Calgary Semi-Detached Monthly Market Report

Executive Summary

Calgary's Semi-Detached market finished July 2026 in a Balanced Market position, with 2.89 Months of Supply. The city-wide result reflects two forces moving together: sales were 5.9% higher than last July, while inventory was also 4.8% higher. New Listings were 3.6% lower year over year and the benchmark price was nearly unchanged at $691,000, down 0.3%. July activity eased from June, but the broader 13-month pattern still shows a substantial recovery from the late-2025 slowdown alongside a rebuilding of available supply.

The most important divergence is by price range. Official CREB sales increased strongly below $600,000, while sales fell from $600,000-$999,999. Listing-level new-listing flow also varied sharply across the six governed ranges, and current Active Listings were concentrated most heavily from $500,000-$799,999, with another sizeable active count at $1,000,000+. This means the amount of choice and the pace of sales differ materially within the same property subtype.

Geography is similarly uneven. District Months of Supply ranged from 1.70 in South East to 4.04 in North East, while annual benchmark-price changes ranged from +1.75% in West to -5.25% in North East. These differences should not be treated as proof that supply caused the price movement, but they show why the city-wide Balanced Market label is only a starting point. For buyers and sellers, the relevant competitive context is the combination of current city-wide conditions, the applicable price range, the district and the actual competing inventory.

Semi-Detached Market at a Glance

Source: CREB® City of Calgary Monthly Statistics, July 2026. Market Status is derived from official Semi-Detached Months of Supply using the governed market-status thresholds.

How the Semi-Detached Market Is Changing

Over the most recent 13 months, Calgary Semi-Detached activity moved through a clear late-2025 slowdown followed by a broad rebound into spring and early summer 2026. Sales were 187 in July 2025, fell to 96 by December, and then recovered steadily enough to reach 234 in June 2026. July eased back to 198 sales. That monthly pullback does not erase the year-over-year improvement: July sales were 5.9% higher than a year earlier, but it does show that the strongest recent sales pace was not sustained into the reporting month.

New Listings followed a similar seasonal arc, although the July comparison was different. They declined from 329 in July 2025 to 102 in December, rose to 373 in May 2026, and then moderated to 364 in June and 317 in July. July New Listings were 3.6% below last year. With sales higher year over year while new listing flow was lower, the July relationship between incoming supply and completed activity was firmer than the same-month comparison alone might suggest.

Inventory moved differently because it reflects accumulated available supply rather than only the listings entering during the month. Inventory reached 619 in September 2025, dropped to 385 in December, and then rebuilt through the first half of 2026. It was 585 in June and 573 in July, still 4.8% above the 547 recorded in July 2025. The July dip therefore occurred from a higher year-over-year supply base.

Together, these movements left Months of Supply at 2.89, within the governed Balanced Market range. The benchmark price of $691,000 was only 0.3% below last July and eased from June's $694,600. The main trajectory is therefore one of recovered activity and rebuilt inventory meeting in a broadly balanced city-wide position, with July showing some moderation after stronger late-spring and early-summer activity rather than a decisive shift in the overall market condition.

Where the Semi-Detached Market Is Diverging

Price-range results show that the July market was not moving uniformly. The strongest year-over-year sales gains were below $600,000. Official CREB sales rose 37.5% in the Under $450,000 range, 33.3% from $450,000-$499,999, and 16.0% from $500,000-$599,999. Above that point, the pattern changed: sales were down 10.3% from $600,000-$799,999 and down 29.0% from $800,000-$999,999, while the $1,000,000+ range was close to last year at +4.0%. This creates a clear contrast between stronger lower-priced sales activity and softer results through much of the middle-upper range.

The listing-level evidence adds a separate view of supply entering and remaining on the market. Current New Listings were especially higher under $450,000, rising 51.7% year over year to 44. At $450,000-$499,999 they were nearly unchanged at +3.4%, while the $500,000-$599,999 range slipped 4.9%. The largest decline in new listing flow occurred from $600,000-$799,999, down 39.5%. New Listings were also lower from $800,000-$999,999, but increased 25.0% at $1,000,000+.

Current Active Listings were most concentrated in the $500,000-$599,999 range, with 151 active properties, followed by 104 from $600,000-$799,999 and 86 at $1,000,000+. The lower two ranges had 55 and 49 active listings respectively. These are Active-only listing counts from the supplied analytical dataset; they are not the official CREB Inventory measure.

The combination matters because sales strength and available listing supply do not line up the same way in every range. Below $600,000, stronger sales coincided with either increased or only modestly reduced new-listing flow, while the $600,000-$999,999 ranges posted weaker sales and fewer new listings. The $1,000,000+ segment stands apart again, with sales roughly stable year over year alongside higher new-listing flow and a comparatively large active count. The result is a segmented market in which the city-wide Balanced Market label describes the aggregate, but does not imply a uniform pattern across prices.

Sources: Sales and Sales YoY are official CREB® Semi-Detached values aggregated from published sales price buckets. New Listings, New Listings YoY and Active Listings are derived from the governed Pillar 9™ MLS® listing-level analytical dataset. Active Listings is the current MlsStatus = Active count and is not official CREB Inventory.

Geographic Differences

District results also show a wide spread in supply conditions and annual price movement. Months of Supply ranged from 1.70 in South East and 2.17 in West to 4.04 in North East. The remaining districts clustered between 2.57 and 3.60, so the city-wide 2.89 figure sits within a broad middle group rather than representing every location equally.

Benchmark-price changes were similarly mixed. West was the only district with a year-over-year increase, up 1.75%, while City Centre was essentially flat at -0.04%. The largest declines were in North East at -5.25% and East at -3.56%; North, South and South East were down between 2.21% and 2.88%, and North West was nearly flat at -0.20%.

The scatter plot places these two measures side by side without treating one as the cause of the other. For example, South East combines the lowest Months of Supply with a year-over-year benchmark decline, while West also has comparatively low supply but a positive annual price change. North East has the highest Months of Supply and the largest annual decline. Those contrasts are more useful than applying a single city-wide condition to every district: buyers and sellers encounter materially different combinations of available supply and price movement depending on where the property is located.

Source: CREB® City of Calgary Monthly Statistics, July 2026. CREB notes that total-city figures can include activity from areas not yet represented by a community or district.

What Is Driving the Semi-Detached Market

The internal mechanics of the July Semi-Detached market are best understood as the interaction of recovered sales activity, rebuilt available supply and uneven segment performance. City-wide sales were higher than last July, but inventory was also higher. That combination kept Months of Supply at 2.89 and the overall classification in the Balanced Market range rather than creating a broad shortage or broad excess of supply.

The price-range evidence explains why the aggregate can look stable while individual segments feel different. Sales gains were concentrated below $600,000, whereas the $600,000-$999,999 ranges recorded year-over-year declines. At the same time, current Active Listings were most numerous in the $500,000-$599,999 and $600,000-$799,999 ranges, and new-listing flow varied sharply from one range to another. The supply being offered to the market is therefore not distributed in the same pattern as sales growth.

Geography adds another layer. District Months of Supply ranged from 1.70 to 4.04 and benchmark-price changes ranged from +1.75% to -5.25%. Those differences do not establish a causal relationship between supply and price movement, but they confirm that the city-wide result is an aggregation of distinct local conditions. The observed balance is therefore being produced by offsetting patterns: stronger activity in some price ranges, softer activity in others, and materially different supply-and-price positions across districts.

What This Means for Buyers and Sellers

For buyers, the July evidence points to a market where choice and competition depend heavily on price range and location rather than on the city-wide label alone. The overall 2.89 Months of Supply result indicates a balanced city-wide setting, but lower-priced sales activity was stronger year over year. Buyers looking below $600,000 may therefore encounter a different pace than those considering the $600,000-$999,999 ranges, where sales were lower than last July. Current Active Listings also vary substantially by range, so the number of directly comparable alternatives can differ even when two properties are both classified as Semi-Detached.

District variation reinforces the need to use local comparables. South East and West had comparatively low Months of Supply, while North East had the highest figure among the eight districts. Annual benchmark-price movement also differed, from a gain in West to declines in several other districts. These figures describe market context; they do not mean every property in a district will behave the same way. Property condition, exact location, lot characteristics, renovation level and the quality of competing listings can still materially affect how an individual home is received.

For sellers, the same evidence suggests that pricing expectations should be anchored to the segment actually competing for the buyer rather than to Calgary Semi-Detached averages alone. A benchmark price that was nearly flat year over year at the city level coexisted with stronger sales in lower ranges, softer sales in some higher ranges and district benchmark changes that were far from uniform. Where active alternatives are numerous, buyers can compare more options directly; where relevant supply is thinner, the competitive set may be narrower. Neither condition guarantees a particular sale outcome, but both affect how accurately list price, presentation and recent comparable sales need to reflect the immediate market.

The practical implication for both sides is the same: use the city-wide dashboard as the starting point, then narrow the analysis to the applicable price band, district and current competing inventory before drawing transaction-level conclusions.

What to Watch Next

Three relationships are most important to monitor next. First, watch whether Sales remain near the recovered spring and early-summer range or continue July's pullback; a sustained change would show whether recent activity is stabilizing or losing momentum. Second, watch Inventory and New Listings together. If inventory keeps rebuilding while new-listing flow strengthens, available choice would expand; if inventory falls while sales hold up, conditions would become tighter.

Third, watch whether the current divergence by price range and district persists. A meaningful shift would be broader sales improvement above $600,000, a reversal of the weaker $600,000-$999,999 results, or a narrowing of the district spread in Months of Supply and benchmark-price change. These measures matter because they determine whether the city-wide Balanced Market reading is becoming more uniform or continues to mask materially different conditions within the Semi-Detached market.

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