Overview: Stability in the Headlines, Divergence Underneath
July 2026 delivered a market that, on the surface, looks remarkably similar to June. Sales of 1,904 units were down nine per cent from July 2025 (a notably smaller year-over-year gap than we saw in the spring months) while inventory actually declined four per cent compared to last year, sitting at 6,626 units. Taken together, these trends point to a market that is stabilizing rather than deteriorating.
However, the headline numbers conceal a striking divide. CREB®'s official characterization of the month says it plainly: price declines are being driven mostly by apartment condominiums. Strip out the condo segment and the rest of Calgary's housing market looks considerably healthier, detached homes in particular are showing real resilience, with some districts still favouring sellers. For buyers and sellers alike, the property type and neighbourhood matter more than ever.
Year-to-date context: Through July, Calgary has recorded 12,993 total sales, down 10.3% from the same period in 2025. New listings are also down 9.4% year-to-date, meaning supply and demand have both eased together. The benchmark price YTD sits at $565,157, down 3.6% from 2025.
One encouraging sign: the sales-to-new-listings ratio in July was 57 per cent, up from the low 50s we saw in spring, suggesting the pullback in listings is actually helping to keep the market from sliding further into buyer territory. Balanced conditions (generally between 40–60% S/NL ratio) remain the dominant story.
District Spotlight: Where You Buy Matters
The citywide numbers mask enormous variation at the neighbourhood level. In July, detached home conditions ranged from a tight seller's market in the West (just 1.96 months of supply) to a buyer's market in the North East (5.11 months). Here's the full detached picture by district:
The West district and City Centre stand out as the only areas where detached benchmark prices are above last year — a meaningful signal of sustained demand at the upper end of the market. Meanwhile, North East continues to face the most pressure, with a sales-to-new-listings ratio under 42% and prices down six per cent year-over-year.
For apartment condominiums, every single district is posting year-over-year price declines, with North East (▼13.6%), East (▼13.8%), and North (▼9.5%) leading the pullback. The mildest declines are in the City Centre (▼8.0%) and North West (▼7.2%).
Beyond City Limits: Regional Market Update
The surrounding region reflects a similar pattern to Calgary — broadly balanced markets, with inventory elevated in some communities and tight in others. Here's how key regional markets performed in July 2026:
All data sourced from CREB® July 2026 Regional Statistics Package.
What This Means for Buyers & Sellers
July's data reinforces a theme that has been building since spring: Calgary's market is not one market — it's several, operating simultaneously with very different dynamics. Knowing which one applies to your situation is the difference between a confident move and a costly mistake.
Key Takeaways — July 2026
Overall market: Broadly balanced with a 57% sales-to-new-listings ratio — the healthiest reading since early spring. The worst of the inventory build appears to be behind us.
Detached buyers: You have more choice than a year ago, but don't expect to lowball in the West, South, or South East. With under 2.5 months of supply in those districts, well-priced homes still move quickly.
Detached sellers: Pricing accurately remains essential. The North East and North districts have softened, so local expertise matters. In the West and City Centre, the market is still working in your favour.
Semi-detached: The standout segment of the month — sales were actually up year-over-year and prices are nearly flat. A relative safe harbour for both buyers and sellers right now.
Condo buyers: Conditions are as favourable as they've been in years. With 4.9 months of supply and a benchmark now below $300,000, patient buyers with flexibility have real leverage. Factor in new-build options as well when negotiating.
Condo sellers: Be realistic. Pricing above the market will cost you — with inventory elevated and days on market rising to 54 for apartments, the data is clear. A well-priced unit will sell; an overpriced one won't.
Suburban buyers: Cochrane stands out as a tight, well-priced community with consistent upward price momentum. Chestermere offers the most buyer leverage in the suburbs right now. Airdrie sits somewhere in between.
Big picture: The year-over-year sales and price declines are real, but context matters. Calgary is correcting from historically elevated levels — this is a rebalancing, not a crash. Fundamentals like employment, population, and relative affordability versus other Canadian cities remain supportive.
Ready to Navigate This Market With Confidence?
Whether you're buying, selling, or just trying to understand what these numbers mean for your specific neighbourhood, I'm here to help you cut through the noise and make your best move.
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