by CREB®

Ever had clients pull up to their new home with a moving truck at exactly 12:01 p.m. on possession day, expecting to move in right away? If that sounds familiar, you’re not alone. A lot happens behind the scenes on possession day, and it’s not always as simple as turning over the keys at noon.

Helping your clients understand what to expect can make the day much smoother—for everyone involved.

Keep in mind the importance of selecting a closing date.

The busiest closing day of the year is the last business day of June. This year, that’s Monday, June 30. Law offices feel even more pressure on the busiest closing day of the year due to the volume of transactions to complete before the Canada Day holiday.

Unexpected things come up, everything from tenants not vacating to sellers leaving old furniture behind or taking items that were included in the sale. Help the clients avoid delays in having issues resolved. Lou Pesta, Lawyer with Pesta Law, reminds the real estate community of the importance of choosing a closing day and knowing which ones to avoid.

I highly recommend that, as much as possible, the following rules be followed in scheduling completion days;

• Avoid the 1st, 15th and last day of the month

• Avoid Fridays, Mondays and any holidays

Key release reminder

Buyers can only receive the keys once the seller’s lawyer or agent confirms they’re releasable. Even if the buyers are at the door and the truck is ready, keys cannot be handed over early unless the seller has provided written permission.

Setting realistic expectations with the buyers ahead of time—especially that keys may not be available right at noon—can help them better coordinate the rest of their move.

​As of April 2025, Calgary's real estate market is transitioning from a strong seller's market toward more balanced conditions. The Calgary real estate market just experienced a 19% drop in sales compared to last year, but prices are still up. 

Market Overview: Sales Down, Prices Up

Last month, Calgary saw 2,159 sales, a 19% drop from March 2023’s 2,658 sales. However, benchmark prices increased across most property types:

• Detached homes: +4%

• Semi-detached homes: +5%

• Townhomes/row homes: +2%

• Apartments: +3%

This conflicting data suggests Calgary families are navigating a transitioning market. Inventory is growing dramatically (up 102% year-over-year to 5,154 listings), yet prices continue to rise.

Inventory & Market Balance

Historically, Calgary’s balanced market occurs when inventory reaches 6,500–7,000 listings. A surge to 10,000+ would indicate a buyer’s market. Currently, we’re flirting with seller’s market conditions due to strong demand from population growth.

Key observations:

• Months of inventory: Holding steady at 2–2.5 months (seller’s market territory).

• Spring market delay: Sales growth hasn’t spiked as usual, likely due to economic uncertainty (tariffs, elections, interest rates). Expect a delayed spring surge in May–July.

Price Trends by Zone

Not all areas are equal. Year-over-year benchmark price changes:

• Declines: City Center (-1.8%), Northeast (-7%), North (-0.1%), East (-0.1%).

• Growth: Southeast (+8%), West (+1.8%), South (+1.2%), Northwest (+0.9%).

Apartments (especially in the 250K–250K–400K range) are shifting toward balanced conditions, while detached homes under $800K remain competitive.

Seller Realities: Pricing Matters

The list-to-sale price ratio has dipped to 98%, meaning sellers must price within 2–3% of expected value. Overpricing leads to expired listings—currently, 39% of active listings fail to sell, especially in:

• Northeast (76% off-market rate)

• City Center (50%)

• East (45%)

Most struggling properties are apartments (57% of expired listings).

Population Growth & Long-Term Outlook

Alberta’s population grew by 3.5% last year—the highest in Canada. Even with potential federal immigration caps, demand for housing will persist. Key takeaways:

1. Luxury market ($800K+): Moving toward balance, offering more negotiation power.

2. Entry-level homes (<$600K): Tight supply (except select condo segments).

3. Desirable school districts: Detached homes here resist broader slowdowns.

First-time buyers eyeing condos should prioritize well-managed buildings with strong financials.

Final Thoughts

Calgary’s market is in flux, but fundamentals remain strong. Sellers must price strategically, while buyers have opportunities in softening segments. Stay tuned for more updates as interest rates, elections, and economic policies unfold.
                                                                                                                                                      (by HOMEGRAM.ca)

If you’re thinking about selling your home, you may be wondering where to begin. We’ve laid out all the steps you must take, from finding the right REALTOR® to closing the deal. Let this article be your go-to resource when you’re preparing to sell real estate. Below you’ll find thorough information for each step of the way.

1. Why Use a REALTOR?

2. Preparing Your Property and Finances

3. Signing a Listing Agreement

4. Marketing Your Home

5. Receiving an Offer

6. Closing the Sale

Why Use a REALTOR®?

A REALTOR® is not just a licensed or registered broker or real estate agent. A REALTOR® is a member of the Canadian Real Estate Association (CREA) and adheres to the REALTOR® Code of Ethics, which requires high standards of professionalism and expertise. Unlicensed agents won’t have access to crucial data and tools, like the MLS® Home Price Index (HPI)—exclusive to REALTORS®, it’s the most advanced and accurate tool to gauge a neighbourhood’s home price levels and trends—or be able to access MLS® Systems that can vastly increase your marketing power.

How your REALTOR® can help sell your home

A REALTOR® is your No. 1 resource and support to navigate the home selling process smoothly. They can help:

• have your home appraised and help you determine an appropriate asking price;

• advertise and market your home;

• host open houses and viewings with prospective buyers and their REALTORS®;

• help you consider offers and create counter offers;

• negotiate the selling price and contract terms, and direct you through complex contracts;

• find qualified industry professionals, such as real estate lawyers, home appraisers and home inspectors; and

• plan for closing costs and other related expenses.

How to find a REALTOR® who’s right for you

Sticking with a REALTOR® you know and trust makes sense. In general, the REALTOR® who helped you buy your home is probably a good candidate for helping you sell it. But what if you’re on the hunt for a new REALTOR®? Here are a few things you can do:

• Use the Fina a REALTORS® feature and narrow your search using location, designation and specialty filters. You can also find REALTORS® through listings on REALTOR.ca.

• Write down the names and contact information of REALTORS® in your neighbourhood.

• Ask friends or family to recommend a REALTOR®.

• Many REALTORS® are active on social media. Reach out to them directly through Facebook, Instagram, Twitter, LinkedIn or TikTok.

How a REALTOR® determines asking price

A REALTOR® is your local real estate expert. Your REALTOR® understands what’s happening in your local market, as well as industry trends that may impact how you sell your home. Using their exclusive industry knowledge and tools (like the MLS® HPI), REALTORS® can help you set the right price, making sure you don’t miss out on potential earnings or intimidate potential buyers.

Learn more about pricing your home:

• Getting a Home Appraisal? Here’s What You Should Know

  • How a REALTORS® Prices Your Home

Preparing Your Property and Finances

If you have the time and money to invest in home renovations, they can help increase the value of your home. Your REALTOR® can also advise if it’s worthwhile to do a pre-listing home inspection to help identify and address any required fixes that could hinder your home from selling.

Typical renovations and updates to consider before selling your home include:

• updating the cabinetry in your kitchen and/or bathroom;

• updating your kitchen appliances and fixtures;

• updating bathroom fixtures;

• replacing any flooring or roofing that’s in disrepair; and

• replacing dated fixtures such as lights and light switches, cabinet handles, doorknobs, etc.

Learn more about home renovations and improvements:

• Cost-Effective Exterior Renovations that Could Help Sell Your Home

  • Home Renovations That Could Be Worth Doing Before Selling

Managing your money before selling

There are also costs and financial implications to consider when selling a home. Always consult a professional financial advisor before making personal financial decisions, especially when it’s likely to be one of the largest transactions you’ll make in your life.

Discharge mortgage

This refers to using the proceeds from the sale of your home to discharge or pay off your current mortgage. In an open mortgage, you can pay it all off without any penalties. If you have a closed mortgage, be prepared to pay a penalty.

Portable mortgage

A portable mortgage means you can take your mortgage money with you and buy a new home, without penalty.

Capital gains tax

If you had tenants living in part of your home, such as the basement, you’ll pay capital gains tax on a portion of your profits. You may also owe capital gains tax if you’re selling a vacation or investment property.

Signing a Listing Agreement

Signing a listing agreement officially gives your REALTOR® the green light to start the process of selling your home. The agreement serves three main purposes:

• It defines the relationship with your REALTOR®.

• It provides detailed information about your home, which can be placed on a real estate board or association’s MLS® System.

• It forms the basis for drafting offers on your home.

What the listing agreement includes

• Authority—This describes the legal relationship between you and the real estate brokerage and sets a time limit for the REALTOR® to sell your home.

• Price—Your REALTOR® will provide useful information and advice on what price will attract buyers.

• Real estate commission—This may be a flat fee or a percentage of the final sale price, paid to your REALTOR®.

• A physical description of your property—Your REALTOR® will write a description highlighting your property’s best features.

• Legal information—This includes the lot number, land surveys and the zoning code.

• Financial information—You’ll want to let potential buyers know the minimum deposit you require.

• Completion date (closing date) —This is the amount of time you need to move out once your home is sold. Typically, homeowners provide 60 to 90 days; however, being flexible may help sell your home faster.

• How the home will be shown—Your REALTOR® can arrange viewing appointments and open houses. Any specific instructions about viewings can also be noted.

• Inclusions— You can name chattels and fixtures that would be included when the buyer purchases your home. Chattels are moveable items like microwaves and window blinds. They’re not automatically included in the sale, but they can sweeten the deal. Fixtures are permanent improvements to a property, like central air conditioning, installed lighting and wall-to-wall carpeting. Fixtures are assumed to be included in the sale of the home.

Marketing Your Home

Prepare your home for the market

Before your REALTOR® gets professional photos taken and holds any viewings or open houses, make sure you’re presenting your home in its best light. Below are a few typical tasks homeowners can do before putting their home on the market.

• Paint—A fresh coat of paint can go a long way in refreshing a space!

• De-clutter—This is a great opportunity to make your home more appealing to buyers by getting rid of unwanted items packing your belongings.

• Clean—Make sure your floors and fixtures, especially in your bathroom and kitchen, are clean for viewings and open houses. Consider hiring a professional cleaner.

• Improve curb appeal—Consider weeding and mowing your lawn or, if you have a larger yard, hiring professional landscapers to make your home exterior more appealing.

• Staging—Consider hiring a professional stager or rearranging pieces in your home in a way that will help buyers envision themselves in their new potential home.

Get more tips for preparing your house for selling:

• Home Renovations That Could Be Worth Doing Before Selling

  • Eco-Friendly Kitchen Upgrades to Consider When Renovating

  • Elements You’ll Want to Consider When Renovating Your Bathroom

Marketing your listing

Your REALTOR® will use every tool in their arsenal to advertise your home. This typically includes combining these following tactics:

• Professional photography and videography—REALTORS® will often work with professional photographers and videographers to get high-quality coverage of your home you can’t get with a smartphone or typical digital camera.

• Social media and real estate sites— Just about every REALTOR® has a social and/or web presence of their own or through their brokerage where they will share your listing and make sure there are eyes on it.

• Virtual and 3D tours—REALTORS® know potential buyers want as many visuals as possible when looking for homes, and video tours and 3D imaging is another way to help buyers imagine themselves in their new home.

• ca—REALTORS® have access to post your listing on Canada’s No. 1 real estate platform. That means your listing is getting the most exposure.

• Traditional marketing—A for sale sign outside your home can attract potential buyers as they pass by.

• Their network—Your REALTOR® is part of an extensive community of REALTORS® and real estate professionals who can connect them with potential buyers.

• Open house for REALTORS®—A REALTOR® open house is an efficient way to attract REALTORS® to see your home with their own eyes.

• Open house for buyers—Many buyers want to get a feel for your home before they start working with a REALTOR®. These events are typically done on weekends over the course of a few hours.

• Walk throughs—Your REALTOR® can coordinate with potential buyers and their REALTOR® to give a private walkthrough of your home.

Receiving an Offer

Negotiating a purchase price is one of the most intimidating aspects of the home buying and selling process. Working with a REALTOR® ensures you’re getting the best price and are accepting an offer that’s in your best interest. Your REALTOR® can help you every step of the way.

Consult with a lawyer

When selling, it’s essential to have a real estate lawyer handle all the various legal documents that change hands. Your REALTOR® can also give you the name(s) of experienced lawyers in your area, but make sure you’re doing your own proper due diligence. Your lawyer will review important documents that require your signature.

Responding to an offer

When you receive an offer, your REALTOR® can advise you on the merits of the offer and the asking price, closing date, and conditions. Take some time to consider the offers you’re presented! In general, there are three options when responding to an offer:

1. Accept the offer

You settled on the price you were hoping for, maybe even more. The closing date looks good and there are reasonable or no conditions. Your REALTOR® will formally accept the offer, and you’ll start to move on to the closing process.

2. Reject the offer

If you receive an offer that’s not close enough to your asking price, or that has unreasonable conditions, you can reject the offer. Your REALTOR® will communicate this to the buyer or buyer’s representative.

3. Provide a counter offer

The offer is close, but something’s not quite right. Your REALTOR® can help with the delicate art of negotiation by “signing back” or sending a counteroffer. Some of the most common reasons for a sign back include:

• you want a higher offer price;

• you want to change the closing date; or

• there may be some undesirable conditions in the offer (these could include a requirement for the buyer to obtain financing, approval to assume mortgage, sales of purchaser’s home, or a property inspection, etc.).

Closing the Sale

Congratulations, the negotiations were a success! Before your house is truly sold, it’s time for the vital final steps, known as “closing”. Your REALTOR® and lawyer will take care of the complex legal maneuvers.

Closing tips for sellers

• By the time you accept an offer, your REALTOR® will advise you of reporting requirements by FINTRAC, the federal agency responsible for administering Canada’s money laundering and terrorist financing legislation and regulations. Your REALTOR® is required by federal law to complete a client identification form and must ask the seller for a verified ID, such as a driver’s license or passport.

• Your lawyer will be advised that an agreement has been signed. Make sure your representation is ready to close the transaction.

• Immediately begin satisfying any conditions of the agreement requiring action on your part before the set date of completion.

• Contact your telephone, internet, and cable companies about transferring or removing service. Your lawyer will often handle the transfer of utilities.

• Inform your property insurance agent and arrange cancellation or transfer of your homeowner’s insurance.

• Contact a moving company to arrange your move on, or prior to, the closing date. (You can always ask friends and family to help you move, but the process can be quite labour intensive.)

• Send out your change of address notices and advise the post office.

• Coordinate with your REALTOR® to arrange the exchange of keys.

Find out more about a seller’s responsibilities for closing:

• Sellers’ Responsibilities During Closing

  • Stigmatized Homes: What You Legally Have to Disclose When Selling

How your lawyer helps with the closing process

• If you plan to “discharge” or pay off your mortgage with proceeds of the sale, your lawyer will obtain a statement from your lender showing your outstanding balance on the mortgage, and any penalties you’ll have to pay to discharge the mortgage.

• If you’re transferring your mortgage and the buyer is assuming your mortgage, your lawyer can liaise with your lending institution.

• A few days before closing, your lawyer will ask you to sign the paperwork enabling the title to be transferred to the buyer.

• On closing day, your lawyer will receive and distribute the proceeds from the sale, pay off your mortgage and other costs, and give you a cheque for the net proceeds.

Moving out

If you can, start packing early and spread it out over many days. Label all your boxes by room (and especially if the boxes carry anything fragile) so the movers know where to put them and how to treat the boxes. If you intend to hire professionals, contact a moving company, or truck rental company well in advance and ahead of the exchange of keys.

Tip: Set up mail forwarding from your previous address, and ensure to change your address in your records, especially for banking, the Canada Revenue Agency and government accounts.

                                                                                                                                                                                                                           BY REALTORS.ca TEAM

​In the first quarter of 2025, Aspen Woods, a prestigious neighborhood in southwest Calgary, exhibited diverse trends across various property types in its real estate market.​

Detached Homes: Detached homes in Aspen Woods maintained robust valuations. In December 2024, the benchmark price for detached properties was $1,234,900. By February 2025, the median asking price had adjusted to $579,900, with a median sold price of $550,000. This fluctuation indicates a dynamic market, possibly influenced by seasonal factors and inventory levels.​

Semi-Detached Homes: Specific data for semi-detached homes in Q1 2025 is limited. However, the broader Calgary market saw semi-detached benchmark prices at $673,600 in February 2025, reflecting an 8.3% annual increase. This suggests a positive trend that may extend to Aspen Woods.​

Row/Townhouses: Row homes in Aspen Woods demonstrated notable appreciation. In December 2024, the benchmark price was $536,200, marking a 9.1% year-over-year increase. This growth underscores the rising demand for townhouses, likely due to their balance of space and affordability.​

Apartments: Apartment-style condominiums also experienced significant growth. The benchmark price in December 2024 was $433,500, an 11% increase compared to the previous year. This trend reflects a growing interest in apartment living within the community.​

Market Dynamics: The Aspen Woods real estate market in early 2025 was characterized by limited inventory and competitive conditions. In February 2025, there were 15 new listings and 5 properties sold, with an average of 25 days on the market. The median sold price was $550,000, approximately 6% below the median asking price, indicating some negotiation between buyers and sellers.

Aspen Woods is renowned for its vibrant community life and upscale amenities. The neighborhood offers access to top-rated schools such as Webber Academy and Calgary Academy, making it a prime choice for families. Residents enjoy proximity to Aspen Landing Shopping Centre, featuring boutique shops, fine dining, and essential services. Additionally, the area boasts numerous parks and green spaces, fostering an active and engaged community atmosphere.​

In summary, Aspen Woods' real estate market in Q1 2025 showcased varied trends across property types, with notable appreciation in row homes and apartments. The community's desirable amenities and active lifestyle continue to attract a diverse range of buyers.

​In the first quarter of 2025, New Brighton, a vibrant community in southeast Calgary, experienced notable activity in its real estate market across various property types.​

Detached Homes: Detached homes in New Brighton saw significant appreciation. In December 2024, the average price was $669,600, reflecting a solid year-over-year increase. By February 2025, the average sold price for all property types in the community reached $631,607, indicating a 16% annual increase. This upward trend underscores the sustained demand for detached properties in the area.

Semi-Detached Homes: Semi-detached homes also experienced price growth. In December 2024, the benchmark price was $579,600. By February 2025, the benchmark price increased to $673,600, marking an 8.3% annual rise. This trend highlights the growing appeal of semi-detached homes among buyers seeking a balance between affordability and space.​

Row/Townhouses: The row and townhouse segment demonstrated robust performance. In December 2024, the average price was $447,200. By February 2025, the average price increased to $465,712, representing a 6% annual gain. This increase reflects a growing preference for townhouses, likely driven by their affordability and suitability for various buyer demographics.​

Apartments: Apartment-style condominiums maintained steady growth. In December 2024, the average price was $351,100. By February 2025, the average price rose to $352,799, a 4.7% annual increase. This steady appreciation indicates sustained interest in apartment living, particularly among first-time buyers and investors.

Market Dynamics: The overall real estate market in New Brighton during Q1 2025 was characterized by increased inventory and balanced conditions. In February 2025, there were 24 new listings, up from 13 in January, and six homes sold, compared to ten the previous month. The sales-to-new-listings ratio stood at 50%, indicating a balanced market that offers opportunities for both buyers and sellers.

In summary, New Brighton's real estate market in the first quarter of 2025 displayed healthy growth across all property types, supported by balanced market conditions and reflecting broader trends observed throughout Calgary.

Hawkwood experienced a robust start to 2025 with significant year-over-year growth across key real estate indicators:

• Sales: 31 homes sold, a 106.7% increase from Q1 2024, well above the 10-year Q1 average of 25.

• New Listings: 49 properties listed, marking a 157.9% increase Y/Y.

• Sales-to-New-Listings (SNL) Ratio: 63.27% – a healthy level indicating solid demand relative to supply.

• Average Days on Market (DOM): Properties sold in an average of 24 days, 64.3% faster than Q1 2024.

• Months of Supply: 1.48 – suggesting a tight market with limited inventory.

🏘 Trends by Property Type

🏠 Detached Homes

• Benchmark Price: $772,000 (+5.01% Y/Y)

• Sales: 29 (141.7% increase Y/Y)

• Average Price: $783,979

• SNL Ratio: Strong at ~60%, confirming high demand

• Price Range Distribution: Most activity occurred in the $700K–$799K and $800K–$999K brackets.

• Inventory Pressure: Detached homes remain in high demand with only 1.31 months of supply.

🏘 Row Homes

• Benchmark Price: $429,200 (+1.9% Y/Y)

• Sales: 2

• Inventory: Stable with ~1 month of supply

• Activity in this segment is modest but steady. It's an attractive option for downsizers or first-time buyers wanting entry into Hawkwood.

🏢 Apartments

• Benchmark Price: $338,233 (+4.72% Q/Q)

• Sales: Limited, but growing interest

• Typically priced under $400,000, apartments present a more affordable entry point in the neighborhood.

🏚 Semi-Detached

• No recorded sales in Q1 2025, though one property was listed in Q4 2024. This segment remains niche in Hawkwood, making up a small fraction of the market.

📈 Price Trends

• Total Residential Benchmark Price: $699,500 (+3.3% Y/Y)

• Average Residential Price: $755,158 (+11.3% Y/Y)

• The benchmark price has trended consistently upward since 2021, reflecting strong, sustained demand and a desirable community profile.

🏫 Hawkwood Community & School News – Q1 2025

Hawkwood School Initiatives

• Hawkwood Elementary School kicked off 2025 with a “Science Through Nature” program, partnering with Nose Hill Park educators to enhance environmental literacy through weekly outdoor classes.

• St. Maria Goretti School launched a student mentorship initiative in January, pairing older students with newcomers to support transitions and leadership.

• Local schools reported increased enrollment, suggesting growing family interest in the area—this bodes well for ongoing demand in the detached and family-friendly housing segments.

Community Engagement

• The Hawkwood Community Association organized the Winter Family Fun Fest in February, attracting over 500 residents with sledding, food trucks, and live music.

• Community clean-up programs are scheduled for April, reinforcing Hawkwood's family-oriented, community-driven character—a major draw for homebuyers.

✅ Key Takeaways

• Hawkwood remains a seller’s market, especially in the detached home segment, driven by limited supply and strong demand.

• Families continue to target Hawkwood for its school options, green space, and community feel.

• Price appreciation across all property types shows sustained upward momentum, though affordability concerns could shift some demand to row homes and apartments in the coming quarters.

Millrise kicked off 2025 with a balanced yet active real estate performance:

• Total Sales: 30 homes sold (-3.2% YoY)

• New Listings: 37 listings (+12.1% YoY)

• Sales-to-New-Listings Ratio (SNL): 81.08%, indicating strong demand relative to supply.

• Average Days on Market (DOM): 29 days, up 124.5% from Q1 2024.

• Average Inventory: 13 units (+143.8% YoY)

• Months of Supply: 1.30, keeping Millrise in a seller-favored market.

🏡 Market Trends

🏠 Detached Homes

• Sales: 17 (up 30.8% YoY)

• Benchmark Price: $605,233 (+10.78% YoY)

• Average Price: $630,753

• Median Price: $642,500

• Detached homes continue to dominate the market in value and demand. Most sales occurred in the $600K–$700K range, with limited inventory keeping prices strong.

🏘 Row Homes

• Benchmark Price: $398,900 (+5.75% YoY)

• Average Price: $440,000

• Median Price: $461,667

• Row homes are seeing renewed buyer interest from young families and downsizers, especially given their relative affordability and access to green space.

🏢 Apartments

• Benchmark Price: $331,033 (-1.9% YoY)

• Average Price: $285,000

• Median Price: $274,700

• The apartment market cooled slightly this quarter, with minor price declines, likely due to increased supply and slower absorption. Still, this remains a key entry point for first-time buyers.

🏚 Semi-Detached Homes

• Benchmark Price: $546,267

• Limited sales this quarter, but when available, semis tend to attract steady interest thanks to their mid-range pricing and family-friendly layouts.

💰 Price Growth Summary

• Total Residential Benchmark Price: $465,933 (+6.7% YoY)

• Average Price: $507,337 (+13.1% YoY)

• The price trajectory continues upward, especially for detached homes, while apartment and row segments remain more accessible.

🏫 Millrise Community Highlights

• Our Lady of Peace School hosted a STEM Innovation Fair in February, showcasing student projects and tech-based learning initiatives. This drew attention from local families and contributed to Millrise’s growing appeal among young households.

• Millrise Pre-K Program at the community center saw record enrollment for Spring 2025, reflecting a demographic shift toward younger families moving into the neighborhood.

🎉 Community Events

• The Millrise Winter Lights Festival returned in January, drawing over 1,000 residents for an evening of food trucks, firepits, and music. Events like this highlight the strong community spirit that makes Millrise attractive to buyers.

• Community-led Neighbourhood Clean-Up Day was announced for late March, reflecting civic pride and increasing homebuyer confidence in the area’s upkeep and desirability.

🔑 Key Insights

• Millrise remains a strong seller’s market, especially for detached homes and mid-range row houses.

• The benchmark price trend remains upward, albeit moderately, with inventory slightly expanding.

• Apartments offer affordability but face a slower sales pace.

• Community vibrancy, strong school engagement, and proximity to LRT and parks are key factors fueling Millrise’s steady real estate appeal.

In the first quarter of 2025, West Springs continued to show strong demand and a competitive market climate, driven by limited inventory and a high level of desirability among buyers seeking a suburban lifestyle with easy downtown access. The community’s appeal is also enhanced by its top-tier schools, green spaces, and modern amenities.

📊 Market Trends

1. Detached Homes

• Benchmark Price: $996,800

• Price Change YoY: ▲ +14.3%

• Sales-to-New Listings Ratio: 89%

• Trend: Inventory remains tight with only 1.03 months of supply, keeping sellers in a strong position.

• Insight: The luxury segment (homes above $1M) has remained active due to buyer confidence and lifestyle-focused relocations.

2. Semi-Detached Homes

• Benchmark Price: $766,767

• Price Change YoY: ▲ +20.3%

• Sales-to-New Listings Ratio: 92%

• Trend: Strongest YoY appreciation across all types. Demand outpaces supply with less than a month of inventory.

• Insight: Young professionals and downsizers are increasingly targeting semi-detached homes for their balance of space and lower price point compared to detached options.

3. Row (Townhomes)

• Benchmark Price: $583,233

• Price Change YoY: ▲ +20.2%

• Sales-to-New Listings Ratio: 103%

• Trend: The market is exceptionally tight with sales exceeding new listings, suggesting multiple-offer scenarios.

• Insight: First-time buyers are leaning toward townhomes due to affordability, while investors are attracted by rental potential.

4. Apartment Condos

• Benchmark Price: $373,667

• Price Change YoY: ▲ +19.2%

• Sales-to-New Listings Ratio: 102%

• Trend: Condos are gaining popularity due to relative affordability and low maintenance lifestyle.

• Insight: High rental demand and improved amenities in newer buildings contribute to condo market growth.

🏘️ Community News & Activities

1. Spring Community Cleanup & Greening Initiatives

• Residents participated in the “West Springs Clean Sweep” in March, a volunteer-led event to clean pathways and parks ahead of the spring season.

• The local Community Association also launched a tree-planting campaign along 77th Street and surrounding green spaces.

2. Upcoming West District Development

• Construction progress continues on West District’s central park and retail plaza, expected to add vibrant public space and boutique shopping to the area by mid-2025.

• These developments are contributing to growing buyer interest and investment appeal in the neighborhood.

3. Family & Wellness Programming

• The Westside Recreation Centre hosted several Q1 events including youth basketball leagues, fitness bootcamps, and wellness seminars.

• A new after-school STEM program was introduced at Calgary French & International School, boosting educational appeal for families.

4. Transportation & Infrastructure Updates

• The city has begun early planning stages for improved bus frequency along routes connecting West Springs to the 69th Street LRT Station.

• Traffic calming measures on 85th Street SW are being reviewed to improve safety near retail zones and schools.

West Springs continues to be a high-performing market in Calgary’s west quadrant. All property types have experienced double-digit annual growth, fueled by limited inventory, strong demand, and ongoing community enhancements. Buyers should prepare for competitive conditions, especially in the townhome and condo segments, while sellers are well-positioned to leverage price growth and low days-on-market.

Varsity's real estate market in Q1 2025 showed moderate activity and continued strength in pricing, especially for detached homes:

• Sales: 41 homes sold (-12.8% YoY)

• New Listings: 72 (+7.5% YoY)

• Sales-to-New-Listings (SNL) Ratio: 56.94% – a balanced market leaning slightly toward buyers

• Average Days on Market: 35 days (+37% YoY)

• Average Inventory: 31 units (+53.3% YoY)

• Months of Supply: 2.24 – up significantly, signaling softening demand compared to last year

• Benchmark Price (Total Residential): $563,033 (-0.7% YoY)

🏘 Property Type Breakdown

🏠 Detached Homes

• Sales: 14 (down 17.6% YoY)

• Benchmark Price: $922,633 (+3.2% YoY)

• Average Price: $1,033,736 (+4.8% YoY)

• Median Price: $943,500

• Months of Supply: 1.71

• Despite fewer sales, detached homes saw notable price appreciation, confirming Varsity’s continued appeal among higher-end buyers.

🏢 Apartments

• Benchmark Price: $277,300 (-0.17% YoY)

• Average Price: $289,500 (+8.4% YoY)

• This segment makes up 41% of total sales and offers affordability and convenience. Increased average prices show continued investor and first-time buyer interest.

🏘 Row Homes

• Benchmark Price: $532,567 (+10.74% YoY)

• Average Price: $595,100

• Row homes remain a smaller segment (23% of listings) but with strong Y/Y gains, indicating rising demand for this mid-tier housing option.

🏚 Semi-Detached Homes

• No sales recorded in Q1 2025, continuing a trend of limited activity in this niche property type.

📈 Pricing Overview

• Benchmark Price Growth (All Residential): Up modestly by 0.7% YoY

• Average Price Growth: $641,359 (+9.5% YoY) – driven largely by detached homes and high-end row housing

• Price Range Activity: Majority of sales occurred in the $400K–$699K range, with detached sales stretching beyond $1M+

🏫 Varsity Community Highlights

🎓 University Proximity Drives Demand

Varsity’s ongoing popularity is bolstered by its adjacency to the University of Calgary and Market Mall, attracting students, faculty, and healthcare workers affiliated with the nearby Foothills Medical Centre.

🏫 School District Updates

• Varsity Acres School (French immersion) implemented a new "Literacy Through Leadership" program, which has gained attention city-wide and may drive more young family interest to the area.

• F.E. Osborne School launched after-school robotics and science clubs, helping maintain Varsity’s reputation for academic excellence.

🌳 Community Events & Improvements

• The Varsity Community Association organized the Winter Wellness Walks in January, promoting outdoor activity along Bowmont Park trails.

• Planning is underway for a community garden expansion project near the community hall, further enhancing neighborhood livability.

🔑 Key Takeaways

• Varsity remains a premium NW community, with high average home values and enduring appeal for professionals and families.

• Detached homes and row housing are driving price growth, while apartment sales offer more affordability.

• Though sales volume has eased slightly, price stability and community amenities continue to attract discerning buyers.

• Varsity’s school strength, green space, and proximity to major institutions keep it a top-tier neighborhood in Calgary.

Royal Oak experienced a slowdown in sales volume in Q1 2025, though home prices showed resilience, and inventory levels rose:

• Sales: 32 homes sold (-22% YoY), below the 10-year Q1 average of 43.

• New Listings: 64 (+10.34% YoY)

• Sales-to-New-Listings Ratio (SNL): 50% – a balanced market with growing inventory.

• Average Days on Market: 32 days (+178.5% YoY)

• Average Inventory: 25 homes (+72.1% YoY)

• Months of Supply: 2.31 – significantly higher, indicating shifting power toward buyers

• Benchmark Price (All Residential): $630,100 (+1.12% YoY)

🏠 Market Trends

🏡 Detached Homes

• Sales: 10 units (-56.5% YoY)

• Benchmark Price: $833,000 (+5.6% YoY)

• Average Price: $772,830 (-4.3% YoY)

• Median Price: $777,000

• Detached homes dominate Royal Oak’s housing stock and saw strong year-over-year price growth. However, the volume of sales was down significantly, with more high-end listings entering the market, leading to longer DOM and higher inventory.

🏘 Row Homes

• Benchmark Price: $478,600 (+6.03% YoY)

• Average Price: $522,100 (+14.97% YoY)

• Median Price: $487,250 (+7.29% YoY)

• Row homes were a standout segment in Q1 2025. With sharp price increases and solid turnover, this type is increasingly popular among young families and move-down buyers.

🏢 Apartments

• Benchmark Price: $322,033 (-4.23% YoY)

• Average Price: $300,182 (-5.39% YoY)

• Median Price: $310,000 (-10.14% YoY)

• Apartment prices softened, reflecting higher supply and cooling demand in the entry-level buyer segment. However, they remain attractive due to affordability.

🏚 Semi-Detached Homes

• Benchmark Price: $540,000 (+12.5% YoY)

• Few sales recorded, but price metrics indicate growing interest. Semi-detached homes provide a middle ground between detached and row offerings, often appealing to downsizers.

📉 Price Range Activity

• The majority of home sales fell between $500K–$799K.

• High SNL ratios were found in the $500K–$599K and $600K–$699K brackets, showing strongest buyer activity.

• Detached homes were prevalent in the $700K+ range, while apartments and row homes clustered below $500K.

🏫 Royal Oak Community Highlights 

👩‍🏫 School & Education News

• Royal Oak School (K–3) introduced a digital storytelling program, encouraging students to blend creativity with tech tools – a project that’s drawn praise and interest from local families.

• William D. Pratt School (grades 4–9) expanded its science lab facilities with support from a community fundraiser, reinforcing Royal Oak’s appeal to education-focused families.

🌿 Community Engagement

• The Royal Oak Community Association organized its popular "Skate the Pond" winter festival in January, featuring outdoor skating, music, and food trucks.

• Ongoing planning is underway for trail upgrades in Royal Birch Park and expanded recycling bins in residential zones – initiatives that align with Royal Oak’s commitment to family living and sustainability.

🔑 Key Takeaways

• Royal Oak is transitioning toward a more balanced market, with rising inventory and slightly slower sales, especially in the detached segment.

• Row homes are surging in price and popularity, likely due to affordability constraints in detached properties.

• Apartments are adjusting with price softening but continue to provide accessible housing for new buyers.

• Strong school initiatives and community-driven events uphold Royal Oak’s status as a desirable, family-centric neighborhood.

Springbank Hill saw a robust start to 2025, with continued strong demand and limited inventory shaping the local housing dynamics. The average days on market (DOM) was relatively low, underscoring a seller’s advantage in many segments.

• Total sales: 47 transactions in Q1

• Sales-to-new-listings ratio: 65% (moderately leaning toward a seller’s market)

• Benchmark price (composite): $970,000, up 4.2% from Q4 2024

• Average DOM: 29 days (down from 36 in Q4 2024)

🏡 Market Trends

1. Detached Homes

• Median Sale Price: $1.1M

• Price Growth: +3.8% QoQ

• Sales Volume: 28 (strongest-performing segment)

• Buyer Profile: Primarily families upgrading or relocating for lifestyle purposes

• Trend: Premium detached homes continue to dominate interest, especially those with views or proximity to private schools.

2. Semi-Detached / Duplex

• Median Sale Price: $780K

• Trend: Steady demand, particularly from downsizers and move-up buyers priced out of detached options.

• Note: Slight inventory increase is offering more choices but not yet softening prices.

3. Townhomes

• Median Sale Price: $620K

• DOM: 32 days

• Trend: Stable with modest appreciation (+2.1% QoQ)

• Target Market: Young professionals and smaller families attracted to lower maintenance lifestyle.

4. Apartments / Condos

• Median Sale Price: $415K

• Trend: Slightly more volatile due to smaller sample size; prices were largely flat

• Demographic Shift: More investors re-entering this market due to higher rental demand

🌄 Springbank Hill Community Highlights – Q1 2025

🏫 West Calgary Campus Expansion

The West Calgary College announced a campus expansion plan near 17th Ave SW, expected to enhance local education infrastructure and potentially drive future demand for rentals and family housing nearby.

🌳 Green Space Enhancements

A new trail connection was completed in early March, linking Springbank Hill to nearby Aspen Woods and providing enhanced access to walking and biking routes.

🏘️ Community Events

• Springbank Hill Winter Fest: Held in late January at the community park with ice skating, food trucks, and a petting zoo. Strong attendance shows growing community engagement.

• Neighbourhood Watch Program Relaunch: Improved safety awareness and community patrols initiated with resident volunteers and city partnership.

🏗️ Future Development Watch

Ongoing discussions continue about rezoning parts of the south corridor of Springbank Hill for medium-density housing. If approved, this could introduce more row/townhome developments over the next 2–3 years, impacting future inventory levels.

🔍 Outlook for Spring 2025

• Sellers: Strong position, especially for detached homes in move-in-ready condition.

• Buyers: Still competitive, but increased spring listings may bring slight relief in inventory.

• Investors: Apartments offer stable rental yield potential, particularly near future college expansion zones.

📊 Overall Market Highlights

• Total Sales: 49
  (⬆️ 36.1% year-over-year)

• New Listings: 75
  (⬆️ 74.4% year-over-year)

• Sales-to-New-Listings Ratio: 65.33%
  ➤ Reflects a balanced-to-seller-leaning market

• Average Inventory: 26 (⬆️ 113.5%)

• Months of Supply: 1.61 (⬆️ 56.87%)

• Average Days on Market: 35 (⬆️ 55.5%)

• Benchmark Price (All Residential): $578,267 (⬆️ 4.32% YoY)

Silverado saw both sales and inventory climb in Q1, with more sellers entering the market and demand remaining healthy. Though market pace has slightly softened (higher DOM and months of supply), prices remain firm or rising.

🏘️ Market Trends

🏠 Detached Homes

• Benchmark Price: $647,567 (⬆️ 4.9% YoY)

• Median Price: $634,000

• Average Price: $716,704 (⬆️ 2.68%)

• DOM: 35 days

• Sales: 25

• Months of Supply: 1.96

💡 Detached homes dominate Silverado’s housing mix, making up ~60% of sales. Inventory growth has given buyers more choice, but prices continue to climb steadily, indicating sustained demand for family-friendly properties.

🏘️ Semi-Detached Homes

• Benchmark Price: $633,467

• Average Price: $628,898

• Benchmark Change YoY: -13.83%

• Sales Share: ~5%

💡 Smallest share of the market, and saw the biggest dip in price performance. This could reflect fewer sales or downward pressure in pricing due to older inventory or smaller lot sizes.

🏘️ Row Homes (Townhouses)

• Benchmark Price: $468,200 (⬆️ 4.11%)

• Median Price: $495,000

• Average Price: $503,213

💡 Townhomes are gaining popularity, particularly among first-time buyers and downsizers. Prices are up and holding steady as affordability continues to drive demand.

🏢 Apartments

• Benchmark Price: $357,133 (⬆️ 3.34%)

• Average Price: $350,875

• Median Price: $351,500

💡 Although apartments represent a smaller portion (9%) of Silverado’s sales, pricing is stable to slightly rising, showing resilience in the entry-level housing market.

🔢 Sales by Price Range (All Types)

Most sales occurred in:

• $400,000 – $599,999 (majority of detached & row homes)

• Lower activity in $700K+ range, though a few luxury homes transacted

• Apartments largely under $400,000

🧑‍🤝‍🧑 Calgary Silverado Community News & Activities 

🏫 Education & Youth Engagement

• Ron Southern School (K–6) launched its Eco-Explorers program, integrating nature walks with science classes, thanks to Silverado’s access to wetlands and pathways.

• Holy Child School (K–9) hosted its annual “Winter STEM Fair” in February, drawing families and sparking cross-grade collaboration.

• Both schools are piloting lunchtime leadership councils, fostering early civic involvement.

🎉 Community Events & Life

• The Silverado Community Association (SCA) hosted a Neighbourhood Ice Festival in January, including an outdoor skating party and hot cocoa social.

• Spring Market Prep began in March with local vendors registering for the annual “Spring Into Silverado” Market (scheduled May 2025).

• New signage and playground updates were completed in early Q1 near Silverado Saddle Avenue SW, improving curb appeal and family-friendly spaces.

🔮 Q2 2025 Outlook

• Detached market will stay strong as families look to move ahead of the school year.

• Row and apartment segments likely to stay competitive due to affordability pressures and increased interest from younger buyers.

• Inventory build-up will create more choice, potentially leading to price stabilization in higher-end segments.

Silverado remains a strong value play in the SW quadrant — combining modern homes, school access, greenspace, and proximity to shopping and transit (Somerset-Bridlewood LRT).