The major difference between the detached and semi-detached market (traditional housing) holding steady and the condo and townhouse market crumbling isn't a fluke. It’s simple: Calgarians, and the thousands of people who are moving here, want to live in a house, not a condo. People aren't fleeing Toronto, the city of condos, to buy a condo...

While migration and job growth have been and will continue to be supporting factors, the structural reason detached and semi-detached prices remain balanced now that our market has returned to more "normal" behaviour is deep-seated buyer preference. This is why months of supply for detached and semi-detached homes remains balanced, while condo inventory has exploded.

The surge in apartment sales over the last four years? That was largely driven by out-of-province investors and people being forced into buying a condo as it was all they could afford and their mortgage was going to be cheaper than rent. But with markets back East softening and Calgarys rental market cooled off, that demand has largely dried up. This withdrawal is leaving massive inventory behind, causing chaos and correction.

The market is showing a unique opportunity because our typical seasonal slow-down is lining up with underlying structural demand:

• The Spring Bump is Real: History shows buyer activity increases significantly in the spring, which depletes inventory and usually forces prices up.

• The "New Albertan" Factor: Alberta has seen record migration for years. Many newcomers moved here with the aspiration to buy a house, but haven't yet. They are watching, saving, and preparing to enter the market—and they likely aren't looking for condos.

• Rate Leverage: Stable mortgage rates have given buyers certainty and the horizon hints at rates continuing to decline unlocked even more borrowing capacity. If you wait for rates to drop more, you'll be competing against thousands of new buyers who are also waiting.

Your window is the quiet of December/January and maybe even February.

• Secure the House: Stop waiting for a big price drop on a detached or semi-detached home that isn't coming. Use the low seasonal competition to your advantage now, and avoid competing offers once the market heats up in the spring.

• Avoid the Condo Trap (For Investors/Short-Term Purchases): The condo market is high-risk. Huge amounts of high-density construction is underway, and an abundance of rental inventory makes renting a condo easy and cheap. Only buy a condo if it fits a specific, long-term lifestyle choice.

• Price to Beat Inventory (Apartment/Row): If you're selling an apartment, your goal is to be the best option in your area. Price aggressively to capture the few long-term buyers left and stop the bleeding.
• Defend Your Value (Detached/Semi-Detached): Your price is structurally sound because people want what you have. Your only job is to dispel the lowball narrative by presenting your home so it emotionally captures buyers and pricing that perfectly aligns with recent sales. Don't let the temptation of overpricing ruin your sale.