When the Showings Slow Down but Sales Step Up

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

It’s like your dog pretending to be asleep while one ear is still listening for the treat bag—quiet, but alert.

Showings in Calgary dropped nine percent week over week. That’s now two   weeks of consistent declines. Every price range took a hit—except the über-luxury market over $1.4M, which apparently didn’t get the memo.

Despite the slowdown in showing activity, sales were up three percent week over week. This is what we would expect two to three weeks after showing increases so it's right on schedule.

But let’s look closer:

• Under $400K? Sales dropped.

• Over $400K? Sales climbed, especially in the sweet spot of $800K–$900K, and continued climbing past $1 million.

In short: the move-up and luxury buyers are moving, while entry-level buyers might be vacationing... or just waiting for interest rate fairy dust.

And after all was said and done, Calgary’s July sales finished slightly above the long-term average. Steady. Reliable. Basically, the Toyota Corolla of sales months.

 The Market Mechanics:

• Inventory? Right on track for August.

• New listings? Average for this time of year.

• Expired listings? Fewer than normal. That’s thanks to homes actually selling instead of just… aging online like a forgotten Facebook status.

With an average amount of new listings and a higher-than-average number of successful sales, things are staying tight.

Oh, and remember how August usually means 60-day average DOM? Well, we’re still hanging tight at 47 days. That’s basically light-speed in real estate time.

 The Lesson:

We’re still in a competitive, balanced market.

• Sellers: Don’t get cocky. The sales-to-list price ratio is 98%, but the original list-to-close ratio is 97%, which means pricing too high = price chop later.

• Buyers: You’ve got options, but not forever. Things are moving quicker than they feel.

So, if your listing’s getting tumbleweeds instead of tours? It’s not the market.
It’s your price, your prep, or your photos. (Yes, we still notice crooked iPhone pics in listing photos.)

 The Opportunity:

• Luxury & Move-Up Buyers: You’re active. Keep the momentum, but lean on smart strategy.

• Sellers Sitting Stale: A compelling price still beats a wishful one.

• Agents: Use this time to educate. This market isn’t “hot,” but it’s still healthy, and smart clients are still moving.

 The Final Word:

This is a market that rewards agents who can actually explain what’s happening—not just repost memes and hope for leads.

The slowdown in showings doesn’t mean people aren’t buying.

It means they’re being pickier, smarter, and waiting for value.

So, keep showing up sharp.
Know your numbers.
And remind your sellers: the market won’t chase you… unless you price it to be chased.

 Happy Selling 

Steve Phillips