When the Market Goes to the Stampede

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 The Problem: Showings Are Taking a Siesta

Let’s call it what it is—Stampede has lassoed the attention of Albertans. Alberta showings? They’re the lowest we’ve seen since early March—and the slowest they’ve been for this time of year in the past five years. Hard to compete with mini donuts and bull riding.

In Calgary, showings held stable after last week's drop… but only barely. We’re now riding a seven-week streak of declining showings. The only price range that saw any action? Homes between two hundred thousand and five hundred thousand dollars. Everything above five hundred? Down. Million-dollar-plus listings? Took the biggest hit.

 The Story of the Market: Sales Say “Not So Fast”

Just when you’d expect the market to fully nap, sales in Calgary pulled a little rope-a-dope—up week over week after three straight weeks of decline. This puts us back on track for an average July in terms of total sales.

Total inventory is holding strong at ninety-seven percent of our seasonal norm. And the beginning of the month has brought a burst of new listings—enough that we’re pacing ahead of the ten-year average for new listings in July.

 The Lesson: It's Not the Market—It Might Be Your Listing

Days on market have ticked up slightly to forty-five, but they’re still twenty-one percent faster than what’s typical this time of year. The average sale-to-list price ratio is steady at ninety-eight percent. That means buyers are still paying close to asking—and they’re doing it quickly when a home is compelling.

So if your listing isn’t getting showings, it’s time to ask the tough questions:

• Is the value aligned with the competition?

• Does the condition tell the story the price is asking?

• And is the location factored in honestly?

Because in a strong, steady, above-average summer market like this, silence isn’t a market issue—it’s a message.

 Opportunity Check-In:

• Entry-Level Sellers: Homes under five hundred thousand are pulling in showings. If priced right, these will move faster than cotton candy at the fairgrounds.

• Luxury Sellers: Million-plus buyers are on pause. Strategy matters more than ever—presentation, patience, and pricing precision.

• Buyers and Sellers: This isn’t 2021. It’s not chaos, but it’s not sleepy either. A solid plan beats perfect timing.

 The Final Word:

We’re not in a frenzy. We’re not in a freeze.
We’re in that Goldilocks zone—strong enough to sell, steady enough to think.

And while buyers are out boot-stomping at Stampede, the savvy sellers (and agents) are using this quiet to gear up for the next surge. Because mid-July is coming—and when the boots come off, the market picks back up.

Until then? Don’t just wait. Prepare.

 Happy Selling 

Steve Phillips