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SHOULD YOU BUY NOW OR WAIT? WHAT CALGARY BUYERS NEED TO CONSIDER THIS FALL

One of the most common questions we hear from prospective buyers is: “Should I buy now, or should I wait for interest rates to come down?”

It is an understandable question, but interest rates are only one part of the decision.

The Bank of Canada held its policy interest rate at 2.25 per cent on September 2, 2026. Its next scheduled interest-rate announcement is October 28. No one can say with certainty exactly where borrowing costs, home prices or buyer competition will move next.

Instead of trying to perfectly time the market, buyers should consider the complete picture.

MORE SELECTION CAN CREATE OPPORTUNITY

Calgary buyers currently have more choice than they did during the highly competitive market of recent years. August ended with 6,509 homes in inventory and nearly four months of supply overall.

Conditions vary by property type. Detached homes had just over three months of supply, while apartment-style condominiums had nearly six months.

More inventory can give buyers additional time to compare properties, review documents, arrange inspections and negotiate conditions. Depending on the listing, there may also be opportunities to negotiate the price, possession date or other terms.

Waiting for a slightly lower mortgage rate may not necessarily produce a better result if home prices, competition or personal circumstances change in the meantime.

FIXED AND VARIABLE RATES DO NOT MOVE THE SAME WAY

The Bank of Canada’s policy rate has a direct influence on lenders’ prime rates and variable-rate mortgages. Fixed mortgage rates, however, are influenced more heavily by the bond market and can move before or independently of a Bank of Canada announcement.

That is why buyers should speak with a qualified mortgage professional about the rates and products actually available to them instead of relying only on the latest interest-rate headline.

A refreshed pre-approval can help establish a comfortable monthly payment, protect against unexpected rate changes and allow a buyer to move confidently when the right property becomes available.

FOCUS ON THE MONTHLY COST—NOT ONLY THE RATE

The lowest possible interest rate does not automatically make a home affordable. Buyers should consider the full monthly cost of ownership, including:

• Mortgage principal and interest
• Property taxes
• Utilities and insurance
• Condo fees, when applicable
• Maintenance and future repairs
• Commuting and lifestyle costs

A home that is comfortably affordable today may be a better decision than stretching for a more expensive property simply because rates change slightly.

PERSONAL TIMING MATTERS TOO

Real estate is not only a financial investment—it is also where life happens.

A growing family, a job change, the need for more space, a desire to downsize or an upcoming move may be more important than trying to predict the next interest-rate announcement.

Buying can make sense when you have stable finances, expect to remain in the home for a reasonable period and find a property that meets both your needs and your budget.

Waiting may be appropriate when your employment, down payment or future plans remain uncertain.

MAKE THE DECISION USING REAL NUMBERS

There is no single answer that applies to every Calgary buyer. The right decision depends on your price range, preferred communities, property type, available financing and long-term plans.

Before deciding whether to buy now or wait, it helps to compare actual properties and calculate the monthly cost under several realistic scenarios.

Chris Richter and Jeff Pilon would be happy to sit down over coffee, review the current market and help you build a practical buying plan—with no pressure and no obligation.

Contact the Richter Pilon Real Estate Team at RE/MAX House of Real Estate to start the conversation.

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Calgary Isn’t One Real Estate Market: What Buyers and Sellers Need to Know This Fall

If you have been following Calgary real estate news lately, you may have heard that sales are slowing and buyers have more choice. While that is generally true, it does not tell the complete story.

Calgary is not experiencing one single real estate market. Conditions can look very different depending on the type of property, its price range and even the part of the city in which it is located.

According to the Calgary Real Estate Board’s August 2026 statistics, 1,660 homes sold during the month—a 16 per cent decrease compared with August 2025. Calgary had 6,509 homes in inventory, bringing the overall market to nearly four months of supply.

However, that balance changes considerably when we look more closely at different property types.

DETACHED HOMES REMAIN RELATIVELY BALANCED

Detached homes had just over three months of supply in August. Although buyers generally have more time and more selection than they did in Calgary’s extremely competitive market, well-presented homes in desirable communities can still attract strong interest.

Location also makes a meaningful difference. Detached markets in the Northwest, West, South and Southeast districts remained tighter than those in Calgary’s North and Northeast districts.

For sellers, this means pricing should be based on recent sales and current competition within the immediate community—not simply on a citywide average.

CONDOS ARE FACING MORE COMPETITION

Apartment-style condominiums had nearly six months of supply in August, placing that segment more firmly in buyer’s-market territory. The apartment benchmark price was $295,400, approximately eight per cent below August 2025.

The additional selection gives condo buyers greater negotiating power, but it also means buyers must look carefully at condo fees, reserve funds, building condition, upcoming projects and the overall financial health of the corporation.

For condo sellers, accurate pricing is especially important. Buyers have choices, and listings that enter the market too high can quickly lose attention. Professional presentation, strong photography and a clear explanation of the building’s advantages can help a property stand apart.

THE UPPER END OF THE MARKET IS SHOWING RESILIENCE

Not every part of the market is slowing. Sales of properties priced above $1 million increased compared with last year, led primarily by detached and semi-detached homes.

This suggests that qualified buyers are taking advantage of improved selection—particularly when a home offers an excellent location, quality renovations, a larger lot or a unique lifestyle.

WHAT DOES THIS MEAN FOR YOU?

For buyers, the fall market may provide more time to compare properties, complete proper due diligence and negotiate favourable terms. However, the strongest properties can still move quickly, so preparation remains important.

For sellers, the right strategy depends on what you are selling. A detached home in a sought-after inner-city or west Calgary community should not be marketed the same way as an apartment condominium facing considerably more competition.

Real estate decisions should always be based on the market immediately surrounding your property—not on a single citywide headline.

If you are considering buying or selling this fall, Chris Richter and Jeff Pilon would be happy to provide a neighbourhood-specific market review and help you understand where your property fits in today’s market.

Contact the Richter Pilon Real Estate Team at RE/MAX House of Real Estate to arrange a casual coffee and real estate conversation.

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Calgary homeowners have seen some major changes to residential zoning over the past couple of years — and it has changed again.

In 2024, the City of Calgary introduced citywide rezoning that changed the base residential zoning for many established communities to R-CG. In 2026, City Council voted to repeal the citywide rezoning, with the changes taking effect on August 4, 2026.

For approximately 99% of affected properties, that means the zoning has returned to what was in place before the citywide rezoning took effect in August 2024. Some properties are exempt from the change due to qualifying development, subdivision or rezoning applications and approvals.

So, what is your property zoned now?

That’s an important question — especially if you own an older home, a large lot, an inner-city property, an investment property, or land that may have redevelopment potential.

Depending on the property, its zoning may have returned to a previous low-density residential district such as R-C1, R-C2 or another designation, while certain properties have retained R-CG or another land use designation.

And zoning isn’t just a technical designation on a City map. It can influence what can potentially be built on a property, how attractive the property may be to builders or investors, and ultimately how certain buyers may value the land.

Did the zoning repeal change the value of your property?

There isn’t one answer that applies to every home.

For a traditional buyer purchasing a home primarily to live in, a zoning change may have little or no immediate impact on what they are prepared to pay.

For a developer, builder or investor, however, the development potential of the land can be an important part of the property’s value. Lot width, lot depth, location, zoning, surrounding development and the type of redevelopment permitted can all come into play.

That means two seemingly similar homes on the same street can sometimes have very different redevelopment potential — and potentially attract different buyers.

This is particularly worth looking at in established Calgary communities where land value and redevelopment have become a significant part of the real estate market.

Find out what happened to YOUR property

If you haven’t checked your property’s zoning since the repeal, now is a great time to do it.

What did your zoning change back to?

Did your property retain R-CG?

What can potentially be built under your current zoning?

Could the change affect your property’s resale or redevelopment value?

And perhaps most importantly: If you were thinking about selling, who is the most likely buyer for your property today — a homeowner, investor or developer?

Those are questions worth answering before simply looking at the latest sale down the street and assuming your property is worth the same amount.

Let’s Talk About Your Property Over Coffee

If you’re curious about your property’s current zoning, redevelopment potential or how these changes could affect its market value, Chris Richter and Jeff Pilon of the Richter Pilon Real Estate Team would be happy to sit down with you.

No big sales pitch. Let’s grab a coffee, pull up your property, look at the zoning and recent comparable sales, and talk about what it could mean for you.

Whether you’re considering selling now, thinking a few years down the road, or you’re simply curious about what your property may be worth under Calgary’s new zoning landscape, we’re happy to help

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Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
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. Used under license.