If you’re a homeowner planning your next move, one of the biggest questions you’re probably asking is:“Should we buy first or sell first in today’s Calgary market?”It’s a fair question — and an important one. Getting the order wrong can add stress, financial pressure, or force rushed decisions.After more than 20 years in Calgary real estate and helping over 1,850 families buy and sell homes, I can confidently say this:There is no one-size-fits-all answer — but there is a right answer for your situation.This post breaks down how Calgary’s current market conditions affect the decision, the pros and cons of each approach, and how to choose the strategy that best protects your finances and lifestyle.
Homes are selling — but buyers have time, and sellers need to price and market correctly.
Why This Decision Matters More Than Ever
Calgary is currently in a balanced market:- Inventory is higher than last year
- Buyers are more selective
- Well-priced homes still sell, but not instantly
- Interest rates have increased carrying costs
Current Market Snapshot (Why Order Matters)
Recent Calgary data shows:- Benchmark price: ~$559,000 (down ~4.6% year-over-year)
- Inventory: ~5,500+ active listings (up ~28% YoY)
- Months of supply: ~3–4 months (balanced)
- Median days on market (detached): ~28 days
- Sales-to-new-listings ratio: ~69%
Homes are selling — but buyers have time, and sellers need to price and market correctly.
Option 1: Buying First
Buying first gives you control over your next home, but it comes with financial considerations.Buying First Makes Sense If:
- You’re moving into a niche or hard-to-replace home
- You’re buying in a highly competitive community
- You have access to bridge financing
- You can comfortably carry two properties short-term
- You want to avoid settling for “whatever’s available”
Pros of Buying First:
- No rushed buying decisions
- Ability to wait for the right home
- Avoids temporary housing or moving twice
Risks of Buying First:
- Carrying two properties if your home takes longer to sell
- Exposure to market shifts
- Financing stress if the sale is delayed
Option 2: Selling First
Selling first offers clarity and reduces risk, especially in a balanced market.Selling First Makes Sense If:
- You need your equity for the next purchase
- You want financial certainty
- Your home is in a competitive or price-sensitive segment
- You’re comfortable with flexible timing
- You want to avoid bridge financing
Pros of Selling First:
- Clear budget for your next purchase
- Reduced financial pressure
- Strong negotiating position as a buyer
Risks of Selling First:
- Limited inventory during your buying window
- Potential need for temporary housing
- Pressure if the perfect home doesn’t appear immediately
A Hybrid Strategy Many Calgary Buyers Use
In today’s market, many clients use a hybrid approach, such as:- Listing their home but delaying firm possession
- Actively searching while conditionally sold
- Targeting properties that align with possession flexibility
- Structuring offers with timing protection
What I Look At When Advising Clients
To determine the best strategy, I evaluate:- Your home’s demand profile
- Your target purchase segment
- Your risk tolerance
- Financing flexibility
- Timing constraints
- Community-specific trends
The Biggest Mistake Homeowners Make
The biggest mistake isn’t choosing buy first or sell first.It’s choosing without a plan.Too many people rely on assumptions instead of data — or rush into decisions based on fear of missing out.So… Should You Buy First or Sell First?
In Calgary’s current market:- Buying first offers control but requires financial flexibility
- Selling first offers certainty but requires patience
- The right answer depends on your specific home, goals, and timeline
