Pete: So we’ve seen sales declined by almost 13% and we’ve seen inventory grow by over 9%. Months of supply even is up by 25%. Are we getting into a buyer’s market? No, no, no, no, no, no. Stand by, I’ll give you all the details.
Pete de Jong here with ReMax. So we’re going to do a market update for June versus June of last year. Of course, remember that June of last year was a was a record year. So we have to keep that in mind. So when I talk about sales being down about 13%, that’s still 17% higher than the long-term average.
So significantly higher than the long-term average. And when you go through the rest of these details like I’m gonna give you here, you’re gonna see that we’re still in a strong seller’s market. So like I said, sales down. 13%, but up 17% over long term trends. New listings are down 3%, sorry, 3.6%. I expect that trend to continue a little bit over the next couple of months, but let’s see, inventory is up 9.2%, which again, if you’re a buyer, you kind of going, well, that’s fine. That’s great. I want to see inventory pick up, but it’s still 40% lower than our long term average. So again, we’re still in a strong, strong seller’s market.
In fact, in June that we just finished 40% of the sales were over list price. So you know, like I said, there’s still a dramatic shortage of inventory and it’s it’s having a, You know, it’s having an effect on pricing and stuff. Prices in general are up 8.5%. It breaks down like this: detached are up 12% semi detached are up 12.2%. Row houses are up 17%. Row houses is townhouses, basically the same thing there. And apartments, which if you remember a year or two ago saying buy an apartment, especially a cheap one, they’re going to go up, they’re up 17.5%. So in general we are seeing prices come up pretty dramatically.
And in terms of a month supply, you know, I said, we’re up 25%. That gives us about, well, it’s 1.38 months. So a month and a week and a half worth of supply. Which isn’t a lot. So again, we’re seeing some shifts. They’re very slight. We’re seeing inventory climb up on a weekly basis, almost just very slowly and incrementally.
And we’re seeing sales drop only because there’s still just not enough sales to compete with what we had last year. And in terms of what’s going on across the city, every area of the city is up in terms of average price. So of course as has been the trend for a year or two, the most dramatic increases are coming from the East side, which is like Forest Lawn, Dover, Erin Woods, Applewood, even they’re up like 18% in price.
The Northeast, which would be everything from. Like Whitehorn, Temple, up to Skyview and up to Stoney Trail. They’re up about 14.2%. So that’s pretty good. The smallest increases are still downtown. Still 3.8%. So I still look at downtown. I’ve been saying this for a while as an opportunity. If you still want to invest in Calgary.
As people return to work and they are more and more still they went from, you know, working from home to working from the office three days a week to now we hear more and more people are working every day from, from the office, living downtown has become more attractive again. So but as of now, they’re up 3.8% year over year.
If you want to know what’s going on in your neighborhood, though, or in your market segment, whether it’s a townhouse or a, or a detached house or an apartment, and depending on what area of the city you’re in, because they do fluctuate across the city and across market segments, give me a call or send me a text.
My number will appear somewhere, somewhere here on the video, but otherwise it’s 403-818-7310. I’ll happily send you a quick free market evaluation and then otherwise if you want a stronger number, then I’d have to see the place and we can make an appointment to do that. Maybe even make a plan for you to move if it makes sense, but give me a shout anytime. I’m happy to chat real estate. All right. Have a great day yourself. And we’ll talk to you soon.
Pete: Bye.
June sales decline amid supply challenges and rising prices
Sales in June reached 2,738, marking a 13 per cent decline from last year’s record high. Although sales improved for homes priced above $700,000, it was not enough to offset the declines reported in the lower price ranges. Despite the easing in June sales, they remain over 17 per cent higher than long-term trends.
“The pullback in sales reflects supply challenges in the lower price ranges, ultimately limiting sales activity,” said Ann-Marie Lurie, Chief Economist at CREB®. “Inventory in the lower price ranges of each property type continue to fall, providing limited choices for potential purchasers looking for more affordable product. It also continues to be a competitive market for some buyers with over 40 per cent of the homes sold selling over list price.”
This month, new listings also eased relative to sales, causing the sales-to-new-listings ratio to remain elevated at 72 per cent. Inventory levels did improve over last year’s low levels, primarily due to gains in the higher price ranges. However, with 3,789 units available, levels remain 40 per cent lower than long-term trends.
The modest change in inventory levels helped increase the months of supply. However, at 1.4 months, conditions continue to favor sellers. Persistently tight conditions drove further price gains this month. In June, the unadjusted benchmark price rose to $608,000, a gain over last month and nearly nine per cent higher than last year. Prices rose across all districts, with the most significant year-over-year gains occurring in the North East and East districts.
Detached
Gains in higher-priced detached home sales were not enough to offset the pullbacks for homes priced below $700,000, leading to a 16 per cent year-over-year sales drop. Despite the recent pullback, detached home sales for the first half of the year remain in line with levels reported last year. Meanwhile, following several months of gains, new listings eased this month. By the end of June, there were 1,775 detached homes in inventory, an improvement over last year but 45 per cent below long-term trends for the month.
While conditions remain tight in the detached market, we are starting to see better supply and demand balances in the upper end of the market. The months of supply have ranged from a low of one month in the most affordable East district to just over two months in the City Centre. Nonetheless, with less than one and a half months of supply, we continue to see upward pressure on home prices. In June, the unadjusted benchmark price reached $767,600, nearly one per cent higher than last month and 12 per cent higher than prices reported last June.
Semi-Detached
Following a significant gain last month, new listings pulled back in June relative to sales, causing the sales-to-new-listings ratio to rise to 76 per cent. While this did not prevent some gains in inventory levels, inventory levels remained nearly half of those traditionally seen in June.
With just over one month of supply, we continue to see upward pressure on home prices. In June, the unadjusted benchmark price reached $686,100, a one per cent gain over last month and over 12 per cent higher than levels reported last year. Prices rose across all districts in the city, with the steepest gains occurring in the most affordable areas of the North East and East districts.
Row
Like other property types, row home sales slowed in June relative to the high levels achieved over the past two years. A higher pullback in sales compared to new listings caused the sales-to-new-listings ratio to fall to 75 per cent, the lowest June level reported since 2021.
However, conditions remain exceptionally tight with one month of supply, especially for properties priced below $600,000. The unadjusted benchmark price trended up in June, reaching $464,600, nearly 17 per cent higher than levels reported last year at this time. While price adjustments have varied depending on location, we continue to see the highest price growth occurring in the most affordable districts.
Apartment Condominium
There were 791 sales in June, a nearly eight per cent decline over last year. The decline in sales was primarily due to the significant pullback for units priced below $300,000. Limited supply choice for lower priced products is preventing stronger sales activity. Despite the monthly pullback, year-to-date apartment sales are up by 13 per cent, and are at record-high levels.
New listings continue to rise relative to sales, causing the sales-to-new-listings ratio to fall and driving further inventory gains. However, much of the supply growth has occurred for higher-priced properties, resulting in tight conditions at the lower end of the market and more balanced conditions for higher-priced units. Overall prices continued to trend up this month, reaching $344,700, over 17 per cent higher than last year.
REGIONAL MARKET FACTS
Airdrie
June sales remained relatively stable compared to last year at levels that remain well above long-term averages. At the same time, we saw a boost in new listings this month compared to last year. However, with 269 new listings and 209 sales, the sales-to-new-listings ratio remained elevated at 78 per cent, keeping inventories relatively low based on historical standards.
Like Calgary, Airdrie is experiencing the tightest conditions for the most affordable sectors of the market, and prices continue to rise. In June, the unadjusted benchmark price rose to $554,500, nearly one per cent higher than last month and nine per cent higher than last year’s levels. Price growth has been the highest for apartment-style properties.
Cochrane
June sales improved over last year’s levels, contributing to the year-to-date gain of seven per cent. This was possible thanks to the boost in new listings in June. However, the gains in new listings did little to impact the inventory levels, which remained consistent with levels reported last year and are 44 per cent lower than levels we typically see in June.
With nearly one and a half months of supply, conditions continue to favour the seller, driving further price gains this month. In June, the unadjusted benchmark price was $571,100, an increase over last month and nearly nine per cent higher than last year’s levels. Like Airdrie, the price growth was strongest for apartment-style units, which are also the most affordable products available in the town.
Okotoks
Sales in June slowed compared to last year, mostly due to a pullback in the detached sector. Sales activity has been somewhat restricted due to the limited supply options. As of June, there were 81 units in inventory, 56 per cent lower than levels we typically see in the month, and detached supply is nearly 63 per cent lower.
Persistently tight market conditions have kept prices elevated compared to last year. While there has been some monthly fluctuation, year-to-date prices are nearly nine per cent higher than last year’s levels.
