The Russell Rundown

If you're thinking about selling your home in Calgary, there's one thing I want you to understand before we put that sign in the yard: this is not the market to test the price and hope for the best.

I know your home means a lot to you. You've invested money, time, energy, and countless memories into it. Naturally, you want to get the best possible price when it's time to sell. And you absolutely should!

But here's the thing: wanting a certain price and what today's market is willing to pay aren't always the same thing.

In a market where buyers have more options, pricing your home strategically from day one can make a BIG difference.

Buyers Have More Choices — And They're Comparing Everything!

When buyers are looking for a home, they're not just looking at yours. They're comparing it against every other property that might meet their needs and budget.

They're considering:

• 💰 Price: Does the home offer good value compared to similar properties?

• 📍 Location: Is it in the neighbourhood they want, close to schools, work, shopping, or amenities?

• ✨ Condition: Does it feel well-maintained, or are there repairs and updates to consider?

• 📸 Presentation: Does it look inviting in the photos and in person?

• 🏡 Features: Does it have the layout, parking, yard, bedrooms, or other features they're looking for?

• ⏰ Days on market: Why has it been sitting? Is there room to negotiate?

When buyers have several similar properties to choose from, they don't have to settle. They can take their time, compare their options, book additional showings, and negotiate.

And if your home is priced above where buyers see its value, they may simply move on to the next property.

Not Every Property Type Is Experiencing the Same Market

This is particularly important in Calgary's row housing and apartment-style condominium markets, where greater inventory in many areas has given buyers more choice and negotiating power.

Detached and semi-detached homes have generally shown more resilience, but that doesn't mean sellers in those categories can ignore the competition.

One city. Very different markets.

Your neighbourhood, property type, price range, condition, and competition all influence how your home will perform.

A detached home in one community may attract strong interest while a similar-priced property elsewhere takes longer to sell. A condominium may face several competing listings, while another in a different building or neighbourhood has fewer direct competitors.

That's why broad headlines about the Calgary real estate market only tell part of the story. What matters most is understanding the market your particular home is competing in.

Why Testing the Market Can Backfire

It's tempting to list a little higher than the market suggests. After all, you can always lower the price later, right?

Technically, yes. But there's a potential downside.

When a home first hits the market, it often receives its greatest attention from buyers who have been watching for something new. These buyers may already know the competing listings, understand recent sales, and be ready to act when the right property appears.

If your home is priced too high, those buyers may not even book a showing.

Then the days on market begin to add up.

You reduce the price, but buyers who previously passed on the property may wonder why it hasn't sold. Some may assume there is room for an even bigger discount. Others may have already purchased a different home.

A price reduction can help bring renewed attention, but it cannot guarantee that the initial opportunity will come around again.

The goal isn't simply to get your home listed. It's to position it to attract the right buyers from the beginning.

Your Neighbour's Sale Doesn't Tell the Whole Story

Another common mistake is basing your asking price on what a neighbour sold for several months ago.

I understand why! It's a natural place to start.

But the market can change, and no two properties are exactly alike. The home down the street may have had a renovated kitchen, a larger yard, a different layout, or a more desirable location within the community.

And what about the properties currently listed for sale?

Those asking prices tell us what other sellers hope to receive. They don't tell us what buyers are actually willing to pay.

To develop a realistic pricing strategy, we need to look at:

• Recent comparable sold properties.

• Current listings competing for the same buyers.

• How much inventory is available in your property category.

• Average days on market and how quickly comparable homes are selling.

• The relationship between asking prices and final sale prices.

• Your home's condition, features, upgrades, and overall presentation.

It's about looking at the whole picture rather than relying on one number.

Strategic Pricing Doesn't Mean Giving Your Home Away

Let's be clear: pricing strategically doesn't mean underpricing your home or accepting less than it's worth.

It means understanding the evidence, recognizing the competition, and choosing an asking price that makes sense for the market you're entering.

Sometimes that means pricing competitively to encourage interest. Other times, your home's unique features or limited competition may support a different strategy.

The right approach depends on the numbers.

And once your home is on the market, we continue paying attention. Showing activity, buyer feedback, competing listings, and changes in the market can all help us determine whether our strategy is working.

Selling a home is not a matter of choosing a price, putting up a sign, and crossing our fingers. It takes thoughtful preparation, honest conversations, and a willingness to respond to what the market is telling us.

Let's Figure Out Where Your Home Really Stands

One of my favourite parts of being a Realtor is digging into the numbers and figuring out where a property fits in today's market.

I love comparing sales, reviewing competing listings, looking at neighbourhood trends, and helping homeowners understand what the information actually means for them.

Carl and I believe in honest conversations about pricing and marketing. We'd rather sit down with you, explain what we're seeing, and develop a realistic plan together than tell you a number simply because it's what you want to hear.

Because this isn't about chasing a price. It's about making informed decisions that give you the best possible opportunity to reach your selling goals.

The Calgary market continues to evolve, and your home's value isn't determined by what your neighbour sold for six months ago or what another seller is asking today.

It's about your neighbourhood + your property type + your competition = your real market.

Thinking about selling? Curious about where your home stands right now? connect with us

Reach out! I'd love to dig into the numbers with you, answer your questions, and give you a clearer picture of today's market — with no pressure, just honest information to help you decide what's right for you.

Because when it comes to selling your home, the right strategy starts with the right information.

Look at the stats across communities in and around Calgary. Most are seeing prices come down, inventory rise and days on market increase.

But then there’s Okotoks.  It’s showing much more price stability

And Calgary? It’s becoming increasingly segmented by community AND property type.
This is exactly why you can’t just look at “the Calgary market” and assume it tells the whole story.

Communities only a short drive apart can have very different:
• Inventory levels
• Pricing trends
• Days on market
• Buyer behaviour
• Supply & demand

Location matters. And knowing the numbers in your specific community matters even more.

Thinking about buying or selling? Let’s look at what’s actually happening in your neighbourhood, not just what the headlines are saying.

If you own a home in Calgary, are thinking about buying a property, or have ever wondered what you could build on your lot, there’s a city planning change worth understanding.

On April 8, 2026, Calgary City Council approved the repeal of blanket rezoning, with the changes taking effect August 4, 2026.

You may have heard people talking about it, but what does it actually mean for you as a homeowner, buyer or seller?

Let’s break it down.

First, What Is Zoning?

Before we get into the changes, let’s talk about zoning itself.

Zoning is a set of rules that helps determine how a property can be used and what types of development may be permitted on it. Depending on the property's zoning, these rules can affect things such as the type of home you can build, the number of dwelling units allowed, building height, setbacks and other development requirements.

Think of zoning as the rulebook attached to a property.

Just because a property is in a particular neighbourhood, or because you see a certain type of home down the street, doesn't automatically mean you can build the same thing on your own lot.

And that is why understanding zoning matters.

What Was Blanket Rezoning?

In 2024, Calgary introduced citywide rezoning changes that made a wider range of housing types possible on many residential properties. The changes were intended to provide more flexibility for housing development throughout the city.

Under those rules, many properties that had previously been designated for single-detached homes could potentially accommodate additional housing forms, subject to applicable requirements and approvals.

However, the policy became a topic of considerable public discussion, particularly around neighbourhood character, housing choice, density and how development decisions should be made.

In April 2026, City Council approved repealing blanket rezoning, with the change taking effect on August 4, 2026.

The important takeaway? Calgary's previous blanket rezoning approach is no longer the default. Property owners need to look at the specific zoning assigned to their property and understand the rules that apply to their plans.

This doesn't mean that all redevelopment or additional housing is prohibited. It means that the property's current zoning and the applicable approval requirements matter.

Thinking About Buying a Home? Look Beyond the House.

When you're searching for a home, it's easy to focus on the things you can see.

Does it have enough bedrooms? Is the kitchen updated? Is there a big backyard? Can you picture your family living there?

Those things absolutely matter. But what about the things you might want to do with the property in five or ten years?

Perhaps you're buying a detached home and hope to add a backyard suite one day. Maybe you want to develop a basement suite, build an addition, or eventually redevelop the property.

Your plans may depend on zoning.

Before making assumptions about what a property will allow, take the time to investigate the possibilities and any restrictions that could affect your plans.

A property that looks perfect today may not offer the development flexibility you imagined. On the other hand, a property with the right zoning and characteristics could offer opportunities you hadn't considered.

Buying a home is about more than finding the right house today. It's also about understanding what you're buying for tomorrow.

Already Own a Home? Here's Why Zoning Matters.

Maybe you're not planning to move anytime soon. You simply want to make the most of the home you already own.

You might be considering:

• Adding a secondary suite to help generate rental income.

• Building an addition to create more living space.

• Exploring a backyard suite or another form of additional housing.

• Redeveloping an older property.

• Understanding whether your lot has potential for a future project.

These are all situations where zoning can play an important role.

However, zoning is only one part of the picture. Building codes, lot dimensions, parking requirements, servicing, permits and other applicable regulations can also affect whether a project is possible.

And remember, a project that is permitted under the existing zoning may still require development or building permits.

If you're thinking about making changes to your property, it's worth doing your homework before spending money on plans or assuming a project will be approved.

The City of Calgary's planning and development resources are a useful starting point for checking your property's zoning and understanding the requirements for your proposed project.

Selling Your Property? Potential Matters, Too.

When it comes to selling a home, most people naturally think about the obvious selling features.

The number of bedrooms and bathrooms. The size of the lot. The condition of the home. The garage, renovations and location.

But depending on the property, zoning may also be part of the conversation.

For example, a buyer interested in a particular lot may have questions about adding a suite, expanding the existing home or exploring redevelopment possibilities.

Understanding the property's zoning can help you answer questions accurately and position your property appropriately in the market.

That doesn't mean every property has redevelopment potential, or that zoning automatically adds value. Any potential needs to be supported by the actual rules, property characteristics and applicable approvals.

It does mean that knowing the details can help you have more informed conversations with prospective buyers.

And in a market where buyers have choices, having accurate information about your property is always valuable.

Does This Mean Calgary Can No Longer Have Secondary Suites or Infill Homes?

Not necessarily!

This is an important distinction.

The repeal of blanket rezoning does not mean that all secondary suites, infill homes or other forms of additional housing are prohibited throughout Calgary.

What may be possible depends on the property's current zoning, the type of development proposed and the rules that apply to that specific project.

Some properties may already have zoning that allows certain uses. Other properties may require a different approval process, and some proposed projects may not be permitted under the existing zoning.

That is why it's important not to rely on assumptions, neighbourhood rumours or what happened to a nearby property.

One property does not tell the whole story about another.

If you're considering a project, confirm the current requirements with the City of Calgary or an appropriate planning professional before moving forward.

You can start with the City's official website at calgary.ca and explore its planning and development information.

Real Estate Is About More Than Bedrooms and Bathrooms

This is one of the reasons we believe real estate involves so much more than simply looking at a listing and deciding whether you like it.

As Realtors, we want our clients to understand the property, the neighbourhood, the market and the details that could affect their decisions.

Zoning is one piece of that bigger picture.

When we work with buyers, we want to understand not only what they're looking for today, but also how they hope to use the property in the future.

When we work with sellers, we want to understand what makes their property stand out and ensure we're communicating its features accurately.

And sometimes, the most valuable thing we can do is help you ask the right questions before you make a decision.

That might mean looking into a property's zoning, connecting you with the appropriate professional, or helping you understand which questions need answers before you move forward.

We believe in honest conversations, good information and making decisions with your eyes wide open.

Because real estate isn't just about transactions. It's about people, their plans and the next chapter they're working toward.

Have Questions About Your Property?

Whether you're thinking about buying your first home, adding a secondary suite, renovating your current property or selling in the future, understanding zoning can help you make more informed decisions.

The repeal of blanket rezoning is another reminder that every property has its own characteristics, rules and possibilities.

Don't assume that what applies to one property automatically applies to yours. Take the time to understand the details.

And if you're not sure where to start, we're happy to help you identify the questions worth asking and point you in the right direction. 

Connect with us!

Where has the summer gone?!

Wait… what? August?! 😳 How did that happen so quickly? It feels like we were just getting excited about the arrival of summer, making plans for sunny days, and looking forward to all the things we wanted to do before fall arrives.

And now, here we are!

If you know me, you know I am definitely NOT made for winter. Give me sunshine, warm temperatures, blue skies, and long summer evenings any day! I'm an Arizona girl at heart, and while I absolutely love living in Alberta, I could happily skip the snow and cold altogether. ☀️

That's why I think it's so important to make the most of these beautiful summer days while we have them.

Don't Let Summer Pass You By

Life gets busy, doesn't it?

Between work, family responsibilities, appointments, errands, and all the little things that fill our calendars, it's surprisingly easy to let the days slip by without really stopping to enjoy them.

We tell ourselves we'll get outside tomorrow, plan that get-together next weekend, or take the time to relax once we've checked a few more things off our to-do list.

But before we know it, summer is winding down, the evenings are getting shorter, and we're wondering where the time went.

Maybe this long weekend is a good reminder to slow down a little.

You don't need an elaborate vacation or a jam-packed schedule to make summer memorable. Sometimes, the best moments are the simplest ones.

It's enjoying your morning coffee on the patio without rushing off somewhere. It's firing up the barbecue and inviting friends over for an easy meal. It's taking the kids or grandkids to the park, heading out for a walk, exploring somewhere new, or sitting around a fire sharing stories long after the sun goes down.

And sometimes, it's doing absolutely nothing at all!

Those ordinary moments often become the memories we treasure most.

Make Room for What Matters

With an extra day off, why not give yourself permission to enjoy it?

Put your phone down for a little while. Spend time with the people who make you laugh. Get outside and soak up some vitamin D. Take a little road trip around our beautiful province, visit a local business, enjoy a patio, or simply find a quiet spot to appreciate the sunshine.

And if your weekend doesn't go exactly as planned? That's okay, too. Some of the best memories happen when we leave a little room for spontaneity.

As we get caught up in the busyness of everyday life, it's easy to focus on what's next instead of appreciating what's right in front of us.

But we don't get these exact days back.

So let's enjoy them while they're here!

Here's to an Alberta Summer! ❤️

Whether you're heading to the mountains, spending time at the lake, working in the garden, enjoying a backyard barbecue, or simply relaxing at home, I hope your long weekend is filled with sunshine, laughter, and a little well-deserved rest.

Summer may be flying by, but there's still time to make wonderful memories.

From our family to yours, Happy Long Weekend!

Now, if you'll excuse me, I'm going to go find some sunshine. Because this Arizona girl is not ready for winter!