The Bounce Before the August Snooze

(Click here if you want to watch the video instead of reading)

Just when we thought the market was going quiet... luxury buyers kicked down the door.

 The Problem:

After six straight weeks of declining showings, it looked like the summer market was running out of gas. Sales had slipped, buyers were distracted, and listings weren’t moving unless they were priced just right. August is historically slower—so the fear was: had the slowdown already started?

 But not so fast.

Calgary showings jumped thirteen percent week over week—the biggest two-week increase we’ve seen since early spring. And the hottest action? Luxury buyers. Markets over nine hundred thousand dollars surged in activity. Turns out, high-net-worth buyers weren’t gone, they were just vacationing... probably somewhere with valet parking.

Even better? The under$300,000 sales also popped, which unlocks those long-awaited move-up buyers.

Now, while sales were down this past week, history tells us that a bump in showings now leads to a bump in sales about two weeks later. So if you're listing this weekend? You’re probably in the sweet spot.

 The Lesson: The market is alive—but it’s picky.

• Inventory? Right on track for a typical July.

• New listings? Above average.

• Expireds? Half the usual number, meaning more listings are finding the right buyer.

• Days on market? Sitting at 47, which is still 18% faster than our historical average.

• Sale-to-list ratio? Holding strong at 98%—but here's the kicker: when we compare to original list prices, that drops to 97.1%   percent.

Translation: Sellers are still getting good prices, but only after reducing their expectations. If your listing hasn’t moved—it’s probably not the market’s fault.

 The Opportunity:

• Luxury Sellers: The high-end crowd is active again. If your million-dollar listing has been sitting, now is the time to re-engage with updated positioning.

• First-Time Buyers & Move-Ups: The sub–three hundred thousand dollar bracket is moving again. Unlock that entry point and you free up the whole food chain.

• Strategic Sellers: August is coming. If your clients need to sell, this is the moment to reprice or repackage before attention shifts to back-to-school and long weekends.

 The Final Word:

We’re in a competitive, balanced market—one of the best climates to do good business, if you’re realistic and ready.

Don’t sleep on August’s slowdown. Get your listings aligned now—price, presentation, and positioning—or they might be riding the market into the fall.

This isn’t a market that rewards “set it and forget it.” It rewards strategy, speed, and showing up when it counts.

 Happy Selling 

Steve Phillips