The High River real estate market is entering 2026 with more balance — and more opportunity — than we’ve seen in the past two years.

📉 Prices

In December 2025, the median home price in High River held steady at $525,000 (+1% YoY). However, January 2026 showed a median price of $376,750, down 16% year-over-year.

That sharp drop may look dramatic, but it’s important to understand that monthly median prices can shift significantly depending on what type of homes sell. A higher percentage of townhomes or lower-priced detached homes trading in January can pull the median down without signaling a collapse in overall property values.

By comparison:

• Okotoks median price: $610,000 (-4% YoY)

• Calgary median price: $555,500 (-3% YoY)

Across the region, pricing has cooled slightly.

📊 Sales Activity

Despite softer prices, High River sales were actually up 13% year-over-year in January. Buyers are still active.

Meanwhile:

• Okotoks sales rose 6% YoY

• Calgary sales declined 15% YoY

High River appears comparatively resilient in activity levels.

📦 Inventory & Supply

This is where we see the biggest shift.

Inventory in High River is up 64% year-over-year. More homes are available, which gives buyers options and reduces the urgency we saw during peak seller-market conditions.

Inventory is also up significantly in:

• Okotoks (+16% YoY)

• Calgary (+21% YoY)

The Sales-to-New-Listings Ratio in High River declined from 84% to 72%, indicating movement toward a more balanced market.

⏱ Days on Market

Homes are taking longer to sell:

• High River: 49 days (+17% YoY)

• Okotoks: 52 days (+18% YoY)

• Calgary: 53 days (+33% YoY)

This suggests buyers are taking more time and negotiating more carefully.

What’s Driving These Changes?

Several broader economic factors are at play:

Interest Rates

While inflation has moderated nationally, borrowing costs remain elevated compared to the ultra-low-rate period of 2020–2021. Even small interest rate shifts significantly impact affordability for buyers.

Alberta’s Economic Position

Alberta continues to outperform much of Canada economically, supported by energy sector stability and strong interprovincial migration. Many Canadians are relocating to Alberta for affordability and employment opportunities.

However:

• Household debt remains high nationally.

• Consumer confidence fluctuates.

• Federal policy, inflation management, and global energy markets continue to influence local momentum.

Migration & Demographics

Alberta’s population growth supports housing demand long-term, including in bedroom communities like High River. But demand is normalizing after several exceptionally strong years.

What This Means for Buyers

• More homes to choose from.

• Less bidding-war pressure.

• Greater negotiation room.

• Strategic timing matters.

This is not a crash — it’s a rebalancing.

What This Means for Sellers

• Pricing correctly matters more than ever.

• Presentation and marketing are critical.

• Expect longer timelines than 2022–2023 peaks.

• Well-priced homes are still selling.

The Bottom Line

High River is transitioning from a fast-paced seller’s market to a more balanced environment. Compared to Okotoks and Calgary, activity remains steady, but inventory growth signals a healthier, more sustainable pace.

For 2026, expect:
✔ More negotiating power for buyers
✔ Stable but sensitive pricing
✔ Continued regional economic support from Alberta’s growth

High River Real Estate Market: 2025 Year in Review

The High River real estate market in 2025 marked a decisive shift away from the ultra-competitive conditions of recent years and into a more measured, balanced environment. While home prices continued to rise, nearly every other key metric signaled a market recalibrating under affordability pressures, higher supply, and changing buyer behavior.

As we close out 2025, High River’s real estate market is clearly transitioning into a more balanced and seasonal phase. Looking at both month-over-month and year-over-year data from November and December helps explain how local conditions compare to nearby Okotoks and Calgary — and how broader economic forces are shaping buyer and seller behaviour.

High River: Steady Prices, Seasonal Slowdown

In November, High River’s median home price climbed to $544,000, up 4% year-over-year, before easing slightly in December to $525,000, still 1% higher than last year. This small pullback is typical heading into winter and does not signal a sharp correction.

Sales activity remained stable year-over-year, with 20 sales in November and 12 in December, while new listings slowed toward year-end. Inventory, however, remained significantly higher than last year, giving buyers more choice than they’ve had in recent winters. Homes are taking longer to sell compared to the ultra-tight markets of previous years, but days on market actually improved compared to late 2024 — showing that well-priced homes are still moving.

How High River Compares

• Okotoks experienced stronger price growth in December, with values up 12% year-over-year, but sales remained flat and days on market increased, indicating more supply and slower decision-making.

• Calgary continued to see declining sales and rising inventory, with prices mostly flat. Buyer demand remains present, but less urgent, particularly as affordability pressures persist.

Against this backdrop, High River stands out for its relative stability — avoiding the sharper slowdowns seen in larger urban markets while still benefiting from regional demand.

Broader Economic Context

Alberta continues to outperform much of Canada economically, driven by population growth, employment opportunities, and comparatively affordable housing. However, national factors such as higher interest rates, cost-of-living pressures, and tighter mortgage qualification rules are influencing buyer behavior everywhere — including Southern Alberta.

Politically and economically, uncertainty around rates and long-term inflation has made buyers more cautious. Socially, buyers are prioritizing livability, affordability, and smaller communities — which continues to support demand in towns like High River. The result is not a slowdown, but a recalibration toward a more predictable and sustainable market.

What This Means Going Into 2026

High River is entering the new year with:

• Stable prices

• More balanced inventory

• Less competition, but steady demand

• More thoughtful buyers and sellers

What This Means for Buyers & Sellers

For buyers, this means more choice and improved negotiating conditions. For sellers, success will depend more on pricing, presentation, and strategy than on sheer market momentum.

Final Thoughts

Keep in mind that monthly market updates capture only a moment in time. For the clearest picture of your neighbourhood or property’s value, it’s important to consider broader trends, seasonal patterns, and your personal real estate goals.

If you’d like an updated market evaluation or help understanding these numbers, our team is here to help.

November brought a more balanced pace to the High River real estate market following a strong October surge. While conditions cooled slightly, High River continued to show steady demand and moderate price growth compared to neighbouring markets.

High River Market Highlights

High River’s median home price rose to $544,000, a 4% increase year-over-year, signaling continued confidence from buyers. Sales held steady at 20, matching last year’s activity. At the same time, new listings climbed 41%, giving buyers more options than they’ve had heading into winter in recent years.

As inventory rose to 52 homes (an 86% increase YoY), the market shifted away from October’s extremely tight conditions. The sales-to-new-listings ratio moved from 118% last year to 83% this year, indicating a more balanced environment. Homes spent an average of 49 days on market, slightly longer than October but still healthy for the season.

How High River Compares to Okotoks & Calgary

• Okotoks saw its median price fall to $588,000, down 3% YoY, though sales stayed relatively steady at 51 homes. New listings rose 19%, and inventory increased 45%, giving buyers more choice.

• Calgary continued its gradual cooling trend, with sales down 13% YoY and inventory up 28%. The median price slipped by 2% YoY, landing at $560,000.

Compared to these markets, High River remains relatively stable—showing modest price growth, steady sales, and a shift toward more balance rather than a full slowdown.

What This Means for Buyers & Sellers

For buyers, improved inventory means more options and slightly more negotiating room compared to earlier this fall. For sellers, strong year-over-year pricing and steady demand remain encouraging, especially as the traditionally slower winter months approach.

Final Thoughts

Keep in mind that monthly market updates capture only a moment in time. For the clearest picture of your neighbourhood or property’s value, it’s important to consider broader trends, seasonal patterns, and your personal real estate goals.

If you’d like an updated market evaluation or help understanding these numbers, our team is here to help.

October brought a noticeable shift in the High River real estate market, marking a stronger month compared to September and to last year. After a softer September, High River saw sales jump 25% year-over-year, with 30 homes sold, while the median price rose to $518,000, now 1% higher than last October.

High River Market Highlights

New listings stayed relatively low at 22 (up just 5% YoY), which contributed to a much tighter market. The sales-to-new-listings ratio jumped from 114% last year to 136% this October, meaning more homes sold than came to market — a sign of strong buyer demand and limited supply.

Inventory sits at 57 homes, up 36%, giving buyers a little more choice than earlier in the year, but the overall market still feels competitive. Homes also took longer to sell, averaging 46 days on market, up from 28 days in September.

How High River Compares to Nearby Markets

• Okotoks saw an opposite trend this month: sales fell 25%, while new listings climbed 17%, and the sales-to-new-listings ratio dropped to 49%. Even with a higher median price of $670,000, the market there is loosening and giving buyers more room.

• Calgary continues to move at a steadier, slower pace. Sales were down 13%, prices held flat year-over-year at $576,000, and the sales-to-new-listings ratio dipped to 58%. Inventory has climbed sharply and now sits 30% higher than last year.

What This Means for High River

While Okotoks and Calgary are showing signs of cooling or balancing, High River remains one of the more active and competitive markets in the region. Higher demand, fewer new listings, and improving prices point to growing interest from buyers — especially those looking outside Calgary for affordability and lifestyle.

Final Thoughts

As always, these numbers represent just one month. Real estate is influenced by bigger-picture trends like seasonality, interest rates, and long-term supply and demand. If you're thinking about buying or selling, your Realtor can help you understand how these factors affect your specific neighbourhood.

High River’s real estate market saw a bit of a shift this September, with a few interesting trends emerging when compared to nearby Okotoks and Calgary.

High River Market Snapshot

In High River, the median home price came in at $425,000, down 19% year-over-year. Home sales also slowed, with 26 properties sold, marking another 19% decline compared to last September.

At the same time, new listings rose by 13%, giving buyers a bit more choice than we’ve seen in recent months. With more homes available and fewer selling, the sales-to-new-listings ratio dropped from 80% last year to 58% this year — a sign that the market is balancing out after a particularly active few years.

On average, homes in High River are taking about 28 days to sell, which is still relatively quick and shows steady buyer demand even as prices adjust.

How High River Compares

When we look at the surrounding markets, we see similar shifts playing out.

• Okotoks had a median price of $600,000, down 5% year-over-year, with 51 homes sold (a 4% decrease). Homes are spending a bit longer on the market, averaging 36 days, while the sales-to-new-listings ratio climbed from 58% to 74%, showing that demand is holding strong despite fewer listings.

• Calgary, meanwhile, saw a median price of $560,000 (down 1% YoY) and 1,720 sales (down 14% YoY). New listings increased slightly by 3%, while the sales-to-new-listings ratio dropped from 54% to 45%, suggesting a slower, more balanced pace citywide.

What It All Means

Overall, we’re seeing a calmer but still healthy market across Southern Alberta for both buyers and sellers. Prices are stabilizing, sales activity has eased, and buyers are regaining a bit more negotiating power. For sellers, properly pricing your home and presenting it well remain key. For buyers, there’s a bit more breathing room — especially in communities like High River, where inventory has ticked up.

Final Thoughts

Please remember that these market snapshots only represent a moment in time. Real estate is always influenced by longer-term trends, seasonality, interest rates, and local demand. Be sure to have your Realtor explain how these broader factors affect conditions in your specific neighbourhood.

If you’d like a more detailed look at your area or an updated home value assessment, our team would be happy to help.

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.

As a local real estate agent, I’ve been keeping a close eye on the potential impacts of a 25% U.S. tariff on Canadian imports. While often seen as a trade issue, the ripple effects of this tariff could have significant consequences for homeowners, buyers, and renters in High River, Okotoks, Calgary, and the surrounding area. Let’s take a closer look at how this could impact our local real estate market.

Rising Costs and Real Estate Impact
With the tariff raising prices on goods like groceries, vehicles, and home maintenance supplies, everyday expenses for residents in High River, Okotoks, Calgary, and area will likely rise. For homeowners, this means higher costs for renovations, repairs, and upkeep. For potential buyers, increased living costs could make it more difficult to save for a down payment, further tightening an already competitive market in our region.

Mortgage Pressures and Affordability
The combination of rising inflation and the economic uncertainty caused by the tariff could prompt the Bank of Canada to raise interest rates. This could lead to higher mortgage rates. For current homeowners with variable-rate mortgages or those renewing at higher rates, this could mean significantly higher monthly payments. For prospective buyers, increased rates coupled with higher living expenses could make homeownership even less affordable, especially in Calgary, where home prices have been steadily climbing.

Economic Uncertainty and Job Market Risks
Here in Alberta, many industries—particularly energy and agriculture—are heavily reliant on cross-border trade with the U.S. A tariff could disrupt these industries, leading to job instability. For families relying on steady income to manage their mortgage or rent payments, job loss or wage stagnation could become a real concern. This could result in more financial strain, higher foreclosure rates, and possibly even forced home sales. For potential buyers, this economic uncertainty may make them hesitate to enter the market, slowing down real estate activity in High River, Okotoks, Calgary, and area.

Final Thoughts
While the full effects of the 25% tariff are still uncertain, it’s important to prepare for potential financial challenges. That said, we’re fortunate to be in a province with a real estate market that, in my opinion, offers a strong outlook compared to other areas like Toronto or Vancouver. Alberta’s housing market continues to show resilience and long-term growth potential, especially with more affordable entry points and a diverse economy.

If you have any questions about how these changes might affect your home buying or selling decisions, don’t hesitate to reach out. As a local real estate agent here in High River, I’m here to help you navigate this evolving market and make the best choices for your future.

The Alberta real estate market has been dynamic in recent years, shaped by economic shifts, interest rate trends, and evolving buyer preferences. As we move into 2025, here’s what local buyers and sellers should know to make informed decisions.

2025 FORECAST

Market Trends.

1. Sustained Demand in Smaller Towns: Communities like High River and Okotoks are likely to remain popular due to their affordability compared to Calgary. Buyers seeking more space and a slower pace of life are expected to continue driving demand in these areas.

2. Calgary’s Resilience: Calgary’s market is anticipated to remain strong, particularly in established neighbourhoods and areas with transit access. Economic diversification efforts are supporting long-term growth.

Economic Drivers. Alberta’s energy sector is stabilizing, and job growth in tech and renewables is contributing to economic resilience. Population growth, fuelled by interprovincial migration, will likely sustain housing demand.

Interest Rates. The Bank of Canada may hold rates steady or make slight adjustments depending on inflation trends, keeping mortgage rates relatively stable.

Inventory Challenges. Limited housing inventory remains an issue in both urban and rural areas, contributing to competitive markets, especially for detached homes and acreages.

TIPS FOR BUYERS

Get Pre-Approved. Lock in your interest rate now to protect against potential hikes and show sellers you’re serious.

Explore Beyond Calgary. Small towns like High River and Okotoks offer excellent value for money, with growing amenities and a strong sense of community.

Plan for Competition. Be prepared to act quickly on desirable properties. Consider flexibility in possession dates or waiving minor contingencies to strengthen your offer (while staying within your comfort zone).

TIPS FOR SELLERS

Price Strategically. Work with a local Realtor to set a competitive price. Overpricing can deter buyers, especially in a balanced or slightly seller-favoured market.

Focus on Cleanliness and Turn-Key Appeal. A clean, well-maintained home makes a lasting impression on buyers and can significantly increase perceived value. Ensure your property is spotless by deep-cleaning carpets, scrubbing grout, and decluttering every room. Pay attention to small details like fixing squeaky doors, replacing burnt-out lightbulbs, and refreshing paint on scuffed walls. These minor efforts can give your home a “move-in ready” feel, which is highly appealing to today’s buyers.

Highlight Key Features. Alberta buyers are looking for energy-efficient homes, proximity to amenities, and functional outdoor spaces. We'll help you emphasize these features in your marketing.

LOOKING AHEAD

The Alberta real estate market is poised for steady activity in 2025, driven by economic stability and population growth. Whether you’re buying or selling, working with an experienced Realtor who understands the unique dynamics of our province is the key to success.

If you’re considering a move in High River, Okotoks, Calgary or the Foothills area, let’s connect to discuss your goals for 2025.