The Calgary Real Estate Market includes everything, everywhere in the city.
That’s not your real estate market. Erase that misconception now.
Your Real Estate Market is unique to you and your needs.

Defining Your Real Estate Market
Three key factors define your real estate market:

1. Price Range – Every MLS listing falls into a price category. What’s yours?

2. Property Type – Are you searching for a condo, townhome, or detached home?

3. Location – Do you want all of Calgary, a specific quadrant, or just a few communities?

Supply and Demand in Your Real Estate Market Niche
Once you’ve defined your market, it’s time to analyze supply and demand:

1. Active Listings – How many homes are for sale in your niche? (Supply)

2. Homes Sold in the Last 30 Days – How many are actually selling? (Demand)

3. Sales-to-Listings Ratio – What percentage of active listings are selling? (Market Balance)

What Type of Market Are You In?
Your real estate market falls into one of three categories:

1. Buyers’ Market – Less than 50% of listings are selling. More choices, less urgency.

2. Sellers’ Market – More than 50% of listings are selling. Fewer choices, higher competition.

3. Balanced Market – Around 50% of listings are selling. A stable environment.

Understanding your real estate market gives you a competitive advantage—whether you’re buying or selling.
You’ll know if you’re up against heavy competition or have the upper hand. That knowledge shapes your strategy and decisions.

Your real estate market is not the Calgary real estate market.
Your market starts with your price range and property type—not city-wide statistics.
Define your market, analyze supply and demand, and focus on what truly matters to you.
The numbers don’t lie. Make them work for you. We can help.

What’s Your Condo Really Worth?

If you’re a Calgary Condo Owner, you’ve probably asked yourself this question more than once. Maybe you’ve checked out a few listings in your building, scrolled through recent sales, or even guessed based on what a neighbor sold for. But the truth is, valuing a condo goes far beyond just the listing price of similar units.

The good news? There’s a proven formula that takes the guesswork out of it—and it applies to any condo, in any building, regardless of its age, location, or condition. Let’s break it down.

The Core Components of Condo Valuation

Most condos are valued using a combination of these key factors:

1. Size (Price Per Square Foot) – Larger units typically sell for more, but price per square foot can vary significantly based on the building, floor level, and amenities.

2. Unit Factor (Price Per Unit Factor) – Every condo has a designated unit factor, which determines its share of ownership in the building and is often tied to condo fees. Comparing prices based on unit factor offers another way to determine fair market value.

3. Recent Comparable Sales – Looking at recently sold units with similar layouts, sizes, and features gives a realistic picture of what buyers are willing to pay.

4. Adjustments for Condition, Location, and Features – A well-maintained unit with upgrades and a prime view will naturally command a premium. The same floor plan in a less desirable location within the building (near a noisy elevator or with a limited view) may sell for less.

5. Financial Strength of the Building – A well-funded condo corporation with a solid reserve fund reassures buyers and sustains property values. Buildings with financial concerns, high condo fees, or upcoming special assessments can see values drop.

Applying This Formula to 901 - 10 Ave SW (MARK on 10th)

Let’s take a real-world example. Below are recent sales and active listings in MARK on 10th, a condo building in Calgary. The numbers tell a clear story about how value is determined:

• Average Price Per Square Foot (1-bedroom units): $678

• Average Price Per Unit Factor: $11,971

• Recent 1-Bedroom Sale: $355,000 for 526 sq. ft. ($675 per sq. ft.)

• Recent 2-Bedroom Sale: $475,000 for 785 sq. ft. ($605 per sq. ft.)

Using these averages, you can get a baseline for your own condo’s value before factoring in unique adjustments like renovations, view, parking, and the overall condition of your unit and building.

Why This Matters for You

If you’re thinking about selling (or just curious about your home’s worth), knowing how your condo is valued gives you a serious advantage. It allows you to:

✔ Price Strategically – Avoid pricing too high and sitting on the market or too low and leaving money on the table. ✔ Negotiate with Confidence – Understand what your unit is truly worth and justify your asking price. ✔ Plan for the Future – Whether you’re refinancing, investing, or selling, knowing your condo’s value helps you make informed decisions.

Get a Custom Calgary Condo Valuation Report – For Free

Your condo isn’t just a number on a spreadsheet—it’s unique. And while formulas and averages are a great starting point, getting an accurate valuation means factoring in the specifics of your unit and building.

I specialize in providing condo owners with detailed, data-driven valuation reports based on real market trends and current sales. If you want to know exactly what your condo is worth today (not just an estimate from a generic online tool), request your free custom condo report now.

📞 Call/Text: 403-831-0842 📧 Email: Jerry@JerryCharlton.com 🌐 Request your free report

Don’t leave money on the table, let’s find out what your place is really worth!

This chart is your real estate GPS—it tells you if your market is hot, cold, or balanced based on your home type and price range. Whether buying or selling, use this data to set realistic expectations and make smart decisions.

Buyer Example: House in the $700K - $800K Range

A buyer is pre-approved for $750,000 and is looking for a detached home in Calgary. The chart shows:

• 343 active house listings in this price range.

• 188 houses sold in the last 30 days.

This means supply is greater than demand, but homes are still selling at a steady pace. This is a balanced market—buyers have choices, but good homes will still attract multiple offers.

✅ Buying Strategy:

• Since there are 343 active homes, the buyer has options and can negotiate.

• They should look for listings that have been on the market longer, as sellers may be more flexible.

• However, since 188 homes sold last month, desirable properties can still move fast—so having pre-approval ready is an advantage.

Seller Example: Condo in the $200K - $300K Range

A condo owner is planning to sell their unit in the $200K - $300K range. The chart shows:

• 316 active condo listings.

• 168 condos sold in the last 30 days.

This suggests a buyer’s market, where supply exceeds demand. Sellers in this range need to be strategic to attract offers.

✅ Selling Strategy:

• With many competing condos, pricing must be competitive—listing too high may lead to a longer time on the market.

• High-quality photos, staging, and marketing will help the condo stand out.

• Offering buyer incentives, such as covering closing costs or including appliances, could attract more interest.

Final Thought:

Instead of asking, “How’s the market?”, the real question is, “How’s the market for the home type and price range I’m interested in as a seller or a buyer?”.
With the right question, both buyers and sellers can use this data to their advantage.

Track Your Home’s Value Growth with Our Home Appreciation Calculator!

Ever wondered how much your home has appreciated over the years? Whether you're a homeowner, real estate investor, or just curious about real estate trends, our Home Appreciation Calculator makes it easy to track property value growth over time.

🔢 Simply enter:
✔️ The price your home was last sold for
✔️ The date your home was last sold
✔️ Its current estimated market price

📊 Get instant insights:
✅ Increase in Value – See how much your property has grown in dollar terms.
✅ Annualized Appreciation (CAGR) – Understand the average yearly growth rate of your investment.

🏡 Why it matters?
Knowing your home’s appreciation rate helps with selling decisions, refinancing, and investment strategies. Compare it with inflation, market trends, or other investment returns to make informed financial choices!

🔍 Try it out now and see how your property has performed over time!

Canada is one of the world's largest oil producers, yet we sell much of our crude at a discount to the U.S., only to buy back refined fuels at a premium. It’s time to ask: why are we giving away our energy wealth when we could be using it to fuel our own economy?

The Current Reality: Selling Low, Buying High

Canada produces 5.7 million barrels of oil per day but only burns 2.4 million barrels domestically. That means we send the majority of our oil abroad, mostly to the United States, at a steep discount. Meanwhile, eastern provinces still import foreign oil, and Canadians pay global market prices for gasoline and diesel.

It doesn’t add up.

If Canada kept its oil, refined it at home, and used it for domestic energy needs, we’d eliminate costly imports, reduce our reliance on foreign buyers, and supercharge our economy with ultra-cheap fuel.

What Would Happen If We Burned Our Own Oil?

1. Gas Prices Would Drop Dramatically

Right now, Canadians pay global market prices for gas, despite our abundant supply. If we refined all our own oil and stopped exporting it cheaply, we could see gasoline and diesel prices plunge—potentially as low as $0.30/litre.

2. Energy Independence: No More Foreign Oil

Canada still imports 500,000+ barrels per day from other countries, mostly to supply Eastern Canada. Why? Because our infrastructure is designed to ship oil south, not across the country. Keeping our own oil would allow Canada to become 100% energy independent, shielding us from global price swings and foreign supply disruptions.

3. A Booming Refining Industry

Instead of selling crude at a discount, we should be refining it at home and selling the finished products at full price—just like Saudi Arabia and other energy powerhouses do. This would create thousands of high-paying jobs in refining, petrochemicals, and industrial manufacturing.

4. The U.S. Would Feel the Pain, Not Canada

America is heavily dependent on cheap Canadian oil. If we stopped selling it to them at a discount, they’d be forced to buy from OPEC at higher prices. Canada would have the bargaining power to sell refined fuels at full value instead of just shipping raw resources for pennies on the dollar.

5. Lower Business Costs & Industrial Expansion

Cheap energy is a competitive advantage. If Canada had the lowest fuel prices in the world, we’d attract massive investment in manufacturing, shipping, and resource extraction. Companies would relocate here to take advantage of cheap power and transport.

But What About the Challenges?

We’d Need More Refineries

Canada would have to invest in refining capacity to process all our oil domestically. This is absolutely achievable with the right policies and incentives.

The U.S. Would Fight Back

Washington would likely push back hard, using trade pressure or diplomatic leverage. But Canada is a sovereign nation—we have the right to control our own energy.

It’s Time for a Bold Energy Strategy

Instead of selling cheap crude and buying expensive refined fuel, Canada should use its oil for itself—lowering energy costs, creating jobs, and boosting national prosperity.

The question isn’t whether Canada can keep its own oil—it’s whether we have the willpower to break free from the status quo.

What do you think? Should Canada take full control of its energy and reap the benefits at home?

The interplay between Calgary’s rental and resale housing markets has historically demonstrated a high degree of correlation, with fluctuations in one sector influencing the other. However, as 2025 unfolds, an anomalous divergence has emerged: resale housing inventory is critically low, fostering a competitive sellers' market, while rental inventory has expanded significantly, creating a more favorable landscape for tenants.

Analyzing the Disparity: Contributing Factors

Several macroeconomic and policy-driven factors have contributed to this pronounced imbalance:

• Prolonged Homeownership Tenure – Homeowners are increasingly choosing to remain in their properties for extended periods, limiting the availability of resale inventory and reducing transactional turnover in the housing market.

• The Rise of Investor Landlords – A notable shift has occurred wherein first-time homebuyers who have progressed up the property ladder are retaining their initial properties as rental investments, thereby reducing the supply of resale homes.

• Increased Institutional and Individual Investment – A historically tight rental market in previous years attracted substantial investment from both institutional entities and independent investors, leading to a surge in rental property acquisitions and subsequent market saturation.

• Expansion of Purpose-Built Rental Housing – Large-scale real estate investment trusts (REITs) and developers have responded to demand signals by constructing an increased number of purpose-built rental units, substantially amplifying rental supply.

Market Correction and Transitionary Dynamics

As the market undergoes this period of structural adjustment, several key developments are anticipated:

• Some investors and landlords may opt to liquidate rental properties, thereby augmenting resale supply.

• A subset of rental properties may be repositioned and converted into condominiums to meet demand from prospective buyers.

• Over time, economic forces and policy responses will facilitate a gradual rebalancing of the supply-demand equation across both market segments.

Historical Precedents and Cyclical Market Behavior

Real estate markets are inherently cyclical, shaped by economic fundamentals, interest rate fluctuations, and investor sentiment. While the current market conditions may seem atypical, similar patterns have been observed in past cycles, ultimately leading to stabilization and equilibrium. Savvy market participants—whether buyers, sellers, or investors—recognize the importance of aligning their strategies with these evolving market dynamics to optimize outcomes.

Strategic Implications for Market Participants

For stakeholders seeking to capitalize on prevailing market conditions:

• Buyers: The limited availability of resale homes necessitates a proactive approach, with well-prepared buyers securing financing and acting decisively on opportunities.

• Sellers: With resale inventory constrained, well-positioned sellers can leverage market conditions to achieve optimal pricing and favorable contract terms.

• Investors: Those with existing rental portfolios must adopt competitive pricing strategies, offer incentives, or enhance tenant experience to maintain occupancy and yield stability.

• Renters: The influx of rental supply creates a more tenant-friendly market, offering increased negotiating leverage and greater selection.

As Calgary’s real estate landscape continues to evolve, staying informed and adaptable is paramount. Whether you are considering entering the market, adjusting your portfolio, or simply navigating these shifting conditions, a strategic, data-driven approach will be key to maximizing opportunities in 2025.

Every year, thousands of people dream of becoming a real estate agent in Calgary. The promise of flexible hours, high commissions, and an exciting industry full of possibilities seems like an irresistible career path. But before you jump in, let’s take a closer look at the reality of being a Realtor in Calgary—especially when it comes to the brutal imbalance between demand and supply.

The Hard Truth: More Realtors Than Deals

A quick glance at the latest data reveals a startling truth: the supply of real estate agents far exceeds the number of actual sales happening in the market. Take a look at these numbers:

• As of early 2025, Calgary has 8,528 Realtors, including 8,229 associates and 299 brokers.

• In December 2024, only 1,319 homes were sold in Calgary.

• Even in peak months like May and June, the number of transactions barely exceeds 3,000.

This means that, on average, a vast majority of Realtors aren’t closing deals every month. If every Realtor were to get an equal share of the market (which they don’t), the numbers would still be incredibly discouraging. The reality? A small percentage of top producers dominate the market, while many agents struggle to get even a few sales per year.

The Hidden Costs of Being a Realtor

Beyond the scarcity of sales, being a Realtor comes with a host of ongoing expenses:

• Brokerage Fees – Many brokerages charge monthly desk fees, transaction fees, and other costs that don’t go away even if you’re not making sales.

• Industry Memberships – You’ll be paying annual fees to the real estate board, CREA, and other required associations.

• Marketing Expenses – Websites, business cards, social media ads, signs, and professional photography all add up.

• Education & Licensing – Initial training and ongoing professional development come with hefty price tags.

• No Steady Paycheck – Unlike a salaried job, real estate income is commission-based, meaning months with no deals mean months with no income.

The Industry's Real Business Model: Recruitment

You’d think the real estate industry would focus on helping existing agents succeed, but instead, the real money is in recruitment. Brokerages and real estate boards rely on a constant influx of new agents to sustain their revenue model. Why?

• Brokerages thrive on monthly fees – Even if an agent isn’t selling, their brokerage is still collecting fees.

• Industry associations profit from annual dues – More members mean more revenue, regardless of whether those members are making money.

This creates a cycle where new agents are constantly lured in with promises of success, only to discover that making a sustainable income is far harder than they were led to believe.

So, You Still Want to Be a Realtor?

If you’re thinking about becoming a Realtor in Calgary, take a hard look at the numbers and realities of the industry. It’s not just about selling homes—it’s about competing in an oversaturated market, managing high costs, and enduring the stress of unpredictable income.

For those who are business-savvy, relentless, and willing to put in the work, there is potential for success. But for many, the dream of real estate quickly turns into a financial and emotional drain.

Before you take the plunge, ask yourself: Do I want to sell homes, or am I just being sold on a dream?

What if selling your home felt like an exciting live auction, where serious buyers are eagerly waiting to make their move? Imagine the energy and anticipation as the whole city knows about your decision to sell, and interested buyers are lined up, ready to act on the date and time you set.

Why Your Listing is Like a Live Auction

Listing your home for sale with a Realtor® and putting it on the MLS® System is very much like hosting a live auction. The moment your listing goes live, every serious buyer working with a Realtor® receives an alert that your property is now available. If buyers are drawn to the pictures, location, and price, they move quickly, vying to beat out other buyers. These are the ones who would be at the front of the crowd in a live auction, eager and prepared to make the first move. They represent your best chance for a sale to a pre-qualified, serious buyer.

The Critical Window: "Fresh New Listing"

Sellers have only one opportunity to be the "Fresh New Listing." Failing to take advantage of this critical window is like holding a live auction every day, only to see the initial excitement fade. Day after day, potential buyers pass by to check out the next fresh listing, leaving you with bargain hunters and tire kickers who are simply looking to see if you're desperate yet. Occasionally, a new buyer willing to meet your price might show up, but the odds are no longer in your favor.

The Key Ingredients: Pricing and Presentation

• Pictures Matter: Less is often more when it comes to photos. Showcase your home in a way that highlights its best features without overwhelming potential buyers.

• Price to Attract: Homes priced in the lower half of their range attract more interest than those priced at the top. More interest means more showings, and more showings increase your chances of securing a quick sale at a fair price.

Let’s Make Your Home Attract Serious Buyers and Sell Quickly.

As your Realtor®, my job is to help you capitalize on the power of being a Fresh New Listing. Together, we’ll craft a strategy to ensure your home stands out, attracts serious buyers, and sells for the best possible price.

The transition from a Conditional Offer to Purchase to a Firm Home Sale can be a nerve-wracking part of selling a Calgary home anytime of the year. One of the biggest hurdles? The professional home inspection. If you want to avoid the stress of post-inspection renegotiations, the secret is preparation. Here’s how to ensure a smooth path to closing without the avoidable headaches.

Proactive Calgary Home Sellers Avoid Surprises

No house is perfect. Every home comes with a To Do List, whether it’s a leaky faucet, an aging roof, or outdated electrical wiring. The key is to address these issues upfront rather than letting them become a buyer’s bargaining chip.

Savvy sellers take the proactive route by investing in a pre-listing home inspection. This strategy provides a clear understanding of your home’s condition and identifies potential deal-breakers. Armed with the inspection report, you can:

• Fix the issues: Address major concerns that might scare buyers away.

• Disclose confidently: Share the inspection report with buyers to build trust and demonstrate transparency.

Empower Buyers, Minimize Objections

While buyers often conduct their own home inspection, providing a seller’s inspection report shows you have nothing to hide. Transparency reassures buyers and reduces their inclination to negotiate further. It’s a win-win: buyers feel more secure, and sellers maintain control over the process.

The "No Renegotiation" Policy

Some sellers adopt a no-nonsense approach by clearly stating upfront that there will be no post-inspection renegotiations. While this might deter some buyers, it can also set a firm tone for the transaction. This method works best when the home’s price already reflects its condition. When buyers see the value, they’re less likely to push back.

Price Reflects Condition—No To Do List Required

Sellers should keep one essential fact in mind: buyers want a home, not a long list of repairs. If your asking price accounts for the home’s condition, you’re more likely to attract buyers who recognize the value and move forward without requesting adjustments.

By addressing potential issues before listing, you can:

1. Reduce the likelihood of buyers requesting price reductions or repairs.

2. Speed up the conditional period and firm up the sale sooner.

3. Create a smoother and more enjoyable experience for everyone involved.

The best way to avoid post-inspection renegotiation blues is to stay one step ahead. A pre-listing inspection and upfront repairs demonstrate to buyers that your home is move-in ready and worth every penny of the asking price. Whether you choose transparency, a firm no-renegotiation stance, or a combination of both, the goal is the same: fewer surprises, less stress, and a smoother path to closing.

Odds On Pre Listing Home Inspections - https://www.homeinspectionscalgary.ca/pages/services/calgary-pre-listing-home-inspection

The Calgary real estate market is kicking off 2025 with an intriguing mix of opportunities for homebuyers, sellers, and investors, especially in the detached single-family home sector. Let’s dive into the numbers and trends shaping the market today and how you can make the most of them.

A Snapshot of Calgary’s Detached Home Market

As of today, there are 1,112 active listings of detached single-family homes in Calgary, with 491 homes sold in the past 30 days, yielding an overall sales-to-listing ratio of 44.15%. Interestingly, 201 homes are currently pending, indicating robust activity despite the winter season.

Opportunities for Buyers

The most active price ranges right now are $500K-$600K and $600K-$700K, with strong sales activity and pending deals. This suggests high competition in these brackets, so buyers need to act quickly when properties match their criteria.

On the other hand, homes priced above $900K are seeing slower turnover, creating opportunities for savvy buyers to negotiate deals. If you’ve been eyeing a dream home or an investment in the luxury market, now might be your chance to secure a property at a more favorable price.

Tips for Sellers

If you’re selling a home in the $500K-$600K range, congratulations! This is a seller’s sweet spot, with sales outpacing active listings. Make sure your home is priced competitively and in top condition to attract multiple offers.

For homes in higher price ranges, such as $900K and above, sellers should prepare for a longer time on the market. Highlighting unique features and ensuring high-quality marketing will help attract the right buyers.

Investors, Take Note!

Calgary’s detached home market offers a mix of fast-moving entry- and mid-level opportunities as well as value in higher-end homes. The high sales-to-listing ratio in the $400K-$600K range reflects strong demand, making it a good target for rental or resale investments.

In contrast, the luxury segment presents a chance to buy at reduced prices. However, these properties require careful analysis to ensure profitability in the long term.

What Does 2025 Hold for Calgary Real Estate?

As we move deeper into 2025, keep an eye on mortgage rate changes, economic developments, and inventory levels. With a strong start to the year, Calgary’s detached home market remains a dynamic space filled with potential for all players.

Whether you’re a first-time buyer, a seller looking to capitalize on high demand, or an investor hunting for opportunities, understanding today’s market dynamics is key to making informed decisions.

For personalized advice tailored to your real estate goals, contact me today! Let’s turn 2025 into a year of smart real estate moves.

When searching for Calgary foreclosures, many buyers mistakenly assume these properties are inherently better bargains. But the truth is, foreclosures represent a type of transaction, not a specific type of property. In fact, you’ll find foreclosures across all property types: houses, condos, townhomes, and more.

The Key Difference: Who’s Selling?

Imagine six identical homes for sale on the same street in Calgary. The only distinguishing factor is the seller:

1. The Family – A growing family looking to upsize.

2. The Disgruntled Landlord – Eager to sell due to tenant troubles.

3. The Inherited House – Owned by out-of-town heirs with no intention of moving in.

4. The Divorcee – Ready to move on with their life post-divorce.

5. The Bank – Selling a foreclosed property.

6. The Court – Overseeing a judicial sale.

While the first four scenarios typically involve standard buyer-seller transactions, properties sold by the bank or courts fall under foreclosure transactions, which come with unique conditions.

Why Are Foreclosures Riskier?

Foreclosure properties are sold “As Is, Where Is” on possession day. This means buyers take on more risk, as there are no guarantees about the property’s condition or whether it will be vacant. These risks sometimes (but not always) lead to lower prices.

Do Foreclosures Guarantee a Bargain?

Not necessarily. In a buyer’s market, foreclosures might offer price advantages due to the increased risk. However, in a seller’s market, competitive bidding often eliminates that edge. Plus, motivated sellers like the disgruntled landlord or the divorcee may offer deals with less hassle and less risk than a foreclosure.

What Does This Mean for Buyers?

The best deals aren’t always foreclosures. Broaden your search to include all motivated sellers. By exploring the larger market of highly motivated sellers, you increase your chances of finding the right property at the right price, without the added stress of a foreclosure transaction.

So, back to the original question: which of the six identical properties is likely to sell below the others with the least risk? More often than not, it will be one of the non-foreclosure sellers, depending on their urgency to sell.

I can help you find just foreclosures or I can help you find a great deal from a motivated seller.

Making money when buying real estate in Calgary is only possible when the seller is highly motivated. So how do you find motivated sellers? Motivated sellers will typically show their hand by pricing under the average prices paid in that community for that home type. When you find a house, condominium or townhouse that is priced well below the average prices per square foot and below the average prices you have found a motivated seller. You can try to find out why they seem motivated. Could be any number of reasons. Divorce is the big one. Job transfer is another popular one. Inherited properties are another we see a lot of.

When you do find a property……. Do you really have time to stumble across a property…. 
Stop the insanity of searching and hoping….

Pick your target area or areas. Pick your price ceiling. Hint: Below the community averages for that home type.
Contact me to plug your system requirements into the MLS system.
Wait for the properties that match your system requirements to appear in your email.
Take a pass and wait for the next one or act quickly and buy it.

It really is easy to hit a bullseye when you can see the target clearly.

Find your target real estate investment starting with my user-friendly interactive app.
Click Here to Make Money When You Buy