The traditional housing market in Calgary and throughout Alberta creates certain expectations. Traditionally, a significant springtime bump and increase in volume has been in play. The last 5 years have created some indications that this isn’t the case – or is it?

Let’s put aside the geo-political factors like the most recent tariffs imposed by Donald Trump and counter-tariffs that are being imposed by Canada. Just concentrating on what is bubbling under the surface is important to understand as a home buyer or seller in Alberta. Sometimes statistics don’t tell the whole story.

There is an old adage in the real estate law industry that nothing brings out issues like a real estate market in some form of “turmoil” – be it a market spiking up or down, a lack of supply, too much supply or economic shock. What we as real estate lawyers have been experiencing recently is an uptick of contractual issues that generally arise from people being rushed or pushed into transactions. An example of this are Offers to Purchase without conditions that was the norm for almost 2 years notwithstanding warnings from lawyers to not do so. 

What we have been hearing from clients and Realtors alike is that there are a number of different pockets of the market that are busy and some with oversupply. The key difference is coming down to product pricing and the amount of product in the particular price point you are looking in. What that means for buyers and sellers is contradictory information that makes it hard to act on. Understanding that means you and your Realtor need to be aware of this when it comes to submitting and reviewing offers. 

Your Property Isn’t Selling?

We often hear complaints from Sellers that their property isn’t selling into a busy market and that there is obviously an issue with the marketing. This isn’t necessarily the case. The last 3 years have resulted in unrealistic expectations from Sellers who sometimes believe the “press” and that everything is selling in “1 day.” Unfortunately, reading national press stories or local press doesn’t give an accurate representation of the actual market. National stories are general in nature and most news stories actually lag the market by 4-6 months. 

And, of course, now the national news has turned the narrative into a negative one. It is important to realize what these stories are about and where they are referencing. The Calgary and Alberta market do not always mimic the markets in other areas of Canada. Often, we have reacted in the opposite direction. Be aware, discuss it with your agent and reconsider your pricing strategy.

You Are Offering with Other Parties?

The other side of the equation is that there are some buyers in situations where a new listing hits the market and it ticks all their boxes – theirs and everyone else’s it seems! As exciting as this is for sellers it can be a serious challenge to buyers. In a competing offer situation there can only be one winner and sometimes there are none!

In these situations you may be under pressure to write unconditional offers. At LeClair Thibeault we never recommend that you do this. Submitting unconditional offers without the normal conditions relating to financing and/or inspections can cause serious implications. Being “pre-qualified” by your lender is not the same as being formally “qualified” and the property being appraised to the amount you paid. 

If you write unconditional offers and there are problems between that time and closing you may very well be fully liable for any damages incurred if you are unable to close or there are issues that you should have been aware of. 

Adding It All Up

The 2025 spring market in Calgary is looking to be strong. There are certainly factors that are outside of the control of the local economy. Assuming those matters are resolved and sorted the expectation is that we could be facing a busy market for properties priced into the proper expectations. 

Buyers and sellers will be facing different situations throughout the spring and summer with no real pattern. If there are any issues that arise don’t hesitate to seek legal advice from one of our experienced group of lawyers.

By Ron Thibeault – Lawyer

LeClair Thibeault, Barristers & Solicitors