More inventory. Changing prices. New opportunities. What January's MLS statistics mean for Calgary buyers and sellers.
Calgary's real estate market is shifting gears, and January's numbers are giving us a clearer picture of what to expect as we move into 2026.
After several years of strong seller conditions, the market is moving toward a more balanced environment. Buyers have more options in many areas, sellers are facing increased competition, and understanding what's happening in your specific market has never been more important.
But here's the thing: a changing market doesn't mean there are no opportunities. It means we need to understand where those opportunities are.
Let's take a closer look at what the January 2026 MLS statistics tell us.
More Homes Are Available
One of the biggest changes is the increase in available inventory.
According to the Calgary Real Estate Board's January 2026 statistics, Calgary recorded 4,391 homes in inventory, a 20.6% increase compared with January 2025. There were 2,785 new listings and 1,234 sales during the month. Sales were down nearly 15% year over year, while the number of available homes reached its highest January level since 2020.
What does this mean for you?
For buyers, more inventory means more choice. You may have the opportunity to compare homes, explore different neighbourhoods, and take a little more time deciding which property best suits your needs.
For sellers, it means your home isn't competing in isolation. Buyers are comparing your property with other available options, making pricing, condition, and presentation essential parts of your selling strategy.
Not Every Property Type Is Experiencing the Same Market
This is where things get interesting.
Calgary isn't one big, uniform real estate market. Detached homes, semi-detached properties, townhomes, and apartment-style condos are experiencing different levels of supply and demand.
Detached homes entered the year with less than three months of supply, keeping conditions relatively balanced. Semi-detached homes were also in balanced territory.
Apartments and row-style homes, however, are facing higher inventory levels. Apartment-style properties had approximately five months of supply, creating more competition among sellers and potentially more negotiating opportunities for buyers.
This difference matters.
If you're buying a condo or townhome, you may find more selection and opportunities to negotiate. If you're shopping for a detached home in a desirable neighbourhood, competition may still be stronger for well-priced properties.
The key is knowing which market you're shopping in, not simply following the headlines.
What About Home Prices?
The total residential benchmark price in Calgary was $554,400 in January 2026, down 4.7% compared with January 2025.
While that overall figure reflects softer pricing, particularly in apartment and row-style properties, it doesn't mean every home has lost the same amount of value.
Detached and semi-detached properties are showing greater price stability, while higher-density homes are experiencing more pressure as supply increases.
For buyers, this may create opportunities to enter the market, move into a different property type, or negotiate terms that might have been more difficult to secure in previous years.
For sellers, it's a reminder that pricing needs to reflect today's market conditions. What a home sold for last year, or what a neighbour is asking, doesn't automatically determine what buyers are willing to pay today.
A Balanced Market Can Be a Good Thing
A balanced market can offer something both buyers and sellers need: a little more breathing room.
Buyers may have more time to compare properties, review their options, and make informed decisions rather than feeling pressured to rush into a purchase.
Sellers can still achieve successful sales, but they need to be realistic about pricing, prepare their homes thoughtfully, and understand their competition.
This isn't about predicting that every price will fall or that every buyer will have the upper hand. It's about recognizing that conditions vary and that a good strategy makes a difference.
Where Do We Go From Here?
As we move through 2026, inventory levels, buyer demand, and the balance between new construction and resale homes will continue to shape Calgary's market.
Whether you're thinking about buying your first home, moving up, downsizing, or selling an investment property, the best place to start is with reliable information about your specific situation.
At Russell Realty, we look beyond the headlines. We review comparable sales, current listings, neighbourhood trends, and property-specific details to help our clients understand their options.
Because real estate isn't just about timing the market. It's about making the right move for you.
Thinking about buying or selling in Calgary? Let's talk!
We'd love to help you understand what's available, what your home might be worth in today's market, and what opportunities could make sense for your next chapter.
More options. Less urgency. A smarter approach.
Let's figure out your next move together! ❤️
Gwen & Carl Russell | Russell Realty with CIR Realty
Calgary & Surrounding Areas
