January is almost always a slower month across Calgary and surrounding communities. After the typical December pause, buyers take longer to re-enter, and many sellers “test the waters” ahead of spring. That’s exactly what showed up in the January 2026 numbers from CREB — and it’s setting up a very specific opportunity window for prepared sellers.

The January headline: normal pace, rising inventory

Calgary recorded 1,234 sales in January — a typical January level — but the bigger story is supply. New listings rose faster than sales, pushing the sales-to-new-listings ratio down to 44%. Inventory climbed to 4,391 homes, the highest January level since 2020.

Translation: the market didn’t “break.” It simply shifted into a more balanced, choice-driven environment where buyers can compare and negotiate — especially in higher-density segments.

What’s driving the shift: buyers regained options

When buyers have more selection, urgency drops. That doesn’t mean buyers disappear — it means they take longer, visit more homes, and only move quickly when a property is:

• priced correctly for today’s competition, and

• presented like the best option in its bracket.

This is why we’re seeing a clear split: well-positioned homes still sell, while “average” listings get ignored.

Calgary by property type: where the leverage is

Detached homes: still the strongest segment

Detached remains relatively balanced with under three months of supply. Sales-to-new-listings is healthy enough that good homes can sell — but buyers are more selective than last year. The benchmark price sits at $724,000, slightly lower than the prior month.

What it means: Detached sellers can still win, but only if they look like the best value on day one.

Semi-detached: stable and steady

Semi-detached posted 118 sales and 251 new listings, with a 47% sales-to-new-listings ratio and roughly 3.5 months of supply. Benchmark pricing is $667,000, essentially stable.

What it means: A balanced segment — strong presentation and a clean price strategy matter.

Row homes (townhomes): supply is building

Row homes saw 186 sales, while supply continued to rise, pushing months of supply above four months. Benchmark pricing held relatively steady month-to-month but remains softer overall.

What it means: Buyers have leverage. Overpricing gets punished fast. You need sharper positioning and a more aggressive first-week strategy.

Apartments: the most competitive (for sellers)

Apartments continue to struggle with supply: 787 new listings versus 273 sales, with a 35% sales-to-new-listings ratio. Inventory climbed to 1,435 units — the highest January level on record — and months of supply pushed above five months. Benchmark sits at $301,200.

What it means: Expect negotiations and longer timelines. The winners are the units that show best, are priced tight, and remove friction (condition, docs, condo package readiness).

Regional market pulse: Airdrie, Cochrane, and Okotoks

We don’t treat “Calgary-area” as one market. Each town has its own supply rhythm, buyer profile, and pricing pressure — and January made those differences very clear.

Airdrie

: steady demand, supply rising gradually

Airdrie recorded 106 sales and 227 new listings, with a 47% sales-to-new-listings ratio. Months of supply is just above three months, which is close to long-term norms. Benchmark pricing is $513,900, showing the typical seasonal firming.

Our read: Airdrie is still functioning like a “healthy” market. Buyers are active, but they’re not chasing — they’re comparing. Sellers who price correctly and present well can still get strong outcomes.

Cochrane

: listings surged, leverage shifted to buyers

Cochrane is the standout for supply. New listings jumped to 149 — the highest January level ever reported — while sales came in at 54. That drove the sales-to-new-listings ratio down to 36%, with months of supply around five months. Benchmark pricing is $550,800, trending down after several months of higher supply.

Our read: Cochrane is now more choice-heavy. Sellers need to be realistic: the market will reward “best-in-class” listings, not “close enough.” If you’re selling in Cochrane, the prep work and pricing discipline matter more than ever — because buyers have options.

Okotoks

: tight supply, resilient conditions

Okotoks continues to deal with lower inventory compared to long-term norms. January recorded 33 sales and 52 new listings, with a strong 63% sales-to-new-listings ratio. Inventory remains low at 79 units, with months of supply just above two months. Benchmark pricing is $599,500, relatively stable.

Our read: Okotoks is still supply-constrained. That supports sellers — but only if they don’t get greedy. Correct positioning still matters, because even in tight markets, buyers won’t overpay for a property that feels dated or overpriced.

What this means for spring 2026 sellers: start early, launch at momentum

January doesn’t define the spring market — but it sets the tone. We’re moving into spring with more inventory and more buyer choice, especially in condos and townhomes.

Here’s the key: the market rewards the listings that are ready first.

For most detached family homes, the best window is typically March through May — but the winners are the sellers who have their home fully prepared before the spring surge is obvious.

Our advice: get ready now, then list the moment momentum appears

If you’re thinking of selling this spring:

• Start prep now (declutter, touch-ups, staging plan, pre-list inspection strategy if appropriate).

• Watch buyer momentum signals: showing activity increases, conditional sales rise, and the best listings start moving quickly.

• Be ready to launch immediately when that shift begins — because the first listings that look sharp and are priced right often capture the strongest attention.

Next step

If you’re planning to sell in Alberta this spring — whether in Calgary, Airdrie, Cochrane, or Okotoks — contact us to get the first steps started: pricing strategy, prep plan, and a launch timeline built around the market’s momentum (not guesswork). Contact us

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_{Disclaimer: The information provided in this article is based on current market research and publicly available data. While every effort has been made to ensure the accuracy of this information, market conditions can change rapidly, and readers are encouraged to conduct their own research or consult with a professional for specific advice. Information deemed reliable, but not guaranteed.}