Living in Calgary

Lifestyle Homes:

Calgary Lake Homes

Luxury Homes

Fixer Uppers

Home with Suites

Starter Homes

Acreage Homes

Pricing a home within the boundaries of the market is the most important decisions a seller will make. In markets like Calgary, where conditions can shift quickly between balanced, seller, and buyer markets, strategic pricing is critical.

1. First Impressions Matter

The first 7–20 days on the market generate the most attention. This will be dependent on the current market conditions.
If a home is overpriced:

• Fewer showings 

• Online engagement drops

• Buyers assume there’s “something wrong”

Buyers today are highly informed as market information is readily available to them.

2. Overpricing Costs More Than You Think

Homes priced above market value may result in:

• Longer days on the market

• Price reductions to ultimately meet the market value

• The home selling for less than it would if priced well at the beginning of the listing term.

Price reductions may create a perception of desperation, which could comprimise negotiating position.

3. Proper Pricing Creates Competition

When priced within the boundaries of the market:

• Showing activity increases

• Potential buyer urgency rises

• Potential for multiple offer situation

• Ultimate sale price may exceed expectations

Strategic pricing can create emotional momentum, and emotion drives real estate decisions.

4. Market Value Is What Buyers Will Pay

A home’s value is not:

• What the seller needs

• What was invested in renovations (certain renovations will affect value)

• What a neighbor sold for last year (market conditions change, homes are unique)

It is what today’s buyers are willing to pay in the current market.

Factors influencing value include:

• Comparable recent sales

• Current inventory levels

• Interest rates

• Property condition and presentation

5. Time on Market Impacts Final Sale Price

The longer a home is on the market:

• The more negotiating leverage for the buyer

• Lower offers than expected can be the result

• The more the listing can become “stale”

Well-priced homes often sell faster — and statistically for stronger prices.

The Bottom Line

Proper pricing is not about “testing the market.”
It’s about positioning your home strategically within it.

The right price:

✔ Maximizes exposure
✔ Attracts serious buyers
✔ Protects negotiating position
✔ Produces the strongest possible outcome

Downsizing isn’t just about moving into a smaller home — it’s about simplifying your life, freeing up equity, and choosing a space that truly fits the way you live now.

Whether you’re an empty nester, preparing for retirement, or simply ready for less upkeep, here’s a step-by-step guide to downsizing that makes the process manageable and intentional.

Step 1: Get Clear on Why You’re Downsizing

Before touching a single box, clarify your motivation. This will guide every decision.

Common reasons include:

• Reducing maintenance and costs

• Freeing up home equity

• Being closer to family or amenities

• Eliminating stairs or large yards

• Simplifying daily life

Tip: Write down your top 3 priorities, they’ll keep you focused when decisions feel emotional.

Get a very clear picture of what you would like this next chapter to look like.

Step 2: Understand Your Financial Picture

Downsizing often improves cash flow, but only if you plan correctly.

Key questions to answer:

• What is your current home worth in today’s market?

• How much equity will you have after selling?

• What price range makes sense for your next home?

• What monthly costs do you want going forward?

A real estate professional can run scenarios so you understand the numbers before you make a move. Call me, I’m happy to go over the numbers at any time with no obligation, no pressure.

Step 3: Decide Where You Want to Live Next

This step is about lifestyle, not square footage.

Consider:

• Condo vs. bungalow vs. townhome

• Proximity to healthcare, shopping, and transit

• Walkability

• Community feel

• Future accessibility needs

Pro tip: Drive and walk the neighborhoods at different times of day. The feel matters just as much as the floor plan. Again, have a vision of what you would like the next chapter to look like.

Step 4: Start Decluttering Early (Earlier Than You Think)

This is where most people underestimate the time involved.

Use the 4-pile method:

1. Keep

2. Donate

3. Sell

4. Let go

Start with:

• Storage rooms

• Closets

• Basements

• Garages

You don’t need to rush, steady consistent progress beats last-minute stress.  

More declutter tips: How to Declutter Your Home in Quick and Easy Steps A clutter-free home can improve mental clarity, reduce stress, and make daily tasks easier.

Step 5: Measure Before You Move

Downsizing isn’t about bringing everything with you. 

Before committing to a new home:

• Get floor plans

• Measure furniture

• Decide what truly fits your next space

📏 This avoids paying to move furniture you won’t use or that won’t fit.

Step 6: Prepare Your Current Home for Sale

A well-prepared home sells faster and for more.

Focus on:

• Decluttering to create space

• Light cosmetic updates (paint, lighting)

• Minor repairs

• Professional staging (let’s chat to see if we need to look at this option)

Your goal is to help buyers imagine their future — not see your past.

Step 7: Time the Sale and Purchase Strategically

Coordinating a downsize takes planning.

Options include:

• Selling first, then buying

• Buying first, then selling

• Using a flexible possession date

A professional can help you minimize stress, avoid carrying two homes, and keep your move well-timed.

Step 8: Lean on Professional Support

Downsizing can be very emotional — and that’s completely normal.

The right team can help with:

• Market timing and pricing

• Coordinating movers and decluttering services

• Negotiating favourable terms

• Keeping the process organized and calm

You don’t have to do this alone.

Step 9: Embrace the Next Chapter

Once you’re settled, most downsizers say the same thing:

“I wish I had done this sooner.”

Less space often means:

• Less maintenance

• Lower costs

• More freedom

• More time for what matters

Downsizing isn’t about giving things up — it’s about gaining peace of mind.

Downsizing works best when it’s done thoughtfully, not reactively.

With a clear plan, the right guidance, and time on your side, it can be one of the most rewarding real estate decisions you make.

If you’re considering downsizing and want honest advice, smart planning, and zero pressure, speaking with an experienced local real estate professional can make all the difference. 

Perceived Value + Appeal

• In higher-end homes or with golf-enthusiast buyers, a well-designed, integrated simulator can boost perceived home value, often quoted by real estate and design sources at $30,000–$75,000+ in added perceived value when done well. At a cost from $30,000 - $175,000. DIY cost for less than $5,000.

• They make your home stand out from competition, especially in markets where buyers are looking for unique lifestyle amenities.

Not a Guaranteed Price Increase

• Unlike traditional upgrades (e.g., kitchens or baths), a simulator won’t automatically raise the official appraised value or increase resale price dollar-for-dollar for all buyers.

• Some buyers may view a dedicated golf room as niche or too specialized, potentially narrowing the buyer pool rather than broadening it.

When a Simulator Does Add Value

If it is professionally integrated into the home

• The simulator room looks like part of the home’s architectural design, not an afterthought.

• Ceiling height, lighting, ventilation, and finishes match the home’s style.

• The home has the extra room for it.

If the simulator serves multiple functions

• Bonus room, media space, fitness room, or entertainment space (not just golf).

• This versatility appeals to a broader range of buyers.

In mid+/luxury price segments

• Buyers at higher price points often expect extra lifestyle features (home gyms, theaters, etc.).

When It Might Not Add Value

Niche appeal

• Some buyers may not care about golf or prefer open, flexible floor plans rather than a dedicated simulator room.

Poor execution

• A cheap projector hanging from a basement beam looks like a hobby setup, not a value-adding renovation.

• A simulator smack in the middle of the home.

• Low ceilings, cluttered spaces, or box-like rooms make it feel like a useful but disposable feature.

How Realtors Think About It

Real estate professionals generally see golf simulators similarly to:

• Home theaters

• Wine cellars

• Home gyms

These are features that enhance lifestyle appeal and can make your home more attractive — especially to certain buyers — but they don’t have consistent, measurable ROI like kitchens or bathrooms.

Summary: Value Drivers in Calgary

Bottom line:
A golf simulator can increase perceived value and buyer interest in higher-value Calgary homes but it’s not a guaranteed resale price booster on its own. It works best when integrated as part of a high-quality, multi-purpose lifestyle space that broadens buyer appeal rather than restricting it.

Tips to Maximize Value If You’re Installing One

✔️ Choose a dedicated, finished space (e.g., basement or bonus room)
✔️ Ensure good ceiling height, quality equipment and lighting, design matters for resale appeal.
✔️ Combine it with other features (media area, gym, lounge)
✔️ Keep it visually cohesive with the rest of the home rather than a stark add-on.

If you are curious about a DIY golf simulator set up, I have opinions I’d love to swing by and let you know what I think. 

Looking for a professional installation in Calgary: SML Entertainment is proud to offer the best Golf Simulator experience with Full Swing Simulators. Check out their location at 6307 Centre Street S, Calgary, AB. (4 locations in Alberta).

The city of Calgary has several skating locations that are nicely maintained for leisure skating. 2020 brought two skating trails as a trial, and they have been maintained ever since (at Bowness and North Glenmore Park).  In addition to these parks, most communities in Calgary maintain an outdoor skating rink. Many have both a rink with boards as well as a small leisure skate area.

Outdoor rinks may open or close on short notice, it is best to check current ice status before you head out.

Big Marlborough Park

Skating rink.  Address: 6033 Madigan Dr. N.E.

Skating hours: 5 a.m. - 11 p.m. daily

Bowness Park

Enjoy free outdoor skating on the frozen lagoon and the scenic ice trail along the Bow River in Bowness Park, one of Calgary’s most beloved winter skating destinations. Crokicurl also available at this location.

Lagoon and ice trail.  Address: 8900 48 Ave. N.W.

Skating hours: 5 a.m. - 11 p.m. daily

Rentals: available; skates, ice bikes, helmets (rental availability may differ from skating hours)

Prince’s Island Park Lagoon

Downtown outdoor skate space on the Bow River, perfect for combination skating and exploring the park. Skate a full 1km loop. Fire pits.

Address: 4 St. and 1 Ave. S.W. (or 698 Eau Claire Ave SW)

Skating hours: 5 a.m. - 11 p.m. daily

Carburn Park

Skating pond with a fire pit and picnic benches. Public bathrooms.

Address: 67 Riverview Dr. S.E.

Skating hours: 11 a.m. - 10 p.m. daily

North Glenmore Park 

Ice trail 750 meter and skating rink (small square in the middle of the skating loop). Crokicurl also available at this location. Fire pits. Pretty lights around the skating trail for evening skating. Public bathrooms. Hot chocolate!

Address: 7305 Crowchild Tr. S.W. 

Drive into the park, all the way to the West end. Several parking lot locations around the loop. 

Skating hours:  11 a.m. - 10 p.m. daily

Olympic Plaza  CLOSED FOR CONSTRUCTION!

Skating rink. Address: 228 8 Ave. S.E.

Skating hours: 10 a.m. - 9 p.m. daily

Prairie Winds Park

Skating rink.  Two rinks (pleasure skating and ice hockey).

Address: 223 Castleridge Blvd. N.E.

Skating hours: 5 a.m. - 11 p.m. daily

Thomson Family Park

Smaller ice rink, it is a place to skate inner-city in the Beltline neighbourhood

Skating rink.  Address: 1236 16 Ave. S.W.

Skating hours: 5 a.m. - 11 p.m. daily

University District Central Commons Park

A large open refrigerated outdoor ice rink with nearby fire pits and convenient amenities.

Address: 4019 University Avenue NW

Skating hours: 8 a.m. - 10 p.m. daily (skate rentals some days, evening hours – check before you go)

Rentals: skates, helmets (rental availability may differ from skating hours)

sticks/pucks are not allowed

Leisure skating rinks:

The City of Calgary has over 50 adopted pleasure skating rinks which volunteers help flood and maintain throughout Calgary. Check out this list of locations. 

Map made by Ron Ron's Studio Dec 2024 (ronronsstudio.ca): 

Getting your home ready to sell doesn’t have to be overwhelming—but it does need to be intentional. The goal is simple: make your home appealing to the widest number of buyers while maximizing your sale price.

Whether you’re selling in a hot market or a balanced one, these steps will help you prepare your home to stand out and sell with confidence.

1. Start With a Pre-Sale Plan

Before cleaning or decluttering, get clarity.

Ask yourself:

• When do I want to sell?

• What is my ideal timeline?

• What budget do I have for preparation?

A local real estate agent can help you prioritize what actually matters for your specific market, so you don’t waste money or time. I’m happy to get together and discuss priorities with no pressure or commitment.

2. Declutter Ruthlessly (Buyers Want Space)

Clutter makes rooms feel smaller and distracts buyers from the home itself.

Focus on:

• Countertops

• Closets (buyers check them!)

• Shelving

• Garages and storage areas

• Declutter Your Home in Quick & Easy Steps

Rule of thumb: If you don’t use it daily, weekly, or monthly; pack it away in storage or donate it.

Less stuff = more perceived space.

3. Deep Clean Everything

A clean home signals that the property has been well cared for.

Pay special attention to:

• Baseboards and trim

• Windows (inside and out)

• Bathrooms and kitchens

• Floors and carpets

If possible, hire professional cleaners, it is one of the best returns on investment when selling.

4. Make Minor Repairs (Fix What Buyers Notice)

Small issues can raise red flags for buyers.

Fix:

• Leaky faucets

• Squeaky doors

• Loose handles

• Burnt-out light bulbs (making sure that the color of the light bulbs are consistent, warmer is better)

• Cracked tiles or chipped paint

• If the walls / cabinets are in need of a paint, this can be a little more money, however the return is worth it.

These low-cost fixes help prevent buyers from thinking that the home is not well cared for.

5. Neutralize and Freshen Up

Buyers want to imagine themselves living in your home.

Consider:

• Repainting bold walls in light, neutral tones

• Removing personal photos and collections

• Simplifying décor

Neutral spaces photograph better and appeal to more buyers.

6. Maximize Curb Appeal (First Impressions Matter)

Buyers form opinions within seconds.

Boost curb appeal by:

• Cutting the lawn and trimming shrubs

• Removing all clutter from the yard

• Power washing walkways and siding

• Adding fresh mulch and/or potted plants

• Ensuring the front door and windows are clean and welcoming

• Make sure it looks tidy and well kept

A great exterior sets the tone for the entire showing.

7. Stage for Flow and Function

You don’t necessarily need full professional staging (it does make a difference though).

Strategic styling helps:

• Rearrange furniture to create clear walkways

• Remove oversized or extra pieces

• Highlight natural light

• Add cozy but minimal touches (throw pillows, plants)

The goal is to make each room feel open, functional, and inviting.

8. Organize Storage Areas

Storage sells.

Buyers look inside:

• Closets

• Pantries

• Laundry rooms

• Garages

Keep these areas:

• Clean

• Organized

• No more than 70% full

This creates the impression of abundant storage.

9. Prepare for Professional Photos

Photos are often a buyer’s first showing.

Before photography:

• Turn on all lights

• Remove vehicles from driveway

• Hide garbage bins

• Make beds and clear counters

• Open blinds and curtains

Professional photos can dramatically increase online interest and showings.

10. Work With a Realtor Early

The best prep starts before the “For Sale” sign goes up.

A local realtor can:

• Recommend which updates matter most

• Help you avoid over-improving

• Create a preparation timeline (checklist)

• Price your home within the boundaries of the market

• advise if you need to get your RPR (real property report) ordered or updated

The right strategy can mean more money and fewer days on market.

Getting your house ready to sell is about creating a home buyers can fall in love with—without overthinking or overspending. Call me, I am happy to come by and talk. 403-585-5362 Chris.

Buying a home doesn’t start with house hunting, it starts with preparation. Taking the right steps before you begin can save you time, money, and stress later. If buying a home is on your horizon, here are 10 smart tasks to do now to set yourself up for success.

1. Check Your Credit Score

Your credit score plays a big role in the mortgage rate you’ll qualify for. Review your credit report early so you have time to correct errors and improve your score if needed.

Action Step: Pull your credit report and pay down high balances.

2. Create a Realistic Budget

Understand what you can comfortably afford, not just what a lender may approve.

Action Step: Factor in mortgage payments, property taxes, insurance, utilities, maintenance, and lifestyle expenses.

3. Start Saving for a Down Payment

The more you save, the more options you’ll have.

Action Step: Set up an automatic savings transfer dedicated to your home fund. First time home buyer: check out the Tax-Free Saving account (FHSA). $8,000 per year can be deducted from yearly income for tax purposes (as of 2026, check for updated amounts with your bank).

4. Build an Emergency Fund

Homeownership comes with surprises: repairs, maintenance, and unexpected costs.

Action Step: Aim for 3–6 months of living expenses in a separate account.

5. Get Pre-Approved for a Mortgage

Pre-approval strengthens your buying power and shows sellers you’re serious.

Action Step: Speak with a lender to understand your loan options and price range.

6. Avoid Major Financial Changes

Big purchases or job changes can affect your mortgage approval.

Action Step: Hold off on new credit cards, car loans, or career changes until after closing.

7. Research Neighborhoods and Home Types

Not all homes/locations are a fit for every lifestyle. Parks and recreation. Shopping convenience or acreage lifestyle. Single family vs townhome vs condo.

Action Step: Explore commute times, schools, amenities, resale value, and long-term needs. Create a checklist of your wants and needs we can talk about what areas fit your wants and needs the best. 

Browse listings and neighbourhoods:

• Unique Homes

• Acreage Homes

• Lake Communities

• Surrounding Areas

• Luxury Homes

• Small Towns around Calgary

• Fixer Upper

• Starter Homes

• Mortgage Helpers

• Condo Living

• Adult Living

Or by area:

• City Centre Calgary Homes for Sale

• E Calgary Homes for Sale

• N Calgary Homes for Sale

• NE Homes for Sale

• NW Calgary Homes for Sale

• S Calgary Homes for Sale

• SE Calgary Homes for Sale

• W Calgary Homes for Sale

8. Declutter and Organize Your Current Space

Downsizing or preparing for a move is easier when you start early.

Action Step: Begin decluttering one room at a time to simplify your future move. First time buyers start collecting household items, label bins clearly to track what you have and what you will need.

9. Learn the True Costs of Homeownership

Owning a home is more than the purchase price.

Action Step: Budget for inspections, closing costs, maintenance, and ongoing repairs.

10. Assemble Your Home-Buying Team

The right professionals make all the difference.

Action Step: Research and connect with a trusted real estate agent and mortgage broker.

Preparation is power. By tackling these tasks early, you’ll be confident, informed, and ready when the right home comes along. I am here to help you through the process, give me a call/text at any point for a no pressure conversation. Chris Marshall 403-585-5362

The Christmas season is one of the most powerful times of the year to stage and showcase a home. Buyers are emotional, families are thinking about new beginnings, and homes naturally feel warmer and more inviting. With the right staging strategy, you can use the holiday season to your advantage—helping your property stand out, create memorable first impressions, and attract serious buyers.

Here’s a complete guide to staging your home beautifully (and strategically!) for the Christmas season.

Why Holiday Staging Works

Holiday staging taps into emotion—and emotion is what sells homes.

• Warmth: Soft lighting, warm décor, and cozy textures make a home feel instantly inviting.

• Connection: The holidays spark nostalgia and help buyers imagine themselves celebrating future traditions in the space.

• Atmosphere: Seasonal scents, lights, and greenery create a welcoming ambiance during cold winter months.

The goal is not to overwhelm with decorations—but to enhance the home’s natural charm.

1. Keep It Simple and Sophisticated

Holiday décor should highlight your home, not distract from it.

Do:

✔ Choose a cohesive color palette (gold + white, green + wood tones, silver + blues).
✔ Use decorations that match your home’s interior design.
✔ Add subtle seasonal touches: garlands, wreaths, candles, and simple ornaments.

Don’t:

✖ Overcrowd shelves or counters
✖ Add oversized decorations that shrink the space
✖ Use loud, clashing colors

Remember: less is more when staging.

2. Create a Warm, Cozy First Impression

Your entryway sets the tone.

• A simple wreath on the door

• A clean doormat

• Soft lighting or lantern décor

• A small bench or winter greenery arrangement

The key is making buyers feel “invited home” from the moment they arrive.

3. Stage With Natural Elements

Nature-inspired décor feels elegant and timeless.

Try incorporating:

• Pinecones

• Fresh greenery or garland

• Birch logs

• Eucalyptus stems

• Wooden bead garlands

• Neutral-toned stockings

These details warm up the space without feeling cluttered or kitschy.

4. Use Lighting to Create Atmosphere

Winter means early sunsets—lighting becomes a powerful staging tool.

• Soft white fairy lights

• Warm-toned lightbulbs

• Flameless candles

• Strategic lamps to brighten dark corners

Avoid bright, multicolored Christmas lights. Soft white is universally flattering and calm.

5. Keep the Christmas Tree Minimal and Elegant

You can absolutely keep your Christmas tree—but keep it buyer-friendly.

Tips:

• Choose one color palette

• Avoid personal ornaments (family photos, kids’ crafts)

• Keep gifts under the tree minimal and tidy

• Make sure the tree doesn’t block walkways or windows

If space is tight, opt for a slim or tabletop tree instead of a full-size one.

6. Add Subtle Holiday Scents

Scent is a powerful emotional trigger.

Great winter staging scents include:

• Pine

• Vanilla

• Cinnamon

• Clove

• Cedarwood

• Orange spice

Use candles, diffusers, or stovetop simmer pots—but avoid strong artificial sprays.

7. Highlight Cozy Spaces

Buyers love imagining themselves relaxing during the holidays.

Stage intentionally:

• Add a throw blanket and textured pillows to the sofa

• Place a warm knitted blanket over an armchair

• Set up a simple hot cocoa or tea tray

• Add soft rugs for visual warmth

If you have a fireplace, make it the star—clean it, light candles inside, or turn on the gas flame during showings.

8. Keep Exterior Décor Clean and Welcoming

Winter curb appeal matters.

• Clear walkways of snow and ice

• Hang a tasteful outdoor wreath

• Add planters with winter greens

• Use warm white outdoor string lights (avoid flashing lights)

• Ensure house numbers are visible and lighting is sufficient

A beautiful exterior creates excitement before buyers even step inside.

9. Maintain Cleanliness Throughout the Season

Holiday décor can clutter a space quickly—so staying organized is key.

• Keep surfaces clear

• Store excess decorations

• Vacuum pine needles regularly

• Make sure the kitchen and bathrooms stay spotless

• Limit holiday crafts, wrapping stations, or bulky decorations

Clean homes show better—and sell faster.

10. Don’t Forget the Reason Behind Staging

Your decorations should enhance three key things:
✨ Space
✨ Light
✨ Flow

Every staging decision should support these priorities.

Holiday staging is a powerful way to make your home feel inviting, warm, and memorable to potential buyers. With the right balance of festive charm and thoughtful design, you can transform your home into a space that sparks emotion—and ultimately leads to a faster, more successful sale.

If done well, your holiday staging won’t just look beautiful—it’ll help buyers imagine their holidays there.

As the crisp air rolls into Calgary and the leaves turn golden, it’s time to prepare your home for the colder months ahead. Fall is the perfect season to tackle maintenance tasks that protect your investment and ensure your family stays cozy all winter long. Calgary’s unique climate — with fluctuating temperatures, early snowfalls, and chinooks — makes a fall checklist especially important.

Here’s your Calgary-specific fall maintenance checklist:

1. Inspect and Clean Gutters & Downspouts

• Remove leaves, pine needles, and debris to prevent clogs.

• Check that downspouts extend at least 4–6 feet away from your foundation to avoid water pooling during snowmelt.

• Look for sagging or damaged sections that may need repair before heavy snow.

2. Service Your Furnace

• Book a professional furnace inspection and cleaning before the first deep freeze.

• Replace filters every 1–3 months for efficiency.

• Consider installing a smart thermostat to manage fluctuating Calgary temperatures.

3. Seal Windows and Doors

• Check for drafts around windows, doors, and baseboards.

• Apply weather-stripping or caulking where needed.

• Add door sweeps to keep cold air out and heating bills down.

4. Winterize Your Outdoor Plumbing

• Drain and shut off outdoor faucets.

• Store garden hoses indoors.

• If you have underground sprinklers, have them professionally blown out to prevent frozen pipes.

• Drain rain barrels.

5. Check Your Roof and Chimney

• Inspect shingles for curling, missing pieces, or damage after summer storms.

• Clear off branches and debris.

• If you have a fireplace, schedule a chimney cleaning to reduce fire risk.

6. Maintain Your Yard & Trees

• Rake leaves and aerate your lawn before the first snowfall.

• Fertilize with a fall formula to help grass survive the winter.

• Trim overhanging tree branches that could break under snow and damage your home.

7. Test Safety Devices

• Replace batteries in smoke and carbon monoxide detectors.

• Ensure you have a working fire extinguisher on each floor.

• If you use space heaters, check cords for wear and keep them away from flammable materials.

8. Inspect Your Insulation

• Peek into your attic for signs of leaks or insufficient insulation.

• Proper insulation not only keeps your home warm but also helps manage Calgary’s sudden temperature swings.

9. Prepare Winter Equipment

• Bring out shovels, ice melt, and snow brushes.

• Test your snow blower and schedule repairs if needed.

• Stock up on emergency supplies — blankets, batteries, flashlights, and a winter roadside kit.

✅ Final Thoughts

Taking the time in fall to prepare your Calgary home saves money, energy, and stress once winter hits. A little effort now means you’ll spend more time enjoying the cozy season and less time dealing with frozen pipes, furnace breakdowns, or icy sidewalks.