Calgary Housing Market Report
- A lack of supply in the Calgary housing market pushes benchmark home prices higher, while unaffordability pushes consumers toward lower-price options and lowers average home prices.
- At 1,787, Calgary’s number of home sales saw a 8.4% yearly rise.
- Detached home average price increased by 16% year-over-year to $723k.
- Semi-detached home average price increased by 7.5% year-over-year to $631k.
- Townhouse average price increased by 13.4% year-over-year to $404k.
- Condo apartment average price increased by 7.8% year-over-year to $315k.
- December 11, 2023 Update: Today’s Lowest mortgage rates in Calgary is 5.44% for 4-Year Fixed.
Calgary Housing Market Overview
Average Prices
The average home price in Calgary for November 2023 was $540,106. That's 10.2% higher than last November’s average sales price and 1% lower than the previous month's. Detached home average prices were $723,478, which shows 16% yearly growth and a 0.3% monthly decrease. Semi-detached home average prices were $630,922, exhibiting a 7.5% annual growth and 2.6% higher than last month. The average townhouse price was $404,386, 13% higher than November 2022 and 5.4% lower than October 2023. Apartment average prices were $315,060, 7.8% higher than November 2022 and 2% lower than October 2023.
Average home prices do not show the true extent of price changes because of the substitution effect. When changes in home prices or mortgage rates reduce consumers' buying power, they shift their purchases to more affordable options. As a result, the average price can under-represent house price inflation. Moreover, luxury homes have an outsize effect on average prices, and fluctuations in the number of luxury home sales cause fluctuations in average prices.
There is a change in the property types that Calgary buyers are interested in. Over the past three years, the composition of home sales in the Calgary real estate market shifted toward condos and away from detached houses. The benchmark home price rose 9.7% year-over-year and 0.2% monthly to $572,700 in Calgary.
Sales Numbers and Benchmark Prices
In November 2023, 1,787 homes changed hands. 2,227 new listings in the city of Calgary increased 67% year over year (YoY) and decreased 17% month over month (MoM) during November 2023.
The sales-to-new listings ratio is at 80%, almost the same as 81% in October, signalling not just a seller's market but an overheated market in the fourth quarter of 2023. Inventory decreased 4% YOY to 2,989 units, also decreasing 6.3% since October. Currently, inventory stands at 1.7 months of home sales compared with 1.9 and 1.5 months in November 2022 and October 2023.
Calgary Residential Benchmark Prices
Calgary home prices have fluctuated over the past 18 years, yet they have shown healthy appreciation with a Cumulative Annual Growth Rate (CAGR) of 5% since January 2005.
Year to date, there were 26,058 sales and 32,751 new listings, down 8.4% and 13.5% compared to the same period in 2022.
In November 2023,
- The benchmark price of a detached home in Calgary increased 12.9% year-over-year to $699,500 and increased 0.3% month-over-month.
- The sale of 818 detached homes shows a 0.5% year-over-year increase. Currently, inventory stands at 1.7 months of detached home sales.
- Semi-detached benchmark home prices grew 11.7% year-over-year to $628,700, the same as October.
- Sales of semi-detached homes increased by 6% YoY, reaching 140 units. Currently, inventory stands at 1.9 months of semi-detached home sales.
- Benchmark townhouse prices grew 20% YoY and increased 0.9% MoM to $429,100 for November 2023.
- The number of row houses sold increased 7.7% YoY to 267 units. Currently, inventory stands at 1.5 months of row home sales.
- Benchmark apartment prices are up 16% year-over-year and 1.1% month-over-month to $320,100.
- The number of apartments sold increased by 25% YoY to 562 units. Currently, inventory stands at 1.6 months of apartment home sales.
Median Prices
As another price indicator, we can also look at the median prices for Calgary houses, increasing by 12% yearly to $499,000. Calgary median home prices are 0.8% higher than in September 2023. Median house prices for detached houses reached $650,000, increasing by 16% compared with last November. Median prices for semi-detached houses reached $582,250, rising by 18% annually. Median prices for row houses and apartments reached $400,000 and $293,000, increasing by 13% and 17% annually.
Supply and Demand
To understand the state of the Calgary real estate market, it is instructive to consider changes in the population of Calgary and also the number of housing starts.
Calgary Population Chart
Calgary’s population is currently around 1,640,000 and is growing at a 5-year average annual rate of over 2.3%. The data after 2022 are projections. Data from macrotrends.net
As of the 2021 census, Calgary had 594,513 private dwellings, of which 563,440 are occupied by their residents.
Calgary Housing Starts Chart
Calgary’s population is currently around 1,640,000 and is growing at a 5-year average annual rate of over 2.3%. The data after 2022 are projections. Data from macrotrends.net
Macro Economics Trends
Over the past three years, monetary policy has been the main driver of Canadian housing markets. Housing markets were booming during the pandemic as the money supply expanded faster than ever. During the second half of 2022, the restrictive monetary policy of the Bank of Canada put a break on the housing market activity by increasing interest rates in Canada. During 2022 and 2023, the Bank of Canada raised interest rates to subdue CPI inflation.
On the one hand, higher interest rates reduce the present value of the rent, which can be earned from a typical home, thus reducing the house's value. On the other hand, higher interest rates mean higher Canadian mortgage rates, which result in higher mortgage payments and reduce home affordability. Therefore, the average Canadian home price peaked in February 2022 and decreased 25% into the January 2023 trough.
In January 2023, BoC paused its rate hikes, and the market started looking forward to rate cuts. The seasonal effect of spring and expectations for decreasing mortgage rates fueled a 2023 resurgence in the housing market. Canada’s average house prices rose 19% from its January low by May 2023. In June and July 2023, BoC raised rates again. As a result, Canada's housing market is under pressure again.
However, limited supply of housing, low unemployment rate, very high rents, low vacancy rates and population growth all support the housing market. In such situations, housing markets in bubble territory (like many in southern Ontario) are expected to decline as they are more sensitive to interest rates. In contrast, housing markets with more robust fundamentals (like Calgary) might continue to appreciate in the face of high Canadian interest rates.
Though monetary policy affects all of Canada, it is essential to remember that housing markets are local phenomena. The Ontario housing market and the British Columbia Housing market mainly influence the average Canadian home price. These two markets became bubble territory when expansionary monetary policy offered almost free money to real estate investors and speculators after the global financial crises, especially during the pandemic.
In contrast, the Alberta real estate market avoided a pandemic bubble and remained relatively affordable. The benchmark price in the Calgary region is 26% higher than in January 2015. This rise in benchmark prices means the cumulative annual growth rate (CAGR) since 2015 has been 2.7%. This underwhelming growth suggests that the downside risk in the Calgary housing market is limited. However, one might argue that Calgary homes were overpriced at the start of 2015.
Alberta, in general, and Calgary, in particular, enjoy more economic freedom (and arguably more natural resources) than many other parts of Canada. As a result, Alberta offers some of the highest incomes and wages among Canadian provinces, and Calgary offers some of the highest incomes and wages among Canadian cities.
The Alberta housing market, in general, and the Calgary housing market, in particular, have avoided a housing bubble over the past few years. Thus, the Alberta housing market is far more affordable than the Ontario or British Columbia Housing market. Similarly, the Calgary housing market is far more affordable than other large Canadian housing markets, namely the Toronto housing market and the Vancouver housing market.
The strong job market and affordable housing markets resulted in interprovincial migration toward Alberta. This migration is another tailwind for the Calgary housing market. Also, note that Calgary is often called the "Energy Capital of Canada" due to its significant presence in the oil and gas industry. The performance of the energy sector has a considerable impact on the city's economy and housing market. Fluctuations in oil prices can influence housing demand and property values in Calgary.
Despite sensitivity to changes in the energy sector, which can affect job growth, migration patterns, and, subsequently, the housing market, Calgary has historically enjoyed a stable and prosperous economy due to its diverse industries, including oil and gas, agriculture, manufacturing, technology, and finance.
Home Prices in Calgary
Calgary Housing Market Statistics for All Property Types in November 2023
Average Sold Price and MLS HPI Benchmark Price
Total Transactions and New Listings
Property Type Distribution
Market Overview for Detached Homes in November 2023
Average Sold Price
Transactions
Market Overview for Semi-Detached Homes in November 2023
Average Sold Price
Transactions
Market Overview for Townhouses in November 2023
Average Sold Price
Transactions
Market Overview for Condo Apartments in November 2023
Unlike other major metro areas in Canada, such as Toronto real estate or Vancouver real estate, as recently as two years ago condo apartments were a relatively small part of Calgary's real estate market. Two years ago, they made up close to one-seventh of total home sales and a much smaller proportion of sales volume in dollars due to their lower prices. Currently, they constitute close to one-third of homes sold in the Calgary real estate market.
Average Sold Price
Transactions
Calgary Region Breakdown by Region for November 2023
Glossary and Definitions
MLS® HPI: The MLS® Home Price Index (HPI) is an index by the Canadian Real Estate Association (CREA) that tracks the prices of homes in a neighborhood. It allows Canadians to quickly compare home prices across Canada and between periods of time without having to account for specific features of a property. Unlike market prices, which can fluctuate from month to month based on seasonal dynamics, the HPI provides a stable view tracks trends across a longer period of time. The HPI is reviewed every year in May to adjust for changes in the real estate marketplace.
MLS® HPI Benchmark Price: The MLS® Home Price Index (HPI) Benchmark Price is the HPI translated into a real-world price number.
Strata Insurance: Strata insurance is insurance used by a strata like a condominium to covers damages to common areas and assets and liability to the strata. It can also include fixtures built or installed as part of the original construction of each unit, even though these may not be common structures. The insurance can cover:
- Buildings and structures associated with the strata including common areas such as the roof, parking garages, driveways, gyms, pools, etc.
- Liability for any property damage or bodily injury suffered on strata property
- Any fixtures that are part of the "standard unit" or original construction of each unit
Strata insurance does not usually include personal items and appliances that are part of a condo unit. It also does not cover the damages made by individual unit owners, such as in the case of water damage caused by a unit owner. These are usually covered by personal condo insurance.
Property types
Detached home: A detached home is your standard single-family home. It is a residential building that stands alone and is separately titled or legally a single unit.
Semi-detached home: A semi-detached home is similar to a detached home, except it shares a wall with another home. This pair of homes must make up an independent building and each should be separately titled or legally two separate units. There can only be two homes in a semi-detached building.
Townhouses: A townhouse is the middle between a detached/semi-detached home and a condo apartment. Like detached and semi-detached homes, they are often single-family units that have their own land and may be attached to other units. However, like condo apartments, they typically have to pay co-ownership fees for maintenance and may share some common features with their neighbors.
Condo apartment: This category includes all apartments and condominiums. These are complexes of residential units with common areas such as hallways, parking lots, stairwells, etc. They can be low-rise, mid-rise, or high-rise buildings. Unlike townhouses, there are no parts of the lot (the land of the building) where access is reserved for only one owner or occupant. There can be privately owned units and spaces inside the building.
Plexes are multi-story buildings with two to four individual units, usually one on each floor. They are a mainstay in Montreal and other cities in Quebec. Each unit is usually individually accessible via an external entrance with higher floors connected by staircases.
Property Classes
Freeholds: A freehold is any property where the owner owns both the house and the land it is built on. Common freehold property types include: detached, semi-detached, some townhouses, and farmland.
Condominiums: A condominium or condo is any property where the owner owns the home (or unit) but shares ownership of the land and other improvements with a condominium corporation. Common condominium property types include condo apartments and some townhouses.
Leasehold: Leasehold describes the situation where different entities own the land and the structure built on the land. Owner of the buildings has leased the land and pay rent to their landlord while owning the building on the land.
Housing Markets Across Canada
Data sourced from the Calgary Real Estate Board (CREB) and the Canadian Real Estate Association (CREA). Any analysis or commentary is the opinion of the analysts at WOWA.ca and should not be construed as investment advice. Please consult a licensed real estate professional before making a real estate investment decision. The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA.
