In line with typical seasonal trends, sales, new listings and inventory levels all slowed relative to last month. I have included the full report further below but if you are looking for some key takeaways, here are 4. If you are curious how the current market affects you as a seller, I've included 4 points for you. If you are a buyer in this market, there are 4 points for you as well.
If you have any questions, please let me know as I'm here to help.
1. **Overall market cooling, but still above “normal” inventory**
* November saw 1,553 sales and 2,251 new listings, with the sales-to-new-listings ratio improving to 69%.
* Inventory sits at 5,581 units — **28% higher than last year** and **15% above typical November levels**, giving buyers more choice, especially in higher-density housing.
2. **Balanced conditions for detached and semi-detached homes**
* Detached and semi-detached markets are generally **relatively balanced** at around **three months of supply**.
* Detached benchmark price: **$733,000**, about **2% lower than last November**, but still **1% higher year-to-date**.
* Semi-detached benchmark price: **$671,700**, flat vs. last year, with **~3% year-to-date price growth**, strongest in the City Centre.
3. **Row and apartment condos facing the most downward price pressure**
* **Row homes:** Benchmark price **$424,400**, down over the month and **>6% lower than last year**; year-to-date prices are **down nearly 2%**.
* **Apartments:** Most oversupplied segment, with months of supply near **six months**; benchmark price **$309,300**, **7% lower year-over-year** and **just over 2% lower year-to-date**.
4. **Overall prices are down year-over-year despite earlier strength**
* The **total combined residential benchmark price is $559,000 in November**, almost **5% lower than last year**, reflecting the impact of increased supply and softer prices in row and apartment sectors, even though some detached and semi-detached segments remain relatively resilient on a year-to-date basis.
* November saw 1,553 sales and 2,251 new listings, with the sales-to-new-listings ratio improving to 69%.
* Inventory sits at 5,581 units — **28% higher than last year** and **15% above typical November levels**, giving buyers more choice, especially in higher-density housing.
2. **Balanced conditions for detached and semi-detached homes**
* Detached and semi-detached markets are generally **relatively balanced** at around **three months of supply**.
* Detached benchmark price: **$733,000**, about **2% lower than last November**, but still **1% higher year-to-date**.
* Semi-detached benchmark price: **$671,700**, flat vs. last year, with **~3% year-to-date price growth**, strongest in the City Centre.
3. **Row and apartment condos facing the most downward price pressure**
* **Row homes:** Benchmark price **$424,400**, down over the month and **>6% lower than last year**; year-to-date prices are **down nearly 2%**.
* **Apartments:** Most oversupplied segment, with months of supply near **six months**; benchmark price **$309,300**, **7% lower year-over-year** and **just over 2% lower year-to-date**.
4. **Overall prices are down year-over-year despite earlier strength**
* The **total combined residential benchmark price is $559,000 in November**, almost **5% lower than last year**, reflecting the impact of increased supply and softer prices in row and apartment sectors, even though some detached and semi-detached segments remain relatively resilient on a year-to-date basis.
Benefits to **Sellers1. Detached & semi-detached still in a good spot
* These segments are **relatively balanced** (about three months of supply), not full-on buyer’s markets.
* Detached prices are only about **2% below last November** and still **up 1% year-to-date**, and semi-detached is **flat year-over-year** with **~3% YTD growth**.
Sellers in these categories can still achieve solid prices if they’re priced and presented properly.2. Serious buyers are still active
* 1,553 sales in November and sales in many segments are **still above long-term trends**, even though they’re slower than last year’s extremes.
People who are shopping now are typically motivated and qualified, not just browsing.3. Easier to move “sideways” or upsize/downsize
* Because there’s **more inventory overall**, especially in higher-density product, a seller who lists now is more likely to also **find something they like to buy**.
It’s a better environment for people who need to *sell and buy* in the same market.4. Less chaotic than pandemic-era markets
* Fewer bidding wars and extreme multiple-offer situations mean **less pressure** and more time to position the property properly (staging, marketing, pricing strategy).
A well-prepared listing can stand out and command a premium over competing, poorly presented homes.
Benefits to **Buyers1. More choice, less panic
* Inventory is **28% higher than last year** and still **15% above typical November levels**.
* Apartments and rows, in particular, have **record or near-record November inventory**.
Buyers can actually compare options instead of grabbing the first thing that appears.2. Better pricing in many segments
* **Apartments:** benchmark down **7% year-over-year**.
* **Row homes:** benchmark down **6%+ year-over-year** and nearly **2% YTD**.
* Overall combined benchmark: **$559,000**, about **5% lower than last year**.
Entry-level and investor buyers especially benefit from softer prices in higher-density product.3. More negotiating power
* Apartment months of supply are near **six months**, and row homes are elevated too — clear signs of **buyer’s market or more balanced conditions** in those segments.
Buyers have more leverage on price, conditions (financing, inspection), and possession dates, especially for apartments and rows.4. Opportunity to be picky about location & quality
* With supply up and prices easing in some areas (e.g., NE, North, East for detached; NE for apartments), buyers can:
* Choose better locations
* Hold out for properties in better condition
* Avoid compromising on key features
This is a good time to focus on buying *the right home*, not just *any home*.____________________________________________________________________
The 1,553 sales were met with 2,251 new listings, causing the sales-to-new-listings levels ratio to improve to 69 per cent. This also helped support some of the inventory adjustment. However, with 5,581 units in inventory, levels are still 28 per cent higher than last year and over 15 per cent higher than typical levels reported in November.
“Supply levels have been sitting higher than typical levels for the past three months, mostly due to the gains occurring in the higher-density sectors of row and apartment style units,” said Ann-Marie Lurie, CREB®’s Chief Economist. “This is partially related to the additional supply choice coming from the new homes sector, some of which end up on the resale market, especially near the end of the year. While buyer’s market conditions are more prevalent for apartment-style homes and to a lesser extent row homes, outside of a few pockets of the market, both the detached and semi-detached markets are relatively balanced.”
The additional supply choice across resale, new and rental markets, is having the most impact on apartment and row style home prices which are reporting year-over-year price declines of seven and six per cent. In comparison detached home prices are down by two per cent compared to last November, but still higher than last year when looking at year-to-date figures. Overall, the unadjusted total combined residential benchmark* price in November was $559,000, nearly five per cent lower than last year.
*To keep the benchmark price relevant, once a year the attributes of a benchmark home are reviewed and the benchmark prices are updated. The review has been completed and the data has been updated. While all historical adjustments have occurred, old PDF monthly reports are not adjusted.
Detached
Detached sales in November were 823 units, just slightly lower than last year’s level, and relatively consistent with activity reported for November. The monthly reduction in new listings helped push down inventory levels compared to last month, but inventory remained well above the lower levels reported last year and are now relatively consistent with long-term trends. Overall, the months of supply remained around three months, reflecting a relatively balanced condition. Despite this we did see unadjusted prices trend down over last month, mostly reflecting seasonal patterns. As of November, the unadjusted detached benchmark price was $733,000, down by nearly two per cent compared to last November. However, when considering the year-to-date figures, prices are still one per cent higher than last year. Most of the downward price adjustments have occurred in the North East, North and East districts as competition from new homes and additional supply choice in other parts of the city are more heavily weighing on those districts.
Semi-Detached
Sales in November were comparable to levels reported last year and still well above long-term trends, but with new listings also higher than typical levels for this time of year, inventories rose to the highest November level seen over the past five years. While conditions have been generally tighter for this property type, over the past three months we have seen the months of supply remain above three months, resulting in more balanced conditions. While the unadjusted benchmark price of $671,700 did ease over last month, it remained stable compared to last year. Year-to-date price growth has been the strongest in this sector at nearly three per cent, with the largest gains occurring in the City Centre at four per cent, partially offsetting the one per cent pullback in the North district.
Row
November sales eased to 257, however, last year was a record high for the month and current sales remain above long-term trends. Where there continues to be more notable shifts is in supply. New listings remained comparable to last year and inventories, while reporting the typical seasonal decline, were at November levels not seen since 2018. The additional supply has caused the months of supply to remain slightly elevated, especially over the past three months. This has been placing some downward pressure on prices. In November, the unadjusted benchmark price was $424,400, down over last month and over six per cent lower than last year. While some of the monthly decline is seasonal, more persistent price declines have caused the year-to-date price to fall by nearly two per cent.
Apartment Condominium
This sector has struggled the most with excess supply. November sales dropped to levels consistent with long-term trends, but new listings remained elevated and November inventory levels hit a record high for the month. The months of supply edged near six months and has been sitting above four months since the summer. This has resulted in relatively persistent price adjustments throughout the second half of the year and as of November the unadjusted benchmark price was $309,300, seven per cent lower than last year at this time. Year-to-date the decline was just over two per cent, with the largest decline occurring in the North East district at nearly five per cent. The only district to see prices remain flat was the West district.
REGIONAL MARKET FACTS
Airdrie
As per typical seasonal behaviour, sales, new listings and inventory levels all eased over levels reported last month. Overall, both sales and new listings have remained at levels consistent with long-term trends for the month, but thanks to earlier gains inventory levels remain elevated for November. Some of the rise is due to a higher share of newer homes coming onto the resale market. The additional supply over the past several months has weighed on prices in Airdrie. While it has by no means offset the gains reported over the past four years, year-to-date benchmark prices for detached homes are down by nearly one per cent compared to last year.
Cochrane
The seasonal monthly pullback in new listings was not enough to prevent November levels from reaching a record high. While sales also remained relatively strong for November, it was not high enough to cause a more significant monthly pullback in inventories, which have not been this high in November since 2018. Some of the gains in new listings were due to a larger share of new homes being listed on the resale market. While recent gains in supply have caused some adjustments in price, prices continue to remain higher than levels reported last year. Year-to-date detached benchmark prices are nearly two per cent higher than levels reported last year.
Okotoks
Unlike other areas, sales in Okotoks improved compared to last month and were similar to levels reported last year. This in part could be related to the higher level of new listings that were available both in November and October, providing more choice to potential buyers. The Okotoks market has seen some recent gains in inventory levels, but overall supply remains well below long-term trends. Conditions have remained relatively tight in the Okotoks market and, despite some recent adjustments in prices, overall prices are still higher than last year on a year-to-date basis across each property type.
“Supply levels have been sitting higher than typical levels for the past three months, mostly due to the gains occurring in the higher-density sectors of row and apartment style units,” said Ann-Marie Lurie, CREB®’s Chief Economist. “This is partially related to the additional supply choice coming from the new homes sector, some of which end up on the resale market, especially near the end of the year. While buyer’s market conditions are more prevalent for apartment-style homes and to a lesser extent row homes, outside of a few pockets of the market, both the detached and semi-detached markets are relatively balanced.”
The additional supply choice across resale, new and rental markets, is having the most impact on apartment and row style home prices which are reporting year-over-year price declines of seven and six per cent. In comparison detached home prices are down by two per cent compared to last November, but still higher than last year when looking at year-to-date figures. Overall, the unadjusted total combined residential benchmark* price in November was $559,000, nearly five per cent lower than last year.
*To keep the benchmark price relevant, once a year the attributes of a benchmark home are reviewed and the benchmark prices are updated. The review has been completed and the data has been updated. While all historical adjustments have occurred, old PDF monthly reports are not adjusted.
Detached
Detached sales in November were 823 units, just slightly lower than last year’s level, and relatively consistent with activity reported for November. The monthly reduction in new listings helped push down inventory levels compared to last month, but inventory remained well above the lower levels reported last year and are now relatively consistent with long-term trends. Overall, the months of supply remained around three months, reflecting a relatively balanced condition. Despite this we did see unadjusted prices trend down over last month, mostly reflecting seasonal patterns. As of November, the unadjusted detached benchmark price was $733,000, down by nearly two per cent compared to last November. However, when considering the year-to-date figures, prices are still one per cent higher than last year. Most of the downward price adjustments have occurred in the North East, North and East districts as competition from new homes and additional supply choice in other parts of the city are more heavily weighing on those districts.
Semi-Detached
Sales in November were comparable to levels reported last year and still well above long-term trends, but with new listings also higher than typical levels for this time of year, inventories rose to the highest November level seen over the past five years. While conditions have been generally tighter for this property type, over the past three months we have seen the months of supply remain above three months, resulting in more balanced conditions. While the unadjusted benchmark price of $671,700 did ease over last month, it remained stable compared to last year. Year-to-date price growth has been the strongest in this sector at nearly three per cent, with the largest gains occurring in the City Centre at four per cent, partially offsetting the one per cent pullback in the North district.
Row
November sales eased to 257, however, last year was a record high for the month and current sales remain above long-term trends. Where there continues to be more notable shifts is in supply. New listings remained comparable to last year and inventories, while reporting the typical seasonal decline, were at November levels not seen since 2018. The additional supply has caused the months of supply to remain slightly elevated, especially over the past three months. This has been placing some downward pressure on prices. In November, the unadjusted benchmark price was $424,400, down over last month and over six per cent lower than last year. While some of the monthly decline is seasonal, more persistent price declines have caused the year-to-date price to fall by nearly two per cent.
Apartment Condominium
This sector has struggled the most with excess supply. November sales dropped to levels consistent with long-term trends, but new listings remained elevated and November inventory levels hit a record high for the month. The months of supply edged near six months and has been sitting above four months since the summer. This has resulted in relatively persistent price adjustments throughout the second half of the year and as of November the unadjusted benchmark price was $309,300, seven per cent lower than last year at this time. Year-to-date the decline was just over two per cent, with the largest decline occurring in the North East district at nearly five per cent. The only district to see prices remain flat was the West district.
REGIONAL MARKET FACTS
Airdrie
As per typical seasonal behaviour, sales, new listings and inventory levels all eased over levels reported last month. Overall, both sales and new listings have remained at levels consistent with long-term trends for the month, but thanks to earlier gains inventory levels remain elevated for November. Some of the rise is due to a higher share of newer homes coming onto the resale market. The additional supply over the past several months has weighed on prices in Airdrie. While it has by no means offset the gains reported over the past four years, year-to-date benchmark prices for detached homes are down by nearly one per cent compared to last year.
Cochrane
The seasonal monthly pullback in new listings was not enough to prevent November levels from reaching a record high. While sales also remained relatively strong for November, it was not high enough to cause a more significant monthly pullback in inventories, which have not been this high in November since 2018. Some of the gains in new listings were due to a larger share of new homes being listed on the resale market. While recent gains in supply have caused some adjustments in price, prices continue to remain higher than levels reported last year. Year-to-date detached benchmark prices are nearly two per cent higher than levels reported last year.
Okotoks
Unlike other areas, sales in Okotoks improved compared to last month and were similar to levels reported last year. This in part could be related to the higher level of new listings that were available both in November and October, providing more choice to potential buyers. The Okotoks market has seen some recent gains in inventory levels, but overall supply remains well below long-term trends. Conditions have remained relatively tight in the Okotoks market and, despite some recent adjustments in prices, overall prices are still higher than last year on a year-to-date basis across each property type.
