October 2025 Calgary Housing Market: Prices, Inventory & Where Buyers and Sellers Have the Edge
I know a shifting market can feel uncertain — especially if you’re thinking about buying or selling. The good news is that more balance actually means more control. In today’s update, I’m going to walk you through what’s changing in Calgary’s housing market this October — what’s softening, what’s holding firm — and where the real advantages are for both buyers and sellers right now.
After 18 years helping buyers and sellers through every type of market, I know that clarity — and strategy — make all the difference. So let’s take a closer look at what the numbers are telling us this month and how to use them to your advantage.
As Marnie Campbell, Calgary REALTOR® and team lead at RE/MAX First, my goal is to turn raw stats into smart decisions: what to buy, how to price, when to negotiate, and where the opportunities are — today.
October 2025 Calgary Market Snapshot
- Sales: 1,885 (≈ ⬇ 13% year-over-year)
- New Listings: 3,233 (≈ flat year-over-year)
- Inventory: 6,471 homes (slightly lower than September; prevented further supply build)
- Sales-to-New-Listings Ratio (SNLR): ~58% (1,885 ÷ 3,233) — a balanced reading
- Months of Supply (MoS): 3.43 (Inventory ÷ Sales) — down from ~4.0 in September
- Total Residential Benchmark Price: $568,000 (⬇ ~1% month-over-month, ⬇ ~4% year-over-year)
- Year-to-Date Sales: 20,082 (⬇ ~16% vs. 2024; still near longer-term norms)
What “Months of Supply” Means (Quick Definition)
Months of Supply estimates how long it would take to sell all current listings at today’s sales pace, assuming no new listings. As a guide: <2.5 = seller’s market, ~3–4 = balanced, >4 = buyer’s market. Calgary’s 3.43 in October signals broadly balanced conditions.
Why it matters: Inventory eased from September thanks to a pullback in new listings and a pickup in sales. While row and apartment segments still show elevated supply versus demand, detached and semi-detached remain relatively balanced.
Missed an update? Read the Sept 2025 Calgary Market Update to see how the shift gathered steam.
Calgary Prices — October 2025
| Segment | Benchmark Price | MoM | YoY | Supply Signal |
|---|---|---|---|---|
| Total Residential | $568,000 | ⬇ ~1% | ⬇ ~4% | Balanced overall (MoS ~3.43) |
| Detached | $744,400 | ~flat to ⬇ ~1% | ⬇ ~1% | Just under ~3 MoS; balanced to mildly seller-leaning under ~$750K |
| Semi-Detached | $683,100 | ~flat | ⬆ ~1% | Just over ~3 MoS; balanced |
| Row / Townhome | $431,200 | ⬇ ~1% | ⬇ ~6% | ~4 MoS; more buyer leverage |
| Apartment | $318,200 | ⬇ ~1% | ⬇ ~7% | ~5 MoS; buyer’s market for several months |
Property Type Breakdown
Detached
- Sales: 1,012 (up from September, ⬇ ~5% YoY)
- New Listings: 1,593 → Sales-to-New-Listings Ratio: 64% (healthy balance)
- Inventory: 2,913 (slightly above long-term norms)
- Months of Supply: just under ~3 months
- Benchmark Price: $744,400 (⬇ ~1% YoY)
What to know: Conditions are balanced overall, with pockets of buyer’s market dynamics where active competition is higher. District divergence persists: City Centre detached prices are still up ~2% YoY, while North East is down >5% YoY. Year-to-date, detached remains ~1% above last year’s price levels.
Semi-Detached
- Sales: 186 (improved MoM)
- Inventory: 613
- Months of Supply: a touch over ~3 months
- Benchmark Price: $683,100 (⬆ ~1% YoY; YTD ⬆ ~3%)
What to know: More inventory than 2024 has tempered momentum, but quality inner-city semis remain resilient. Pricing discipline is key; sharp, modern product still moves.
Row / Townhomes
- Sales: 275 (YTD 3,412; ⬇ ~17% YoY)
- Inventory: 1,054 (record October; ~32% above long-term average)
- Months of Supply: ~4 months
- Benchmark Price: $431,200 (⬇ ~1% MoM; ⬇ ~6% YoY; YTD ⬇ ~1.5%)
What to know: This is where buyers have the most leverage. Added supply (including competition from new builds in select districts) is creating real negotiation room.
Apartment Condominiums
- Sales: 412
- Inventory: 1,891
- Months of Supply: nearly ~5 months (buyer’s market)
- Benchmark Price: $318,200 (⬇ ~1% MoM; ⬇ ~7% YoY; YTD ⬇ ~2%)
What to know: Improved rental supply and easing rents have taken pressure off investor demand. Buyers should focus on reserve fund strength, fee trends, and building reputation for long-term value.
District Notes (Quick Hits)
- City Centre & West: Detached values most resilient; well-prepared listings still draw strong interest.
- North East & South East: Deeper price adjustments in row/apartment segments and areas facing new-build competition.
What This Means for Buyers
This fall isn’t about rushing — it’s about positioning.
- Be selective: With Months of Supply at ~3.43, you can prioritize layout, street, and community — the things that drive long-term livability and resale.
- Leverage soft segments: Apartments and townhomes show the biggest YoY declines; negotiate on price, conditions, and possession.
- Detached under ~$750K: Still competitive but calmer — come pre-approved and ready, but negotiate on terms, not just price.
- Buy “future-resilient” homes: Focus on fundamentals (location, lot, floor plan, natural light). The cheapest home isn’t always the best long-term value.
What This Means for Sellers
Buyers are still buying — but they’re slower, more thoughtful, and comparing more.
- Win the first two weeks: Launch with a market-aligned price, sharp visuals, and a clean, staged presentation.
- Price to compete, not to “test”: Overpricing now often leads to reductions and weaker negotiating power later.
- Condos & townhomes must stand out: More choice means stronger marketing — pro photos, video, floor plans, building docs prepared.
- Market to how buyers decide: Emotion first, logic second. Make your home feel livable; then back it up with data and transparency.
Key Takeaways (TL;DR)
- Calgary shifted back from ~4.0 to ~3.43 months of supply in October — balanced conditions overall.
- $568,000 total residential benchmark — down ~1% MoM and ~4% YoY.
- Detached & Semi: balanced; district-by-district strategy matters.
- Row & Apartment: most buyer leverage; inventory elevated; prices adjusting.
- YTD sales: 20,082 (⬇ ~16% YoY), still aligned with longer-term norms.
FAQ — October 2025
Overall balanced (MoS ~3.43). Detached/semi lean balanced; apartments sit closer to a buyer’s market; townhomes are near ~4 months. Apartment and row segments — especially in districts with heavier active competition or new-build overlap. Focus on building quality, fees, and resale history. Price off today’s active competition and recent pendings, not last spring’s sales. Aim to be the next best choice buyers see this week. A great launch: staging + pro photography/video + accurate pricing. Most of your leverage is built in the first 10–14 days.Is this a buyer’s or seller’s market right now?
Where are the best opportunities for buyers?
How should I price my detached home?
What’s one thing that will improve my sale outcome?
Next Steps: Move with Confidence
The market isn’t difficult — it just requires the right plan. Whether you’re buying your first home, moving up, or preparing to sell, my team and I will help you navigate the details so you feel in control every step of the way.
Your next step? Let’s talk about how these October trends affect your specific situation. Book your 15-minute market game plan and feel confident about your next move.
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.
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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.
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