Pulse Of The City
July 2026 MARKET UPDATE
2026 Mid -Year Calgary Real Estate Report
Looking Beyond the Headlines: What the First Half of the Year Means for Buyers and Sellers
Calgary's Housing Market Isn't Slowing - It's Evolving
As we reach the halfway point of 2026, one thing has become increasingly clear: Calgary's real estate market isn't following a single trend anymore.
Over the past few years, buying or selling a home often felt like a race. Inventory was limited, multiple offers were common, and buyers had to move quickly or risk missing out altogether. Whether you were purchasing your first home, upgrading to accommodate a growing family, or investing in Calgary's booming market, the pace was fast,and decisions often had to be made even faster.
Today's market tells a different story.
Not because Calgary's market has become weak, but because it has become more balanced.
Buyers now have more options than they've enjoyed in several years. Sellers are facing more competition and need to be thoughtful about pricing and presentation. Homes continue to sell every day, but success depends less on simply putting a property on the market and more on understanding where that property fits within today's evolving landscape.
Perhaps the biggest change during the first half of 2026 is that Calgary has become a market of many stories rather than one.
Detached homes continue to experience healthy demand in many communities, while apartment-style homes are seeing increased competition as additional resale inventory, record levels of new construction, and improved rental options provide buyers with considerably more choice. Semi-detached and row homes have largely settled somewhere in between, creating different opportunities depending on the type of property you're buying or selling.
That's important because broad market headlines rarely tell the full story anymore.
You may hear that inventory is rising or that prices have softened. While technically true, those headlines don't explain where inventory is growing, which prices are changing, or why certain parts of the market continue performing remarkably well.
Throughout this report, we'll look beyond those headlines.
We'll explore what's happened across Calgary and the surrounding communities during the first six months of 2026, explain what's driving today's market, and most importantly, discuss what these trends could mean for you, whether you're thinking about buying, selling, investing, or simply staying informed about one of your largest financial assets.
The Big Picture
If there's one word that best describes Calgary's housing market today, it's balance.
After several years of exceptionally strong demand driven by rapid population growth, limited housing supply, and intense competition among buyers, the market has begun settling into a healthier rhythm. The urgency that defined much of 2023, 2024, and 2025 has eased, allowing both buyers and sellers to make decisions with greater confidence and less pressure.
That doesn't mean activity has stopped.
Far from it.
Homes continue to change hands every day, but today's market is rewarding preparation, patience, and strategy rather than speed alone.
One of the biggest contributors to this shift has been the gradual return of inventory. As more homes entered the market throughout the spring, buyers found themselves with something they hadn't experienced in quite some time, choice. Instead of feeling pressured to write an offer on the first suitable property, many buyers could compare multiple homes, negotiate more comfortably, and take the time to ensure they were making the right decision.
At the same time, demand has naturally moderated.
Migration into Alberta has returned to more typical levels after several years of extraordinary growth, while concerns about affordability and the rising cost of living have encouraged some buyers to proceed more cautiously. Combined with record levels of apartment construction and increased rental availability, these factors have reshaped parts of Calgary's housing market, particularly the higher-density segments.
Perhaps the most important takeaway from the first half of the year is this:
There is no longer one Calgary housing market.
A detached home in one community can experience completely different market conditions than a condominium just a few kilometres away. Some communities continue to favour sellers, while others have shifted to favour buyers. Understanding those differences has become far more valuable than relying solely on citywide averages.
That's good news for consumers.
Balanced markets tend to create better opportunities for everyone. Buyers gain more negotiating power and greater selection, while sellers who prepare their homes properly and price strategically continue to achieve excellent results.
Mike's Take
One of the biggest misconceptions I hear is that Calgary's market is either "hot" or "cold." The reality is it's neither, it's simply more balanced and much more segmented than it has been in recent years.
That's why two similar homes listed on the same day can have completely different experiences. One may receive multiple offers within days, while another sits on the market much longer. The difference often comes down to community, property type, pricing strategy, and presentation, not just the overall market.
Today's market rewards preparation more than urgency, and that's ultimately a healthier environment for both buyers and sellers.
Market Performance
With the broader market picture in mind, let's take a closer look at what the numbers reveal. While headlines often focus on sales or prices alone, it's the relationship between demand, supply, and inventory that best explains how Calgary's market evolved during the first half of 2026.
Sales Activity
Sales activity followed a familiar seasonal pattern throughout the first half of the year. After opening 2026 with 1,234 residential sales in January, activity steadily increased as spring approached, reaching 2,197 sales in June. Although these figures remained below last year's exceptionally strong pace, they were much more in line with Calgary's long-term historical averages.
Rather than signalling weakness, this moderation reflects a market that's returning to more sustainable conditions. Buyers no longer feel the same urgency they experienced over the past few years, allowing them to carefully evaluate their options before making one of life's biggest financial decisions.
New Listings & Inventory
Supply tells an equally important story.
Throughout the spring, new listings remained healthy, allowing inventory to gradually rebuild after several years of historically tight conditions. Active listings increased from approximately 4,400 homes in January to nearly 6,800 by June, giving buyers considerably more choice than they had become accustomed to.
However, that increase wasn't evenly distributed.
Much of the additional inventory came from apartment condominiums and row homes, while detached housing remained comparatively limited in many Calgary communities. This uneven distribution explains why market conditions can vary so dramatically depending on the type of property being bought or sold.
By the end of June, Calgary's overall months of supply had settled at just over three months, generally considered a balanced market. Looking a little deeper, detached homes often remained closer to two months of supply, while apartment condominiums frequently exceeded five months, creating very different experiences for buyers and sellers across each segment.
Home Prices
Price movement throughout the first half of the year reflected those same differences.
Calgary's overall residential benchmark price increased from $554,400 in January to $572,500 in June, following the typical seasonal strengthening that often occurs during the spring market. Even with those gains, benchmark prices remained modestly below levels reported one year earlier.
Looking beneath the overall benchmark reveals a much more interesting story.
Detached homes generally remained stable thanks to healthy demand and relatively limited inventory. Semi-detached homes also demonstrated resilience, while row homes settled into more balanced conditions with modest price adjustments. Apartment condominiums experienced the greatest downward pressure as increased resale inventory, record levels of new construction, and greater rental availability gave buyers significantly more choice than in previous years.
These numbers reinforce an important point: today's market can't be understood through a single statistic. Context matters and understanding the differences between property types is becoming just as important as understanding the market itself.
Sector-Specific Analysis
As we've seen, the overall market tells only part of the story. To really understand what's happening, we need to look at each property type individually. This is where the differences become much more apparent, and where buyers and sellers can often find the greatest opportunities.
Detached Homes
Detached homes continued to be one of the strongest segments of Calgary's housing market during the first half of 2026.
While sales eased from last year's exceptional pace, demand remained healthy throughout the spring. At the same time, inventory stayed relatively limited in many communities, helping support stable pricing despite the increase in overall housing supply.
By June, the benchmark price for a detached home reached $750,500, following the typical seasonal gains that often occur during the spring market. While slightly below last year's level overall, several areas of the city, including the West, North West, and City Centre, continued to post particularly strong performance, with some communities reaching record benchmark prices. Meanwhile, parts of the North East experienced higher inventory levels and softer pricing, giving buyers more negotiating power in those areas.
For homeowners considering selling, this continues to be one of the healthier segments of the market. Well-prepared homes that are priced appropriately are still attracting solid buyer interest, especially in communities where inventory remains limited.
Semi-Detached Homes
Semi-detached homes have quietly been one of the most consistent performers this year.
Unlike some other segments that experienced more noticeable shifts, semi-detached properties remained relatively steady throughout the first half of 2026. Inventory gradually improved, giving buyers more choice while still maintaining healthy market conditions.
By June, the benchmark price reached $694,600, essentially matching last year's levels after recovering steadily through the spring. Communities in Calgary's West, North West, and City Centre continued to perform particularly well, while other parts of the city experienced more modest activity.
For buyers looking to move beyond condominium living without stretching into detached-home pricing, semi-detached homes continue to offer excellent value.
Row Houses
The row home market has become noticeably more balanced compared to recent years.
Sales moderated during the first half of the year while inventory gradually increased, giving buyers considerably more options than they had previously. As a result, price growth softened, although the market continued to experience the normal seasonal improvement during the spring.
Like much of Calgary's housing market, conditions varied depending on the community. Areas with higher inventory experienced greater price adjustments, while communities with more limited supply continued to perform relatively well.
Today's row home market rewards preparation. Buyers have more opportunities to compare properties, while sellers benefit from realistic pricing and strong presentation from the very beginning.
Apartment Condominiums
If one property type tells the story of 2026 more than any other, it's apartment condominiums.
This segment experienced the most significant change during the first half of the year.
Several factors came together at once. Record levels of apartment construction, increased resale inventory, improved rental availability, and slower migration all contributed to a much more competitive environment. Buyers suddenly found themselves with far more choice than they'd had in years.
By June, the benchmark price had declined to $299,000, roughly nine per cent below last year's level. While this has created challenges for some sellers, it has also created opportunities for buyers who now have more time to compare properties, negotiate confidently, and focus on long-term value rather than simply competing against multiple offers.
For anyone considering entering the condominium market, today's conditions offer something many buyers haven't experienced in quite some time: the ability to be selective.
The differences between these four property types reinforce one important message, there isn't one Calgary market anymore. Whether you're buying or selling, understanding the conditions affecting your specific property type is far more valuable than relying on broad market averages.
Regional Market Insights
The same principle applies when we look beyond Calgary's city limits.
While Airdrie, Cochrane, and Okotoks all experienced many of the same economic influences during the first half of the year, each community responded a little differently based on local supply, demand, and inventory levels.
Airdrie
After several years of exceptionally strong activity, Airdrie has begun transitioning toward more balanced market conditions.
Sales moderated compared to last year while inventory gradually increased, giving buyers more choice than they've had in some time. Increased competition from both Calgary and the new-home market has also contributed to softer resale pricing.
Although benchmark prices remain below last year's levels, they have shown signs of stabilizing throughout the spring. Overall, Airdrie continues to offer buyers strong value while remaining an attractive option for families looking for more space within commuting distance of Calgary.
Cochrane
Cochrane once again stood out as one of the strongest-performing markets in the region.
Unlike many surrounding communities, sales remained remarkably resilient through the first half of the year. Inventory stayed relatively controlled, allowing prices to recover steadily throughout the spring despite broader market moderation elsewhere.
With its growing amenities, outdoor lifestyle, and proximity to Calgary, Cochrane continues to attract steady buyer demand and remains one of the region's most sought-after communities.
Okotoks
Okotoks followed a path similar to Calgary but continued to benefit from comparatively limited inventory.
Although new listings improved during the first half of the year, supply remained below long-term averages, particularly for detached homes. That helped maintain healthy market conditions and kept prices relatively stable despite changing conditions elsewhere.
Like Cochrane, Okotoks continues to appeal to buyers seeking a quieter lifestyle while remaining within convenient reach of Calgary.
Mike's Take
One thing I've learned after helping clients buy and sell throughout Calgary and the surrounding area is that choosing where to live is about far more than market statistics.
A community isn't just where your home is located, it’s where you'll spend weekends, raise a family, meet neighbours, build friendships, and create memories. While market conditions certainly matter, they're only one piece of the puzzle.
That's why I always encourage clients to think beyond today's numbers. The best move isn't necessarily the community with the strongest appreciation or the lowest inventory, it’s the one that best fits your lifestyle, your goals, and where you see yourself for years to come.
As we've seen throughout the first half of the year, Calgary's housing market has become more balanced, more segmented, and more dependent on local conditions than we've experienced in recent years. The natural question now becomes: Where do we go from here?
In the next section, we'll look ahead to what buyers, sellers, and homeowners can expect during the second half of 2026, along with the key trends I'll be watching as the market continues to evolve.
Looking Ahead
While no one has a crystal ball, the first six months of 2026 have given us a much clearer picture of where Calgary's housing market may be heading.
If current trends continue, we can expect the market to remain healthier and more balanced than it has been over the past several years. Rather than one side holding all the negotiating power, buyers and sellers are likely to continue finding themselves on more even footing, creating an environment where thoughtful decision-making replaces the urgency we've become accustomed to.
Inventory will remain one of the biggest factors to watch.
Throughout the first half of the year, we saw inventory gradually rebuild across Calgary, but much of that growth occurred in apartment-style homes. If detached inventory remains relatively limited while buyer demand stays steady, detached homes could continue to outperform many other property types through the remainder of the year. Apartment condominiums, on the other hand, may continue experiencing increased competition as additional resale listings, newly completed developments, and rental options become available.
The broader economy will also continue to influence the housing market.
Population growth has begun returning to more typical levels after several years of record migration, affordability remains an important consideration for many households, and buyers continue to keep a close eye on interest rates and overall economic confidence. These factors don't necessarily point to dramatic changes ahead, but they do suggest that buyers and sellers will continue making decisions more carefully than they have in recent years.
So, what does this mean if you're planning a move?
For buyers, the second half of 2026 continues to present opportunities. More available inventory in several market segments means more time to compare properties, stronger negotiating power in many cases, and less pressure to make rushed decisions.
For sellers, success will continue to depend on preparation. Buyers have become more selective, making pricing, presentation, and marketing more important than ever. The good news is that well-prepared homes continue to sell every day, particularly in communities where demand remains strong and inventory is still relatively limited.
Overall, I expect Calgary to continue moving through the second half of the year as a stable, balanced market. While conditions will continue to vary depending on property type and community, the city's long-term fundamentals, including continued economic growth, strong employment, and its reputation as one of Canada's most affordable major cities, continue to provide reasons for optimism.
Mike's Take
After many years of helping people buy and sell real estate, one thing I've learned is this:
The best real estate decisions are rarely made by trying to perfectly time the market.
They're made by understanding your goals, knowing your options, and having a plan that's built around your life, not the latest headline.
Markets will always change. They always have, and they always will.
What doesn't change is the importance of good advice, careful planning, and making decisions with confidence instead of emotion. Whether the market is moving quickly or slowing down, there's almost always an opportunity for those who understand their options.
That's why my focus has never been on helping clients "beat the market." My goal is to help them make the right move at the right time for them.
Final Thoughts
As we reach the midpoint of 2026, one thing has become clear: Calgary's housing market is evolving, not slowing.
The fast-paced conditions that defined the past several years have given way to a healthier environment where buyers have more choice, sellers continue to benefit from steady demand, and success depends more than ever on understanding the specific market you're buying or selling in.
If there's one lesson from the first half of the year, it's that there is no longer a single "Calgary market." Detached homes, semi-detached properties, row homes, and apartment condominiums have each followed their own path, creating unique opportunities depending on the property type, price range, and community.
As you navigate the remainder of 2026, here are three key takeaways I'd encourage you to remember:
Every market is local.
Citywide statistics provide valuable context, but your property's value and your buying or selling experience will be influenced far more by your community, property type, and price range than by a headline.
Preparation creates opportunity.
Today's buyers have more time to make informed decisions, while sellers who prepare their homes well and price strategically continue to achieve excellent results. Success isn't about timing the market perfectly, it’s about being ready when the right opportunity presents itself.
Stay focused on your long-term goals.
Real estate has always been a long-term investment. Markets naturally move through different cycles, but making decisions based on your family's needs and financial goals almost always leads to better outcomes than trying to predict every short-term market movement.
Whether you're planning a move this year or simply keeping an eye on your home's value, staying informed remains one of the best ways to make confident decisions.
Let's Talk About Your Next Move
Whether you're thinking about buying, selling, investing, or you're simply curious about what's happening in your community, I'd love to help.
Every client's situation is different, which means the right strategy should be just as unique. A quick conversation can often provide clarity, answer your questions, and help you understand your options, whether you're planning a move next month or a few years from now.
If you'd like to know what your home might be worth in today's market, discuss your buying plans, or simply gain a better understanding of what's happening in your community, don't hesitate to reach out. There's never any pressure, just honest advice to help you make informed decisions.
I appreciate you taking the time to read this report, and I hope it's provided valuable insight into where Calgary's real estate market stands today.
I look forward to speaking with you soon.
You can reach me anytime:
Call or Text: 403-809-9386
Schedule a Conversation: PlanWithMike.ca
I’m always here as a resource to help you plan your next move with confidence.
Mike Abou Daher
Realtor®
Real Broker
team@mikeaboudaher.com
(587) 333-6400 - Work
(403) 809-9386 - Mobile
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BY MIKE ABOU DAHER.