Is Calgary’s September 2025 real estate market better for buyers or sellers?

Calgary is the most balanced it has been since early 2020, with roughly 4.0 months of supply. Neither side dominates; outcomes depend on pricing strategy, preparation, and micro-market conditions.

How have Calgary home prices changed compared to last year?

Citywide benchmark price is ~4% lower year-over-year. Detached is down about 1%, semi-detached is up ~1%, while row homes and apartments are down ~5% and ~6% respectively.

Which Calgary property types shifted the most in September?

Apartments saw the largest adjustment, with about 5.0 months of supply and prices ~6% below last year—clear buyer’s territory with more choice and negotiation room.

Where are home values holding up best?

Detached values remain more resilient in West Calgary and the City Centre. The North East and East districts experienced deeper pullbacks in several segments.

What does months of supply mean in Calgary real estate?

Months of supply estimates how long it would take to sell all current listings at today’s pace, assuming no new listings. Around 3–4 months is considered balanced; September registered ~4.0 months citywide.

How can Calgary sellers stand out in a balanced market?

Win the first two weeks with precision pricing, professional staging and photography, and clear, transparent listing information. Expect financing and inspection conditions and plan timelines accordingly.

What should Calgary buyers focus on right now?

Use the added selection to target the right neighbourhood, lot, and layout. Strong pre-approval and flexible terms improve negotiating power, especially in condos and townhomes.

Calgary Real Estate Market Update – September 2025 | Prices, Supply & What It Means for You

More homes on the market. More time to decide. More strategy required. In Calgary’s September 2025 housing market, both buyers and sellers have opportunities—but success now depends on insight, preparation, and smart pricing.

In this September 2025 update, I’ll walk you through what’s happening with sales, prices, and inventory so you can make confident decisions—whether you’re buying, selling, or simply keeping an eye on the market. With over 18 years of Calgary real estate experience and hundreds of successful transactions, I’ve seen every kind of market shift and know how to navigate each one.

Let’s break down the Calgary real estate numbers, uncover the trends, and talk about what they really mean for you.

September 2025 Calgary Real Estate Market Snapshot

Sales: 1,720 homes (⬇️ 14% y/y)
New Listings: 3,782 (⬆️ 3% y/y)
Inventory: 6,916 (highest September since 2019)
Benchmark Price (All Property Types): $572,800 (⬇️ 0.8% m/m, ⬇️ 4% y/y)
Months of Supply: 4.0 — first time at this level since early 2020

Source: Calgary Real Estate Board (CREB®), September 2025.

Missed an update? Compare with midsummer conditions: read the July 2025 Calgary Market Update to see how the shift gathered steam.

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 balance:

Under ~2.5 months: Seller’s market
~3–4 months: Balanced
4+ months: Tilts toward buyers

At ~4.0 months in September, Calgary is the most balanced it has been since early 2020—more choice for buyers and a greater need for precision for sellers.

September 2025 Market Supply by Property Type

Detached: 3.73 months (benchmark $749,900; ⬇️ ~1% y/y)
Semi-Detached: 3.96 months (benchmark $684,800; ⬆️ ~1% y/y)
Row (Townhomes): 3.62 months (benchmark $437,100; ⬇️ ~5% y/y)
Apartments: 4.99 months (benchmark $322,900; ⬇️ ~6% y/y)

Source: CREB® property-type summary, September 2025.

What that means:

Detached remains the steadiest segment citywide, but areas like the North East/East have seen deeper pulls than West/City Centre.
Apartments have slipped into clear buyer’s territory with the biggest y/y price adjustment—more selection and leverage for condo buyers.

Calgary Housing Prices – September 2025 by Property Type

Property Type	Benchmark Price	YoY Change
Detached	$749,900	⬇️ ~1%
Semi-Detached	$684,800	⬆️ ~1%
Row Homes	$437,100	⬇️ ~5%
Apartments	$322,900	⬇️ ~6%

Source: CREB® benchmark prices by type, September 2025.

District Highlights at a Glance

West & City Centre: Most resilient on pricing; higher-end detached values holding relatively firm.
North East & East: Steeper adjustments in detached/condo segments vs. city averages.

Source: CREB® district comparisons and YoY price growth visuals. :contentReference[oaicite:5]{index=5}

Are Homes Still Selling Over Asking?

Less often than earlier in 2025—but the right strategy still sparks strong offers. With more selection and a calmer pace, buyers are negotiating again. Sellers who launch with precision pricing, staging, and creative marketing can still create urgency.

Market Insights for Calgary Home Buyers

Timing the Turnaround: Acting while inventory is higher can lock in value ahead of the next tightening cycle.
Quality Over Quantity: Choose neighbourhood, lot and layout first; chase price second.
Micro-Markets Matter: West/City Centre show steadier values; align your search to areas with proven resilience.
Seasonal Advantage: Fall brings serious sellers and fewer competing buyers—use conditions and possession dates to your advantage.

Strategy Tips for Calgary Home Sellers

Win the First Two Weeks: The launch is everything—market-positioned price + scroll-stopping visuals.
Emotion Still Sells: Warm staging, lifestyle photos, and clear storytelling help buyers picture “home.”
Price Precision > Price Cuts: Slightly under market can outperform chasing reductions.
Adapt to Buyer Psychology: Expect financing/inspection conditions; offer clarity and flexibility to keep deals moving.

Calgary Real Estate Market FAQ – September 2025

Is Calgary’s September 2025 market better for buyers or sellers?

We’re at ~4 months of supply—Calgary’s most balanced reading since early 2020. Neither side dominates; strategy and micro-market knowledge decide outcomes.

Which property type shifted the most?

Apartment condos. Months of supply is near five and prices are ~6% below last year—clear buyer’s territory with more choice and leverage.

Where are detached values holding better?

City Centre and West have been more resilient; NE/E districts saw deeper pulls from peak levels.

What’s the simplest sign the market is cooling?

Sales-to-new-listings slipped to the mid-40% range and months of supply reached ~4—both indicate rising selection and slower absorption.

Conclusion: Your Next Move in Calgary’s September 2025 Market

September confirms what we’ve been feeling on the ground—Calgary is shifting from tight to balanced. That creates opportunities for both buyers and sellers, but only if you position yourself smartly. Buyers now have more choice in certain segments, while well-prepared sellers can still spark strong offers.

After guiding hundreds of clients through every type of market, I can tell you this: the people who win are the ones who plan ahead and act with clarity. Whether you’re buying your first condo, moving up to a larger family home, or selling to downsize, the right strategy today can set you up for success in the months ahead.

Your next step? Let’s talk about how these September trends affect your specific situation. Book your 15-minute market game plan and feel confident about your next move.

About the Author: Marnie Campbell
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.

Posted by Marnie Campbell on October 10th, 2025

Marnie Campbell Real Estate Team Blog