Should I Sell Now or Wait Until 2026? Calgary, Airdrie & Cochrane

If you're a homeowner in Calgary, Airdrie, or Cochrane debating whether to list your property now or hold out until 2026, the answer largely depends on what you're selling and where it's located. The market has shifted dramatically from the seller frenzy of 2021-2024, and timing your sale correctly could mean thousands of dollars in difference.

The Market Reality: A Seller's Window Is Closing

The extreme seller's market that defined recent years is transitioning to balanced conditions. As of October

2025, Calgary's inventory reached 6,471 units with 4.02 months of supply—the highest level since early 2020. This represents a 36.5% year-over-year increase in inventory, fundamentally changing the leverage sellers once enjoyed.

Airdrie saw record high new listings for October, pushing inventory to 535 units—a 45.5% increase compared to last year, with months of supply climbing to 3.93. Cochrane experienced a 74.2% increase in inventory levels with 310 units on the market. Translation: buyers have choices they haven't had in years, and that erodes your negotiating power as a seller.

What Experts Forecast for 2026

Looking ahead, don't expect a dramatic price rebound. CREB reports that while activity has softened compared to peak pandemic years, sales remain above long-term norms, with the market shifting into balanced and sustainable conditions rather than experiencing a crash.

For 2026, experts predict minor price fluctuations within the 1-3% range citywide. Some property types and locations may see modest gains, while others could experience continued softness. The days of double-digit appreciation are behind us—at least for the near term.

Property Type Matters Significantly

Higher-Density Properties (Condos, Townhouses): Sell now. Apartments and row houses are experiencing more pronounced price changes, with these property types facing downward pressure from increased supply. Calgary apartments have declined 6.9% year-over-year to $318,200, while townhouses dropped 5.6% to $431,200. With record construction coming online, oversupply will continue weighing on these segments through 2026.

Detached Homes: More flexibility. Detached properties have shown resilience, with Calgary's benchmark at $744,400 (down just 1.3% year-over-year). However, location matters. Geographic differences remain significant, with North East and East districts seeing larger year-over-year price changes compared to West and North West areas. Supply-constrained neighborhoods near transit and employment centers will hold value better than peripheral locations.

Regional Considerations

Calgary: With 4.02 months of supply and a balanced market, selling sooner captures equity while you still have leverage. Waiting likely means accepting similar or slightly lower prices with even more buyer competition for your listing.

Airdrie: Benchmark prices fell just under 5% to $520,400 in October 2025, reflecting the surge in inventory. If you're selling in Airdrie, list now before additional supply further softens prices, especially for condos and townhouses where competition is fiercest.

Cochrane: While Cochrane maintains premium pricing due to scenic appeal and limited land supply, the 74% inventory increase signals weakening seller leverage. Properties in Cochrane will likely hold value better than Airdrie, but don't expect appreciation—stability is the best-case scenario.

The Case for Selling Now

Maximize Current Equity: Prices remain substantially elevated compared to pre-2021 levels. Waiting for higher prices is unrealistic given supply dynamics and balanced conditions.

Avoid Increased Competition: More sellers are listing as they recognize the window closing. Every month that passes brings more inventory and reduced urgency from buyers.

Economic Uncertainty: Tariff threats and economic headwinds could further dampen buyer confidence and sales activity in 2026.

Property-Specific Pressure: If you own a condo, townhouse, or property in a high-supply area, depreciation risk outweighs potential appreciation.

The Case for Waiting

Detached in Prime Location: If you own a detached home in a supply-constrained, desirable neighborhood with strong fundamentals (transit access, schools, amenities), you may see stable or modestly higher prices in 2026.

No Urgency to Move: If your personal circumstances don't require selling and you're comfortable riding out market fluctuations, waiting won't likely cost you significantly given expected 1-3% price movements either direction.

Spring Market Advantage: Listing in spring 2026 could capture renewed buyer activity as economic clarity emerges and seasonal demand peaks.

The Bottom Line

For most sellers—especially those with condos, townhouses, or properties in high-inventory areas—now is the better time to sell. The seller's market you once enjoyed has evaporated, and 2026 won't bring it back. Current inventory levels and balanced conditions mean your leverage diminishes with each passing month.

If you own a detached home in a prime location, you have more flexibility, but don't expect meaningful appreciation. The best strategy is focusing on your personal circumstances rather than trying to time a market that's already shifted against sellers.

The uncomfortable truth: the perfect selling moment was likely 12-18 months ago. The second-best time is now, before conditions become even more buyer-favorable in 2026.