If you have been following the Calgary real estate market, you may have heard the phrase “three months of inventory” recently. But what does that actually mean?
Is three months of inventory good for buyers? Is it bad for sellers? Does it mean Calgary home prices are going down?

Not necessarily.

Months of inventory is one of the numbers I pay close attention to when looking at the Calgary real estate market because it gives us a better idea of the balance between homes available for sale and the number of homes buyers are purchasing.
And while it is a useful number, it needs some context.

What does “months of inventory” mean in real estate?

Months of inventory, sometimes called months of supply, is an estimate of how long it would take to sell all the homes currently available on the market if no new homes were added and homes continued selling at the current pace.
For example, imagine there are 900 homes available for sale and approximately 300 homes are selling each month. That would represent about three months of inventory.
It does not mean that every home will take three months to sell. Some homes may sell in a few days, while others may sit on the market for months.

It is simply a way of measuring the relationship between supply and demand.

Why does months of inventory matter?

Think of it this way: if there are very few homes available and lots of buyers looking, sellers generally have more leverage. When there are many homes available and fewer buyers competing for them, buyers generally have more choice and negotiating power.

That makes months of inventory helpful because it tells us more than simply looking at how many homes sold last month. A market with 1,000 sales might sound very busy. But if there were also a large number of homes available for buyers to choose from, the market could still be relatively balanced. This is why I like to look at supply and demand together, rather than relying on one statistic.

Does three months of inventory mean Calgary is a balanced market?

Three months of inventory is often considered to be around a relatively balanced level of supply, but there isn't one magic number that defines a balanced market for every situation. Real estate markets can behave differently depending on the property type, price range and location.

Three months of inventory for one segment of Calgary may feel very different from three months in another.

For example, the Calgary apartment market has been carrying more inventory than some other property types. Meanwhile, certain detached homes and price ranges can still have considerably tighter supply. This is an important point for both buyers and sellers:
Calgary is not one single real estate market.

What does three months of inventory mean for Calgary home sellers?

If you are selling your Calgary home, three months of inventory generally means you need to pay attention to your competition. Buyers may have more choices than they would in a very tight seller's market. That means your home needs to be priced appropriately and presented well. This becomes especially important if there are several similar homes for sale in your neighbourhood.

Buyers can compare.

They can look at the home down the street, the one around the corner and the one that was just listed yesterday. If your home is priced too high compared with the competition, they may simply move on to another property.

Price matters more when buyers have choices

One of the biggest mistakes I see sellers make is thinking they can start high and simply reduce the price later if they don't get an offer. Sometimes that works. Often, it costs you time and attention.

When a home first comes on the market, it has the greatest opportunity to attract buyers and agents watching new listings. If the price is too high, you may miss that initial group of potential buyers. Then you can end up with:

Higher price → fewer showings → little or no buyer interest → more time on market → price reduction.

The goal isn't necessarily to be the cheapest home on the market. The goal is to be well-positioned against the competition. That includes price, condition, photography, staging, presentation and how easy the home is for buyers to view.

Does three months of inventory mean sellers should panic?

No.

A market with more inventory does not mean good homes aren't selling.
A well-priced home in a desirable location can still attract strong interest and sell quickly.

The important thing is to understand where your particular property fits within the market. For example, I would want to look at:

• What similar homes are currently listed?

• How many have sold recently?

• What price range are they selling in?

• How much competition is there?

• How long are comparable homes taking to sell?

• Are buyers negotiating or competing?

• Is inventory increasing or decreasing?

This gives us a much more useful picture than simply saying, “Calgary has three months of inventory.”

What does three months of inventory mean for Calgary home buyers?

For buyers, more inventory can be a good thing. It can mean more homes to choose from and potentially more negotiating room. You may have more time to compare properties instead of feeling like you have to make an immediate decision because another buyer is waiting around the corner. Depending on the property and seller, you may also have more opportunity to negotiate on price or other terms.
But there is an important catch:

More inventory does not mean every home is a bargain.

A desirable home that is correctly priced can still attract multiple buyers, even when the overall market has more supply. This is why buyers should not automatically assume they can offer substantially below asking price simply because inventory has increased.

The individual property still matters.

Does three months of inventory mean Calgary home prices are going down?

Not necessarily. Inventory can put pressure on prices when supply increases faster than demand, but months of inventory by itself does not tell us exactly what home prices will do next.

To understand the direction of the market, I want to look at several pieces of information together, including:

• Sales

• New listings

• Inventory

• Sales-to-new-listings ratio

• Benchmark prices

• Months of supply

• Property type

• Price range

• Individual neighbourhood trends

For example, if new listings are coming onto the market faster than homes are selling, inventory can build. If sales are strong compared with the number of new listings, inventory can tighten.

That changing balance between supply and demand is what can ultimately influence pricing and negotiating conditions.

Why I don't rely on days on market alone

You will often hear people talk about how many days the average Calgary home is taking to sell. Days on market can certainly be useful, but I don't think it should be looked at in isolation. One reason is that a property can be cancelled and relisted, which can affect how the market time appears. Months of inventory gives us a different perspective because it looks at the relationship between available supply and the rate at which homes are selling. When I'm helping a seller determine a price, I want to know more than how long the average home has been sitting on the market.

I want to know how much competition they have and how quickly comparable properties are actually selling.

So, is three months of inventory good or bad?

The answer depends on whether you're buying or selling and what type of property you're talking about.
For buyers: more inventory can mean more choice, more time to compare homes and potentially more negotiating power.
For sellers: more inventory can mean more competition, making accurate pricing and strong presentation especially important.
For both: the Calgary-wide number doesn't tell the entire story.

Your neighbourhood, property type, price range and the condition of the home can all make a significant difference.

The bottom line

Three months of inventory isn't a reason for buyers to panic or sellers to panic. It is simply another piece of information that helps us understand the Calgary real estate market. The bigger question is:

What does the current level of inventory mean for your particular home or the type of home you want to buy?

That's where the numbers become much more useful. Real estate isn't one-size-fits-all. Two homes in the same city can have completely different results depending on their location, price, condition and competition. That's why when I'm advising a buyer or seller, I don't just look at the Calgary headline numbers. I look at what is happening with that particular property, price range and neighbourhood.

The more you understand the numbers, the better decisions you can make.

Calgary Real Estate Inventory FAQs

What does three months of inventory mean in Calgary real estate?

Three months of inventory means that, based on the current rate of sales, it would theoretically take about three months to sell the homes currently available if no new listings were added.

Is three months of inventory good for Calgary buyers?

It can be. More inventory generally gives buyers more choice and can provide additional negotiating opportunities, although desirable homes that are priced correctly can still be competitive.

Is three months of inventory good for Calgary sellers?

It can still be a healthy market for sellers, but sellers may face more competition than they would in a very low-inventory market. Accurate pricing and good presentation become especially important.

Does three months of inventory mean Calgary home prices will fall?

Not necessarily. Inventory is one factor affecting the market. Sales, new listings, property type, price range and local conditions also need to be considered when evaluating Calgary home prices.

Is months of inventory the same as days on market?

No. Months of inventory measures the relationship between available homes and the pace of sales. Days on market measures how long properties are taking to sell. Both can provide useful information, but they tell us different things.

If you own a home in Calgary, you may have heard a lot about the City's zoning changes in 2026. You may have heard that Calgary repealed blanket rezoning, that properties changed back from R-CG, and that basement suites are now a permitted use.
But what does all of this actually mean if you own a home or are thinking about buying one?

Here is the simple version.

What happened to R-CG zoning in Calgary?

In 2024, Calgary changed the zoning on many residential properties across the city. Many lots that had traditionally been zoned for lower density housing were changed to R-CG, or Residential Grade-Oriented Infill.
In simple terms, R-CG allowed more types of housing to be considered on a lot. Depending on the property and the rules that applied, this could include single detached homes, semi-detached homes, rowhouses and townhouses.
This is why R-CG became such a big topic for homeowners and buyers. A property that had previously been limited to a single detached home could potentially have had more redevelopment options under the new zoning.

Then, in August 2026, Calgary reversed most of that citywide rezoning. The zoning on approximately 99 percent of the affected properties went back to what it was before the 2024 rezoning, subject to certain exceptions for properties with qualifying applications, approvals or other circumstances.

So does going back from R-CG mean you can never build a townhouse or rowhouse on that property? No.

It means that if your property is no longer R-CG and the current zoning does not allow the type of development you want, you may need to apply to have the property rezoned. That is a separate process and approval is not automatic.

This is why checking the current zoning of a property is so important. A property that was R-CG in 2024 or earlier this year may not be R-CG today. And that can make a big difference if you are buying a property because of its redevelopment potential.
CHECK YOUR CURRENT ZONING HERE

What changed with Calgary basement suites in 2026?

This is a separate change, and it is one that may affect a lot more homeowners. On August 5, 2026, Bylaw 26P2026 came into effect. It changed secondary suites from a discretionary use to a permitted use in Calgary's low density residential districts.

But what does “permitted use” actually mean?
It does NOT mean you can simply finish your basement, put in a kitchen and rent it out without permits.
It means that a secondary suite is now an allowed use under the zoning rules, provided the property qualifies and the suite meets the City's requirements.

Think of it this way: the zoning question becomes much simpler, but the safety and building requirements still apply.

You still need the appropriate permits to create a legal secondary suite. The City requires a building permit, and electrical and plumbing permits may also be required depending on the work being done. In some situations, a development permit is also required.

So if you are asking, “Can I build a basement suite in Calgary now without a permit?” the answer is no.
You still need to follow the City's rules and obtain the required permits.
A legal secondary suite also needs to meet specific requirements. For example, it must be a self-contained living space with its own cooking and bathroom facilities, bedrooms need proper egress windows, and the suite needs an entrance that can be accessed from outside the main dwelling.

What if my basement suite already exists?

This is an important one for buyers and sellers.
A basement with a separate entrance is not automatically a legal secondary suite.

If a basement has been developed with a kitchen and bathroom and is being used as a separate living space, but the required permits were never obtained, the suite may not be legal or registered with the City. The City has a process for legalizing existing secondary suites, and its Secondary Suite Registry can be used to verify whether a suite has the necessary permits and inspections.

If you are buying a home because you want rental income from the basement, I would always recommend checking this before assuming the suite is legal.

Can I have both a basement suite and a backyard suite?

This is another area where the rules have changed.
Under the current rules, a secondary suite and a backyard suite generally cannot be located on the same property.

So you cannot simply assume that a property can have a legal basement suite plus a backyard suite because of the zoning changes from 2024.

What does this mean if you are buying or selling a Calgary home?

For buyers, there are really two different questions to ask.

If you are looking for redevelopment potential, check the property's current zoning. Do not rely on an old listing or assume that because a property was R-CG in 2024, it is still R-CG today.

If you are looking for rental income, check whether the home has a legal secondary suite and whether the suite is registered with the City. A separate basement entrance alone does not make it a legal suite.

For sellers, it is also important to be careful about how you advertise your property. If you are promoting a home as having “R-CG redevelopment potential” or a “legal basement suite,” make sure those statements are accurate under the current rules.

The bottom line

The August 2026 zoning changes made two important things happen.

First, Calgary reversed most of the citywide R-CG rezoning from 2024, meaning many properties went back to their previous zoning. This changed the redevelopment options available on those properties.

Second, Calgary made secondary suites a permitted use in applicable low density residential districts. This makes it easier and more predictable to pursue a basement suite where the property qualifies, but it does not eliminate the need for permits or safety inspections.

If you are buying a Calgary home for its basement suite or redevelopment potential, the current zoning and permit history matter. What was allowed on a property two years ago may not be the same as what is allowed today.

Questions? Let’s have a chat - Sabrina @ 4036202048

by the Calgary Real Estate Board

Sales and New Listings
Slow In August

Calgary, Alberta, September 1, 2026 – Consistent with trends throughout most of 2026, both sales activity and the number of new listings coming onto the market have continued to trend down compared with 2025 levels. In August, sales in Calgary were 1,660 units, down 16 per cent compared with last year, while new listings fell by nearly 10 per cent to 3,141 units (compare to last month)

The pullback in sales has not occurred across all price ranges, as homes priced over $1,000,000 have recorded gains over last year. These gains have mostly been driven by detached and semi-detached homes and are also consistent with where most of the supply growth has occurred.

“While sales growth in the upper end of the market was possible thanks to improved supply choice, it also reflects longer-term confidence in our market, as some buyers are not shying away from taking advantage of the available supply,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “Meanwhile, we have not seen the same pickup in activity in the lower price ranges, as favourable rental conditions are slowing the transition to ownership.”

Inventory levels in August eased compared with the previous month and the same period last year, at 6,509 units. However, given the pullback in sales, the months of supply pushed up to nearly four months. Also consistent with trends throughout this year, conditions vary significantly by property type, with nearly six months of supply for apartment-stylecondoscompared with over three months of supply for lower-densitydetached homes.

The relatively balanced conditions in the detached and semi-detached sector have prevented any significant shifts in prices compared with thesteady price declines occurring in the oversupplied higher-density segments of the market. As of August, the total residential benchmark price was $569,800, similar to the previous month and one per cent lower than 2025 levels.

Detached

Gains in higher-priced sales were not enough to offset the pullbacks occurring for homes priced below $1,000,000, as sales fell by 12 per cent to 875 units. At the same time, new listings trended down compared with both July and August 2025 levels, reaching 1,635 units. The steeper decline in sales compared with inventory levels was enough to support a modest monthly gain in inventory levels and drove up the months of supply to over three months. Market balance varies significantly based on price range and location. The months of supply remain below three months in the North West, West, South and South East districts, and above four months in the North and North East districts. The wide range of market balance is also reflected in pricing. Year-over-year gains of over two per cent have occurred in the West and City Centre districts. Meanwhile, price declines were the steepest in the North East at over six per cent. Overall, the benchmark price in August was $744,300, similar to July and down by one per cent compared with last year.

Semi-Detached

Easing sales in August were enough to push year-to-date sales down to 1,516 units, over two per cent lower than last year’s levels. The easing of August sales was not matched by new listings, causing the sales-to-new-listings ratio to fall to 56 per cent. While inventories eased slightly compared with the previous month, they remain nearly five per cent higher than last year. The steeper monthly pullback in sales compared with inventories was enough to push the months of supply above three months, the first time this has happened since January. Despite the shift, conditions remain relatively balanced, and prices have been relatively stable. As of August, the unadjusted benchmark price was $690,500, similar to the previous month and nearly one per cent higher than last year's levels. Price gains in the City Centre, North West and West districts offset pullbacks in other areas, contributing to the annual gain.

Row

Sales continued to ease in August compared with last year, contributing to the year-to-date pullback of 15 per cent. Additional new-home supply, along with more rental product availability, has contributed to some of the pullback in sales activity. Meanwhile, the pullback in new listings has helped prevent any further gains in inventory levels, and the months of supply remained near four months for the second month in a row. Like other sectors, conditions vary depending on location. The months of supply pushed above four months in the City Centre, North East and North districts, while remaining near three months in the West district. Prices have been easing across all districts in the city. The range of decline varied from over 12 per cent in the North East to just over one per cent in the North West district. As of August, the benchmark price was $415,200, down nearly one per cent from July and five per cent lower than levels reported last year at this time.

Apartment Condominium

Apartment-style homes continue to face the most oversupply in the market, with nearly six months of resale supply. More rental supply is weighing on ownership demand from both first-time buyers and investors, which is slowing sales activity while supply levels remain elevated. In August, sales activity continued to fall, contributing to the year-to-date decline of 26 per cent. New listings have also been declining enough to prevent any further inventory gain, but not enough to help the market shift away from buyer-market conditions. Persistently high supply levels relative to demand have weighed on apartment-style prices for the past two years. As of August, the unadjusted benchmark price was $295,400, nearly one per cent lower than the previous month and eight per cent lower than 2025 levels. Prices peaked in August 2024 at $341,300 and currently sit nearly 13 per cent lower than the peak price. 

REGIONAL MARKET FACTS

Airdrie

Sales continued to trend down in August, contributing to the year-to-date decline of 13 per cent. Easing sales have also been met with a seven per cent pullback in new listings over the same period. Throughout most of the year, inventory levels have generally trended higher than last year’s levels and longer-term trends. Over the past few months, we have started to see the pullback in new listings relative to sales cause the sales-to-new-listings ratio to rise, and this has helped prevent any further inventory gains and kept the months of supply below four months. Nonetheless, pressure from competing markets continues to weigh on resale prices. As of August, the unadjusted total residential benchmark price was $508,800, down one per cent from July and over four per cent compared with last year at this time. Steeper price declines are occurring for higher-density apartment-style homes.  
 

Cochrane

Sales improved in August, contributing to the year-to-date gain of over five per cent. Much of the gain in sales has been driven by semi-detached activity. New listings also improved in August compared with last year. The 148 new listings and 94 sales caused the sales-to-new-listings ratio to push above 60 per cent, and inventories edged down compared with the previous month. The boost in sales in August compared with inventory levels caused the months of supply to drop back down to just over three months. Nonetheless, prices still trended down in August. The unadjusted total residential benchmark price eased by nearly one per cent compared with July and is two per cent lower than levels reported last year.  
 

Okotoks

Further declines in new listings likely limited sales activity in August, as the sales-to-new-listings ratio remained elevated at 81 per cent. This contributed to the monthly pullback in inventories, keeping conditions relatively tight with just over two months of supply. Okotoks has struggled with lower-than-average supply levels since 2021, but additional supply choice in competing markets is helping prevent further upward pressure on prices. As of August, the unadjusted total residential benchmark price was $608,400, over one per cent lower compared with July and nearly two per cent lower than last year's levels.

If your Calgary home isn’t selling, the problem might not be the market. It might be the price.
And one of the biggest pricing mistakes I see Calgary sellers make has nothing to do with the house itself. It’s how they arrive at the number.

When you’re selling a home, it’s completely natural to think about what you need to make, what you paid for the property, or what your neighbour is asking. But here’s the problem: none of those things determine what your home is worth in today’s Calgary real estate market. The market does.

“But we need to get $X.”

I hear this one a lot. Maybe you’re moving because of a job. Maybe you’ve already bought another home. Maybe you’re counting on a certain amount of equity for your next down payment. Whatever the reason, you have a number in your head, and that number may be completely reasonable for your plans.

But buyers don’t price your home based on what you need. They’re looking at your home and comparing it to everything else they can buy with their budget. If your Calgary home is worth $700,000 based on current comparable sales, pricing it at $775,000 because you need $775,000 doesn’t change its market value. It just changes how you compete and potentially how long you sit on the market.

Your neighbour’s listing price isn’t your home’s value

This is another big one. Your neighbour listed their house for $850,000, so naturally you think yours should be around there too.

Except… listed price does not equal sold price.

Your neighbour may have priced aggressively. They may have priced strategically. They may have overpriced. Their home may have a better lot, a different floor plan, more renovations, a finished basement, or a completely different location. And most importantly, we don’t know what a buyer will actually pay for it until it sells.

When I’m helping a seller determine the right price, I’m much more interested in what similar Calgary homes have actually sold for than what another homeowner is hoping to get. What have comparable homes sold for recently? How quickly did they sell? Were there multiple offers? How much competition is currently on the market? And what are buyers choosing when they have several similar homes in front of them?

That’s the information that matters.

“But we paid $X for it…”

This one is completely understandable. You bought your home for $550,000. Since then, you renovated the kitchen, replaced the roof, landscaped the backyard and probably poured a whole lot of time, money and energy into making the house your own. So surely it’s worth more now.

Maybe.
But the real estate market doesn’t work like a receipt. You don’t get to add up every dollar you’ve spent and present the total to the next buyer.

Some improvements add significant value. Some simply maintain the property. Some are personal choices that may not matter much to the next homeowner. And sometimes the renovation you absolutely love is the first thing a buyer says they want to change.

The money you invested in your home is part of your story. It isn’t automatically part of its market value.

So how do you actually price a home in Calgary?

You start by thinking like a buyer.
If your home hit the market today, what would a buyer compare it against? That’s where the pricing conversation should start.

I look at things like:

• Recent sales of truly comparable Calgary homes

• Current competing listings

• Location and neighbourhood

• Lot size and orientation

• Square footage and floor plan

• Condition and overall presentation

• Renovations and upgrades

• Basement development

• Days on market for comparable properties

• Current buyer demand

• The price range where your home will compete most effectively

And there’s one more thing I care about: how will buyers feel when they see your price?
Because pricing isn’t just math. It’s psychology.

The danger of “let’s start high and see what happens”

This sounds harmless.

“We can always reduce the price later.”
Technically, yes. But the market has a memory.

When a home launches overpriced, you may miss the buyers who would have been excited about it at the right price. Then the listing sits. And sits. And eventually, you reduce the price. Now buyers may start wondering: What’s wrong with it?

Meanwhile, the homes that were priced properly from the beginning may already be sold. That’s why I’d much rather have a seller launch with a price that makes buyers think, “We need to go see this,” instead of, “That seems expensive. Maybe they’ll come down.”

Those are two very different conversations.

The goal isn’t to be the cheapest house on the street

Proper pricing doesn’t mean underpricing your home. It means positioning it correctly. There’s a sweet spot where your home is competitive enough to attract attention while still reflecting what the market is likely to support. And sometimes that means pricing slightly below what you could theoretically ask to create more interest. Other times, it means confidently pricing higher because the property genuinely supports it.

There is no magic percentage. There is no universal “price per square foot” that tells the whole story. There is only the right strategy for that home, in that market, at that moment.

Your home is worth what the market says it’s worth

I know that can sound harsh. Your home is personal to you. You remember bringing your kids home there. You remember the backyard birthday parties. You remember the renovation you did yourselves. You remember all the weekends you spent turning the house into your home.
Those things matter. They just don’t determine the price.

The buyer does.

And the best pricing strategy isn’t about taking emotion out of the sale completely. It’s about separating your emotional attachment from your financial strategy. Because the goal isn’t to prove that your home is worth a certain number. The goal is to sell it for the strongest price the market will support with the least amount of unnecessary time, stress and negotiating.

That’s a very different approach.

How do I know what my Calgary home is worth?

A good starting point is to look at recently sold comparable homes, not just active listings.

The key word is comparable. A four-bedroom home in one Calgary neighbourhood isn’t necessarily comparable to a four-bedroom home across the city. Even within the same neighbourhood, lot, layout, condition, renovations, basement development and location can make a significant difference.

That’s why a proper pricing analysis looks at the whole picture rather than simply pulling a number from an online estimate.

Should I price my Calgary home higher to leave room for negotiation?

Not necessarily.

There’s a difference between pricing strategically and pricing unrealistically high. If your home is significantly more expensive than the alternatives buyers are considering, you may actually reduce the number of people who see it.

The strongest negotiating position often starts with a price that makes sense to the market in the first place.

Should I price my home based on what my neighbour is asking?

No, at least not on that information alone.

An active listing tells you what another seller wants to get. A sold property tells you what a buyer was actually willing to pay.
Those are very different pieces of information.

Does what I paid for my home matter?

It matters to you financially, but it doesn’t determine the home's current market value. You could have bought at exactly the right time, or you could have overpaid. You could have renovated extensively, or barely changed a thing. The market today is still the market today.

Your purchase price is part of the history of the property. It isn't a pricing strategy.

Thinking about selling your Calgary home?

Before you pick a number, let’s look at what the market is actually telling us. Because your home deserves a pricing strategy not a guess. I would be happy to chat and help. 

A Real Property Report, commonly called an RPR, is a legal document prepared by an Alberta Land Surveyor that shows your property boundaries and the location of buildings and other visible improvements in relation to those boundaries. And yes, you need one to sell your home. 

If you're preparing to sell your Calgary home, my advice is simple: Don't wait until you have an accepted offer to find out whether your RPR is current and compliant.

After more than 18 years as a Calgary REALTOR®, I've seen sellers face unnecessary costs, delays, and money being held back from their sale proceeds because an RPR issue wasn't discovered until after an offer was accepted.

In one transaction, $25,000 of the seller's proceeds was held back while a balcony compliance issue was being resolved.

That's why I recommend sellers deal with their RPR before their home is listed.

What Is a Real Property Report?

A Real Property Report is a legal document, a survey of the land, prepared by a registered Alberta Land Surveyor.

It shows the property's boundaries and the location of visible improvements in relation to those boundaries. Depending on the property, an RPR can show:

• The house

• Detached or attached garage

• Decks

• Balconies

• Fences

• Sheds

• Retaining walls

• Air conditioning units

• Other visible improvements

Think of an RPR as a snapshot of your property at a particular point in time. And that last part is important.
Your home may have changed since the RPR was prepared. You may have replaced a fence, added an air conditioner, built a deck or made another exterior change.

If those changes aren't reflected on the RPR, your old RPR may no longer accurately represent your property.

Does an RPR expire?

An RPR doesn't technically have an expiration date. However, an RPR can become outdated when changes are made to the property. This is one of the biggest misconceptions I see from Calgary sellers.
A seller will tell me: "We have an RPR."
That's great, but my next question is:

"Does it still accurately show your property today?"

What Is an RPR Compliance Stamp?

You may also hear the terms RPR compliance, compliance stamp or Certificate of Compliance when selling a home in Calgary.

The City of Calgary explains that a Certificate of Compliance confirms that the locations of structures shown on the RPR comply with the City's Land Use Bylaw.

It is important to understand that this is not the same thing as confirming that every renovation or improvement on your property was properly permitted.
In other words, an RPR and a compliance stamp don't mean that the City has given your entire house a blanket approval. They address specific requirements relating to the property and the improvements shown on the RPR.

That's why it is important to have the right professionals review your specific situation if you're unsure whether your existing RPR is current or compliant.

Do You Need an RPR to Sell a Home in Calgary?

Yes. If you're selling a home in Calgary, an RPR with the required compliance is an important part of the real estate transaction.

The Real Property Report (RPR) is required as per the listing and purchase contracts used in Alberta real estate transactions. As a seller, you are expected to provide the buyer with an RPR that accurately reflects the property, along with the required evidence of municipal compliance. Sometimes a buyer will ask for it prior to submitting an offer, or even as a condition of the offer.

This is why I strongly recommend having your current RPR and compliance stamp in place before your home is listed. Waiting until you have an accepted offer can put you in a difficult position if the RPR reveals a problem.

You could discover that a fence crosses a property line, a balcony requires a relaxation, an addition or other improvement doesn't meet the applicable requirements, or that your existing RPR is simply out of date because you've made changes to the property.

And once you're under contract, you're working against a possession deadline. I would much rather find those issues before we list your home, when we have time to deal with them than after you've accepted an offer.

That's why an RPR isn't something I consider a last-minute piece of paperwork.
It's part of preparing your home for sale.

Why Should You Get Your RPR Before Listing?

This is my biggest piece of advice for sellers.
Get your RPR current and deal with compliance before your home goes on the market.

Here's why.
If your RPR reveals a problem before listing, you have time to investigate it.

You may need to:

• Update the RPR

• Contact the City of Calgary

• Apply for a relaxation

• Address an encroachment

• Obtain documentation from a neighbour

• Make changes to a structure

• Obtain additional information or approvals

Some issues can be resolved quickly.
Others can take weeks or even months.
You don't want to discover that after you've accepted an offer and have a buyer waiting for a possession date.

Your biggest advantage is time.

When you deal with the RPR before listing, we have time to solve the problem. Once you've accepted an offer, we're working against a deadline.

That's a very different situation.

Real-Life RPR Problems I've Seen as a Calgary REALTOR®

This is why I feel so strongly about getting an RPR dealt with before listing.

I've seen what happens when sellers wait.

Case Study #1: A $25,000 RPR Holdback

In one transaction, the seller did not have their RPR situation resolved before accepting an offer.
The RPR revealed an issue with the home's balcony that required additional City compliance work and a relaxation/application.

Resolving the issue required additional time and money.

And because the required documentation wasn't available at the time of the transaction, $25,000 of the seller's sale proceeds was held back. He was buying another home and now needed to find extra funds last minute for his purchase the next day!

The property had already changed hands, but the seller was still dealing with the RPR issue months after possession trying to get it resolved so he could get his 25k released to him.
This is exactly the type of situation I want to prevent for my sellers.

Case Study #2: "But We Already Have an RPR"

Another seller thought they had a current RPR.
They did have one.

The problem was that they had subsequently added an air conditioning unit.
The existing RPR no longer accurately reflected the property.

A new RPR was required.
This is a perfect example of why simply having an RPR isn't enough.

You need to make sure it reflects the property as it exists today.

Case Study #3: A Fence on the Neighbour's Property

In another situation, an RPR showed that a fence extended onto the neighbour's property.
The seller needed to obtain the appropriate permission/documentation from the neighbour.
That took time.
Funds were also held back until the required documentation was produced.

Again, this wasn't necessarily an impossible problem.
But it became a transaction problem because it wasn't something that could simply be solved instantly.
I'd much rather discover it months earlier.

What Can Cause an RPR to Become Outdated?

You don't necessarily need to make a major addition to your home for your existing RPR to become inaccurate.

Things sellers sometimes overlook include:

• Installing an air conditioner

• Replacing or moving a fence

• (Re-)Building a new deck

• Adding or replacing a shed

• Constructing a balcony

• Adding window wells

• Adding a retaining wall

• Building another structure

• Making exterior changes that affect the information shown on the RPR

That's why I encourage sellers to physically walk around their property and compare it with their RPR.
Don't just look at the date on the document.
Look at the property.
Does the RPR still match what is actually there?

What Happens If Your RPR Isn't Compliant?

If an issue is identified, the solution depends on what the issue is.

Depending on the circumstances, you may need additional information, an updated RPR, City involvement, a relaxation, an encroachment process or documentation from another property owner.

The important thing is that you want to know about the issue early.

A potential problem discovered six months before listing is very different from the same problem discovered two weeks before possession.

This is why an RPR isn't something I want my sellers thinking about at the last minute.

How Long Does an RPR Take in Calgary?

The time required to obtain or update an RPR varies depending on the property and the surveyor. Typically we see 2-5 weeks. 
The bigger concern is what happens after the RPR identifies a problem.

If additional City approvals, relaxations, encroachment agreements or neighbour documentation are required, the process can take considerably longer.

That's why I recommend starting early.
Weeks can turn into months when there is an issue that requires additional approval.

If you're thinking about selling, this is something you should discuss with your REALTOR® well before putting your home on the market.

My Advice to Calgary Home Sellers

If you're planning to sell your home, here's what I recommend.

1. Find your existing RPR.

Don't assume you don't have one.
Check your previous purchase documents and speak with your lawyer or REALTOR® if you're unsure where it is.

2. Compare the RPR with your property today.

Walk around your property.
Look at your fences, decks, balconies, sheds, garage and other improvements.
Ask yourself: "Has anything changed since this RPR was prepared?"

3. Don't assume an old compliance stamp means everything is still fine.

If you've changed something on the property, the old RPR may no longer accurately reflect the property.

4. Deal with problems before listing.

If something needs City involvement, a relaxation, an encroachment agreement or other approvals, give yourself time.

5. Don't wait for an accepted offer.

This is the biggest one.

An RPR problem is much easier to deal with when you aren't already under contract.

The Bottom Line: Know What You're Selling

This is how I explain the importance of an RPR to my sellers:

Your RPR helps us know what we're selling. When you're preparing to sell your Calgary home, I don't want us to discover an important property issue after a buyer has already made an offer. I want us to identify potential problems before your home goes on the market, while we still have time to deal with them.

After more than 18 years in Calgary real estate, I've seen how much easier a transaction can be when sellers prepare properly before listing.

I've also seen what happens when they don't.

-Unexpected costs.
-Delays.
-Neighbour approvals.
-City applications.
-Money held back from sale proceeds.

And stress that could potentially have been avoided.

So if you're thinking about selling your Calgary home, find your RPR now—not when you have an offer.
Make sure it accurately reflects your property.
Make sure you understand the compliance situation.

And if you're not sure, get it looked at before you list.

Because selling your home is complicated enough.

You don't need an RPR surprise waiting for you at the finish line.

Frequently Asked Questions About Real Property Reports in Calgary

What is a Real Property Report (RPR)?

A Real Property Report is a survey of the land (legal document) prepared by an Alberta Land Surveyor that shows property boundaries and the location of visible improvements in relation to those boundaries.

Does an RPR expire in Alberta?

An RPR doesn't technically expire, but it can become outdated if changes have been made to the property since it was prepared.

Do I need an RPR to sell my Calgary home?

Yes, an Real Property Report with Compliance Stamp is a requirement of the purchase contract

What is an RPR compliance stamp?

A Certificate of Compliance from the City of Calgary confirms that the locations of structures shown on the RPR comply with applicable Land Use Bylaw requirements. It does not mean the City has confirmed every aspect of the property or every renovation.

How long does it take to get an RPR in Calgary?

Timing varies depending on the property and surveyor. If issues are identified and additional City approvals or other documentation are required, the process can take considerably longer.

What happens if there is an issue flagged?

Depending on the issue, there may be different ways to resolve it. This could include applying to the City for approval, obtaining an encroachment agreement, or applying for a relaxation where permitted. The important thing is to identify these issues early so there is time to determine the appropriate solution before you have an accepted offer.

Does an RPR have to show an air conditioner?

A current RPR should accurately show the improvements relevant to the property. Air conditioning units can be among the improvements shown on an RPR and should be on your RPR if you have one.

Should I get an RPR before listing my Calgary home?

My recommendation is yes. Getting your RPR reviewed and dealing with potential compliance issues before listing gives you time to address problems without an accepted offer and possession deadline hanging over you.

Selling Your Calgary Home?

Preparing a home for sale involves much more than cleaning, staging and putting a sign on the lawn.

The best time to discover a problem with your property is before a buyer does.

If you're thinking about selling, I can help you understand what should be addressed before your home goes on the market—including reviewing whether your RPR situation needs attention.

Sabrina Stevenson | Calgary REALTOR®
Royal LePage Benchmark
Calgary, Alberta

Selling a home? Let's make sure we're prepared before we put it on the market.

Calgary, Alberta, August 4, 2026 – As we move into the second half of the year, it is not a surprise to see slower market activity. In July, both sales and new listings eased over June levels, declining to 1,904 sales and 3,323 new listings. Sales were nine per cent lower than last year’s levels, while new listings were 15 per cent lower. The adjustment in both sales and new listings caused little change in the sales-to-new-listings ratio, which sat at 57 per cent.

In July, the unadjusted total residential benchmark price was $569,200, down slightly over June and two per cent lower than levels reported last year. The persistent oversupply of apartment condos is contributing to a steeper price decline of over eight per cent. Meanwhile, at the other end of the spectrum, detached prices have eased by under two per cent compared to last year, mostly driven by adjustments in the North East and North Districts.

“Several consecutive years of high construction levels and the sudden drop in mostly international migration have contributed to the shift in housing market conditions mostly for higher-density homes, a transition that started in the second half of last year,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “While new home construction is slowing, there are over 17,000 apartment-style units under construction. This continues to weigh on rental and higher-density properties, driving price adjustments.”    

While demand has slowed this year, levels remain stronger than those reported during the challenging market conditions experienced from 2015 to 2019. What has shifted significantly is the additional supply choice across the housing spectrum. Total resale inventory levels remained relatively stable compared to both June and July 2025. However, the slower July sales pushed the months of supply up to three and a half months. While the months of supply is rising across all property types, conditions remain mostly balanced in the detached and semi-detached sectors. In the higher-density sectors, the market continues to favour the buyer for apartment-style homes with nearly five months of supply, while row is experiencing some signs of oversupply.

Detached

Sales in July eased to 1,012 units, down nearly two per cent over last year. These numbers have been trending lower throughout most of the year. While slower sales are partly due to changing economic conditions, we have also seen a pullback in the number of new listings. In July, new listings fell to 1,707 units, nine per cent lower than last year, contributing to the year-over-year inventory declines that have persisted since March. The pullback in sales this month outpaced the pullback in inventory levels, causing the months of supply to rise to nearly three months. While this is still in a balanced range, conditions do differ from under two months in the West District to over five months in the North East District. Added competition from the new home market is also weighing on recently built homes listed on the resale market. As of July, the unadjusted detached price in Calgary was $743,900, lower than June and nearly two per cent lower than prices reported last July. While prices have eased over 2025’s peak, it has not erased all the gains reported over the past several years. Price movement has varied significantly across each district. Compared to last year, prices have improved in both City Centre and the West District. The steepest decline occurred in the North East at nearly six per cent. 

Semi-Detached

Despite a typical monthly pullback, sales remained similar to last year, keeping year-to-date levels relatively consistent with 2025. While new listings eased in July, they remain down three per cent so far this year. Throughout most of 2026, conditions have remained relatively balanced, with a sales-to-new-listings ratio remaining near 60 per cent and months of supply below three months. As of July, the unadjusted benchmark price was $691,000, down from June but similar to last year's level. While prices have remained relatively stable for semi-detached homes, there is variation throughout the city. Most sales activity occurred in the City Centre, where year-to-date prices have remained stable compared with 2025. The West District was the only district to record a year-over-year price gain, while the steepest declines occurred in the North East, where buyers' market conditions have emerged. 

Row

For the third consecutive month, row sales have trended down, contributing to a year-to-date decline of 15 per cent. Over the past several months, we have also reported a pullback in new listings, keeping the sales-to-new-listings ratio above 55 per cent.  While inventory levels have also been trending down, they remain elevated based on long-term trends. The steep pullback in sales this month was enough to push the months of supply up to nearly four months. An upward trend in the months of supply over the past few months has prevented any further price increases. In July, the unadjusted benchmark price eased to $418,500, down over the previous month and six per cent lower than last year’s levels. Added competition in the new home market has also weighed on resale row prices. However, like other property types, year-to-date price declines range from 12 per cent in the North East and East Districts to a three per cent decline in the West District. 

Apartment Condominium

Increased rentals and new supply are weighing on ownership demand for resale condos as sales have fallen by nearly 26 per cent so far this year. While new listings have been easing over last year’s levels and are helping to bring down inventory, the 1,999 units available in the resale market are still elevated compared to long-term trends and sales. The combined impact of additional supply and reduced demand has kept the months of supply in a range that has favoured the buyer since the end of spring 2025. The persistent excess supply has placed downward pressure on prices. As of July, the unadjusted benchmark price was $297,600, down over June, over eight per cent lower than last year’s levels and 13 per cent below peak levels reported in 2024. While the rate of decline has ranged across districts, all districts have reported relatively steep adjustments in prices. 

REGIONAL MARKET FACTS

Airdrie

Sales continued to trend down in July compared to 2025, contributing to the year-to-date decline of nearly 14 per cent. However, new listings have also been easing, helping to push the sales-to-new-listings ratio back above 55 per cent in July. While this did little to cause a shift in inventory, the months of supply eased back below four months. Should this trend continue, it will help to support a more balanced state in the Airdrie market. Nonetheless, supply choice in the resale market along with added competition coming from both the new home market in Airdrie and supply choice in Calgary are weighing on prices. Detached prices in July eased to $603,100, four per cent lower than last year’s levels. This decline has outpaced Calgary’s, and now the price spread between Calgary and Airdrie is returning to levels that are more consistent with historical norms.  

Cochrane

While sales have eased for two months in a row, year-to-date, they remain higher than levels reported in 2025. This was partly possible due to gains in new listings, which have raised inventory over last year’s levels. Much of the inventory growth was driven by higher-density homes. In July, the months of supply pushed above four months, and the sales-to-new-listings ratio dropped to 46 per cent. This represents a shift from earlier in the year, and if it persists, it could have further implications for prices. Overall, the unadjusted detached benchmark price was $659,400 in July, down over June and nearly four per cent lower than last year. Like other markets, the added competition from new home products and competing markets is weighing on resale prices.

Okotoks

With 78 new listings and 70 sales in July, the sales-to-new-listings ratio rose to 90 per cent, causing inventories to trend down over the previous month. Supply has improved over the low levels that have persisted over the previous five years but remain below long-term trends and have kept the months of supply relatively low at two months. However, benchmark prices have continued to trend down, likely due to the increased competition coming from the new home sector and new community developments occurring in the south end of Calgary. As of July, the unadjusted detached benchmark price eased to $695,700, over two per cent lower than prices reported last July. 

Chestermere

Year-to-date sales in Chestermere have reached 333 units, 18 per cent lower than last year. The decline in sales has not matched the decline in new listings, keeping the sales-to-new-listings ratio relatively low at 36 per cent. This has resulted in relatively persistent inventory gains, driving up months of supply, which pushed near seven months in July. Additional supply choice in the resale market, competing new home market and supply in Calgary has weighed on prices in Chestermere. As of July, the unadjusted detached benchmark price was $771,900, down over June and nearly five per cent lower than prices reported in July of 2025. 

Possession day is one of the most exciting moments in the home-buying journey. After searching for the right home, negotiating an offer, completing conditions, and signing paperwork, you finally get the keys and officially become a homeowner.

But many buyers are surprised to learn that possession day does not always happen exactly when they expect.

One of the biggest misconceptions I see with Calgary buyers is that they will receive their keys first thing in the morning and immediately start moving in.

Sometimes that happens, but sometimes it doesn't.

In Alberta, buyers receive possession once the legal transfer of ownership has been completed. This means the buyer's lawyer must receive mortgage funds, complete the required paperwork, register the transfer of title, and confirm that the transaction is complete before keys can be released.

After helping Calgary buyers through hundreds of transactions, my biggest advice is:
Do not schedule your entire move around a specific possession time. Leave yourself flexibility.

Quick Answer: How Does Possession Day Work?

Typically the day before possession is when the final walk through happens. Then, on possession day, several things happen behind the scenes before you receive your keys:

1. Your mortgage lender sends funds to your lawyer.

2. Your lawyer completes the final paperwork.

3. The title transfer is registered (it can take a few months to be reflected on the title however).

4. The seller's lawyer receives confirmation that the transaction is complete.

5. Keys are released to the buyer.

Until these steps are completed, the seller cannot legally release possession of the property.

What Is Possession Day?

Possession day is the day ownership of the property officially transfers from the seller to the buyer. If all goes well, this is the day you get keys.
It is different from the day you write your offer or the day your offer becomes unconditional.
The home is not officially yours until the legal transaction has been completed.

Many people think of possession day as simply "getting the keys," but there is a significant amount of work happening behind the scenes between:

• Couriers

• Lawyers

• Mortgage lenders

• Banks

• Land Titles

Everyone has an important role in making the transfer happen.

Why Can Possession Be Delayed?

Possession delays are more common than many buyers realize.

Even when everyone is working hard to complete the transaction, delays can happen because of:

• Mortgage funds arriving later than expected

• Banking delays

• Missing paperwork

• Courier delays

• Lawyer or lender processing times

• Issues with required documentation

A possession time listed in the purchase contract is the expected time of possession, but the keys cannot be released until the legal process is complete.

Why I Tell Buyers Not to Schedule Movers Too Early

This is one of the first things I explain to my buyers.

I always recommend:

• Do not schedule movers first thing in the morning on possession day.

• Avoid booking contractors immediately after your possession time.

• Give yourself flexibility if possible.

The last thing you want is to have a moving truck arrive while you are still waiting for confirmation that the transaction has closed.

A Real-Life Example: When Possession Doesn't Go As Planned

I recently worked with buyers where possession was delayed because we were waiting for a condominium estoppel certificate.

The seller's lawyer had advised that the estoppel certificate had been ordered. However, after contacting the property management company directly, I discovered the request had actually never been submitted.
I immediately brought this information back to the seller's lawyer so the issue could be addressed. Unfortunately, the delay meant my buyers did not receive their keys until the following afternoon. Their moving truck was already scheduled, which created a very stressful situation.

This experience reinforced why I stay actively involved right up until possession.
I don't simply assume everything is moving forward. I communicate with the lawyers, ask questions, and help identify problems before they become bigger issues.

What Does a Realtor Do on Possession Day?

A Realtor's job does not end once the offer is accepted.
Possession day is an important part of the service I provide my clients.

I stay in contact with the lawyer's office to find out:

• Have funds been received?

• Is everything progressing as expected?

• Are there any potential delays?

• When can keys realistically be released?

Once everything is complete, I personally deliver the keys to my clients.

There is nothing quite like seeing buyers walk into their new home for the first time.

What Is a Final Walk Through Before Possession?

Many buyers complete a final walkthrough shortly before possession.

The purpose is not to renegotiate the purchase price or look for minor imperfections.

The walkthrough is an opportunity to confirm:

✔️ The home is in substantially the same condition as when you purchased it
✔️ Appliances and items included in the purchase remain
✔️ No significant damage has occurred
✔️ Agreed-upon repairs or items have been completed

What Condition Should the Home Be In When You Take Possession?

This is another area where expectations can be different.
Buyers often expect the home to be spotless. Sellers may feel they have cleaned thoroughly.

The reality is:

Clean to one person may not mean clean to another.
The purchase contract requires the property to be in substantially the same condition as when the offer was accepted, allowing for normal wear and tear.

My advice?

Expect to do some cleaning when you move in.

Most buyers want to clean:

• Cupboards

• Appliances

• Bathrooms

• Floors

• Closets

before unpacking their belongings.

What Should Buyers Do Before Possession Day?

A smooth possession starts before closing day.

1. Arrange Home Insurance

Your lender requires proof of insurance before the mortgage can be finalized.

Make sure this is completed before possession.

2. Transfer Utilities

Arrange your:

• Electricity

• Gas

• Water (if applicable)

• Internet

Schedule internet installation early because appointments can sometimes be delayed.

3. Schedule a Locksmith

Even if the seller provides keys, you do not know who may have copies from previous years.
Many buyers choose to rekey their home after taking possession.

4. Pack an Essentials Box

Your first night is much easier if you have:

• Toilet paper

• Paper towels

• Cleaning supplies

• Phone chargers

• Basic tools

• Snacks

• Coffee

• Important documents

What Should Buyers NOT Expect on Possession Day?

Possession day is exciting, but it is important to be realistic.

A small scratch, paint mark, or minor imperfection usually does not mean the deal can be renegotiated.
When buyers and sellers sign a contract, both parties agree to act reasonably and in good faith. Normal wear and tear on the property does NOT renegotiation.

Possession day is not intended to be a final inspection where buyers can request price reductions for small issues.

Of course, if there is a significant problem or the home is not in the agreed-upon condition, that should be addressed appropriately.

My Best Advice for a Stress-Free Possession Day

After 18+ years as a Calgary Realtor, I have seen many possession days go smoothly and I have also seen unexpected delays happen.

The difference between a stressful possession and a smooth one often comes down to preparation and expectations.

My advice:

✔️ Understand that timing can vary
✔️ Keep your schedule flexible
✔️ Have insurance and utilities arranged
✔️ Expect to clean when you move in
✔️ Stay patient during the legal transfer process

Possession day is the final step in your home-buying journey — and with the right preparation, it can be an exciting memory rather than a stressful experience.

Frequently Asked Questions About Possession Day in Calgary

Can possession be delayed in Alberta?

Yes. Possession can be delayed if the lawyers have not completed the legal transfer, mortgage funds have not been received, or required documentation is incomplete.

When do buyers get keys after buying a house?

Buyers receive keys after the lawyers confirm the transaction has been completed and ownership has transferred.

Can buyers move into a home before possession?

No. Buyers cannot take possession or move belongings into the property before the legal transfer is complete.

Do sellers have to professionally clean the home before possession?

No. Unless specifically stated in the contract, sellers are not generally required to provide professional cleaning. Buyers should expect to do some cleaning after taking possession.

Buying a home in Calgary?
Having a Realtor who guides you through every step — including the final days before you receive your keys — can make the process much smoother.

Sabrina Stevenson | Calgary Realtor
Helping Calgary buyers and sellers navigate real estate with confidence.

When buying a home, a final walk-through is one of the last steps before possession day. It gives buyers the opportunity to confirm that the property is in substantially the same condition as when they made their offer, that any agreed-upon repairs have been completed, and that the appliances and other included items are still present and in normal working order.

One thing many buyers don't realize is that a final walk-through is not automatic. In Alberta, it must be written into the purchase contract. While most Realtors include this clause, it is important to understand that it is a negotiated term of the agreement, not an automatic right.

Think of it as your final opportunity to confirm that the seller has fulfilled the terms of the purchase agreement and that the property is in substantially the same condition as when you last viewed it before the legal transfer of ownership takes place.

Why Is a Final Walk-Through Important?

When you write an offer on a home, you are agreeing to purchase the property based on specific terms and conditions.

Between the time your offer is accepted and possession day, several things can happen:

• Sellers move their belongings out

• Repairs may be completed

• Items included in the sale need to remain at the property

• The condition of the home may change during the moving process

The final walk-through allows buyers to confirm that everything is as expected before taking possession.

When Should You Do a Final Walk-Through?

I recommend completing your final walk-through 24 to 48 hours before possession day whenever possible.

This timing is important because it allows time to:

• Ask questions

• Communicate with the seller’s Realtor

• Address any concerns

• Work toward a solution before possession

Completing the walk-through too close to possession can create unnecessary stress if something needs attention.

What Do You Check During a Final Walk-Through?

During a final walk-through, I encourage my buyers to walk through the home carefully and refer back to their purchase contract.

The goal is to confirm that the seller has completed everything they agreed to.

1. Check the Appliances

Buyers should test the appliances included in the purchase agreement to make sure they are still present and in normal working order.

This may include:

• Refrigerator

• Stove and oven

• Dishwasher

• Washer and dryer

• Other included appliances

The final walk-through is not a home inspection, but it is a chance to confirm that included items are still there and functioning.

2. Confirm Contract Terms Have Been Completed

One of the most important parts of the walk-through is reviewing the terms of the purchase agreement.

For example:

• Were agreed-upon repairs completed?

• Were specific items left behind as promised?

• Was professional cleaning completed if included in the contract?

• Were all included items left at the property?

The purchase contract is your checklist.

3. Check the Condition of the Home

The home should generally be in the same condition as when you purchased it.

During the walk-through, buyers should look for:

• New damage caused during moving

• Missing items that were included in the sale

• Belongings left behind that were not agreed upon

• Issues that were supposed to be repaired

Real-Life Examples: Why Final Walk-Throughs Matter

Over my years as a Calgary Realtor, I have seen how valuable this final step can be.

In one situation, the sellers had accidentally forgotten to leave the garage door remotes. It was an easy fix once it was identified, but without a walk-through, the buyers may have taken possession without something they were expecting to receive.

In another situation, professional cleaning had been included as a term in the contract, but it had not been completed before possession. Because we discovered it during the walk-through, there was an opportunity to address it before the buyers moved in.

Another common issue is sellers leaving behind items that buyers do not want or did not agree to accept. Identifying these things before possession allows the Realtors involved to communicate and find a solution.

If an issue cannot be resolved, there may be situations where lawyers need to become involved. However, many concerns can be handled simply through communication when they are caught early.

What a Final Walk-Through Is NOT

A final walk-through is an important step, but it is also important to understand what it is not. It IS a privilege, not a right. 

The walk-through is not the time to:

• Request new upgrades

• Renegotiate the purchase price

• Point out normal wear and tear

• Expect the home to be in better condition than when you purchased it

The purpose is to confirm that the seller has met the agreed-upon terms, not to reopen negotiations.

Homes are lived in, and normal changes between the time you write an offer and possession day are expected.

Frequently Asked Questions About Final Walk-Throughs

Is a final walk-through required when buying a home in Alberta?

A final walk-through is not a home inspection and is not typically a legal requirement, but it is a highly recommended step for buyers. It gives you the opportunity to confirm the property is being delivered according to the purchase agreement.

How long before possession should you do a walk-through?

Ideally, buyers should complete their final walk-through 24–48 hours before possession day. This provides time to address any concerns before ownership transfers.

What happens if something is wrong during the final walk-through?

If something is not as expected, your Realtor can communicate with the seller’s Realtor to determine next steps. Depending on the situation, solutions may include having the seller correct the issue, removing unwanted items, or involving legal professionals if necessary.

Can you negotiate after the final walk-through?

The final walk-through is not intended to renegotiate the purchase agreement. It is meant to confirm that the agreed-upon terms have been fulfilled.

My Advice for Calgary Home Buyers

My biggest advice is simple: do not skip your final walk-through.

Buying a home is a major investment, and this final step helps ensure you are receiving what you agreed to purchase.

A smooth possession day starts with preparation. Taking the time to walk through the home, test appliances, review the contract, and ask questions can help you move into your new home with confidence.

Thinking About Buying a Home in Calgary?

Navigating the Calgary real estate market involves many steps, from writing an offer to completing your final walk-through. Having an experienced Realtor by your side can help you understand the process and feel confident from start to finish.

If you are thinking about buying a home in Calgary, I would be happy to help you through every step of the journey.

Calgary, Alberta, July 2, 2026 – June sales in Calgary improved over May, reaching 2,197 units. Despite the monthly gains, sales were nearly four per cent lower than last year and just below the long-term average for June, largely due to pullbacks in apartment-style units. While sales are down across most price ranges so far this year, there have been gains in both the highest price ranges and the most affordable ranges across most property types.

 “The easing of demand for resale homes does not come as a surprise given the recent decline in migration, which is impacting both rental and ownership demand for higher-density homes. The bigger change in our market relates to inventory, which has been on the rise in the rental, resale and new-home markets following several consecutive years of record-high housing starts,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “Inventory growth has mostly occurred in high-density homes, resulting in buyer’s market conditions and steep price adjustments for condominium apartments. While it will take time to absorb the high-density supply, detached supply growth has been limited and some districts are reporting record-high prices.”

New listings are starting to pull back compared with 2025 and the sales-to-new-listings ratio rose to 56 per cent. This has slowed the pace of inventory growth in the market and kept the months of supply at just over three months. This is considered a balanced range in the city, but conditions vary across property types. The apartment condominium sector is experiencing buyer’s market conditions, with the months of supply at nearly five months and a sales-to-new-listings ratio of 45 per cent.

The range of conditions is also impacting prices. In June, the unadjusted benchmark price was $572,500, up over the previous month and two per cent below levels reported last June. However, apartment-style properties have reported an annual decline nearing nine per cent, leaving condominium prices in June at $299,000. Meanwhile, the benchmark price for a detached home rose over the previous month, reaching $750,500, one per cent below last year’s level, with most of the adjustments driven by specific pockets of the market.

Detached

Sales activity in June reached 1,202 units, in line with last year’s levels, as gains for homes priced over $1,000,000 and under $600,000 offset pullbacks in the other price ranges. Sales growth in these segments was partly supported by increases in new listings and inventory growth in those same ranges. While overall inventories have remained in line with last year’s levels and conditions remain relatively balanced, the pullback in new listings this month caused the sales-to-new-listings ratio to rise to 60 per cent. Despite balanced conditions citywide, the North East and East districts are experiencing excess supply relative to demand. In these districts, the months of supply is elevated and the sales-to-new-listings ratio is below 50 per cent. Relatively balanced conditions have supported monthly price gains since the start of the year. It is only the City Centre and West districts that have recorded enough of these gains to reach record-high prices in June. The West district, which has also been experiencing seller’s market conditions, has reported the strongest year-over-year growth at nearly four per cent. Meanwhile, buyer’s market conditions in the North East are contributing to price declines nearing seven per cent. As of June, the citywide benchmark price was $750,500, up over the previous month and over one per cent lower than last year.

Semi-Detached

Improving sales in June were nearly enough to offset earlier pullbacks, leaving year-to-date sales down by only one per cent compared with last year. The 234 sales in June were met with 363 new listings, pushing the sales-to-new-listings ratio back above 60 per cent and slowing the pace of inventory growth compared with earlier in the year. With two and a half months of supply, conditions remained relatively balanced and continued to support stable prices. In June, the unadjusted benchmark was $694,600, up over the previous month and similar to levels reported last June. Similar to the detached sector, price movements vary significantly across the city. Compared with last year, prices have improved in the North West, West and City Centre districts, reaching a new record high in June while the steepest declines occurred in the North East at nearly six per cent.

Row

June saw a pullback in both sales and new listings activity, causing the sales-to-new-listings ratio to rise to 55 per cent. This prevented any further gains in inventory levels, which remain above long-term trends. With 1,152 units in inventory and 338 sales this month, the months of supply sat at nearly three and a half months. While this is higher than both the detached and semi-detached sectors, it remains within the upper end of a balanced range. Additional supply choice has led to price adjustments. Year-over-year declines have occurred across all districts, ranging from two per cent in the South to 10 per cent in both the North East and East districts. Unadjusted prices improved in June over the previous month, as gains in the City Centre, North West and South districts offset pullbacks in the East, North East, West and South East districts.

Apartment Condominium

Sales in June continued to fall compared with last year, causing year-to-date sales to decline by 26 per cent to a total of 2,260 units. While new listings eased this month, the 931 new listings and 423 sales kept the sales-to-new-listings ratio at 45 per cent. In June, inventory levels reached 2,076 units – slightly lower than last June’s level but more than 24 per cent above typical inventory levels. This kept the months of supply at around five months, contributing to further price adjustments. In June, the unadjusted benchmark price was $299,000, down over the previous month and nearly nine per cent lower than last year. Prices have declined across all districts, with decreases exceeding 14 per cent in the North East and East districts. The smallest decline occurred in the North West district at seven and a half per cent.

REGIONAL MARKET FACTS

 Airdrie

Sales in June continued to ease compared with last year, contributing to a year-to-date decline of 14 per cent. New listings also eased this month, but with a steeper pullback in sales, the sales-to-new-listings ratio fell to 47 per cent. June inventory levels rose to 538 units. Higher inventory and slower sales pushed the months of supply above four months. Elevated levels of supply in Airdrie, along with increased competition from neighbouring and new home markets, have weighed on resale prices. In June, the unadjusted benchmark price was $516,900, up slightly over the previous month but nearly four per cent lower than last year. Prices declined across all property types, with larger decreases observed in higher-density homes.

 Cochrane

Easing sales in June did not offset earlier gains, as year-to-date sales of 569 units were slightly higher than last year’s levels. Meanwhile, new listings also eased, keeping the sales-to-new-listings ratio above 60 per cent. Inventory levels eased slightly from the previous month, reaching 323 units in June. The monthly pullback in inventory did not outpace the pullback in sales, causing the months of supply to push above three months. Despite the increase, relatively tight conditions have supported monthly price gains over the past five months. As of June, the unadjusted benchmark price was $580,200, less than two per cent lower than prices reported at this time last year.

 Okotoks

With 89 new listings and 70 sales in June, the sales-to-new-listings ratio rose to 79 per cent, preventing any further monthly gains in inventory levels. Inventory has improved compared with last year but remains below long-term trends, especially for detached homes. While conditions are more balanced compared to last year, lower supply levels have helped keep prices stable. In June, the unadjusted benchmark price was $618,600, similar to the previous month and less than two per cent lower than last June.

Calgary, Alberta, June 1, 2026 – In line with seasonal trends, inventory has risen from the start of the year, reaching 6,752 units in May. While these levels are consistent with last May, they remain 11 per cent higher than longer-term trends for the month, thanks to higher supply levels of apartment and row-style homes. Meanwhile, inventory levels for detached homes are down three per cent compared with both last year and long-term trends. 

At the same time, sales activity has been slowing. Calgary sales in May were 2,162 units, 16 per cent lower than last year’s levels and similar to sales reported in April. While new listings also slowed by 13 per cent compared with last year, it was not enough to offset the pullback in sales, causing the sales-to-new-listings ratio to ease to 51 per cent. The lower ratio also contributed to some of the inventory build, causing the months of supply to rise. However, conditions do vary across the market, with a range of two-and-a-half months of supply in the detached market to more than five months of supply in the apartment condominium market.    

“The shift in supply is being felt in the market. More supply choice in the new and rental markets has created a more competitive environment for potential buyers. At the same time, concerns over rising cost of living and slower migration are also weighing on consumers,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “While this has caused the overall resale market to shift to a balanced state, the supply pressure is having a more prevalent impact for apartment-style units, where conditions are favouring the buyer. This is also impacting price movements, with apartment prices continuing to trend down and other property types reporting a seasonal lift over the winter months.”  

The unadjusted total residential benchmark price in May was $570,500, up over April’s levels and the $554,400 reported in January, but still three per cent lower than last May. Most of the unadjusted monthly gain was driven by detached homes, which rose from $724,000 in January to $747,800 in May. Apartment prices remain lower than January levels and are nine per cent lower than levels reported last May. Overall, when adjusting for seasonality, total residential prices have remained relatively stable, as detached improvements have offset pullbacks for apartment-style homes.

Detached

Detached new listings reached 2,195 units in May compared with 1,192 sales, causing the sales-to-new-listings ratio to ease to 54 per cent compared to the higher levels reported over the past three months. This supported a monthly lift in inventory levels, but supply remained three per cent lower than levels reported last year at this time. With two-and-a-half months of supply, conditions remain relatively balanced and are supporting stability in seasonally adjusted prices. Within the detached market, there is some significant variation. While year-to-date sales have slowed by four per cent, there have been gains for the lowest-priced (under $600,000) and highest-priced ($1.5 million and up) homes. Within each district, conditions ranged from a seller’s market in the West district to a buyer’s market in the North East district. The variation is also impacting price movements. The North East district is reporting the highest year-over-year decline at seven per cent. Meanwhile, thanks to recent gains, the West district has seen prices remain consistent with levels reported last year.

Semi-Detached

Both sales and new listings in May remained at levels similar to the previous month. With 217 sales and 375 new listings, the sales-to-new-listings ratio was 58 per cent, supporting some modest improvements in inventory levels. Despite inventory improvements, conditions remained relatively balanced, with months of supply sitting at just under three months. Unadjusted benchmark prices continued to rise in May, reaching $691,100. This is an improvement over the $667,000 reported in January, but still one per cent lower than levels reported in May 2025. Like the detached sector, conditions vary significantly across the city. Prices have been trending up across most districts. Meanwhile, year-to-date new record-high prices have been reported in the North West and West districts. 

Row

Following April’s gains, May sales slowed, adding to the year-to-date decline of 16 per cent. The 350 sales were met with 695 new listings, causing the sales-to-new-listings ratio to fall to 50 per cent in May. This also resulted in slight gains in inventory levels, pushing the months of supply up above three months. While there is more supply compared to several years ago, prices have still reported some modest gains compared with earlier in the year. The unadjusted benchmark price was $422,300 in May. Prices have improved since the beginning of the year, but remain over six per cent lower than last year’s levels. The largest year-over-year declines occurred in the North East and East districts, where prices fell by more than 10 per cent. The West district reported the smallest decline at nearly four per cent. 

Apartment Condominium

Additional supply choice in the rental and new-home markets is heavily weighing on resale condominiums. Sales continued to slow into May, contributing to a year-to-date decline of nearly 28 per cent. At the same time, while new listings are not as high as last year, the 403 sales compared to 961 new listings caused the sales-to-new-listings ratio to fall to 42 per cent, keeping inventories elevated. With supply levels remaining elevated and demand easing, the months of supply has pushed above five months, creating conditions favourable to buyers. The excess supply is also weighing on prices, as the unadjusted benchmark price continues to decline. In May, the unadjusted benchmark price was $300,400, lower than January levels and nine per cent below last year’s price. Prices have eased across each district, with double-digit declines occurring in the North East, North, and East districts. The lowest price decline occurred in the North West district at six per cent.    

REGIONAL MARKET FACTS

Airdrie

Sales activity continued to slow compared to last year, bringing levels more consistent with long-term trends. At the same time, new listings have started to ease compared to last year. Overall, with a sales-to-new-listings ratio of 53 per cent and months of supply of just over three months, conditions in the resale market are relatively balanced. The total residential benchmark price was $515,000 in May, an improvement compared to January levels, but still five per cent lower than levels reported last year at this time. Added competition from the new-home market and more supply in surrounding areas and the city are weighing on prices in the Airdrie market.

Cochrane

Unlike other areas, sales in Cochrane continue to rise over last year’s levels and are higher than long-term trends. The 115 sales this month were met with 188 new listings. The improvement in new listings compared with sales did help bring the sales-to-new-listings ratio down from the previous month, but at 61 per cent, it remains higher than many other areas. Inventory levels have also remained relatively stable throughout the spring, keeping the months of supply just below three months. With less inventory build in the Cochrane market, prices continued to trend up, reaching $576,400. While prices are still one per cent lower than last year’s levels, they have continued to improve from the $550,800 price reported at the start of the year.

Okotoks

May reported 72 sales and 121 new listings, pushing the sales-to-new-listings ratio up to 60 per cent.  This limited the growth in inventory levels, which remain below long-term trends for the town. While the months of supply has remained relatively low in Okotoks at a little over two months, additional supply just outside the town and in south Calgary has likely prevented some of the upward pressure on home prices. The lower level of sales activity in Okotoks also tends to create more volatility in monthly price movements. In May, the benchmark price was $618,900, down over both April and last year, but still an improvement over levels reported at the beginning of the year.