Cochrane Real Estate Report: November

Let’s talk about what’s really happening in the Cochrane real estate market. For years, buyers have been running into tough competition, bidding wars, and not enough homes to go around. But now, the latest stats from the Calgary Real Estate Board (CREB) for November 2025 are showing a real shift. After a long stretch where sellers called the shots, things are finally calming down and starting to feel—well, a lot more normal.

So, what does this shift actually mean for you? Well, it’s a different ballgame now. Sellers, you can’t just slap any price on your home and expect a bidding war—those days are gone. Buyers, on the other hand, finally get some breathing room and can take their time before making a decision. Whether you’re thinking about selling your place or buying your first home, it’s important to understand what’s changed so you can make the most of the current market.

A Balanced Market Has Arrived

Here’s the big takeaway from November’s numbers: things are finally starting to balance out. For the first time in what feels like ages, Cochrane isn’t stuck in that super high-pressure, seller-driven market. Instead, we’re moving into a healthier, more sustainable pace where things actually feel manageable—for everyone.

The Inventory Surge

Active inventory just hit a big milestone—300 units now on the market! If you’ve been hunting for a home and felt like there just wasn’t anything out there, this is great news. We’re finally seeing the shelves restock, which means you have a lot more choices when it comes to price ranges and neighborhoods.

Months of Supply

Let’s chat about one of the most important numbers in real estate right now: months of supply. It’s climbed up to 4.55 months, which is a big deal! For context, a balanced market usually means anywhere between four and six months of supply—so Cochrane is right in the sweet spot. What does that mean for you? Well, we’re finally stepping away from that frenzied seller’s market. Buyers can now breathe a little easier, check out more homes, and take some time making decisions instead of feeling rushed to jump on the first house they see.

Sales Activity

Let’s talk numbers—because the stats really tell the story here! In November, there were 122 new listings hitting the market, but only 66 total sales. That means there are a lot more homes for buyers to choose from, which totally shifts the balance of power. Sellers, this isn’t the time to expect instant offers—unless your place is priced right and looks its best, it could sit on the market for a while. Buyers, on the other hand, you’ve definitely got more say in how things play out.

Price Trends: A Tale of Two Markets

Even though things are starting to cool off overall, what’s happening with prices really depends on what type of place you’re looking at. The numbers paint a pretty interesting picture—higher interest rates and a flood of new listings are shaking things up across different segments. Let’s break down what that means for you!

Detached and Semi-Detached Homes

We’re actually seeing prices come down a bit at the higher end. If you’ve got your eye on a luxury property, you’ll notice that these segments are finally correcting after years of steep climbs.

• Detached Homes: The benchmark price sits at $662,800, a year-over-year decrease of 0.7%. As the largest segment of the market, this slight correction indicates that buyers have leverage.
• Semi-Detached Homes: This category saw the largest drop, with the benchmark price falling 2.4% to 504,600. This suggests a softening in the middle tier as buyers adjust their budgets to accommodate current financing costs.

Row/Townhouses

Just like in the detached market, we’re seeing row and townhouse prices cool off. The benchmark price has dropped to $434,200—that’s down 1.3% compared to last year. With more options on the market, buyers aren’t feeling as pressured, and that’s leading to prices softening a bit in this segment too.

The Exception: Apartment Condos

Now, here’s where things get interesting—apartment condos are totally bucking the trend! The benchmark price has jumped up to $339,300, which is a huge 7.8% increase. With interest rates making it tougher to buy more expensive homes, tons of buyers are turning to these entry-level condos, and all that extra demand is really driving prices up. So if you’re selling an apartment right now, you’re still in a busy, high-growth market.

The End of Over-Asking: Understanding Sales Ratios

You know those days when bidding wars and getting way over your asking price felt like the norm? Well, that’s not really the case anymore. The Sale Price-to-List Price Ratio—basically how much homes are really selling for compared to what they’re listed at—pretty much sums up how November played out.

Right now, homes across all categories are selling for about 98.1% of their list price. That means, on average, sellers are accepting offers about 1.9% below what they asked—so it’s not the bidding-war frenzy anymore, but more of a give-and-take between buyers and sellers.

• Semi-Detached: This remains the hottest segment relative to listing price, selling at 99.4% of the asking price.
• Detached: Sellers are seeing roughly 98.0% of their list price, indicating that average negotiations are taking place and pricing discipline is essential.
• Row/Townhouse: This segment has the lowest ratio at 97.3%, meaning buyers are successfully negotiating further reductions.
• Apartment Condos: Despite the high price growth, negotiations are still occurring here, with a ratio of 97.0%.

So, what does this mean if you’re selling? It’s all about nailing the right price from the get-go. Buyers just aren’t jumping at anything over list price these days, and little discounts are becoming pretty standard. If your home sits around because it’s overpriced, you’ll probably have to make some adjustments. On the flip side, if you’re buying, you can feel confident knowing your offers are seriously on the table—negotiation is back, and sellers are listening.

Navigating the New Normal

So, looking at November’s numbers, it’s clear that Cochrane has shifted into a more strategic, slower-paced market. If you’re after an affordable apartment, you’ll notice prices are climbing fast because that’s where most buyers are heading right now. But for everyone else, we’re finally seeing the market correct itself, giving both buyers and sellers a chance to take a step back and plan their moves.

If you want to succeed in this kind of market, it’s not about luck—it’s about being smart and having the right strategy. Sellers, you’ll want to keep your expectations realistic and be ready to wait a little longer for the right offer. Buyers, you’ve finally got some breathing room and the chance to negotiate, so take advantage of it! No matter which side you’re on, the best move for 2025 is to go in with a solid, data-driven plan so you can make the most of Cochrane’s changing market.