Calgary Real Estate Market Trends (as of December 2025)

As of late 2025, the Calgary housing market has shifted toward balanced conditions following a strong 2024, marked by seasonal winter slowdowns, rising inventory, and moderating prices. The market remains resilient compared to other major Canadian cities, supported by Alberta's economy, inter-provincial migration, and ongoing population growth—though slower than peak levels.

Key Statistics (November 2025 Data, Latest Available)

• Benchmark Price (typical home, adjusted for features): $559,000

  • Down 4.8% year-over-year (YoY)

  • Down 1.3% month-over-month

• Average Sale Price: ~$616,000–$622,000 (sources vary slightly due to reporting periods)

  • Essentially flat YoY (+0.05% in some reports)

• Sales Volume: 1,553 homes sold in November

  • Down 13.6% YoY

• Inventory: 5,581 units

  • Up 28% YoY, the highest for November in recent years

• Property Type Breakdown:

  • Detached Homes: Most balanced segment; benchmark ~$733,000 (slight monthly dip but +1% year-to-date)

  • Semi-Detached/Row: Strong performers earlier in 2025

  • Apartments/Condos: Buyer's market with excess supply; prices softening most significantly

The rise in inventory stems largely from newer completions (row and apartment units) entering the resale market, combined with reduced migration-driven demand.

Current Market Dynamics

• Balanced Overall: Not a strong seller's or buyer's market city-wide, but hyper-local—detached homes lean balanced/tight, while condos favour buyers.

• Seasonal Factors: Sales and listings typically slow in winter; activity often picks up in spring.

• Affordability Edge: Calgary remains more affordable than Toronto or Vancouver, attracting inter-provincial buyers despite national challenges.

• Challenges: Slower population growth (due to federal immigration changes), economic uncertainty, and competition from rentals/new builds.

Outlook for 2026

Forecasts point to continued balance with modest improvement:

• Prices: Expected modest increases (1.5–3% annually), especially in detached homes; aggregate home price potentially reaching ~$701,000 by Q4 2026.

• Sales: Steady or slight improvement, potentially exceeding long-term trends.

• Highlights: Calgary projected as Canada's top-performing major market in 2026 (per PwC), thanks to strong economy, housing supply delivery, and population fundamentals.

• Risks: Dependent on interest rates, employment, and no major external shocks.

Whether you're buying, selling, or investing, now offers opportunities in a more normalized market—buyers have more choices and negotiating power (especially in condos), while sellers in high-demand segments (detached) can still achieve solid results with proper pricing.

Detailed Real Estate Trends for Southeast (SE) Calgary (as of December 2025)

Southeast Calgary, encompassing communities like Auburn Bay, Mahogany (with lake access), Cranston, Seton, McKenzie Lake/Towne, and newer developments, offers a mix of family-friendly suburbs, modern amenities, good commuter routes (e.g., via Deerfoot and Stoney Trail), and proximity to the South Health Campus. As of late 2025, SE Calgary remains one of the more balanced and steady quadrants, with relatively stable pricing compared to city-wide softening, particularly in higher-density segments.

Key Statistics and Trends (November 2025 Data, Latest Detailed Available)

• Benchmark Price (Detached Homes): Approximately $551,300 (city-wide detached benchmark ~$733,000 for context; SE is generally more affordable than NW or West quadrants).

  • Prices have remained fairly steady month-over-month and year-to-date, with minimal declines despite rising inventory.

  • Year-over-year changes: Modest adjustments, but less pronounced than in NE or East districts (which saw ~5-6% YoY declines in some reports).

• Sales Volume: Contributed to city-wide trends with slower seasonal activity (city sales down ~13-14% YoY in November).

  • Detached and semi-detached sales aligned with long-term averages; stronger in family-oriented SE communities.

• Inventory Levels: Rising, similar to city-wide +28% YoY increase.

  • Months of supply: Around 3-4 months for detached/row (balanced), higher for apartments (buyer-friendly, up to 5+ months).

  • Gains driven by completions in newer SE communities and resale supply.

• Property Type Breakdown in SE:

  • Detached/Single-Family: Most resilient; balanced market with steady demand from families and inter-provincial migrants. Lake communities (e.g., Mahogany, Auburn Bay) often see premium pricing due to amenities.

  • Row/Townhomes: Moderate supply growth; prices slightly softer (~4-6% YoY city-wide adjustment, similar in SE).

  • Apartments/Condos: Most impacted; excess supply leading to buyer leverage and price softening (city-wide ~7% YoY decline).

Current Market Dynamics in SE Calgary

• Balanced Conditions: SE leans slightly buyer-friendly in condos/apartments, but tighter for desirable detached homes in established or lake communities.

• Strengths: Newer builds, recreational amenities (lakes, pathways), schools, and shopping (e.g., Seton urban district) support demand. Good value compared to pricier West or NW quadrants.

• Challenges: Competition from new constructions and rentals; seasonal winter slowdown reduces urgency.

• Hyper-Local Variations: Premium areas (lake access) hold value better; older or higher-density pockets see more inventory and negotiability.

Outlook for 2026 in SE Calgary

• Expected modest price growth (1-4% city-wide forecast; similar or slightly stronger in SE due to family appeal and ongoing development).

• Sales are likely to stabilize or improve with potential lower interest rates and Alberta's economic resilience.

• Opportunities: Buyers have more choices/negotiating power now (especially condos); sellers in high-demand detached segments can achieve solid results with accurate pricing.

The SE quadrant provides excellent opportunities in a normalizing market—whether upgrading to a lake home, downsizing, or investing. For hyper-specific insights on your community (e.g., Mahogany vs. Cranston listings/prices), visit https://christensenhomes.ca/recip.html or reach out, ron@ronchristensen.info for a free personalized consultation!

If you're watching Calgary’s southeast real estate market, two communities that continue to draw attention are McKenzie Lake and McKenzie Towne. While they’re often spoken of in the same breath, their real estate dynamics are distinct — and both offer compelling stories for buyers, sellers, and investors.

McKenzie Lake: A Premium, Lakefront Community

Market Snapshot

• The average home price in McKenzie Lake has recently climbed to around $852,800, according to Zolo.

• According to local real estate trackers, the median sale price is approximately $792,000, with a monthly asking price median of around $809,000.

• Inventory remains relatively low. As of one recent report, there were 29 active listings, with homes ranging from about $389,900 up to $2.8 million.

• Wahi markets McKenzie Lake as a strong seller’s market, with 1 month of inventory and a remarkably short average days on market (DOM) of 21 days.

What’s Driving the Momentum

1. Diverse Housing Options: McKenzie Lake isn’t just about luxury homes — while some properties (especially on the island or ridge) fetch over $2.5 million, there are also more moderately priced homes and townhomes.

2. Lifestyle Appeal: The lake, walking paths, and proximity to Fish Creek Park make this a highly desirable suburban enclave.

3. Tight Supply: With low inventory and a fast-paced market, sellers still hold an advantage, especially for well-priced, lake-access or luxury homes.

4. Price Softening Indicators: Some analysts note that while average prices are up year-over-year, the monthly gains have moderated.

Risks and Considerations

• Competition at the Top End: High-end lakefront homes are rare, and when they come up, they draw very serious buyers — but not everyone will get in.

• Affordability Pressure: For first-time buyers, McKenzie Lake remains one of the more expensive southeast Calgary neighbourhoods.

• Slower Growth Potential: As the market cools slightly (more inventory, moderate price gains), buyers may have more negotiating power — but future upside may be more limited than during peak frenzy.

McKenzie Towne: Balanced Suburban Vibes

Market Snapshot

• The average home price in McKenzie Towne is around $487,300, according to local real estate reports.

• There are currently 89 active homes for sale, suggesting a healthier inventory compared to tight-supply markets.

• The market is characterized by a seller’s lean: the sales-to-list ratio is strong, and relatively few properties reduce their price.

What’s Powering Towne’s Appeal

1. Affordability Relative to Lake Neighbourhoods: McKenzie Towne offers more accessible price points than McKenzie Lake, making it attractive to young families or first-time buyers.

2. Variety in Housing Types: Towne includes a mix of single-family homes, townhomes, and newer construction — giving flexibility for different buyer profiles.

3. Low Inventory Pressure: While not as tight as some ultra-luxury markets, a 1.5-month supply (per some reports) still signals a market favouring sellers.

4. Community Infrastructure: Well-developed amenities, connectivity, and suburban planning make this a stable place to live long-term.

Potential Challenges

• Smaller Price Growth: Because Towne’s prices are more moderate and inventory is less constrained than ultra-lux neighbourhoods, it may not see explosive growth.

• Buyer Expectations: As a mature suburb, buyers here may prioritize walkability, school access, and long-term quality over prestige, which can influence market dynamics.

• Resale Liquidity: While demand is consistent, certain property types (e.g., townhomes vs. detached) may have different liquidity profiles.

Strategic Take-Aways for Buyers, Sellers & Investors

• For Buyers: If you're targeting McKenzie Lake, act quickly on listings that check the lifestyle boxes — there’s limited supply and strong competition. In McKenzie Towne, you may have more breathing room to negotiate and find value.

• For Sellers: In McKenzie Lake, well-priced homes (especially with lake access) are likely to move fast. In Towne, pricing competitively may still yield a quick sale, but overpricing could leave you on the market longer.

• For Investors: McKenzie Towne offers more stable, long-term upside with lower entry points. McKenzie Lake, particularly luxury or lakefront properties, may appeal more to investors looking for premium returns — but be mindful of capital required and market cycles.

The Outlook

• McKenzie Lake is likely to remain a hot slice of Calgary real estate, especially for buyers who prize lifestyle, design, and prestige. Even as inventory creeps up, the unique lake-centric charm and limited supply continue to create strong seller conditions.

• McKenzie Towne represents a more balanced, resilient market. It’s not as volatile, which can be a strength: affordability, variety, and solid demand combine to make it a reliable long-term play.

Final Thought: Whether you’re drawn to the exclusivity and scenic charm of McKenzie Lake or the family-friendly, accessible vibe of McKenzie Towne, both neighbourhoods are proving their worth. Navigating either market successfully will depend on timing, pricing strategy, and understanding local trends — but both offer real opportunities in today’s Calgary real estate landscape.

This isn’t hype — sellers are literally pocketing $20K–$60K+ MORE right now than they would have in spring 2025, even at today’s prices. Lower rates = buyers can afford more house.

But this window could close FAST.

Experts are already warning: rates climb again in 2026 → buyer pools shrink → you compete harder and net thousands less. Don’t be the seller in January who says, “I wish I’d listed in November.” Lock in and take advantage of today’s massive rate benefit before it vanishes.

Claim your 2 FREE game-changers right now:

• Precision Updated Home Valuation (not some Zillow guess — our proven CMA)

• Complimentary Contractor Inspection Walkthrough ($750+ value) — we bring a trusted pro to reveal the exact high-ROI upgrades that can add $10K–$50K+ to your bottom line.

Zero cost. Zero obligation. Just pure profit protection.

See our REIMBURSEMENT INCENTIVE: https://christensenhomes.ca/pre-listing-inspection.html

As the leaves fall and winter approaches, Calgary's housing market is settling into a more balanced rhythm after years of rapid growth. Once a hotbed of frenzied bidding wars, the city's real estate scene is now offering buyers a breather with rising inventory and moderating prices. But don't mistake this cooling for a freeze—steady population influx and easing interest rates are keeping the pulse strong. In this blog, we'll dive into the latest stats, unpack the key drivers, and explore what it all means for buyers, sellers, and investors eyeing the Stampede City in 2025 and beyond.

A Snapshot of the Market: Numbers That Tell the Story

Calgary's housing market has shifted from a seller's paradise to a more even playing field, with sales dipping but supply surging. Here's a quick breakdown of the most recent data from October 2025:

Sources: Calgary Real Estate Board (CREB) via WOWA.ca and Zolo.ca . Data covers MLS® stats from October 11 - November 8, 2025.

By property type, the trends vary:

• Detached Homes: Average $769,400 (stable YoY), holding firm as families prioritize space.

• Semi-Detached: $670,000 (-4.6% YoY), feeling the pinch from new builds.

• Townhouses/Row Homes: $445,000 (-2.1% YoY), with inventory piling up.

• Condo Apartments: $338,000 (-4.1% YoY), the softest segment due to rental competition.

Year-to-date through Q3 2025, sales are down 17.2% from 2024, but listings are up 15.1%, pushing the market toward balance. This isn't a crash—it's a recalibration after the post-pandemic boom.

What's Driving the Shift? Key Factors in Play

Several forces are shaping Calgary's 2025 market, blending local resilience with national headwinds. Here's the rundown:

1. Easing Interest Rates and Affordability Gains: The Bank of Canada's cuts to 3.25% have lowered mortgage rates to around 3.54% for variable 5-year terms. This boosts buying power—a median-income household ($99,000) can now afford a $425,000 mortgage, covering most condos but stretching for houses. Expect more first-time buyers to jump in, especially with 30-year amortizations on the table.

2. Population Boom Meets Supply Surge: Calgary's population is projected to grow by 52,800 in 2025 alone, fueled by interprovincial migration from pricier spots like Ontario and B.C. But record new construction—purpose-built rentals and condos—is flooding the market. Vacancy rates hit 4.6% in 2024 and could reach 6% in 2025, stabilizing rents at $1,897/month (down 7.4% YoY). This eases pressure on ownership demand.

3. Economic Resilience with a Side of Uncertainty: Calgary's job market remains robust, with high wages in energy, tech, and healthcare driving demand. GDP growth and employment rates are key positives. However, oil sector volatility (e.g., Imperial Oil's 900 job cuts by 2028) and potential U.S. tariffs add risk. Environmental policies could also sway energy jobs, indirectly hitting housing.

4. Migration and Lifestyle Appeal: Calgary's affordability (still cheaper than Toronto or Vancouver) and high quality of life—clean air, low crime, proximity to the Rockies—keep newcomers coming. Families and boomers are snapping up villas and detached homes, while young professionals lean toward condos.

Overall, these factors point to moderation: slower sales but sustained demand, with new builds tempering price spikes.

Looking Ahead: 2025 Forecast and Beyond

Experts are optimistic but cautious. CREB predicts sales exceeding 26,000 units in 2025—20% above long-term averages—with prices up 3% overall. Other forecasts vary:

• Average price rise: 3-5% (New Homes Alberta), or up to 4.5% (Marnie Campbell Team).

• Detached homes: Stable or +1-2%, offsetting condo declines (-2%).

• Long-term: Back to 2022 peaks by end-2025 (CMHC), potentially hitting $810,000 average by 2026.

The market could tip buyer-friendly if inventory keeps climbing, but renewed rate cuts into 2026 might spark a spring rebound. Watch for economic clarity post-election to gauge momentum.

Advice for Buyers, Sellers, and Investors

• Buyers: This is your window—more choice means negotiation power, especially in condos under $350,000. Get pre-approved now to lock in low rates, and target emerging neighborhoods for value. First-timers: Aim for condos or townhomes; affordability is improving.

• Sellers: Price realistically to avoid lingering listings (median days on market: 0? Wait, that's a glitch—actually 20-30 days in balanced segments). Stage well and highlight energy-efficient upgrades. Lower-end homes (<$700,000) will move fastest.

• Investors: Rentals are stabilizing, so focus on long-term holds in high-migration areas. New builds offer competitive entry points, but watch vacancy risks. Diversify into detached for family rentals.

Wrapping Up: Calgary's Market—Balanced and Bright

Calgary's housing scene in late 2025 feels like a well-tuned engine: humming steadily without the overheating of prior years. With balanced conditions, affordable entry points relative to the national average, and a city that's growing in all the right ways, now's a smart time to engage—whether you're planting roots or building a portfolio. As always, local expertise is your best bet; connect with a trusted realtor to tailor these trends to your story.

What do you think—ready to buy, sell, or just curious? Drop a comment below, and stay tuned for more updates. Until next time, keep an eye on those Rockies views—they're part of what makes Calgary home.

Disclaimer: This analysis is based on publicly available data as of November 14, 2025. Markets fluctuate—consult professionals for personalized advice.

1005309 ALBERTA LTD. (Est. 2002) o/a CHRISTENSEN HOMES,

Real estate services & general contractor. We are registered/insured/covered by WCB. Whether you're looking at selling your home or simply completing exterior yard work or interior upgrades to your kitchen, bathrooms, bedrooms, basement, or secret bunker.... give us a call. We have you covered the best of both ways. Are insurance companies requiring you to replace your Poly-B with Pex or copper? Please reach out to us for a complimentary quote. We are located in the SE community of McKenzie Lake. https://www.youtube.com/watch?v=m9EdG_HAM3o&list=PLZFLgd1cTIxcJutmf2iecGooT82c55rPa&index=3

Congratulations on your beautiful new (warm) home Lynn.

Many seniors may not be aware of the various Alberta programs available to assist them with their optical and dental needs. I continually try to source “Hidden Gems” available yet not well advertised that are in place to assist our deserving seniors. This is just one of them.

Eligibility

To be eligible for the Dental and Optical Assistance for Seniors programs you must:

• be 65 years of age or older

• be an Alberta resident and have resided in Alberta for at least 3 months before applying

• be a Canadian citizen or admitted to Canada for permanent residence (landed immigrant)

• be approved to receive Seniors’ Financial Assistance programs

• have an annual income within the limits allowed by the program

Read the Dental and Optical Assistance for Seniors brochure for more information.

Income

Eligibility for the Dental and Optical Assistance for Seniors programs is determined by a senior’s ‘total income’ as reported to the Canada Revenue Agency (CRA) in the previous tax year.

‘Total income’ means the total income as defined in the Income Tax Act (Canada) and refers to line 15000 of an Albertan’s federal tax return.

For the 2023-24 benefit year (July 1, 2023, to June 30, 2024), your 2022 total income will be used to determine your eligibility. Table 1 outlines the total income guidelines for these programs and the benefits available.

Table 1. Marital status, income and benefits

*More information on dental and optical coverage is available, see below.

To remain enrolled in the Dental and Optical Assistance for Seniors programs, you must have an active file with the Alberta Seniors Benefit program.

Use the Seniors Benefit Estimator to see if you are eligible for benefits.

How to apply

To determine your eligibility for the Dental and Optical Assistance programs, you must first apply for Seniors Financial Assistance programs.

If you have already submitted the Seniors Financial Assistance application form, there is no need to apply again.

Dental assistance

Eligible seniors are provided up to a maximum of $5,000 of coverage every 5 years for select dental services and procedures that maintain a reasonable level of dental health. When you are first enrolled in the program, the 5-year period will begin on the date of your first dental service funded under this program.

Every 5 years, your $5,000 of funding is renewed. If you do not use the full $5,000 in this period, the remaining amount will not carry over into the next 5-year period.

Dental coverage is based on the Dental Assistance for Seniors Program Fee Schedule, which establishes both the maximum fee amount and frequency of coverage for eligible services.

• If you are eligible for maximum coverage, your funding will cover the maximum fee amount(s) for eligible procedure(s) found within the fee schedule. Maximum coverage may not cover the full fees charged by Alberta dental providers.

• If you are eligible for partial coverage, your funding will cover 99% to 10% of the fee amount(s) for eligible procedure(s) within the fee schedule. Your percentage of partial coverage will depend on your 2022 total income.

Prior to receiving a dental service and/or procedure, it is important to ask your dental provider to submit a pre-authorization (cost estimate) to the Alberta Dental Service Corporation. This step will ensure the dental service and/or procedure is an eligible benefit covered by the program and will determine how much you will have to pay.

Basic dental services covered under this program include:

• diagnostic services (examinations and x-rays)

• preventive services (polishing and scaling)

• restorative services (fillings, trauma, pain control)

• extractions (simple and complicated)

• root canals (endodontics)

• procedures relating to gum disease (periodontics, root planing)

• dentures (removable prosthodontics, basic full and partial dentures)

Dental services and procedures not found in the fee schedule and not covered under this program include:

• dental crowns

• fixed dental bridges

• braces and orthodontics

• dental implants

• fluoride treatment

• teeth bleaching and cosmetic procedures

• inlays (gold or gems)

Dental providers may provide a dental service that is not an eligible benefit.

It is important to note the Dental Assistance for Seniors program does not provide full coverage of the fees charged by Alberta dental providers.

See the example below.

Table 2. A typical annual check-up with cleaning for a senior with maximum coverage under the Dental Assistance for Seniors program

*These rates are found within the 2023 Alberta Dental Fee Guide. For more information on the Alberta Dental Association’s General Dentist Fee Guide rates, visit: Alberta Dental Association.

Frequency limitations

Based on the Dental Assistance for Seniors Program Fee Schedule, frequency limitations may apply for specific dental services.

Dental providers may choose to perform dental services more frequently than permitted under the program. The senior is responsible for the cost of these services if they choose to proceed.

Out-of-province or out-of-country claims

All dental services and procedures supported by this program must be completed by a dental provider located within Alberta.

Optical assistance

Eligible seniors are provided up to a maximum of $230 every 3 years towards the purchase of prescription eyeglasses. When you first enroll in the program, the 3-year period of coverage will begin on the date that you receive the first funded optical service under this program.

Every 3 years, your optical funding is renewed. If you do not use the full funding in this period, the remaining amount will not carry over into the next 3-year period.

• If you are eligible for maximum coverage, you will receive up to a maximum of $230 of optical funding.

• If you are eligible for partial coverage, you will receive up to a maximum of $115 of optical funding.

Optical funding covered under this program includes:

• prescription eyeglasses

• prescription sunglasses

• prescription lenses (including contact lenses)

• frames

• eyeglass repairs

Optical services not covered include:

• eye exams*

• eye surgery

• lenses for cataract surgery

• accessories

• magnifying devices

• eye medication

• non-prescription sunglasses

*Note: Seniors 65 years and older are eligible for one eye exam per benefit year (July 1 to June 30) through the Alberta Health Care Insurance Plan (AHCIP). For more information, review services covered under the AHCIP.

Frequency limitation

If you purchase prescription eyeglasses within the 3 years and you do not use your full funding at that time, you can use the remaining funds before the 3-year period ends.

Cataract surgery

Assistance with an additional set of eyeglasses within the same 3-year period may be provided to an eligible senior when they had cataract surgery that led to a change in prescription.

Read the Cataract surgery claims below for more information.

How to submit a claim

Alberta Health has contracted the Alberta Dental Service Corporation to be the benefit administrator for all dental claims and to provide you with information about the Dental Assistance for Seniors program and answer questions regarding dental claims and payment. Contact information is provided below.

Alberta Health has contracted Alberta Blue Cross to be the benefit administrator for optical claims and to provide you with information about the Optical Assistance for Seniors program and answer questions regarding optical claims and payment. Contact information is provided below.

Step 1: Talk to your health service provider when visiting

When visiting a dental or optical provider, present your Alberta health card and inform the service provider that you are a senior enrolled in the Dental and Optical Assistance for Seniors programs.

The service provider can confirm your eligibility and level of coverage at the time of your appointment by submitting a pre-authorization to the benefits administrator.

Step 2: Payment for services

Direct billing available

Dental or optical offices may bill the benefit administrator directly for services provided to you. If your service provider accepts this method, you will only be required to pay any outstanding amount not covered by the program.

If your dental or optical provider submits a claim directly to the benefit administrators, skip Step 3.

Direct billing is not available

Dental or optical offices may not bill the benefit administrator directly for services provided to you. If this occurs, you will be required to pay the full balance and submit your receipts for reimbursement. You or your service provider must also complete sections of a reimbursement form.

If your dental or optical provider does not submit claims directly to the benefit administrators, go to Step 3 below.

Step 3: Submit a reimbursement claim

All dental and optical claims must be submitted within 12 months of an expense being incurred. If you do not submit the claim within 12 months, reimbursement will not be provided.

Dental

You may collect a reimbursement claim form from your dental provider or the Alberta Dental Service Corporation. Ensure the claim form is complete and includes your personal health number.

You can also submit the dental claim online directly to the Alberta Dental Service Corporation after creating an online account. The online account will track your remaining dental funding, if a previous claim has been paid, and allow you to update your address or banking information.

Optical

Get a reimbursement claim form from your optical provider or Alberta Blue Cross and submit it to the address included on the form (PDF, 176 KB). Ensure the claim form is complete and includes your personal health number.

You can also submit the optical claim online directly to Alberta Blue Cross after creating an online account through Alberta Blue Cross' Member site. The online account will track your remaining optical funding, if a previous claim has been paid, and allow you to update your address or banking information.

Cataract surgery claims

If you had cataract surgery after receiving funding within the same 3-year period and there is a change in your prescription, you may be eligible for additional funding. To be eligible for this additional funding, you must have a medical note confirming the date of your cataract surgery.

Your optical provider can submit this claim, along with the medical note, on your behalf directly to Alberta Blue Cross. This process is based on the optical provider entering the confirmed date of cataract surgery and uploading documentation confirming your cataract surgery.

Reviews and exceptions

If you were denied funding or were funded less than expected for a dental or optical claim, you can request a review.

Program income eligibility reviews and exceptions

To request an explanation of the income information used to determine your eligibility for the program, contact the Alberta Seniors Benefit program via:

Alberta Support Contact Centre
Hours: 7:30 am to 8 pm (open Monday to Friday, closed statutory holidays)
Toll-free: 1-877-644-9992

Dental claim reviews

If you have questions regarding the outcome of a dental claim, the fee amount paid by the program or why a dental service was not approved, contact:

Alberta Dental Service Corporation
Phone: 1-800-232-1997
Email: claims@adsc.org
Fax: 780-426-7581

If your questions were not resolved after calling the Alberta Dental Services Corporation, you or your dental provider can request a review of your dental claim by writing to:

Alberta Dental Service Corporation
200, 17010 103 Avenue NW
Edmonton, Alberta T5S 1K7

Dental claim exceptions

Your dental provider may submit an exception review on your behalf if the Alberta Dental Services Corporation did not approve a dental service.

All requests are reviewed by the Alberta Dental Service Corporation Review Committee. The exception review request must include:

• the dental treatment plan

• clinical and medical rationale and diagnostic information that supports your exception review request

Note: Dental services not listed in the dental fee schedule that are provided to a senior before the request is reviewed by the Alberta Dental Services Corporation Review Committee will not be funded.

Each request is reviewed on an individual basis, taking into consideration the eligible dental options available, the medical necessity of the requested treatment, the overall oral condition of the mouth and all pre-existing medical conditions. The information submitted will be used to ensure the proposed dental exception is the most cost-effective service and sustainable for a prolonged period.

Your dental provider will receive a written response from the Alberta Dental Service Corporation Review Committee once a decision has been reached. If you have questions regarding the outcome of a dental exception, contact your dental provider or:

Alberta Dental Service Corporation
Phone: 1-800-232-1997
Email: claims@adsc.org
Fax: 780-426-7581

Optical claim reviews

If you have questions regarding the outcome of an optical claim, the amount paid by the program or why an optical service was not approved, contact:

Alberta Blue Cross
Phone: 1-800-661-6995

Optical claim exceptions

If your questions are not resolved after calling Alberta Blue Cross, or you are requesting exception coverage for an optical service that was not approved or is not an eligible benefit, you can request a review of your optical claim by writing to the Optical Assistance for Seniors program:

Optical Assistance for Seniors
PO Box 3100 Stn Main
Edmonton, Alberta T5J 4W3

The program will review your written request and respond by letter.

Click the lower link to go to the live site.

https://www.alberta.ca/dental-optical-assistance-seniors#jumplinks-2

Foreclosures and court-ordered sales

are two types of property sales that can occur when a homeowner defaults on their mortgage payments or fails to pay property taxes.

Foreclosure;

While both types of sales involve the forced sale of a property, there are some key differences between the two. Foreclosure is a legal process that a lender can initiate when a borrower defaults on their mortgage payments. In a foreclosure, the lender takes ownership of the property and sells it to recover the outstanding debt owed by the borrower. Foreclosures are typically initiated by banks or other financial institutions that hold a mortgage on the property.

Court Ordered;

On the other hand, a court-ordered sale is a legal process initiated by a court when a property owner fails to pay property taxes or other debts. In this case, the court orders the sale of the property to recover the outstanding debt owed by the owner. Court-ordered sales can also occur in divorce cases, where the court orders the sale of a jointly owned property to divide the assets between the parties. One key difference between foreclosures and court-ordered sales is that in a foreclosure, the lender is the one initiating the sale and is typically responsible for marketing and selling the property.

In contrast,

in a court-ordered sale, the sale is overseen by the court, and a court-appointed trustee is often responsible for marketing and selling the property. Another difference between the two types of sales is the timeline. Foreclosures can take several months to complete, while court-ordered sales typically move through the legal system more quickly. In terms of the potential risks and benefits for buyers, foreclosed properties are often sold "as-is" and may require significant repairs or renovations. Court-ordered sales, on the other hand, may offer a greater opportunity for buyers to inspect the property and negotiate the sale terms.

Overall,

while both foreclosures and court-ordered sales involve the forced sale of a property, there are important differences to consider. It is important for buyers to conduct thorough research and seek professional guidance when considering these types of sales.

Author's perspective;

In my opinion, foreclosures and court-ordered sales may not be ideal options for first-time or inexperienced buyers. These types of sales often come with higher risks and can be frustrating to navigate, as banks and courts may not be motivated to facilitate the sale quickly. Even after completing due diligence and obligations with the property owners, buyers may encounter delays and a lack of respect from the seller's representatives.

Furthermore, in Calgary's current market, buyers may have to pay a premium for foreclosed or court-ordered properties due to the high demand and competition. In such cases, the "Fear of Loss" can influence bidding, driving up the price even further.

As a real estate professional, when clients approach me looking for "deals", I often recommend exploring distressed properties owned by private sellers instead. These properties may require some repairs or renovations, but with the right skills and effort, buyers can quickly build equity and create a valuable investment. If you feel you have the skills & qualifications to build up some "sweat equity" in your next home, contact us today and we will help you make that happen!

What You Need to Know About For the 2022 tax year

The federal government announced an annual 1% tax on real estate owned by any non-resident, non-Canadian, and considered vacant or underused. In some situations, this also applies to Canadian owners.

The Underused Housing Tax Act (UHT) requires individuals impacted by this tax to file an annual return, subject to certain exemptions, and pay a 1% tax on the property’s value. The filing deadline for the 2022 tax year is April 30, 2023.

Although the government suggested only non-residents would be affected by the UHT, the scope of the final legislation is broader. We recommend your clients speak with a tax professional if you or they believe it applies to them. Also, please keep in mind that some provinces/territories and municipalities impose similar vacancy taxes, and you should review these rules to better understand how they could impact your clients.

Who does this tax apply to?

The UHT imposes a tax on every taxpayer who, on December 31 of a calendar year, is an owner of a residential property in Canada, unless the owner is an “excluded owner” or an individual who qualifies for one of several exemptions available under the Act.

Residential property owners can be categorized into two classifications — excluded owners and affected owners.

Excluded owners:

The Underused Housing Tax rules do not apply to “excluded owners”. These owners, including Canadian citizens and permanent residents, have no UHT reporting or tax obligation. A complete list of conditions classifying an excluded owner can be found on the Government of Canada’s UHT page.

Affected owners:

All affected owners (mostly non-Canadian owners but includes some Canadian owners) are required to file a return for each residential property they own, even if they are not liable to pay any tax, due to qualifying for an exemption. A complete list of conditions classifying you as an affected owner can be found on the government’s UHT page.

This classification is further broken down into two groups:

1. Owners are required to file a UHT return but with no tax payable due to qualifying for an exemption. The list of exemptions can be found on the government’s UHT page. 
2. Owners are required to file a UHT return and they pay 1% tax.

What exemptions exist?

Ownership of a residential property may be exempt from the Underused Housing Tax for a calendar year depending on:

• the type of owner you are 
• the availability of the residential property 
• the location and use of the residential property 
• the occupant of the residential property

Detailed information on each of these exemptions can be found on the government’s UHT page.

As an affected owner why should I file a UHT return if I have no tax payable?

All affected owners must file a separate Underused Housing Tax return for each residential property they own in Canada for the calendar year. Not filing for the UHT by April 30, 2023 could result in a penalty of $5,000 – $10,000 per return, even if no tax is owing due to an exemption.

For more information, please review Canada Revenue Agency’s (CRA) new UHT page, which includes the new UHT return, technical guidance and other information.

Please note: on March 27, 2023 the government announced UHT penalties and interest for the 2022 calendar year will be waived for any late-filed returns and for any late-payments, provided the return is filed or the UHT is paid by October 31, 2023.

The article above is for information purposes and is not legal or financial advice or a substitute for legal counsel. The CREA Café team is responsible for the official blog of The Canadian Real Estate Association (CREA). The CREA Café is a cozy place for CREA to connect with our valued members and friends by sharing our thoughts and insights over a virtual cup of coffee.

Amendments to the Prohibition on the Purchase of Residential Property by Non-Canadians Act’s accompanying Regulations

March 27, 2023 

Today, the "Honourable" Ahmed Hussen, Minister of Housing and Diversity and Inclusion, announced amendments to the Prohibition on the Purchase of Residential Property by Non-Canadians Act’s accompanying Regulations. The Act was passed by Parliament on June 23, 2022, and the Act and Regulations came into force on January 1, 2023, as part of the Government of Canada’s strategy to make housing more affordable for Canadians.

The accompanying regulations were developed for the Act to set out specific exceptions, definitions, and clarifications necessary to implement the prohibition. To enhance the flexibility of newcomers and businesses looking to add to Canada's housing supply, the Government of Canada is making amendments to the Regulations, to expand exceptions to allow Non-Canadians to purchase a residential property in certain circumstances.

These amendments will further support individuals and families seeking to build a life in Canada by pursuing home ownership in their communities sooner and addressing housing supply issues. These amendments came into force on March 27, 2023. The following amendments are being announced by the Minister of Housing and Diversity and Inclusion:

Enable more work permit holders to purchase a home to live in while working in Canada.

The amendments will allow those who hold a work permit or are authorized to work in Canada under the Immigration and Refugee Protection Regulations to purchase residential property. Work permit holders are eligible if they have 183 days or more of validity remaining on their work permit or work authorization at the time of purchase, and have not purchased more than one residential property. The current provisions on tax filings and previous work experience in Canada are being repealed.

Repealing existing provisions so the prohibition doesn’t apply to vacant land.

We are repealing section 3(2) of the regulations, so the prohibition does not apply to all lands zoned for residential and mixed-use. Vacant land zoned for residential and mixed-use can now be purchased by non-Canadians and used for any purpose by the purchaser, including residential development.

Exception for development purposes.

This exception allows non-Canadians to purchase residential property for the purpose of development. The amendments also extend the exception currently applicable to publicly traded corporations under the Act, to publicly traded entities formed under the laws of Canada or a province and controlled by a non-Canadian.

Increasing the corporation foreign control threshold from 3% to 10%.

For the purposes of the prohibition, with regards to privately held corporations or privately held entities formed under the laws of Canada or a province and controlled by a non-Canadian, the control threshold has increased from 3% to 10%. This aligns with the definition of ‘specified Canadian Corporation’ in the Underused Housing Tax Act.

Quote:

“To provide greater flexibility to newcomers and businesses seeking to contribute to Canada, the Government of Canada is making important amendments to the Act’s Regulations. These amendments will allow newcomers to put down roots in Canada through home ownership and businesses to create jobs and build homes by adding to the housing supply in Canadian cities. These amendments strike the right balance in ensuring that housing is used to house those living in Canada, rather than a speculative investment by foreign investors.”

Redefining the Calgary Real Estate Scene with Calculated Decisions!

The Calgary real estate scene is constantly evolving. With the right approach and calculated decisions, it is possible to redefine the market and make it work for you. By understanding the market trends, taking calculated risks and staying informed, you can maximize your investment opportunities and make wise decisions when it comes to buying and selling real estate in Calgary.

Calgary's real estate market has been through plenty of changes recently. The downtown core has seen an influx of new condo development, while the suburban markets have been slower to recover from the economic downturn. Despite these challenges, there is still money to be made in Calgary real estate if you know where to look. For those looking to invest in the Calgary real estate market, it is important to understand the current trends and how they may impact your investment strategy. One trend that has been affecting the market lately is the decrease in oil prices. This has led to job losses and less money being spent on housing across Alberta. While this may seem like bad news for investors, it actually presents a unique opportunity for those who are willing to take on a little more risk. Now that we've identified some of the current trends affecting Calgary's real Estate scene, let's talk about how you can make them work for you! By understanding market conditions and making calculated decisions, you can achieve success as a real estate investor in Calgary. When considering any investment, always remember to do your research and consult experts before making any final decisions… after all, knowledge is power!

1. Introduction

Calgary real estate is transforming, and the current market is the perfect time to take advantage of the opportunities available to savvy investors. With the right strategies and calculated decisions, you can take advantage of the changing market and create a lucrative investment portfolio. Whether you're a first-time investor or a seasoned veteran, you can find the perfect property to fit your budget and lifestyle. With the appropriate combination of research and proactive decision-making, you can secure an investment that will yield a strong return in the future. This is the perfect time to capitalize on the Calgary real estate market and redefine your future.

2. Understanding the Calgary Real Estate Scene

It’s no secret that the Calgary real estate scene is constantly changing. With fluctuating prices and rising competition, home buyers need to make calculated decisions when trying to make a successful purchase. To redefine the Calgary real estate scene, it’s important to consider all options when buying a home and to be smart about your decisions. That means doing your due diligence and researching the current market trends, looking at different neighbourhoods and understanding what’s important to you when it comes to making a purchase. With the right knowledge and understanding, you can make the best decision when it comes to buying a home in Calgary.

3. Making Calculated Decisions

Calgary is a vibrant city where the real estate scene is no exception. When it comes to making calculated decisions in real estate, a little research and planning can go a long way. It is important to know the market and be aware of the current trends so that you can make the best decision possible. In Calgary, investors have the opportunity to capitalize on the city’s growing population, economic expansion and a wide range of housing options. By doing your research, you can make an educated decision about which property will provide the best return on investment. Whether you are looking for a rental property, a family home or a commercial property, you can find the perfect fit with a calculated decision. With the right research and an informed decision, you can redefine the Calgary real estate scene and reap the benefits of the booming market.

4. Determining Your Needs and Goals

Making a calculated decision when it comes to real estate in Calgary is essential. Doing so requires a clear understanding of your needs and goals. Before you decide to take the plunge and make that investment, you need to ask yourself some important questions. What are you looking for in a home? What types of amenities do you need? Where is your budget? Once you have answered these questions, you can begin to narrow down your choices and make an informed decision that is right for you. With careful and calculated research, you can make a smart decision that will redefine the Calgary real estate scene, and you can be proud of your investment.

5. Researching Market Trends and Recent Sales

In today's ever-changing real estate market, it's crucial to stay ahead of the game by researching market trends and recent sales before making any big decisions. With the Calgary, real estate market, staying informed can have a profound impact on the success of your investment. By researching market trends and recent sales, you can make informed decisions that will help you maximize your return on investment. Furthermore, understanding how the Calgary real estate market works can help you determine when is the right time to buy or sell, allowing you to make the most of your real estate investments. By taking the time to research market trends and recent sales, you can make calculated decisions that will redefine the Calgary real estate scene and help you get the most out of your investments.

6. Working with a Real Estate Professional

Finding a real estate professional who can help you make calculated decisions and redefine the Calgary real estate scene is an essential part of the process. A professional realtor will be able to provide you with the knowledge, expertise and resources you need to make informed decisions, allowing you to make intelligent investments that will increase your chances of success. A real estate professional can provide you with a comprehensive understanding of the Calgary market, as well as insights into the trends, prices and neighbourhoods. They can also help you negotiate the best possible deal and navigate the legal aspects of the transaction. With their help, you can make smarter decisions, redefine the Calgary real estate scene and achieve your real estate goals.

7. Utilizing Technology in Your Search

In today's Calgary real estate scene, technology has opened up a world of possibilities for the savvy buyer or seller. Thanks to the latest technologies, buyers and sellers can make informed decisions about their investments in the Calgary real estate market. By utilizing technology to research neighbourhoods, compare properties, and determine market trends, buyers and sellers can stay ahead of the competition and make calculated decisions that will benefit them eventually. Thanks to technology, buyers and sellers can redefine the Calgary real estate scene and make informed decisions that will help them to get the most out of their investments.

8. Negotiating the Best Deal Possible

Negotiating the best deal possible in the Calgary real estate scene is all about making calculated decisions. This means that you need to be prepared with the right information and take the necessary steps to ensure you are getting the best value for your money. Knowing the market, researching comparable properties, and understanding the local laws and regulations are key to making sure you get the best deal. Professional real estate agents can provide invaluable insight, advice and negotiation support to ensure that you get the best deal on your purchase. By taking the time to do your research, you can redefine the Calgary real estate scene with informed decisions, and get a great deal when buying a new home.

9. Closing on Your New Property

Making a calculated decision to purchase a property in the Calgary real estate market is a great way to redefine your lifestyle. With the right strategies in place, you can find the perfect property and get the best value for your money. With the appropriate know-how, you can make an informed decision and be confident in your purchase. Starting with a good plan, you can close on your new property with ease. You can rely on the expertise of a real estate professional to help you make the right decisions and to ensure that your purchase is successful. Don’t let the Calgary real estate market overwhelm you; make a calculated decision and redefine your life in no time!

10. Conclusion

The Calgary real estate market is a dynamic one, and if you are considering buying a home, you can benefit from making calculated decisions. By redefining the real estate scene in Calgary with your decisions, you can make the most of your investment. With careful consideration, you can make the best use of your money and find the right property for you and your family. Investing in real estate can be a rewarding experience, and with the right strategy, you can make the right decisions to make the most of your investment. Take the time to research the market and consider all the factors that will impact your decision. With the correct approach, you can redefine the real estate scene in Calgary and make the most of your investment.