Inner City Calgary Market Overview: December 2025
The Inner City Calgary real estate market is entering 2026 in a far more balanced and rational position than it was in 2025. While December saw a short-term tightening in inventory due to fewer new listings, year-over-year data clearly show higher supply, longer selling timelines, and increased buyer selectivity across most property types. Month-over-month improvements are largely seasonal and should not be confused with a return to seller-driven conditions. Compared to December 2024, buyers have more options and more negotiating leverage, particularly in higher-density segments. Pricing accuracy and positioning are now the primary drivers of successful outcomes.
Single Family Homes
Detached homes in the Inner City are operating in balanced conditions. Sales slowed in December, but inventory declined faster than demand, creating short-term stability. Year over year, higher inventory and longer days on market confirm that buyers are taking more time. Pricing has remained relatively stable, with only a modest decline, indicating resilience for well-located and well-priced homes.
|
|
Dec 2025 |
Nov 2025 |
Dec 2024 |
MoM % Change |
YoY % Change |
|---|---|---|---|---|---|
|
Sales |
59 |
85 |
78 |
-30.6% |
-24.4% |
|
New Listings |
50 |
122 |
62 |
-59.0% |
-19.4% |
|
Inventory |
192 |
301 |
174 |
-36.2% |
+10.3% |
|
Months of Supply |
3.25 |
3.54 |
2.23 |
-8.2% |
+45.7% |
|
Benchmark Price |
$946,800 |
$944,500 |
$951,000 |
+0.24% |
-0.44% |
|
Avg DOM |
60 |
46 |
42 |
+30.4% |
+42.9% |
Half Duplexes (Semi-Detached)
Half duplexes continue to show some of the strongest balance in the Inner City market. Inventory levels have improved compared to last year, and months of supply have tightened. While days on market are higher, pricing has only softened slightly. Demand remains steady, particularly for newer or well-designed infill properties.
|
|
Dec 2025 |
Nov 2025 |
Dec 2024 |
MoM % Change |
YoY % Change |
|---|---|---|---|---|---|
|
Sales |
29 |
46 |
25 |
-37.0% |
+16.0% |
|
New Listings |
24 |
47 |
20 |
-48.9% |
+20.0% |
|
Inventory |
76 |
128 |
87 |
-40.6% |
-12.6% |
|
Months of Supply |
2.62 |
2.78 |
3.48 |
-5.8% |
-24.7% |
|
Benchmark Price |
$924,500 |
$926,000 |
$933,500 |
-0.16% |
-0.96% |
|
Avg DOM |
54 |
38 |
41 |
+42.1% |
+31.7% |
Rowhome/Townhomes
Rowhomes are the most price-sensitive ground-oriented segment. Although sales and absorption improved month over month, inventory is higher year over year and prices have declined more meaningfully than detached or duplex homes. Buyers are active but selective, and correctly priced properties are essential for timely sales.
|
|
Dec 2025 |
Nov 2025 |
Dec 2024 |
MoM % Change |
YoY % Change |
|---|---|---|---|---|---|
|
Sales |
25 |
31 |
22 |
-19.4% |
+13.6% |
|
New Listings |
22 |
50 |
26 |
-56.0% |
-15.4% |
|
Inventory |
69 |
113 |
51 |
-39.0% |
+35.3% |
|
Months of Supply |
2.76 |
3.65 |
2.32 |
-24.4% |
+19.0% |
|
Benchmark Price |
$567,000 |
$583,500 |
$606,100 |
-2.83% |
-6.45% |
|
Avg DOM |
60 |
33 |
40 |
+81.8% |
+50.0% |
Apartment
Apartments remain the weakest segment of the Inner City market. Sales are down both month over month and year over year, while inventory and months of supply remain elevated. Benchmark prices have declined the most in this category, and competition among sellers is high. Buyers continue to hold clear leverage, with only premium or highly differentiated units selling efficiently.
|
|
Dec 2025 |
Nov 2025 |
Dec 2024 |
MoM % Change |
YoY % Change |
|---|---|---|---|---|---|
|
Sales |
114 |
135 |
148 |
-15.6% |
-23.0% |
|
New Listings |
137 |
234 |
131 |
-41.5% |
+4.6% |
|
Inventory |
515 |
741 |
422 |
-30.5% |
+22.0% |
|
Months of Supply |
4.52 |
5.49 |
2.85 |
-17.7% |
+58.6% |
|
Benchmark Price |
$308,400 |
$315,400 |
$339,000 |
-1.72% |
-9.02% |
|
Avg DOM |
56 |
67 |
48 |
-16.4% |
+16.7% |
Conclusion
The Inner City Calgary real estate market has moved away from the urgency and imbalance seen in recent years and into a more measured, segmented environment. Short-term fluctuations, such as December’s month-over-month tightening, do not change the broader year-over-year trend toward higher supply, longer selling timelines, and increased buyer leverage.
Ground-oriented homes are holding up well in balanced conditions, particularly when priced accurately and positioned correctly. Apartments, however, continue to face meaningful headwinds, with elevated inventory and sustained price pressure. Across all property types, days on market have increased, reinforcing the importance of realistic expectations.
As the market moves into 2026, success will depend less on timing and more on strategy. Buyers who remain patient and disciplined will find opportunities, while sellers who align pricing and presentation with current market realities will be best positioned to achieve strong outcomes.
If you’re considering buying or selling in Inner City Calgary, understanding how current market conditions affect your specific property type is critical. Reach out for a personalized, data-driven assessment based on today’s market.
Dylan Kisilowski
Century 21 Bamber Realty ltd.
Phone: 403-371-1196
Email: [email protected]
