What Calgary Buyers and Sellers Should Watch This Fall
Calgary’s fall market is beginning with softer showing activity, improving sales, easing new-listing activity and a stable policy rate. Here is what buyers and sellers should watch next.
Summer is winding down, families are settling back into their routines, and Calgary’s real estate market is entering an important transition period.
Late August often brings a temporary slowdown in activity. Vacations are ending, families are preparing for school, and the Labour Day weekend can delay buying and selling decisions. This year appears to be following a similar pattern, but there are still some encouraging signals beneath the surface.
Showings have slowed, but sales are still moving
Recent Alberta showing data indicated that showing activity declined approximately 5% week over week. This was the second consecutive week of softer activity, but a slowdown at the end of August is not particularly unusual.
While showings declined, sales increased approximately 7% week over week. This marked the third consecutive week of improving sales volume.
That difference matters. There is normally a delay between a buyer viewing a property and the resulting sale being reported. Some of the sales being recorded today likely began with stronger showing activity earlier in August.
The real test will come after Labour Day. If buyers return to the market faster than new listings arrive, well-positioned properties could benefit from renewed activity. If new inventory grows more quickly, buyers will have additional choice and sellers will face more competition.
Inventory is beginning to level off
New-listing activity declined approximately 2% week over week, marking a third consecutive weekly decrease.
After inventory grew earlier in the summer, the pace of new supply appears to be settling. However, September often brings another group of sellers hoping to capture the fall market.
For homeowners thinking about selling, this makes preparation especially important. Buyers have more time and choice than they did during the most competitive periods of the market. Accurate pricing, strong photography and a well-presented property can make a significant difference.
Simply putting a home on the market and waiting for buyers to compete is no longer a reliable strategy in every community or price range.
Interest rates are providing some stability
The Bank of Canada maintained its policy interest rate at 2.25% on September 2. Although the decision does not immediately make housing more affordable, the lack of a rate change gives buyers and sellers greater certainty while planning their next move.
The Bank continues to balance inflation risks against uncertainty surrounding economic growth and trade. Inflation has remained elevated largely because of energy prices, while measures of core inflation have stayed closer to 2%.
For the housing market, the takeaway is that rates are not currently providing a major new boost or creating an immediate new obstacle. Buyers still need to understand their financing and monthly costs, but they can make those decisions in a somewhat more stable rate environment.
Calgary’s market is not moving uniformly
It is important to remember that there is no single Calgary real estate market.
Activity can vary considerably depending on the community, property type, condition and price range. A properly priced detached home may receive a very different response from a downtown apartment, west-side townhome or redevelopment property.
Recent activity has been stronger through portions of the $400,000 to $900,000 market, while activity at some lower and higher price points has been more mixed.
That is why broad headlines only tell part of the story. Buyers and sellers need to look at recent comparable sales, current competition and the response properties are receiving within the specific segment they are considering.
What should buyers do?
Buyers should use the current market to make careful, informed decisions rather than feeling pressured by general headlines.
There may be opportunities to negotiate on properties that have been sitting on the market, but desirable and accurately priced homes can still attract meaningful interest. Having financing organized and understanding recent comparable sales will help buyers act confidently when the right property appears.
What should sellers do?
Sellers should pay close attention to the first couple of weeks following Labour Day.
If showing activity improves, the fall market may provide a useful window to reach motivated buyers. If a property is receiving online views but few showing requests, or showings without serious interest, the market may be signalling a problem with its price, presentation or positioning.
The goal is not simply to generate attention. It is to create enough perceived value that buyers are willing to take the next step.
The bottom line
Calgary’s fall market is beginning with softer showing activity, improving sales volume, easing new-listing activity and a stable policy rate.
The next few weeks should provide a clearer indication of how much buyer demand returns and whether new inventory keeps pace. For anyone planning to buy or sell, the best strategy will depend on the specific property, neighbourhood and price range rather than the market as a whole.
If you are wondering how the current conditions affect your home, investment property or buying plans, I would be happy to review the relevant numbers with you.