August 2025 Calgary Real Estate Market Update
Calgary’s housing market took another turn in August 2025. Sales slipped, inventory climbed to the highest August level since 2019, and prices edged lower for the third month in a row. Buyers are gaining choice and leverage, while sellers are navigating longer timelines and more competition.
So what does this shifting market really mean for you? Whether you’re buying, selling, or simply keeping an eye on the numbers, this month’s update will walk you through the latest stats, highlight key trends by property type, and share what it all means if you’re planning a move this fall.
August 2025 Calgary Real Estate Market Snapshot
- Sales: 1,989 homes (⬇️ 9% YoY)
- New Listings: 3,478 (slightly lower YoY, but still high)
- Inventory: 6,661 (⬆️ highest August supply since 2019)
- Benchmark Price (All Property Types): $577,200 (⬇️ 0.9% MoM, ⬇️ 4% YoY)
- Months of Supply: 3.35 (⬆️ from 2.1 in August 2024)
Source: Calgary Real Estate Board (CREB®), August 2025
Missed an update? Read the July 2025 Calgary Real Estate Market Update to see how trends have shifted.
What Is Months of Supply and Why Does It Matter?
Months of supply tells us how long it would take to sell all current homes on the market at the current pace, assuming no new listings. It’s one of the best indicators of market trend and balance:
- Less than 2.5 months: Seller’s market
- 3–4 months: Balanced market
- 4+ months: Buyer’s market
At 3.35 months in August, Calgary is trending toward more balance. Buyers have more options than last year, while sellers can still succeed with smart pricing and strong presentation.
- Detached: 2.9 months — still seller’s market territory
- Apartments: 4.4 months — firmly buyer’s market territory
Calgary Housing Prices August 2025 by Property Type
| Property Type | Benchmark Price | MoM Change | YoY Change |
|---|---|---|---|
| Detached | $755,600 | ⬇️ down 0.9% | ⬇️ down 1.0% |
| Semi-Detached | $687,200 | ⬆️ up 0.1% | ⬆️ up 1.0% |
| Row Homes | $439,600 | ⬇️ down 1.2% | ⬇️ down 4.8% |
| Apartments | $326,500 | ⬇️ down 1.0% | ⬇️ down 5.8% |
What It Means for Buyers
If you’re buying, you’ve got more than just extra inventory working in your favour right now. Here are three key advantages:
- Upsizing from a starter detached: If you’re already in a detached home and thinking about moving up, you’re in a strong position. Starter detached homes have held their value, so you’ve got equity to work with. And while larger detached homes have been steadier in price, the gap between where you are and where you want to be hasn’t stretched — making this a good time to make that move up.
- Luxury resilience: In communities like Elbow Park, Britannia, and Hillhurst, values have held firm or even seen slight year-over-year increases. For buyers stepping into the luxury market, that stability is a clear advantage. You’re not chasing a falling trend — you’re investing in neighbourhoods with a proven track record, where demand is consistent and values have weathered every cycle. It’s the perfect time to secure both the lifestyle and the long-term investment you’ve been waiting for.
- More negotiation power: With homes now taking an average of 38 days to sell (up from 27 last year), buyers have more room to negotiate. That could mean securing inspection conditions, flexible possession dates, or even price adjustments sellers wouldn’t have considered a year ago.
What It Means for Sellers
Selling in August isn’t just about putting a sign on the lawn. The numbers highlight some important shifts sellers should prepare for:
- Longer timelines are the new normal: Homes averaged 38 days on market, up from 27 last year. That doesn’t mean your home won’t sell — it means you need to be prepared for a slower pace, more showings, and a buyer pool that takes longer to make decisions.
- Conditional offers are back: With more inventory and balance in the market, buyers are writing offers with conditions for financing and inspections again. Sellers should expect this — and plan negotiations around timelines and flexibility rather than only price.
- Neighbourhood trends matter most: Detached prices are holding better in West Calgary and City Centre than in the North East or East districts, where declines are closer to 5%. Sellers need to market hyper-locally — what’s happening in your community may be very different from the city average.
Calgary Real Estate Market FAQ – August 2025
Why is Calgary's housing inventory at its highest August level since 2019?
Inventory reached 6,661 homes in August 2025 — the highest August supply in six years. A surge of new listings combined with slightly softer demand is giving buyers more choice. For sellers, it means more competition and the need to stand out with pricing, prep, and presentation.
What does 3.35 months of supply mean for Calgary real estate?
Months of supply measures how long it would take to sell all current listings if no new homes were added. At 3.35 months in August, Calgary is closer to balance than in recent years, but not a full buyer’s market. Detached homes are still moving quicker, while apartments are firmly in buyer territory with over 4 months of supply.
Why are luxury communities like Elbow Park and Britannia holding steady?
Prestigious communities such as Elbow Park, Britannia, and Hillhurst remain resilient because of their established reputations, limited supply, and consistent demand. In fact, Britannia values are up 2% year-over-year, and Elbow Park has also posted gains — showing buyers that luxury neighbourhoods continue to be stable, long-term investments.
Are homes really taking longer to sell in Calgary?
Yes. In August, the average home took 38 days to sell, compared to 27 days a year ago. While well-priced, well-prepared homes in desirable locations can still attract quicker offers, many listings are sitting longer — giving buyers more time to negotiate and compare options.
What’s the biggest opportunity for buyers right now?
Buyers have more leverage in apartments and townhomes, where supply is higher and prices have dropped 5–6% year-over-year. For detached buyers, moving up from a starter home to a larger property may be more attainable now that the gap hasn’t stretched further. More inventory overall means more choice and room to negotiate.
What should Calgary home sellers focus on in August?
Sellers should be prepared for longer timelines and conditional offers. The key is standing out: stage your home, price according to today’s active competition, and work with a Realtor® who understands the micro-trends in your specific community. Sellers who adapt to the shift are still finding success.
Conclusion: Your Next Move in Calgary’s August 2025 Market
August’s numbers confirm what I’m seeing with my clients every day — Calgary’s market is shifting into more balanced territory. Buyers now have more inventory to choose from, more time to negotiate, and more leverage in certain property types. Sellers are facing longer timelines and greater competition, but with smart pricing, strong presentation, and the right strategy, homes are still selling well.
After helping hundreds of families navigate Calgary real estate through every kind of market, I can tell you this: the people who succeed are the ones who plan ahead and stay adaptable. Whether you’re thinking about upsizing from your current home, stepping into the luxury market, or selling to downsize, making a clear strategy today can set you up for success this fall.
Your next step? Let’s talk about how these August trends affect your specific situation. Book your 15-minute call with our team and move forward with confidence.
Marnie is a trusted Calgary REALTOR® with 18+ years of experience, over 800 real estate transactions, and 150+ five-star reviews. She leads a team dedicated to helping clients make confident, no-regret real estate decisions.
Learn more about Marnie →
Read our Google Reviews →
Disclaimer: This blog post is based on Calgary Real Estate Board (CREB®) data and current market analysis. This is not financial advice. Please consult a licensed real estate professional before making any decisions.
Posted by Marnie Campbell on
Leave A Comment