Mahogany remains one of Calgary’s most sought-after lake communities—and this fall’s market shows why. Below is a clear snapshot of what’s happening right now, why Mahogany still stands out, and what buyers and sellers should expect heading into late 2025.
Current Market Snapshot (Fall 2025)
Citywide context you should know
Across Calgary, new listings have climbed, pushing months of supply up from sub-three levels earlier in the year to roughly four months by September. That shift, paired with a lower sales-to-new-listings ratio, has softened prices in several segments and districts. Average sold prices citywide have moderated from spring peaks—the September 2025 average sits notably below May’s high—reflecting the market’s move toward better balance. WOWANationally, September sales dipped month-over-month after a steady run since spring. Even so, activity remains stronger than last year, and many forecasters expect firmer footing into late 2025–2026 as rates normalize. ReutersWhat’s happening in Mahogany (our on-the-ground read)
- Inventory up, activity up: In September, Mahogany inventory rose ~35% year over year, while sales jumped ~55% year over year.
- Pricing eased from 2024: Prices have softened versus a year ago, opening the door for buyers who were previously priced out.
Why Mahogany Is Still a Hot Neighbourhood
The lake lifestyle (that actually gets used)
Mahogany isn’t just a subdivision with a feature amenity—it’s a full lakeside lifestyle with Calgary’s largest lake (≈63 acres), over 21 acres of private beachfront, and a members’ Beach Club offering four-season fun: paddleboards and fishing in summer, skating in winter, and community programming that actually brings people together. Beyond the water, Mahogany layers in 74 acres of protected wetlands and ~22 km of pathways, so daily walks, runs, and bikes stay close to home. That connectivity between the lake, wetlands, playgrounds, and retail makes it easy for families to live, play, and shop inside the community. mahoganyliving.comPersonal note: As a family that spends a lot of time in a lake community, I can tell you the lake isn’t just “nice to have”—it changes your weekends. Kids meet friends at the beach club, impromptu evening paddles replace screen time, and winters feel shorter when you’ve got skating right in the neighbourhood.Complete-community convenience
Mahogany’s retail village and nearby services reduce the weekly “car juggling” many families face. With restaurants, groceries, health services, and fitness options within minutes, you can compress errands into quick trips—a real quality-of-life win. Quick lifestyle hits buyers love:- Private beaches + Beach Club programming year-round. creb.com
- Extensive wetlands and pathways for everyday nature time. mahoganyliving.com
- Ongoing builder investment, ensuring a fresh mix of home options and sustained neighbourhood momentum.
Fall 2025: What This Means for Buyers
1) More choice, better timing.With inventory up in Mahogany and across Calgary, buyers have more selection and more negotiating power than they did in the spring. If you pressed pause earlier this year, this fall offers a second look—often at prices that have eased from 2024 levels. 2) Lifestyle ROI is real.
When you factor in day-to-day use—beaches, pathways, community programming—the lifestyle value of Mahogany often tips the scales. If you were choosing between a larger home farther from amenities and a well-located Mahogany home with year-round recreation, the lifetime enjoyment per dollar can heavily favour Mahogany.3) Be mortgage-ready.
Balanced markets still reward speed. Get your pre-approval locked so when the right lake-access or green-space-facing home appears, you can move confidently.Client story (from CREB.com): Earlier this month, a family relocating from out of province short-listed three neighbourhoods. After one Saturday at West Beach and a quick walk through the wetlands, their kids were lobbying hard for Mahogany. They negotiated a home with a quick possession at a price point that wasn’t available to them last year—proof that timing + community fit matters.
Fall 2025: What This Means for Sellers
1) Positioning is everything.Citywide, months of supply have risen and the sales-to-new-listings ratio has slipped, so pricing and presentation matter more than they did in early 2025. Well-priced, move-in-ready homes in Mahogany are still drawing strong traffic—especially those near the lake, wetlands, or major playgrounds—but over-reaching on price can stall momentum. 2) Lean into the lifestyle.
Your marketing should sell Mahogany as much as your home: proximity to beaches, paths, wetlands, and the Beach Club; after-school and weekend routines that start outdoors; quick access to retail. Listings that make the lifestyle tangible—with video, community b-roll, and amenity callouts—perform measurably better. 3) Strategy beats hope.
In a softening price environment, success comes from data-driven pricing, crisp staging, and multi-channel exposure (Realtor.ca, social, YouTube, and targeted agent outreach). We tailor this plan home-by-home and adjust weekly based on inquiry and showing feedback. Personal note: After 20 years selling in Calgary—with a large share of that in Mahogany—my advice this fall is simple: price where the buyers are today, not where the market was in May. The right number unlocks the right traffic.
Outlook: Late 2025 into Early 2026
- Balanced-leaning conditions: Expect inventory to remain higher than early-2025 levels, keeping prices in check citywide while Mahogany continues to out-perform many communities on absorption thanks to lifestyle pull and ongoing builder investment.
- Macro supports: With rates stabilizing and some forecasts pointing to firmer sales into 2026, Calgary’s fundamentals (in-migration, jobs, relative affordability) remain constructive. In this context, amenity-rich, family-friendly hubs like Mahogany should continue to show resilient demand.
- Months of supply trend (especially in the Southeast district).
- Lake-adjacent and wetlands-adjacent product—these typically lead recoveries in Mahogany due to lifestyle scarcity.
- Pricing spreads versus spring 2025 peaks—opportunities for move-up buyers to capture value.
The Takeaway
- Mahogany today: Inventory is up, but so are sales locally—+55% YoY in September on our MLS pull—showing real, sustained demand for the lake lifestyle. Pricing is softer than 2024, giving buyers opportunity without sacrificing community quality.
- For buyers: This is a rare window where selection, pricing, and lifestyle align.
- For sellers: Lead with strategy—price precisely, showcase the lifestyle, and monitor market signals weekly.
Curious about your home’s value?
Reach out for a custom Mahogany market update tailored to your property’s location, floor plan, and finish level. We’ll share a clear pricing path, staging guidance, and a no-fluff marketing plan that moves the needle.Sources: Calgary Real Estate Board (CREB) September 2025 monthly statistics and commentary; WOWA market summary for Calgary (Oct 2, 2025); Mahogany community and amenity resources. mahoganyliving.com creb.com
