What happened in the Calgary real estate market from September to October 2025?
The market didn’t bounce back across the board, but a closer look reveals the dynamics are shifting, especially across property types and neighborhoods. Here’s your full October 2025 update to help you navigate buying or selling in Calgary right now.
Balanced Market with Uneven Performance
October saw 1,885 sales and 3,233 new listings in Calgary, bringing total inventory to just over 6,500 properties. This pushed months of supply down from 4 in September to 3.5, a sign of renewed balance in the market. But that balance is misleading unless you break it down by property type.
Detached and semi-detached homes are holding strong, while row and apartment-style properties are seeing rising inventory and softening prices. If you're selling a condo or townhome, pricing and presentation are now more critical than ever.
Detached & Semi-Detached Still Leading
Detached homes are faring the best. While the overall benchmark price dropped 4.1% year-over-year to $568,000, detached prices slipped just 1.3%. Semi-detached homes even saw a 1% year-over-year increase, thanks largely to demand in inner-city infill and luxury markets. Days on market for detached homes sits at 37, with just 2.88 months of supply.
In contrast, row and apartment properties saw price drops of 5.6% and 6.9%, respectively. High inventory and slowed ownership demand (partly due to increased rental supply and easing rents) are pressuring those segments.
Geographic Trends to Watch
The impact varies widely by area:
North & Northeast Calgary: Larger price drops (up to -7.8%) due to competing builder inventory and oversupply.
Northwest, South, Southeast: Holding stronger with smaller year-over-year price shifts (-2% to +2%).
City Centre: Semi-detached and detached homes in this region remain resilient, showing modest gains.
For apartments, some areas like the Northeast are facing inventory levels over 7 months, creating significant downward pressure on prices.
Buyer Opportunities
If you’re buying in Calgary, the row and apartment markets present negotiable opportunities. High months of supply (East District row homes hit 12.75!) and softening prices mean motivated sellers. Detached homes in the Northeast also show potential for deals, with months of inventory approaching five.
Additionally, with a recent rate cut announcement, there may be even more affordability ahead. The key is to know what your budget allows and where that stretches the furthest. Neighborhood-level analysis is critical.
Seller Strategy for Today’s Market
If you're selling, this market demands precision. Overpricing can leave your listing stagnant. Homes are sitting longer (average 43 days on market), and buyers have more choices and stronger negotiating power.
Your listing needs:
Accurate, data-driven pricing
Strong staging and presentation
A willingness to adjust quickly if the market shifts
The sellers who win in Q4 2025 will be the ones who show up ready to compete.
Final Takeaway
The Calgary real estate market remains balanced on the surface, but underneath, there’s a clear divergence by property type and location. Detached and semi-detached homes are performing well, while row and apartment markets are facing supply surges and pricing corrections. Whether you're buying or selling, understanding your specific segment is key to making the most of this market.
Schedule Your Personalized Strategy Call
Curious how these trends affect your property or buying power? Let’s talk. Schedule a quick call with me here:
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