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.

Winter in Canada isn’t just cold—it’s harsh. As a homeowner, it’s crucial to prepare your house to withstand the freezing temperatures, heavy snow, and icy conditions. Proper maintenance not only keeps your home cozy but also prevents costly repairs down the road.

Here’s a checklist of things to do before and during the cold weather to ensure your home stays safe and efficient this winter.

Before Winter Sets In: Prepare Your Home

1) Inspect and Service Your Furnace
Schedule a professional furnace inspection to ensure it’s running efficiently. Replace or clean filters to improve air quality and reduce energy costs.

2) Seal Drafts and Insulate
Check windows and doors for drafts and seal them with weather stripping or caulking. Add insulation to your attic to prevent heat loss and ice dams.

3) Clean and Inspect Gutters
Remove leaves and debris to prevent ice buildup and water damage.
Ensure downspouts direct water at least 6 feet away from your foundation.

4) Check Your Roof
Look for loose shingles, leaks, or sagging areas that could worsen under heavy snow.
Consider investing in a roof rake to remove excess snow safely.

5) Service Chimneys and Fireplaces
If you use a wood-burning fireplace, have the chimney cleaned and inspected to reduce fire risks.

6) Prepare Outdoor Spaces
Drain and shut off outdoor faucets to prevent frozen pipes.
Store outdoor furniture, hoses, and tools to protect them from the elements.

During the Winter: Stay on Top of Maintenance

7) Keep Walkways and Driveways Clear
Shovel snow regularly and apply sand or salt to prevent slips and falls. Don’t forget to clear vents, as blocked ones can affect airflow and indoor air quality.

8) Monitor Your Roof
Check for icicles or ice dams, which can indicate poor insulation or blocked gutters. Use a roof rake to remove snow buildup safely if necessary.

9) Check Your Pipes
Leave cabinets under sinks open to allow warm air to circulate around pipes. In extreme cold, let faucets drip to prevent pipes from freezing.

10) Test Carbon Monoxide and Smoke Detectors
Ensure detectors are working properly, especially if you’re using a fireplace or space heater. Replace batteries if needed.

11) Maintain Humidity Levels
Use a humidifier to prevent dry air from causing discomfort and damage to wood furniture or floors.

Pro Tips for Canadian Winters

Stock Up on Supplies: Keep extra salt, sand, and snow removal tools handy for those unexpected storms.
Emergency Kit: Have flashlights, blankets, and a backup heat source ready in case of a power outage.
Energy Efficiency: Consider installing a programmable thermostat to keep heating costs manageable without sacrificing comfort.

By tackling these tasks before and during the winter months, you’ll not only protect your home but also enjoy a more comfortable, stress-free season.

If you have questions about maintaining your home’s value or are curious about winter real estate opportunities in High River, I’d be happy to help. Reach out anytime!

As a High River realtor, I often get asked, “When is the best time to buy a home?” While spring and summer are popular for real estate, savvy buyers should consider the often-overlooked November to January window. Here’s why winter could work in your favour:

1. Fewer Buyers, Less Competition

Winter is a busy season for holidays and staying cozy indoors—not for house hunting. This means there are typically fewer buyers in the market. If you find your dream home, you’re less likely to face multiple-offer situations, giving you more negotiating power.

2. Sellers Are Serious

Anyone listing their home during the colder months is often motivated to sell. Whether they’re relocating, downsizing, or meeting a financial timeline, winter sellers are more likely to negotiate, which can mean better deals for you.

3. See How a Home Handles Winter

Buying during winter lets you evaluate the home in challenging conditions. Are the windows drafty? Is the driveway manageable after a snowfall? These are insights you wouldn’t get in the summer.

4. Potential Savings on Moving Costs

Moving companies and contractors are often less busy during the winter, so you might save on these services, making your transition smoother and more affordable.

Tips for Winter Buyers

Bundle up: Expect snow and ice during showings.
Act fast: Good listings still move quickly, so be prepared to make an offer if you find the right property.
Plan for shorter daylight hours: With limited daylight, schedule showings earlier in the day to get the best sense of a home’s natural lighting.
Inspect heating and insulation: Pay close attention to the furnace, water heater, and insulation. Winter is the ultimate test for how comfortable and energy-efficient a home is.
Be mindful of seasonal landscaping: Snow can hide potential landscaping issues. Ask for summer photos or details on drainage, grading, and yard maintenance.

Ready to Make a Move?

If you’ve been waiting for the right time to start your home search, don’t let the cold weather stop you. Let’s explore what High River or our surrounding communities have to offer this winter!

If you’ve been keeping an eye on Alberta lately, you’ve probably heard the buzz about how quickly the population is growing. Between April 2023 and March 2024, our province grew by an impressive 4.4%—well above the national average of 3.2%. Each quarter, Alberta is welcoming an average of 45,000 new residents, a combination of Canadians relocating from other provinces and immigrants from around the world. This growth is bringing exciting opportunities for buyers, sellers, and investors alike, especially in the local real estate market. Here’s what’s happening and how you can take advantage of it.

1. People Moving to Alberta from Other Provinces

It’s no secret that people from Ontario and British Columbia are moving to Alberta in droves. Over 12,000 Canadians relocated to Alberta in just the first three months of 2024. They’re drawn by our lower housing costs, a strong job market, and a better overall cost of living.

What This Means for You:

For Buyers: There are still opportunities to find affordable homes here compared to places like Toronto or Vancouver. However, with more people moving in, competition is increasing, so acting sooner rather than later is key.

For Sellers: If you’ve been thinking about selling, now’s the time! With so many people looking for homes, you could get top dollar for your property.

2. A Warm Welcome for International Immigrants

Alberta isn’t just attracting people from across Canada. We’re also a top destination for immigrants from around the world. Nearly 33,000 newcomers arrived in Alberta in early 2024. On average, international immigration accounts for about 32,000 of Alberta's total 45,000 new residents every quarter. These newcomers are drawn by our job opportunities, family-friendly communities, and quality of life.

What This Means for You:

For Buyers and Renters: New communities are thriving, bringing diverse shops, restaurants, and schools. If you’re looking for a place to settle, these growing areas offer great value and future potential.

For Investors: Rental demand is skyrocketing as immigrants often rent before buying. This is a great time to invest in rental properties.

3. Growing Families Fuelling Demand

Alberta has one of the youngest populations in Canada, and with that comes natural population growth. More young families mean a steady demand for family-friendly homes.

What This Means for You:

For Buyers: If you’re starting or growing your own family, now is a great time to secure a home in a community with schools, parks, and amenities that will grow with you.

For Sellers: Family homes with space and access to services are highly sought after, making them a hot commodity in today’s market.

Why This Matters for Local Real Estate

Alberta’s rapid population growth—adding an average of 45,000 new residents every quarter—is reshaping the housing market in exciting ways:

Suburban Expansion: Communities near cities like our hometown of High River, or surrounding towns like Okotoks, Diamond Valley, Nanton and Airdrie, are thriving as families seek out more affordable options.

Urban Growth: Cities like Calgary and Edmonton are buzzing with new developments, offering condos, townhomes, and houses to suit every lifestyle.

Commercial Opportunities: Growing neighbourhoods mean more businesses, schools, and services—everything a community needs to thrive.

Let’s Find Your Perfect Local Home (or Buyer!)

Whether you’re looking to buy, sell, or invest, Alberta’s booming population offers endless opportunities—but timing is everything. As local Realtors specializing in High River, Okotoks, Calgary, and surrounding areas, we're here to help you turn Alberta’s growth into your next local real estate opportunity!