2025 Housing Market Shifted to More Balanced Conditions
January 2 2026
DETACHED
Detached sales totaled 11,328 in 2025, down by nearly 9% compared to last year. Sales eased across all districts in the city, with the steepest declines occurring in the North East, East and City Centre district.
However, unlike the City Centre, the North East and East districts also experienced significant gains in inventory compared to long-term trends, driving annual price declines of 2%.
Meanwhile, in the City Centre detached inventory remained well below long-term averages, which likely prevented stronger sales and contributed to the annual price growth of over 3%.
Despite the differing conditions in different areas of the city, slowing sales and rising supply citywide helped move the market into balanced conditions by the second half of the year. The annual average benchmark price was $752,767, 1% higher than last year’s annual level.
SEMI-DETACHED
Semi-detached homes represent the smallest segment of the market, accounting for less than 10% of all sales activity. Sales in 2025 were 2,159, 8% lower than last year, but slightly higher than long-term trends. Trends for semi-detached homes have been relatively consistent with the detached market. However, it took longer for this segment of the market to shift to more balanced conditions, resulting in stronger annual price gains.
In 2025, the average annual benchmark price was $685,850, nearly 3% higher than last year. Prices did ease in the North district as competition for new homes weighed on resale activity, but the decline in this district was more than offset by the 4% gain in the City Centre.
ROW
2025 sales eased by 17% to 3,838 units. Despite the decline, sales were still higher than long-term trends, as row homes are starting to account for a larger share of the overall activity in the city. At the same time, new listings also rose relative to sales, driving inventory gains and taking the pressure off prices.
Conditions shifted to more balanced levels relatively early in the year, and by the last quarter conditions ranged from a balanced to a buyer’s market depending on the districts of the city. Overall, this contributed to the annual average benchmark price decline of 2%.
While prices were relatively stable in the City Centre, North West, West and East districts, additional supply in the resale market and competition from new homes caused prices to decline by 4% in the North East and North districts.
APARTMENT
Apartment-style homes reported the largest adjustment in price in 2025. Sales declined by 28% compared to the near record high levels achieved last year. While the decline was significant, sales were still over 28% higher than long term trends.
The main cause of the shift in conditions was due to the supply. Over the past three years, there has been a rise in apartment-style starts. While most of the apartment starts were purpose-built rental, they are adding to the supply choice and weighing on the resale market.
Resale condominiums saw the market shift in favour of buyers by the second half of the year, with elevated months of supply being reported in most districts of the city. This resulted in relatively persistent downward pressure on prices, causing the annual average benchmark price to decline by nearly 3%.
Price declines were the steepest in the North East nearing 5%. The only area to report relative stability in the annual price was in the West district.
REGIONAL MARKET FACTS
AIRDRIE
Increased competition from the new home market, along with more supply options in competing resale markets, has contributed to the added supply in the resale market in Airdrie.
Following four consecutive years of exceptionally low inventory levels, 2025 saw inventory rise to levels not seen since prior to the pandemic. While sales activity did remain in line with long-term trends despite an annual decline, the push up in inventories caused the months of supply to generally rise throughout the year.
Overall, the annual average benchmark price eased by 2% this year.
COCHRANE
Sales in Cochrane were similar to last year and above long-term trends. While demand stayed relatively strong in the town, steady gains in supply did cause conditions to shift to a more balanced state by the end of 2025.
With the shift occurring later in the year, we did not see the same downward pressure on prices. In fact, on an annual basis the benchmark price in Cochrane was $578,325, nearly 3% higher than last year.
Cochrane also tends to see a larger share of newer properties being listed and sold on the resale market, impacting the prices in the resale market.
OKOTOKS
Okotoks continued to struggle with supply growth. Inventories did rise by over 40%, but levels were exceptionally low last year. Even with the gain in 2025, levels were still 30% below long-term trends.
Sales activity in the town remained consistent with the levels reported last year and were higher than long-term trends. The persistently low inventory levels generally kept market conditions relatively tight.
However, total residential prices posted only a modest gain over last year, this is likely due to compositional shifts as price growth ranged from over one % for detached homes to nearly 8% for apartment condominium product.