Hello Real Estate District,(Click here if you want to watch the video instead of reading)
Alright, let’s talk REALITY—because if you’ve been feeling like the market has been just a little weird lately, you’re not alone.We’ve got rising inventory, fewer new listings, and buyers taking their sweet time. But guess what? This is exactly where opportunity lives.So let’s break it down—what’s happening, what’s coming, and how we win.
Alberta showings are up 2.5% week over week—momentum is creeping back.
Calgary showings? Down another 3.9% week over week.
Average showings per listing? Sitting at 2.8—meaning buyers are getting extra selective.
But check this out:
$500K - $700K homes still hold the most interest, making up 33% of total showings.
Luxury homes ($1.1M - $1.2M) saw an 11.4% jump in showings this week.So what does this tell us?
Buyers are still here, but they’re shopping with precision. If you’re overpriced or unprepared, you’re going to sit on the shelf.
Showings Are… Confused?
Alberta showings are up 2.5% week over week—momentum is creeping back. Calgary showings? Down another 3.9% week over week. Average showings per listing? Sitting at 2.8—meaning buyers are getting extra selective. But check this out: $500K - $700K homes still hold the most interest, making up 33% of total showings. Luxury homes ($1.1M - $1.2M) saw an 11.4% jump in showings this week.So what does this tell us? Buyers are still here, but they’re shopping with precision. If you’re overpriced or unprepared, you’re going to sit on the shelf.
Sales & Inventory: A Market in Transition
Here’s where things get interesting.- Sales follow showings by 2-3 weeks. So, with showings trending down since January, expect sales to slow.
- February sales are already trending 10% below the 10-year average.
- Listing inventory has climbed to 76% of normal levels.
- New listings? DOWN 14% compared to a typical February.
Translation? Less new inventory + increasing supply = a more balanced market. Pricing & Negotiation: The Shift is Real
Now, let’s talk about what really matters—where the money is moving.
Months of supply is climbing, which means the rapid price increases we saw last year? Not happening right now. Average sale-to-list price sits at 97.8%.
Homes over $400K? Selling at 98%+ of list price. Homes under $400K? Buyers are getting more wiggle room.
Days on market? 42 days—that’s 35% lower than the usual for February. Translation? If it’s priced right, it’s still selling FAST.
THE OPPORTUNITY ZONE
So, what do we do with this?
Luxury buyers are active – If you’ve got listings over $1M, now’s the time to push. Buyers at this level aren’t waiting.
Move-up buyers have more power – With inventory increasing, buyers in the $500K+ range have more options and less competition. This is their window!
Sellers need to get real – Buyers aren’t rushing, so pricing needs to be spot-on. If a seller is stuck in “last year’s market,” it’s your job to wake them up.
Under $400K? Negotiate smart – The lower price points are shifting to a buyer’s market. If you’re working with sellers here, they need to price aggressively or risk sitting. FINAL TAKEAWAY: WINNING IN A SHIFTING MARKET
The buyers are still here, but they have OPTIONS. Overpriced listings will sit. Strategic listings will move. The next few months will set the tone for the rest of 2025—so let’s lead the charge.
Stay sharp. Stay proactive. And remember: The best agents don’t just react to the market… they control it. Let’s go! 
Happy Selling! 
Steve Phillips
