From Sellers to Balance: What Today’s Market Shift Means for Buyers and Sellers in High River, Okotoks, Calgary, and Surrounding Area

Over the past five years, the real estate market across High River, Calgary, and surrounding towns has been dominated by strong sellers’ market conditions — homes selling quickly, inventory flying off the shelves, and buyers often competing in multiple-offer scenarios.

But today, we’re seeing something different: a balanced market. It’s not a crash. It’s not a slowdown. It’s simply a return to stability — and that’s something worth understanding.

Understanding the Shift: From Sellers’ Market to Balance

One of the key indicators we watch as REALTORS® is the Sales-to-New-Listings Ratio (SNLR). This tells us how much buyer demand exists relative to new inventory being listed.

• Above 60% = Sellers’ Market

• 40%–60% = Balanced Market

• Below 40% = Buyers’ Market

For years, we were well over 60%, indicating a strong tilt toward sellers. But over the past few months, we’ve moved into the 40–60% range, signaling balanced conditions.

Prices: Stable Despite Market Shifts

While activity has leveled out, it’s worth noting that benchmark and median prices have remained stable. Despite the cooler demand, we haven't seen a significant drop in values.

• Benchmark Price (Year-over-Year): -1% change

• Median Price: Holding steady in most submarkets

This tells us that while the market isn’t as aggressive, it’s still healthy — and demand hasn’t disappeared, it’s just become more rational.

Inventory and Months of Supply: The Real Story

One of the biggest changes is the increase in months of supply, which has gone up 178% year-over-year. That means there are more homes available, giving buyers more choice and reducing the urgency that previously drove bidding wars.

📊 Quick Snapshot: Year-over-Year Comparison

What’s Causing the Shift?

A few factors are contributing to the more balanced conditions:

1. Higher Inventory – More sellers are entering the market, increasing choice for buyers.

2. Rising Interest Rates – Mortgage rates have cooled demand compared to 2020–2022 levels.

3. Buyer Fatigue – After years of aggressive competition, many buyers are taking a more measured approach.

4. Policy & Economic Conditions – Broader affordability concerns, inflation, and regulation shifts are influencing buyer behavior.

What It Means for Buyers and Sellers

🔍 For Buyers:

• More listings to choose from

• Less pressure to bid over asking

• Time to make more informed decisions

🏠 For Sellers:

• Proper pricing is essential

• Homes still sell, but marketing and presentation now matter more

• Patience is key — expect longer days on market in many areas

The Bottom Line

The shift to a balanced market isn’t a slowdown — it’s a return to stability. Whether you’re buying, selling, or just watching the trends, understanding these changes can help you make better, more confident decisions.

If you’d like a personalized look at how this affects your home or your plans, I’d love to connect.