One of the most common questions I’m asked — by both buyers and sellers — is this:“How much above or below the asking price should we be offering in Calgary right now?”And the honest answer is: it depends on the type of home, the pricing strategy behind the listing, and the micro-market conditions within each Calgary community.After more than 20 years in Calgary real estate and over 1,850 homes sold, I’ve seen market cycles, pricing trends, and negotiation styles shift dramatically. But one thing never changes:Buyers want clarity. Sellers want alignment. And both want strategy.This blog breaks down exactly how to think about offer pricing in today’s balanced-but-selective Calgary market — using real data, real examples, and the same approach I use with my clients every day.

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Why “Market Average” Advice Doesn’t Work in Calgary

Calgary is not a uniform market.We’re a city of micro-markets, each behaving differently based on:

• Community demand
• Property type
• Price point
• Inventory levels
• Buyer motivation
• Niched features (garage, layout, exposure, lot type, suite potential)

For example:A well-priced detached home in Mahogany, Auburn Bay, or Rangeview may still attract multiple offers.
But an over-priced inner-city infill, or a townhouse backing a busy road?
You may see it sit for weeks.

This is why generic advice like “offer 5% under asking” is misleading — and often counterproductive.

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What the Data Says Right Now

Current Calgary trends show:

• Benchmark prices: Down modestly year-over-year (around 4–5% depending on the segment)
• Months of supply: Approximately 3.6, indicating a balanced market
• Sales-to-new-listings ratio: Roughly 69%, showing steady demand
• Detached homes: Price-sensitive — buyers expect value
• Condos: Competitive in several communities

This is a negotiation-friendly market, not a bidding-war market — but quality listings still move.

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For Buyers: Should You Offer Above Asking?

Short answer: sometimes — but only when the data supports it.You may need to go above list price when:

• The home is sharply priced
• It’s in a high-demand SE community
• It checks nearly all your boxes
• The listing received multiple showings immediately
• The seller intentionally priced to attract a bidding environment

I’ve been deeply involved in SE communities for over two decades — from early new-build phases in Mahogany and Rangeview to established areas like Lake Bonavista and Willow Park. And here’s what we consistently see:Homes priced with intention outperform homes priced with hope.If the price is designed to create urgency, you need to approach accordingly.

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When You Should Offer Below Asking

This is becoming more common — and when done with strategy, it’s incredibly effective.You should consider offering below list when:

• The home is overpriced relative to recent sales
• It’s been listed for 15+ days with minimal activity
• Key buyer feedback points (like lack of a garage, size, road exposure) haven’t been addressed
• The market is giving clear signals through low showings
• There are known repairs or updates needed
• The seller priced based on yesterday’s market, not today’s

Calgary buyers are more payment-sensitive now, and sellers need to align with that reality.

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How Much Below Asking Is Reasonable?

In today’s Calgary market:

• 1–3% below asking is common for accurately priced listings
• 3–7% below asking is common for overpriced or longer-on-market listings
• 10%+ below asking is typically reserved for properties with major functional or location challenges

The days of automatic full-price offers are behind us — unless the home truly warrants it.

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For Sellers: What Should You Expect?

Here’s the truth:

Buyers today are more selective, more informed, and more cautious than they were 12–18 months ago.