Executive summary.
April 2026 confirmed Calgary’s housing market has settled into two distinct realities. The first is a tight, resilient detached market where select districts – West, North West and South – are registering months of supply below two and posting positive monthly price momentum. The second is a challenged apartment condo market with supply near record levels, falling prices and buyers in control.
Calgary Real Estate Board (CREB) Chief Economist Ann-Marie Lurie described the overall picture as “balanced conditions” across most of the city, driven by improved supply choice and slower migration growth. The rate of year-over-year price decline is narrowing for detached homes (now just -2.7%), hinting that the correction may be approaching a floor in low-density segments.
The spring seasonal lift was evident: benchmark prices ticked up month-over-month for all four property types. The total residential benchmark of $568,800 represents the second consecutive monthly gain and a narrowing year-over-year decline from March’s -4.2% to April’s -3.5%.
City of Calgary at a glance.
Calgary market activity indicators.
Property type analysis.
Detached homes – supply-constrained, prices recovering.
With 1,095 sales against 1,863 new listings, the detached-home S/NL ratio reached 58.8%. Inventory of 2,468 units is 1.75% lower than April 2025 – the detached segment is tightening. The benchmark of $745,400 is down 2.73% year-over-year but rose 0.55% month-over-month, the third consecutive monthly gain. West district at 1.73 months of supply and +2.28% year-over-year is the strongest micro-market in Calgary.
Apartment condominiums – deepening buyer advantage.
Apartment sales fell 26.7% to 432 units. Inventory of 1,920 units is 27% above long-term trends. With 4.44 months of supply and an S/NL ratio of 45.7%, this segment is deeply in buyer’s market territory. The benchmark of $301,400 is down 8.9% year-over-year. North East apartments at 7.32 months and East at 12.0 months are the most distressed sub-markets.
Semi-detached – April's standout performer.
Semi-detached posted a 13.8% year-over-year sales gain – the strongest of any segment. The benchmark of $690,200 is virtually flat year-over-year (-0.29%) and rose 0.60% month-over-month. City Centre semi-detached at $957,000 (+0.38% year-over-year) has crossed into positive annual territory. West semi-detached at $845,100 (+3.38% year-over-year) leads all districts.
Row homes – modest improvement, supply still building.
Row sales of 363 rose 2.3% year-over-year. However, inventory climbed 4.6% to 1,049 units and the benchmark of $422,900 is down 6.95% annually. At 2.89 months of supply, row conditions remain nominally balanced but are drifting. North East row at 5.38 months is the most challenged sub-market.
Real estate sales in Calgary for April 2025 and 2026.
Property type summary.
District | SALES | Y/Y | INVENTORY | MO. SUPPLY | BENCHMARK | Y/Y PRICE |
|---|---|---|---|---|---|---|
| Detached | 1,095 | 0.0% | 2,468 | 2.25 | CA$ 745,400 | -2.7% |
| Semi-Detached | 214 | +13.8% | 536 | 2.50 | CA$ 690,200 | -0.3% |
| Row | 363 | +2.3% | 1,049 | 2.89 | CA$ 422,900 | -7.0% |
| Apartment | 432 | -26.7% | 1,920 | 4.44 | CA$ 301,400 | -8.9% |
| Total Residential | 2,104 | -5.7% | 5,973 | 2.84 | CA$ 568,800 | -3.5% |
Months of supply by property type in Calgary.
Calgary benchmark price performance by property type.
Benchmark price in Calgary by property type.
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Apartment condo sellers face the most competitive environment since before the pandemic.
Spencer Rivers
Synterra Realty
Geographic analysis: the west crosses $1 million.
West District – only positive detached district.
The West district detached benchmark of $1,007,600 (+2.28% year-over-year) crossed $1 million with 1.73 months of supply and a 64.4% S/NL ratio. Monthly price gain of +1.02% in April continues a three-month trend. Springbank Hill, Aspen Woods, Coach Hill and West Springs are operating in the strongest seller’s market conditions in Calgary.
City Centre – detached recovery, condo pressure.
City Centre detached at $978,700 (-1.10% year-over-year, +1.45% month-over-month) shows recovery momentum. City Centre semi-detached at $957,000 (+0.38% year-over-year) has crossed into positive annual territory. City Centre apartments at $309,900 (-8.39% year-over-year, 4.47 months of supply) continue to face structural supply headwinds.
North East – steepest declines across all types.
The North East total residential benchmark of $468,600 (-8.7% year-over-year) leads the city in annual price decline. Detached (-8.20%), apartments (-12.69%) and row homes (-11.15%) all recorded the worst performance in their categories citywide. Apartment months of supply reached 7.32.
Benchmark price relative to the city average.
District summary.
District | TOTAL RES. BENCHMARK | Y/Y CHANGE | DETACHED BENCHMARK | DETACHED BENCHMARK | DETACHED MO. SUPPLY |
|---|---|---|---|---|---|
| West | CA$ 727,800 | +1.4% | CA$ 1,007,600 | +2.28% | 1.73 |
| City Centre | CA$ 568,200 | -3.2% | CA$ 978,700 | -1.10% | 3.13 |
| North West | CA$ 633,100 | -2.1% | CA$ 795,500 | -1.34% | 1.54 |
| South | CA$ 580,700 | -2.0% | CA$ 720,600 | -3.08% | 1.76 |
| South East | CA$ 551,400 | -5.6% | CA$ 696,700 | -4.86% | 1.99 |
| North | CA$ 524,000 | -6.5% | CA$ 645,400 | -5.75% | 2.36 |
| East | CA$ 399,100 | -7.6% | CA$ 487,500 | -7.28% | 3.12 |
| North East | CA$ 468,600 | -8.7% | CA$ 565,100 | -8.20% | 4.22 |
| City of Calgary | CA$ 568,800 | -3.5% | CA$ 745,400 | -2.73% | 2.25 |
Market outlook and strategic recommendations.
The detached price correction appears to be losing momentum – month-over-month gains are building, the year-over-year decline rate narrowed from -3.3% in March to -2.7% in April, and supply in premium districts is lower than a year ago. If this trajectory holds, West and North West detached prices may post positive year-over-year readings by mid-summer.
The apartment market has not found its floor. With inventory 27% above long-term trends and new supply from completed condo towers continuing to enter resale, structural supply pressure remains elevated. Relief requires either reduced new condo construction (12–18 months to manifest) or a return of migration-driven demand.
For sellers.
Detached sellers in West, North West and South districts are in seller-favoured conditions. Price with confidence relative to recent comparable sales, but recognize that the 35-day average days on market (vs. 29 last April) confirms buyers have more patience. Accurately priced, well-presented homes are moving.
Apartment condo sellers face the most competitive environment since before the pandemic. Being early in the selling season is strategically sound – spring buyer pools are larger, and positioning ahead of additional new completions is the best available timing advantage.
For buyers
Detached buyers in West and North West should understand that supply constraints are real and persistent. Month-over-month gains suggest the market is not moving toward lower prices in those corridors. Pre-approved buyers with clear parameters will have the best outcomes.
Apartment buyers hold the strongest negotiating position of any segment. Benchmark prices are down 8.9% year-over-year, days on market extended to 47 and the S/NL ratio of 45.7% means sellers are competing for each buyer. This is a materially better condo entry point than 18 months ago.
