Where the market
opens its hands
to the buyer.
Live Calgary supply, days on market, and pricing trends — read from the buyer's seat, by quadrant, property type, and price band.
Where supply is moving
A weekly snapshot, read from the buyer's seat. Green deltas mean the week tilted in your favour — more choice, more time, more price cuts. Red means the door narrowed.
The week of October 26 to November 1 slowed hard. Sales came in about 19 percent below the same week last year and new listings fell 7 percent, so there are far fewer buyers in the room with you. Homes took about 46 days to sell, which gives you room to view, compare, and write an offer with real comps behind it.
Prices softened too: the median sale was 8.6 percent below last year while the average held flat. Move on the right home when you see it, and watch anything sitting past 21 days — that's usually a soft negotiation and your opening. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
The Buyer's View
Inventory is climbing, days on market are stretching, and a real share of sellers are cutting their list price. Translation: buyers who come prepared with financing in place and sharp comps have the strongest hand in two years.
Most of these arrows still point your way. Months of supply sits at 3.88 — under 2 is a tough seller's market, between 2 and 4 is balanced, and above 4 starts opening real buyer's room. Apartments are already past that line at 5.28 months, with row homes close behind at 4.44,, which is where the deepest discounts live this month.
The play is simple: get pre-approved before you shop, build a list of 5 to 8 homes you actually like, and write thoughtful offers with comps attached. You won't need to win a bidding war this month — you need to write the right offer once. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
Where Buyers Win — by Calgary Quadrant
The Northeast is a buyer's market with more than five months of supply and a benchmark price down 6 percent year over year. That's where the cleanest negotiation room lives right now — listings that have sat past 21 days often accept 3 to 5 percent under ask. The Northwest and Southeast are balanced; you have room, but bring real comps.
The Southwest is the tightest quadrant at about three months of supply, and its benchmark is up 3 percent year over year. If that's where you want to land, come pre-approved, write quickly, and lead with a clean offer. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
Where Value Lives — by Property Style
Condos and apartments are the standout buyer play right now. The benchmark is down 7.9 percent year over year with 5.28 months of supply, which gives you leverage on price, condo-fee disclosure, and possession dates. Row and townhouse has cooled too — down 5 percent with 4.44 months of supply.
Semi-detached and detached are the tight end of the market at between 3.2 and 3.3 months of supply, so bring pre-approval and a clean first offer there instead of a lowball. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
Where Negotiation Room Lives
The luxury market over $1.5M is where buyers hold the strongest cards — nine months of supply and average closings landing 6 to 9 percent under list. The $600K to $900K band is the sweet spot for most move-up buyers, with real 3 to 4 percent negotiation room on listings that have been on market past 30 days.
Under $400K stays tight because first-time buyer demand still outruns supply. If that's your band, come pre-approved and write your strongest offer the first time — there's no second pass. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
Where Buyers Win This October
Four in ten active listings have already cut their price at least once — that tells you what the seller really thinks the home is worth. Use today's price as your anchor, not the original list, and write to the gap between recent comps and current ask.
With 37 days median time on market and sellers giving back about 2.7 percent on average, you have real time to inspect, finance, and protect your downside. Keep your financing and inspection conditions in — most sellers are still accepting them. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
6 Neighbourhoods Buyers Should Watch
The Beltline, Aspen Woods, and Saddle Ridge are the deepest buyer pockets right now — high inventory, soft sale-to-list ratios, and listings that have been around long enough to negotiate. Cranston and Seton give you real family choice without the panic.
University District is still tight — if that's your shortlist, you need to behave like it's a seller's market in that pocket only: pre-approval, fast showings, strongest offer first. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
6 Buyer Plays for This Market
This is the same playbook I run with every buyer right now. Real pre-approval first, then a tight short list, then offers built on the last 45 days of sold comps. We keep your financing and inspection conditions in, and we negotiate on possession, inclusions, and credits as well as price.
The most under-rated buyer skill this month is walking away. With inventory climbing each week, the right home is usually one short drive — not one stretched offer — away. Questions about what this means for your situation? Call or text William Nunn directly at 587-330-2265.
Use the data. Buy with confidence.
A no-pressure buyer strategy call — your shortlist, your max number, and which neighbourhoods to write in this week.