Have you been watching Calgary’s real estate buzz lately and wondering, “Is this the right time to buy or sell in Calgary this autumn?” You’re not alone. Many would-be homeowners, investors, and sellers are scratching their heads, trying to time the market just right. Over the next few minutes, I’ll walk you through Calgary’s fall 2025 real estate forecast, explain key trends and risks, and help you decide whether you should lean toward buying or selling this season. By the end, you’ll have a clearer, actionable view—no guesswork.

The Big Picture: Current State of the Calgary Real Estate Market

Calgary real estate market at a glance

Heading into fall 2025, Calgary’s market is shifting from a seller-dominant era toward more balanced—and in some sub‐markets, buyer-leaning—conditions.

• According to recent reports, home sales in Calgary are down year-over-year by double digits, while inventory is rising sharply.
• The benchmark price for homes in Calgary has dipped ~4% compared to 2024.
• Months of supply in the overall market have climbed to around 4.0 months, a level not seen since early 2020.
• Some segments—especially condos and row homes—are under more downward pressure than detached homes.

In short: less competition among buyers, more options, and tougher conditions for sellers than in recent years.

Why is this happening?

A few key dynamics are converging:

• Rising supply: New listings and construction (especially multi-family units) are swelling.
• Softening buyer confidence: Macro uncertainties (tariffs, inflation, interest rate unknowns) are making people cautious.
• Segment divergence: Detached homes remain relatively more resilient; condos and row homes are more vulnerable.
• Shifts in rent & vacancy: Growth in purpose-built rentals may bump up vacancy rates and moderate rent growth.

Calgary Fall 2025 Market Forecast: What to Expect

Let’s dive into what’s likely ahead this fall—and what that means for buyers and sellers.

Price Direction: Cooling but not collapsing

• Forecasts anticipate a modest 2–3 % decline in average sale prices across the board in Calgary during fall 2025.
• Detached homes might see flat to slight positive growth (0–2 %) depending on location, while condos and row homes could bear more downward pressure (−2 % to −4 %).
• Expect regional variation: desirable inner-city neighborhoods (e.g., near downtown, close to transit corridors) may hold up better than outer fringe areas.

Sales Volume & Time on Market

• Sales are expected to remain muted or slightly down through fall. Annual forecasts have already been downgraded due to macro uncertainty.
• The average days on market—which in recent months was ~42 days—may stretch further, especially for non-prime properties.
• Buyers will have more breathing room; homes will sit longer, creating more room for negotiation.

Inventory & Supply Pressure

• Inventory will continue climbing—possibly pushing 8,000 active listings or more—especially in the condominium and multi-family segments.
• The increasing stock of new multi-family rental buildings will feed into resale supply and ease pressure on the resale inventory.
• As inventory pushes higher, many sellers may need to adjust pricing expectations downward or offer incentives (e.g. closing cost help, home staging, flexible closing) to land deals. 

Key Risks & Wildcards

• Interest rates & central bank moves: A surprise rate cut or hike will shake confidence and affordability.
• Economic shocks or policy shifts: Tariffs, energy sector fluctuations, or national policy changes could tilt market sentiment sharply.
• Local infrastructure & transit projects: The progressing Green Line LRT (groundbreaking mid-2025) could boost value in transit-adjacent corridors.
• Migration & population growth: Calgary expects to attract ~52,800 new residents in 2025, which supports demand.

Should You Buy in Calgary in Fall 2025?

In short: Yes—if you’re selective, patient, and financially ready. Here’s the breakdown:

Advantages to Buying Now

• More bargaining power: With higher inventory and cautious buyers, you may negotiate better prices, conditions, and inclusions.
• Reduced competition: Fewer bidding wars, more time for inspections, and room for due diligence.
• Lock in rates early: If interest rates ease later, you might refinance. If they stay flat or rise, you’ve secured a purchase early.
• Long-term upside: Calgary’s fundamentals—population growth, job growth, infrastructure investment—still support mid-term appreciation.
• Entry into desirable areas: You might snag a home in an inner neighborhood that was previously out of reach.

Risks or Traps to Watch Out For

• Don’t overpay on a property expecting big price increases—those gains may be modest at best.
• Cash flow and mortgage burden: ensure you budget for contingencies (maintenance, insurance, taxes).
• Overbuilding risk: some new developments might compete with your resale home in the future.
• Market mismatch: buying the wrong property type or in weak neighborhoods might cause poor resale performance or rental demand. 

Tips for Buyers This Fall

• Getting pre-approved—strong financing is a must.
• Focus on neighborhoods with high demand and infrastructure growth (e.g., near transit corridors).
• Be open to conditional offers (subject to inspection, financing) since sellers are less pressured to reject them.
• Use a local, trusted Calgary Real Estate realtor to spot hidden gems and negotiate skillfully.
• Think long term—5-10+ years; this is not a flip season.

Should You Sell in Calgary in Fall 2025?

If you’re considering selling, here’s where to weigh pros and cons:

When Selling Makes Sense

• You’re relocating or need liquidity soon.
• You have a standout, well-kept, well-priced property in a desirable locale (inner-city, near amenities).
• You want to act before the market softens further.
• You can stage or make modest upgrades to improve appeal (curb appeal, minor renovations).
• You have flexibility on timing and can wait to find the right buyer. 

Challenges Sellers Will Face

• More inventory = more competition; your home has to stand out.
• Buyers will expect concessions or transparent negotiations (closing cost help, slower timelines).
• You may need to price slightly more aggressively from day one—overpriced homes will linger.
• The pool of motivated buyers is smaller, especially in certain segments (condos, outer suburbs). 

Tips for Sellers This Fall

• Invest in professional staging & photography (first impressions count).
• Price strategically, not emotionally—use comps and Realtor insight.
• Be open to negotiation, sweeteners, or flexible terms to close the deal.
• Market heavily online with virtual tours to reach remote buyers.
• Highlight unique selling points: proximity to transit (e.g. sites along future Green Line), schools, green spaces, walkability.

Real Talk from on-the-ground (yes, I’ve chatted with folks)

To keep it human: a few real voices in Calgary are already sounding the alarms (“if I owned a condo, I might bail out asap”) and others are cautiously optimistic.

One homeowner said:

“The single family market is likely to be pretty strong … apartments are going to take a hit.”

These are not definitive—but they reflect how people are reacting in real time.

By now you’ve gotten:

• A clear forecast for Calgary fall 2025 real estate, including price direction, sales trends, and supply signals.
• A balanced view: advantages and risks of buying now, and challenges and tactics for selling.
• Practical tips, neighborhood cues (e.g. transit corridors, inner city strength), and a sense of how to act strategically. 

So, should you buy or sell in Calgary this fall? The answer depends on your goals, your property type, your financial readiness—and your willingness to act smartly.