If you’ve been watching the real estate market in Douglasdale / Douglasglen, you’ve probably noticed things feel a little different this year.

The big question I’m hearing from homeowners is:

“Is it still a good time to sell?”

Let’s break down what’s actually happening in our local market — and what it means for you as a seller.

📊 February 2026 Snapshot – Douglasdale-Glen

Here’s what the most recent numbers show:

• 12 homes sold in February

• 21 new listings

• 38 active listings

• 3.17 months of supply

• Benchmark price: $637,800

• Detached benchmark price: $731,400

• Homes are selling at 98.9% of list price

• Average days on market: 48 days

🏡 What This Means for Sellers

1️⃣ We’re Moving Toward a More Balanced Market

With 3.17 months of supply, Douglasdale-Glen is no longer in the ultra-tight seller’s market we experienced in 2021–2024.

But here’s the key:

• Under 2 months = strong seller’s market

• 2–4 months = balanced

• 4+ months = buyer’s market

At just over 3 months, we’re sitting in a healthy, balanced market.

Well-priced homes are still selling — but strategy matters more than it did a year ago.

2️⃣ Prices Have Adjusted — But They’re Still Strong

The overall benchmark price is sitting at $637,800, down roughly 6–7% year-over-year.

Detached homes are averaging around $731,400, while row homes and apartments are lower and seeing more inventory pressure.

Here’s the bigger picture:

• 2021–2022 saw rapid appreciation

• 2023–2024 stabilized

• 2025–2026 has been a normalization period

Even with recent adjustments, homeowners who purchased before 2020 are still sitting on significant equity gains.

If you’ve owned your home for 5+ years, your position is likely stronger than you think.

3️⃣ Serious Buyers Are Still Active

Despite sales being down 33% year-over-year for February, we’re not seeing a collapse — we’re seeing normalization.

Buyers today are:

• More cautious

• More price-sensitive

• More selective

But they’re still buying — especially in established southeast communities like Douglasdale.

And when homes are:
✔ Properly priced
✔ Professionally marketed
✔ Presented well

They’re moving.

💰 The Opportunity for Move-Up Sellers

This is the part many homeowners overlook.

Yes, prices have softened slightly.

But if you're selling and buying in the same market:

• You may sell for slightly less than peak…

• But you’re also buying your next home at a more favorable price.

For move-up buyers, that spread can actually work in your favour.

📍 Detached Homes: Still the Strongest Segment

Detached inventory remains tighter compared to apartments and row homes.

With a detached benchmark of $731,400, well-maintained family homes in Douglasdale continue to attract:

• Move-up buyers

• Families wanting established schools and parks

• Buyers relocating within Calgary

If your home shows well and is priced correctly, you are still in a competitive position.

🤔 So… Should You Sell Now?

It depends on your goals.

You should consider listing if:

• You need more space

• You’re downsizing

• You want to relocate within Calgary

• You’ve built strong equity and want to leverage it

You may want to wait if:

• You’re hoping for 2022 pricing

• You’re not prepared to price strategically

• You don’t have a clear next move

This is no longer a “name your price” market.

It’s a strategy market.

📈 The Good News

Douglasdale-Glen remains one of Calgary’s most desirable established southeast communities.

The long-term trend still shows strong price growth compared to pre-2021 levels.

And inventory, while higher than peak pandemic years, is not excessive.

🏠 Thinking About Selling in Douglasdale?

If you live in Douglasdale or Douglasglen and are wondering:

• What is my home worth today?

• How long would it take to sell?

• What would I walk away with after fees?

• Should I list now or wait until spring?

Let’s run the numbers specific to your home.

No pressure. Just real data and a clear plan.

📩 Reach out anytime for a custom Douglasdale home value assessment.

—
Josh Nelson
Hanney Nelson Real Estate Group

Detached Market Tightens While Apartments Remain Oversupplied

Calgary’s housing market continues to vary significantly by property type. In February, detached and semi-detached homes saw tighter supply, while apartment-style condominiums remain firmly in buyer-favouring territory.

Overall, citywide conditions are relatively balanced, with 3 months of supply and a sales-to-new-listings ratio of 55%, but trends differ sharply depending on the type of home you’re buying or selling.

February 2026 by the Numbers

• 🏠 1,526 sales (⬇️ 11% year-over-year)

• 📦 4,822 homes in inventory

• 📉 Sales-to-new-listings ratio: 55%

• 💰 Citywide benchmark price: $560,500

  • Up 1% from January

  • Down 4% year-over-year

While seasonal gains typically appear early in the year, apartment-style homes continued to trend downward, offsetting gains in lower-density properties.

Detached Homes: Tight Supply Supporting Prices

Detached homes remain the most stable segment:

• 736 sales | 1,269 new listings

• Months of supply: just under 3

• Benchmark price: $734,300

  • Up 1% month-over-month

  • Down 3% year-over-year

Conditions vary by district. The West district is tightest, with less than two months of supply, while the North East continues to face higher inventory levels. Homes priced under $700,000 remain highly competitive.

Semi-Detached Homes: Tighter Market

Semi-detached properties recorded the lowest months of supply among all property types:

• 175 sales | 253 new listings

• Months of supply: 2.4

• Benchmark price: $682,200

  • Up 2% month-over-month

  • Comparable to last year

Tighter conditions early in the year have supported modest price gains, especially in the City Centre, North West, and West districts.

Row Homes: Moving Toward Balance

After January’s surge in new listings, row homes stabilized in February:

• 270 sales | 491 new listings

• Months of supply: just over 3

• Benchmark price: $423,600

  • Up month-over-month

  • Down 5% year-over-year

Year-over-year declines are most pronounced in the North East and East districts due to strong competition from the new-home market.

Apartment Condominiums: Oversupply Continues

Apartments continue to face significant pressure:

• 345 sales | 753 new listings

• Inventory: 1,580 units

• Months of supply: 4+

• Benchmark price: $298,600

  • Down 1% month-over-month

  • Down 9% year-over-year

Elevated inventory levels are impacting prices citywide, particularly in the North East, East, and South East districts. Nearly 18,000 apartment units are under construction, many targeting rental markets, which will continue to influence condo prices.

What This Means for Buyers and Sellers

Buyers:

• Apartments and some row homes offer negotiating opportunities

• Detached homes under $700,000 remain competitive

• Semi-detached inventory is tight, requiring quick action

Sellers:

• Detached and semi-detached homes are in a strong position

• Apartment sellers should price carefully to compete in an oversupplied market

• Neighborhood-specific trends matter more than ever

Looking Ahead to Spring

Detached and semi-detached homes are expected to remain balanced due to limited supply. Apartment-style properties will continue to adjust as inventory levels remain elevated.

Understanding your property type and neighborhood trends is essential if you’re thinking of buying or selling in Calgary this year.

Work With the Hanney Nelson Real Estate Group

🏡 Thinking about buying or selling in Calgary?
Our team at the Hanney Nelson Real Estate Group provides expert guidance, local insights, and market strategy to help you achieve your goals.

📩 Contact us today for a free, personalized market consultation or to get the latest neighborhood-specific home prices.