09/30/2025
❗️📈 MARKET UPDATE 📉❗️
The last quarter has brought a few interesting shifts in the Calgary & Foothills real estate markets. Not a shock to those watching interest rates, inventory, and buyer appetite - but enough that anyone thinking of buying, selling or holding should pay attention. Here’s a breakdown on what’s changed and what it may mean for you).
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🏘️ CALGARY MARKET - COOLING, BUT NOT COLLAPSING
Supply is rising - particularly in higher-density segments
One of the more striking trends is that new listings have been catching up to (and in some sectors, overtaking) sales, especially for apartments, townhomes, and condominiums. This increased supply is relieving some of the pent-up pressure we’ve seen in past couple of years
Because of that, price drops or softer pricing are most prevalent - especially in the more affordable, higher-density markets (apartments, townhouses) and in some outlying towns. Meanwhile, the markets for detached and semi-detached homes are following no solid rule and, while there have been large price improvements with some, the prices of others remain comparatively resilient.
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⚖️ MARKET IS BECOMING MORE BALANCED
We’re seeing the months-of-supply climb relatively sharply. What this tells me is the market is less “fever pitch” than before. Sellers no longer necessarily have total control and buyers are regaining a bit of leverage - especially in more competitive segments.
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💵 PRICE PRESSURE IS UNEVEN
The benchmark prices for properties have trended down modestly from their peaks, but keep in mind: price adjustment is not the same as collapse - many homes are still selling well above historical averages.
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🧠 BUYER BEHAVIOUR IS EVOLVING
A few patterns I’m watching:
• Buyers are taking more time. The shift in days on market means more deliberation, more comparisons, and possibly more negotiations.
• For many, affording a higher carrying cost (mortgage payments, interest) is pushing attention toward more modest or efficient product types.
• Some appear to be waiting to see if interest rates soften, or if we see further market softening before making a move.
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🌄 A DIFFERENT RHYTHM IN FOOTHILLS / RURAL FOOTHILLS COUNTY
While the towns in Foothills are seeing similar changes to Calgary, rural acreage, semi-rural properties and land markets in Foothills are behaving differently from those more urban swings.
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📉 PRICE SOFTENING IN HIGHER BRACKETS
The median list price has drifted downward in recent months. When inventory is limited and buyers are very selective, the highest end often leads in adjustment.
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🐌 STEADY INTEREST, BUT SLOWER PACE
Listings remain more limited in rural acreage markets, but sales have cooled. Buyers are more cautious, and due diligence periods are stretching. Some sellers who were able to command strong pricing over the “COVID acreage boom” are now seeing those top-tier prices harder to command without substantial justification or unique elements.
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🙏 OPPORTUNITY IN THE RIGHT PLACES
If you’re looking for rural Foothills acreage, this shift means there may be more negotiating room - especially on properties that have sat longer, or among higher-end acreage parcels. For buyers with patience and good financing, this could be a good window. But the best bang for your buck acreage-wise undoubtedly remains a little further afield, in the MD’s of Willow Creek and Vulcan County.
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🔍 WHAT THIS MEANS FOR YOU
🫴THINKING OF SELLING?
• Be realistic about pricing, especially if your property is in a high-density bracket (apartment, row) or in outskirts.
• Work with a Realtor who intimately understands the different micro-markets, but still has a good grasp on the bigger, overall picture. The differences between Calgary and Foothills are material but we need to keep one eye on the big picture.
• Time the listing: active marketing and presentation matter more than ever in a shifting market.
✋ THINKING OF BUYING?
• Don’t rush - take advantage of the cooling to compare, inspect and negotiate.
• Don’t assume every property type and/or area will see a price drop at the same time.
• Get your financing approved ahead of time; interest rates and lender criteria still matters
• When buying a rural property it is absolutely imperative that your Realtor is well-educated and experienced in this specific area of real estate.
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👀 TAKEAWAY
The shift to a balanced market is well underway. Sellers need realistic pricing & strong presentation; while buyers can take more time and have an opportunity to negotiate.
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📸 If you’d like a custom snapshot for your community, town, or property type (townhome, acreage, condo) - or something more tailored to your own home, I’d be happy to pull that together. Just drop me a note or give me a call – I’m happy to share!
Thanks for your interest! Here’s to making informed moves in this evolving market.
Keri Thornton ABR SRES CCS
REALTOR | BROKER
Keyhole Real Estate
