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September brought a few twists to Calgary’s housing market, and as someone who’s spent nearly two decades guiding families through these shifts, I’m always watching the numbers closely. Last month, we saw 1,650 total sales—what really stood out was that detached homes held their ground, with sales rising 4% even as the overall market slowed. The benchmark price did nudge down almost 1% to $566,700. Meanwhile, higher-density properties found themselves in a buyer’s market, thanks to a bigger supply. Of course, inventory still varies by neighbourhood, and knowing those local details can make all the difference when you’re deciding where to buy or sell. After years of helping clients weigh first homes versus investments or renovation opportunities, I’ve learned that every market tells a different story—it’s about finding your best fit in the numbers.

Riverbend’s real estate market continues to tell its own story this August. The median asking price landed at $564,900, with sold homes settling at a median of $550,000. Looking back at the past year, those numbers averaged even higher: $606,858 for list price and $602,617 for sold. Fourteen homes hit the market, and 13 found new owners—proof again of Riverbend’s steady demand. The top sale reached $995,000.

Having helped Calgary families navigate these numbers for nearly two decades, I see more than just stats: I see opportunities, challenges, and the real-life decisions behind every move. Whether you’re curious about your home’s value, thinking of a renovation, or considering your next investment step, these numbers help us read between the lines—just like I’ve done with my own journey from first-time buyer to seasoned guide.

After 18 years helping Calgary families navigate every twist of our housing market, a stat like this stands out: right now, about 85% of homes in Greater Calgary are selling below their asking price, with buyers saving an average of 2.29%. I’ve seen how these shifts impact both first-timers and seasoned investors—especially since more affordable homes and condos are seeing even bigger discounts, while luxury properties are bucking the trend and sometimes selling over list. Even as total sales dipped 16%, the uptick in million-dollar deals tells its own story. If you’ve been waiting, wondering when buyers would have more leverage, this is one of those rare moments where the numbers really do speak for themselves.

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It’s an interesting moment for Calgary buyers right now. Most properties are selling below their asking price—homes under $400,000, in particular, are seeing a median discount of 3.36%, which is the largest margin across all price ranges. On average, homes in our city are closing at 2.29% below list price, and condos are showing an even deeper median discount at 3.44%. After nearly two decades guiding families through this market—and seeing every negotiation twist and turn—I know how much these numbers can mean for your plans, whether you’re just starting out or looking for your next opportunity. The right strategy makes all the difference, especially when the landscape is shifting.

September brought a shift to Calgary’s real estate landscape: home sales slipped by 3.8%, with 1,650 properties changing hands. The benchmark price edged down 0.8% to $566,700. Apartment values saw the biggest dip at 8.3%, followed by row homes at 5.5%, and detached homes at 1%, while semi-detached homes held steady with a modest 0.1% rise. Both new listings and inventory numbers also decreased. Having guided Calgary families through every kind of market over the past 18 years, I know how these numbers can feel—especially for those wondering what’s next. My own journey began with a real estate letdown, and it’s why I’m committed to helping clients navigate changes like these with clarity and confidence. If you’re weighing your next move or just want to understand how these shifts might affect your plans, I’m here as a resource grounded in local experience and long-term perspective.