CREB®’s July 2025 figures, released on August 1, mark a milestone for Calgary’s biggest segment: detached homes reached three months of supply for the first time since 2020.
Calgary detached homes, July 2024 vs 2025
The numbers
- Inventory: 3,078 detached homes for sale, up 58% from 1,954.
- New listings: 1,888, nearly 10% higher and above long-term trends.
- Sales: 1,031, down from 1,093.
- Months of supply: 2.99, up from 1.79.
- Days on market: 34, up from 24.
- Sale-to-list price: 98.35%, down from 100.13%.
- Benchmark price: $761,800, down less than 1%.
Where prices are moving
The North East and East districts saw the largest declines, at 5%. The City Centre rose nearly 2%. CREB noted that conditions vary significantly by location and price range.
What it means
Three months of supply is roughly balanced. Detached buyers can now include conditions and negotiate, especially in suburbs facing new-home competition. Sellers in established inner-city areas still see steady demand.
Compared with June
The move to three months happened quickly. In June, Calgary had 1,194 detached sales, 2,145 new listings and 3,107 detached homes for sale, or 2.6 months of supply. In July, new listings slowed to 1,888 but sales slowed more, to 1,031, so months of supply rose to 2.99 even though inventory eased slightly, to 3,078. The detached benchmark slipped from $764,300 in June to $761,800 in July.
Calgary detached months of supply
Compared with July 2024
A year ago, there were 1,954 detached homes for sale and 1.79 months of supply. The sales-to-new-listings ratio has fallen from 64% to 55%, and homes are taking 34 days to sell instead of 24. Buyers are paying slightly less than the asking price, 98.35% on average compared with 100.13% a year earlier, when many homes sold at or above list. The median detached price was unchanged at $705,000, and the average of $799,551 was within 1% of last year.
Why this matters
Detached homes are Calgary’s largest segment, and for most of the last four years they were the tightest. CREB says the wider gap between sales and new listings led to a significant adjustment in inventory, and that the shift to balanced conditions has taken much of the pressure off detached prices. CREB also noted that resale sales declined mostly for higher-priced homes, which likely face more competition from new homes.
By district
Supply in the North West, West and South districts remained well below three months, while the North East had over four months. Prices followed the same pattern: the North East and East fell 5% from a year earlier, while the City Centre rose nearly 2%.
What it means for buyers
Detached buyers can now ask for financing and inspection conditions and negotiate on price in most of the city, particularly in the North East and in newer suburbs where builders are competing for the same buyers. In the West, North West and South, expect firmer prices and less room to negotiate.
What it means for sellers
Detached sellers should price close to recent sales in their own community. Homes that are listed above the market now sit longer, and buyers are more willing to walk away. Good preparation and accurate pricing matter more than at any time since 2020.
Local angle
A detached home in the North East and one in the West are now in very different markets, even at similar prices. Check district supply before you buy or list.
How detached compares with other types
Detached homes are not alone. In July, semi-detached homes also reached about three months of supply, 2.94, for the first time since 2021, row homes had 3.2 months and apartments 4.13. Detached prices have held up better than row and apartment prices, though: the detached benchmark is down less than 1% from a year ago, compared with declines of nearly 4% for row homes and nearly 5% for apartments.
