Calgary Market Report · April 2026
April marked the month Calgary's housing market officially shifted gears. After three years of seller's-market pressure built on rapid migration growth, supply has caught up across most of the city. CREB's headline language for April: balanced conditions citywide, with the apartment segment as the lone exception.
Balanced doesn't mean uniform. Detached supply is still tight in the North West, West, and South, those districts are running seller's markets inside a balanced city. The North East has tipped buyer-friendly across nearly every property type. The condo glut keeps growing. April 2026 is one of the most segmented Calgary markets in years, and the right strategy for your move depends on which slice of the market your home actually sits in.
Sales rose seasonally over March, but came in 6% below April 2025. New listings of 3,829 held the ratio steady at 55%. Inventory ticked up to 5,973, putting months of supply just below three, the textbook definition of balanced. The benchmark price climbed to $568,800, helped by stronger monthly gains in the detached and semi-detached segments. Year over year, the citywide benchmark sits 3% lower than last April.
1,095 sales and 1,863 new listings in April. Inventory of 2,468 sits below last year and below long-term April norms. North West, West, and South districts are running seller's markets with under two months of supply, driving stronger monthly price gains. The North East has flipped, detached benchmarks there are down 8% year-over-year, while the West district is up 2%. Same property type. Two very different markets.
Year-to-date sales (700) and new listings (1,190) match last year. Both the sales-to-new-listings ratio and months of supply sit at the lower end of balanced, i.e., balanced but tilting tight. Three months of monthly gains have brought benchmark prices to within touching distance of last April. City Centre, North West, and West districts are above last year on a year-to-date basis. North East and East districts lag.
Year-to-date listings have outpaced sales, lifting inventory above last year's levels but holding months of supply in the balanced range. The story is district-level. North East row homes are down more than 11% year-to-date, the steepest pullback in any Calgary segment. The West district is down less than 2%. Pricing strategy for a row listing has to be district-specific, not "row-citywide."
Inventory rose to 1,920 units, about 3% above last April and 27% above the long-term April average. The sales-to-new-listings ratio improved to 46%, but not enough to drain supply. Steepest year-over-year declines: North East, East, North, and South East. North West, South East, and West districts saw modest monthly gains. If you're buying a Calgary condo, you have negotiating leverage that hasn't been here in years. If you're selling one, list-price discipline matters more than ever.
"Sales were expected to ease this year as our market transitioned away from strong demand that was driven by previously rapid migration growth. Improved supply choice across the entire housing spectrum has reduced the urgency among potential purchasers, helping our market shift away from seller's market conditions to more balanced conditions. However, the trend of limited supply choice in the detached market continues, while conditions favour the buyer in the apartment condominium market.", Ann-Marie Lurie, CREB® Chief Economist, May 1 2026
For two years Calgary's market ran on extraordinary interprovincial migration. That demand is now closer to long-run normal, and completions on units started in 2024 and 2025 keep arriving. The net effect: more choice for buyers across the entire ladder, and less urgency to transact above asking. CREB attributes the move to balanced citywide conditions to that supply-side catch-up, not a collapse in demand.
Detached inventory at 2,468 units sits below last year and below long-term April norms. Months of supply just over two. In North West, West, and South Calgary, that's still a seller's market. The North East has tipped the other way and detached prices there are down 8% year-over-year. If your home is in a tight detached district, well-priced, and well-presented, April was confirmation of strength, not a reversal.
Apartment inventory at 1,920 units is 27% above the long-term April average. The supply pipeline was largely committed in 2023 and 2024, and completions continue. CREB's outlook keeps apartments in buyer's territory through 2026. The condos that are moving share three traits: list price aligned with current comps (not last year's), professional preparation, and responsive negotiation. Hope-pricing on a Calgary condo in this market leads to long days on market and price reductions, not offers.
The Bank of Canada is not expected to deliver enough rate cuts in 2026 to materially change buyer behaviour. The market will rebalance through supply and demand, not cheaper money. For sellers, that means presentation, pricing, and timing carry more of the weight than they did in 2022 through 2024. For buyers, qualification strategy and leverage on negotiable terms (possession dates, conditions, inclusions) is where the real wins come from.
The 3% citywide year-over-year price change hides a district spread larger than the gap between many Canadian cities. The April release surfaces these contrasts directly:
Two takeaways. First, "Calgary went down 3%" is the wrong number for any one homeowner to anchor on, some districts are positive, some are down double digits. Second, the cleanest signal of where you actually sit is months of supply in your specific district and property type, not the citywide headline.
Just 149 units in inventory, well below long-term April trends. Year-to-date sales sit 3% below last year, but improving April activity is closing the gap. Modest price growth has continued through the spring. If you're considering a move from Calgary into Okotoks, supply is the friction point, not affordability.
The CREB numbers match what's playing out in showings this spring. Well-prepared detached listings on the west and northwest sides are pacing in days, often with multiple parties. Apartment showings in the inner core are slower, and the offers I'm seeing on condos include real concessions on price and possession, concessions that simply weren't available a year ago.
If you want to know what your specific block, not your city, not your district, is doing right now, that's a phone call, not a report. 403-998-4274.
Most of my clients aren't running a routine sale. They're navigating a divorce, an estate, a relocation, an upsize, a downsize. The market conditions above don't change those realities, but they shape what your strategy should look like in April 2026.
If you're selling through a divorce or estate: The detached market is still giving you a real opportunity, especially if the property is in NW, West, or South Calgary. Supply is below long-term norms, spring buyers are active, and well-positioned listings are moving. If the property is a condo, waiting for a "better market" likely means waiting for a market that may not arrive in 2026. Pricing to current condition, presenting cleanly, and being responsive on offers is the play.
If you're relocating to Calgary: Detached homes in mature, west-side communities continue to hold value and move quickly. Budget and timeline need to reflect that competition. If you're flexible on property type, condo buyers have meaningful negotiating leverage right now, leverage that hasn't been here since the 2014 to 2015 cycle.
If you're upsizing: The gap between what your current home is worth and what a detached upgrade costs has narrowed slightly from peak, but detached prices are still holding. Moving sooner is generally better than waiting in this environment, particularly if you're moving up within a tight district where the math compounds in your favour.
Every transition is different. I've helped 350+ Calgary families navigate their next chapter, and the playbook isn't off-the-shelf. If you want to know exactly where your property sits in this market, and what that means for your specific situation, let's talk.
$568,800. That's up about 0.6% from March 2026 and roughly 3% lower than April 2025 (CREB, May 1 2026 release).
Citywide, balanced, just under three months of supply. Detached homes are still seller's-leaning, especially in NW, West, and South Calgary, where months of supply sit under two. Apartment condos are firmly a buyer's market with over four months of supply. The honest answer is "it depends on the property type and the district."
2,104, six per cent below April 2025. New listings of 3,829 kept the sales-to-new-listings ratio at 55%. Inventory rose to 5,973 units, about 2% above last April.
The benchmark sits at $301,400, slightly higher than March but nearly 9% below April 2025. Inventory at 1,920 units is 27% above the long-term April average. The steepest year-over-year declines are in the North East, East, North, and South East districts. Modest monthly gains showed up in North West, South East, and West districts.
The West district leads, with detached benchmarks up about 2% year-over-year. North West and South Calgary are also reporting seller's market conditions with under two months of supply. The North East has gone the other way, with detached benchmarks down 8% year-over-year, a 10-point spread inside one city.
Benchmark $627,600, up over 1% from March and roughly in line with last April. With 149 units in inventory and 2.5 months of supply, conditions remain tight and continue to support modest price gains.
Life transitions, divorce, estate, relocation, upsizing, need a different playbook than a standard transaction. With $180M+ in closed volume and 350+ Calgary families served, I structure listings and negotiations around the human side, not just the spreadsheet. Call or text: 403-998-4274.
CREB's outlook calls for stability in detached and semi-detached pricing through 2026, with continued softness in apartments and ongoing district divergence in row homes. The market is normalizing after several years of extraordinary demand, not collapsing. Calgary's long-term fundamentals remain stronger than Toronto's or Vancouver's on every affordability metric.
A free, no-pressure market analysis for your Calgary home, specific to your property type, district, and situation.
Call or Text Ryan → 403-998-4274 karakterrealty.com | @karakterrealty | 4.9★ ratingSource: CREB® April 2026. Values reflect CREB's reported language: detached "just over two", semi-detached "lower end of balanced", row "nearly three", apartment "over four".
| Property Type | Benchmark | MoM | YoY | Months of Supply | Conditions |
|---|---|---|---|---|---|
| Total Residential | $568,800 | ↑ 0.6% | ↓ 3% | ~2.8 | Balanced |
| Detached | $745,400 | ↑ | ↓ under 3% | ~2.3 | Seller's-leaning |
| Semi-Detached | $690,000 | ↑ | ↓ minor | ~2.7 | Balanced (tight) |
| Row / Townhome | Varies by district | — | Varies | ~3.0 | Balanced |
| Apartment | $301,400 | ↑ slightly | ↓ ~9% | 4+ | Buyer's market |
| Okotoks | $627,600 | ↑ over 1% | ~ flat | 2.5 | Tight |
Data sourced from the CREB® April 2026 City of Calgary Monthly Statistics Package and Calgary Region Monthly Statistics Package, released May 1, 2026. All benchmark prices are unadjusted. This report is for informational purposes only and does not constitute financial or investment advice. Ryan Van Spengen is a licensed REALTOR® with Karakter Realty, brokered by Grassroots Realty Group. CREB® and REALTOR® are registered trademarks of their respective owners.