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.

Proudly offered by its original owner, this beautifully maintained home offers over 2,400 sq. ft. of above-grade living space in a peaceful setting backing directly onto municipal green space and mature trees. Recent improvements exceeding $26,000 provide added peace of mind, including Poly-B plumbing replacement, sump pump installation, weeping tile work, driveway and roof repairs, and furnace servicing. Additional mechanical features include dual high-efficiency furnaces (2020), an updated hot water tank and two humidifiers. Elegant curb appeal showcases extensive stone detailing and aluminum-clad window trim. Inside, a grand foyer opens to an impressive living room with soaring vaulted ceilings, while the formal dining room features a distinctive hand-trowelled ceiling with decorative detailing. Double French doors connect the dining room to the kitchen, and rich oak flooring adds warmth throughout the main level. The inviting family room features a fireplace framed by custom cabinetry and built-in bookshelves. A spacious main-floor office with built-in cabinetry is ideal for working from home. The family-sized kitchen offers custom solid oak cabinetry, granite countertops, a walk-in pantry, and a newer gas range with downdraft ventilation and dishwasher (both 2023). A convenient wet bar between the kitchen and family room makes entertaining effortless. Upstairs, double doors introduce the spacious primary retreat, complete with two walk-in closets and a luxurious five-piece ensuite. Two additional generously sized bedrooms and a four-piece bathroom complete the upper level. The basement offers over 1300 sq. ft. of additional development space, with a bathroom rough-in, ready for your future plans. Main-floor laundry includes a stacked washer and dryer, sink and dedicated folding area. Wired surround sound and a wired security system add further convenience. Enjoy the private deck and patio surrounded by mature trees, with municipal green space directly behind. With timeless craftsmanship, generous living spaces, substantial recent investment and public transit just steps away, this is a wonderful opportunity to own a quality home in an exceptional setting.

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.

Calgary’s literary calendar is getting a major highlight this October with Wordfest Presents Imaginairium Festival, running October 13–18, 2026. Hosted at Memorial Park Library, Central Library, and other Calgary venues, the festival brings readers and curious minds together for an exciting citywide celebration.

With 41 shows and more than 50 Canadian and international authors, Imaginairium offers plenty of ways to connect with great stories. The program includes storytelling, author talks, performances, and discussions—ideal for longtime readers, emerging writers, families, and anyone who enjoys thoughtful conversation.

Festival passes and individual tickets are available, making it easy to shape an experience around your interests and schedule. Consider making an evening of it by exploring the surrounding neighbourhood before or after a show and supporting nearby local businesses.

Ready to add a little inspiration to your fall calendar? Visit https://wordfest.com/festival/imaginairium/ to explore the lineup, check venue details, and purchase tickets. Share this post with your Calgary reading circle and start planning your festival adventure.

It’s no secret that buying a home in Canada has become more challenging, thanks to the pandemic housing boom and persistent inflation. The Bank of Canada has moved interest rates up sharply in recent years, though there have now been nine cuts, bringing the rate to 2.25%. Inflation is hovering around 3%, and fixed mortgage rates are still unpredictable—though some have dipped below 4%. Having guided Calgary families through all kinds of markets over the past 18 years, I know firsthand how these numbers translate into real-life decisions, whether you’re a first-time buyer or looking to invest. My own journey started with a tough real estate experience, so I understand the uncertainty and the excitement that comes with every market shift. It’s moments like these that remind me why I’m committed to helping my clients navigate the ups and downs of our ever-changing market.