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Marlu Badillo - Real Estate Professional Inc. REALTOR® | Real Estate Professional Inc. | TOP Producing Agent | Presidence Gold Award | Filipino Realtor in Calgary

10/06/2026

Sales down 3.8% in September. Here's the number the headline skipped.

CREB's September figures for Calgary are out. 1,650 homes sold, down 3.8% from last September.

What the headline leaves out is how much there was to choose from. Calgary had 6,486 homes for sale, down 6.3% from a year ago. That works out to about 3.9 months of supply, the same as August, because sales slowed too. The benchmark price was $566,700, down 0.8% year over year.

So fewer homes sold, and fewer homes sitting on the market. Sellers: price for the market you are actually in. Buyers: there is less on the shelf than last fall, so be ready when the right one shows up.

Waiting or moving this fall? One word below.

Source: CREB, September 2026, City of Calgary. Not financial advice.

Marlu C. Badillo, REALTOR® | Calgary Experts | Real Estate Professionals Inc.

Calgary builders broke ground on 53 percent more new detached homes in August than they did a year ago. In that same mon...
10/02/2026

Calgary builders broke ground on 53 percent more new detached homes in August than they did a year ago.

In that same month, resale sales dropped 16 percent.

That sounds like a contradiction, but it isn't.

Builders are responding to a city that is still growing and still needs housing supply, even while resale buyers are taking their time because there is finally more to choose from.

Resale inventory is sitting close to four months of supply citywide, and condos specifically are down around 8 percent in price with close to six months of supply.

None of that means the market is struggling. It means buyers, for maybe the first time in a while, get to genuinely compare a new build against a resale home instead of settling for whatever comes up first.

If you have been torn between the two, this is a good window to actually run the comparison.

I broke down the full numbers on my site, link below.

https://marlucbadillo.ca/calgary-builders-ramp-up-new-homes-2026

Marlu Badillo, REALTOR®
marlucbadillo.ca | (403) 630-9583 | [email protected]

Thinking Airdrie, Cochrane, Okotoks, and Chestermere are all moving together this year? They're not, and if you're house...
10/02/2026

Thinking Airdrie, Cochrane, Okotoks, and Chestermere are all moving together this year? They're not, and if you're house hunting or thinking about listing in one of these towns, the differences are worth knowing before you make a move.

Based on CREB's August data, Airdrie's sales are down 13 percent year to date and its benchmark price has softened to $508,800, giving buyers a bit more breathing room than they had last year. Cochrane is telling almost the opposite story. Sales there were up roughly a third in August compared to last year, even though prices have eased slightly. Okotoks is still tight, with 81 percent of new listings finding a buyer, which keeps it leaning toward sellers. Chestermere has the most inventory of the four, sitting at nine months of supply, double Calgary's average, so buyers there have real leverage right now.

Even farther out, Red Deer and the Lethbridge area are cooling too, with sales running behind last year's pace in both spots. The takeaway is simple: the Calgary-area market isn't one thing anymore, it's a handful of very different local markets, and the right strategy in Cochrane could be the wrong one in Chestermere.

I wrote up the full town-by-town breakdown on my site if you want the details. And if you're trying to figure out which of these markets actually fits what you're looking for, that's exactly the kind of conversation I like having. Send me a message anytime.

https://marlucbadillo.ca/airdrie-cochrane-okotoks-chestermere-market-update-2026.html

Marlu C. Badillo, REALTOR®



Sources used: marlucbadillo.ca blog, Sept 13, 2026 · Yahoo News Canada, Sept 17, 2026 · Red Deer Advocate, Sept 4, 2026 · Lethbridge News Now, Sept 11, 2026

10/01/2026

Alberta gained 76,419 people in the year to July 1. The year before, it gained 122,836.

Statistics Canada published those estimates on Tuesday, and the headline most people saw was the good one, which is true: Alberta is still the fastest-growing province in the country at 1.5 per cent, against about 0.5 per cent nationally, and it recorded the strongest net interprovincial migration inflow of any province in the second quarter. More people chose Alberta than chose anywhere else. The province crossed 5.1 million.

The part worth sitting with is the pace. This year's gain is roughly 38 per cent smaller than last year's, and about a third of the 213,763 added at the 2023 to 2024 peak. The slowdown is mostly on the international side, with fewer new permanent residents and non-permanent residents leaving, which is a federal policy story rather than an Alberta one.

Here is why that matters if you are thinking about selling. Growth has not stopped, it has just stopped outrunning supply. CREB's 2026 forecast put it plainly back in January, saying lower migration levels along with stable employment and interest rates are expected to prevent any substantial change in demand this year, and that with roughly 26,000 units under construction it will take time to absorb the supply given weaker migration. You can see that in the August numbers. Calgary had 6,509 homes on the market, nearly four months of supply, and a benchmark price of $569,800, about one per cent below last year.

So when a market feels slower than the "fastest-growing province" headline suggests, this is the reason. Both things are true at once.

None of this is a reason not to sell. It is a reason to price for the market that exists in 2026 rather than the one that existed in 2023, when nearly three times as many people were arriving. Homes are still selling in every one of our communities. The ones that sell well are the ones priced to today.

If you want to know what today actually looks like for your street and your home type, send me a message and I will pull the recent sales and what you would be competing with right now.

Did you move to Alberta in the last three years? Curious how many of you are in the comments.

Population figures are Statistics Canada estimates as of July 1, 2026, released September 23, 2026. Market data is CREB's for August 2026. Conditions change monthly. Not financial or investment advice.

Marlu C. Badillo, REALTOR®
CALGARY EXPERTS
Real Estate Professionals Inc.
(403) 630-9583
[email protected]
marlucbadillo.ca

09/30/2026

If you own a home in Okotoks and you have been waiting for a better market before you list, here is the number worth seeing.

In August, the entire town had 133 residential homes on the market.

Not 133 in a neighbourhood. One hundred and thirty three in all of Okotoks.

Sixty eight new listings came up that month and 55 homes sold, which puts the sales-to-new-listings ratio at 81 per cent. For every ten homes that came to market, about eight sold. Supply sat at just over two months, which is the tightest of any market in the region.

Here is the part that gets missed. CREB's own read on August is that "further declines in new listings likely limited sales activity," which means the constraint was listings rather than buyers. That is not a hot market. It is a market where owners are waiting, and every owner who waits is part of why it looks this tight.

For a seller that cuts two ways, and both are worth knowing. Fewer competing listings is a real advantage, because a buyer in Okotoks right now has very little to choose from. But prices are not climbing. The Okotoks benchmark was $608,400 in August, down more than one per cent from July and down nearly two per cent from last year, and CREB points to competition from other markets in the region as the reason there is no upward price pressure. So thin competition is not permission to price high. It is a reason to price properly and take the attention that is available.

For context on how local this is, in the same month Calgary sat at nearly four months of supply with 6,509 homes on the market, Airdrie was under four months with its benchmark down over four per cent, Cochrane was just over three months with sales up more than five per cent year to date, and Chestermere was at nine months. Five markets, one region, five completely different Augusts. This is why "how is the market" never has one answer.

And one more thing that surprises people. The Okotoks benchmark of $608,400 is higher than the City of Calgary total residential benchmark of $569,800. Calgary's total includes a lot of apartments and Okotoks skews detached, so those two numbers describe different kinds of homes, but it is a useful reminder that leaving the city does not automatically mean paying less. If you want that comparison done properly, it has to be detached against detached.

If you are thinking about selling in Okotoks, send me a message and I will pull the numbers for your street and your home type, and we can look at what the thin competition is actually worth to you.

Were you expecting that inventory number to be higher or lower? Curious what people guessed.

Market data is CREB's, for August 2026, and applies to the Town of Okotoks. Conditions change monthly. Not financial or investment advice.

Marlu C. Badillo, REALTOR®
CALGARY EXPERTS
Real Estate Professionals Inc.
(403) 630-9583
[email protected]
marlucbadillo.ca

The Bank of Canada made its call this week and held the policy rate at 2.25 percent.Here's the honest read. The economy ...
09/30/2026

The Bank of Canada made its call this week and held the policy rate at 2.25 percent.

Here's the honest read.

The economy is actually doing better than a lot of people expect right now, with solid growth last quarter and unemployment ticking down.

That is part of why rates stayed put instead of moving lower.

On the other side, the Bank flagged that oil prices and new tariffs could push inflation up again, which is why nobody should assume the next move is automatically a cut either.

For anyone with a mortgage renewal coming up in the next few months, this is a good moment to start that conversation with your lender early rather than waiting until the letter arrives.

For buyers, your qualifying numbers this week are close to what they were last week, so if you have been pre-approved, that approval still has real value.

For sellers, steady rates plus a bit more inventory citywide means buyers have more room to shop around, so pricing honestly from day one matters more than it did a year ago.

The next rate announcement is October 28. I'll keep you posted when it lands. In the meantime, if you want to talk through what this means for your specific plans, I'm happy to walk through it with you.

https://marlucbadillo.ca/buyers

Marlu Badillo, REALTOR®
marlucbadillo.ca | (403) 630-9583 | [email protected]

The Bank of Canada held its key rate at 2.25 percent on September 2, the third hold in a row, and the next decision isn'...
09/30/2026

The Bank of Canada held its key rate at 2.25 percent on September 2, the third hold in a row, and the next decision isn't until October 28. For anyone trying to plan a purchase, that gap matters. The rate environment you're working with today is likely the same one you'll be working with for the next several weeks.

The Bank's own language pointed to a mixed picture: inflation sitting near 3 percent mostly because of gas prices, a Canadian economy that grew a solid 3.3 percent last quarter, but unemployment still elevated at 6.4 percent. Rates aren't dropping fast, but they aren't climbing either, and that kind of stability is exactly what makes it easier to get pre-approved with confidence instead of guessing where things go next.

If you've been sitting on the fence waiting for a "better time," a rate hold isn't a green light by itself, but it is a window. Get your pre-approval sorted now, know your real number, and you'll be ready to move the moment the right property shows up instead of scrambling.

I work with a few mortgage professionals I trust and I'm glad to make an introduction if you need one. This stuff is a lot less stressful with someone walking through it with you.

https://marlucbadillo.ca/rent-vs-buy-calgary-2026.html

Marlu C. Badillo, REALTOR®

Sources used: Bank of Canada press release, Sept 2, 2026

09/29/2026

If your property tax notice landed with a bigger number this year, you are not imagining it, and in most cases it is not really your city council's doing.

I put together the numbers for Calgary, Airdrie, Cochrane, Okotoks, and Chestermere, and the pattern is pretty consistent. Most of the increase this year is coming from the provincial education portion of the bill, not municipal spending. In Calgary, that is close to an 8 percent overall bump on the average home, with the education piece jumping almost 20 percent on its own. Cochrane and Okotoks are seeing a similar split, and Chestermere's mill rate moved up too.

Here is the practical takeaway. A tax increase like this is real money, but it is rarely the thing that should make or break a decision to buy or sell. What matters more is understanding your own numbers before you budget for a home, whether that is one you already own or one you are considering.

I wrote up the full town-by-town breakdown on my site if you want the actual dollar figures for your area. Link is below, and if you want to talk through what it means for your specific situation, just message me.

Marlu Badillo, REALTOR®
marlucbadillo.ca | (403) 630-9583 | [email protected]

https://marlucbadillo.ca/calgary-region-property-tax-increases-2026

1,660 homes changed hands across Calgary in August, down 16 percent from last year, according to CREB's latest report. T...
09/28/2026

1,660 homes changed hands across Calgary in August, down 16 percent from last year, according to CREB's latest report. That number on its own can sound alarming, but the full picture is more useful than scary.

New listings dropped too, down about 10 percent, and the overall benchmark price sits at $569,800, basically flat compared to July. What's driving the slowdown isn't a market in trouble, it's a market that's rebalancing. Detached homes are holding up reasonably well. Condos are where the real shift is happening, with benchmark prices down 8 percent year over year and almost 6 months of supply on the shelf.

Here's what that means depending on where you sit. If you're buying a condo right now, you likely have more room to negotiate than you've had in years. If you're selling a detached home, pricing it realistically from day one still matters, because buyers have options and they're taking their time comparing them.

I've been walking Calgary buyers and sellers through shifts like this for a while now, and the ones who do well in a market like this are the ones who read the numbers instead of guessing. If you want to know what this actually means for your street, your condo building, or your timeline, send me a message or give me a call. Happy to run the real numbers with you, no pressure.

https://marlucbadillo.ca/calgary-market-shift-august-2026.html

Marlu C. Badillo, REALTOR®

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