It has now been one month since Calgary’s citywide residential rezoning was officially repealed, bringing an end to one of the most significant and controversial changes to Calgary’s residential land-use rules in recent years.

On August 4, 2026, the City of Calgary implemented the repeal of the 2024 citywide rezoning. So, one month later, what has actually changed — and what does it mean for Calgary homeowners, buyers, sellers and investors?

The Short Answer: The Zoning Has Changed, But the Full Impact Will Take Time

The biggest immediate change is that approximately 99% of properties affected by the 2024 citywide rezoning have returned to the land-use designation that was in place before the rezoning.

The City has reinstated the previous low-density residential districts and changed the zoning of affected properties back to their pre-August 2024 designations, subject to specific exemptions.

However, this does not mean that every property has simply gone back to exactly where it was two years ago.

Properties that had already reached certain stages of the development process — including qualifying development permit, building permit or subdivision applications — may retain their newer zoning under the exemption rules. Properties that were independently rezoned through an application made by the owner after August 6, 2024 may also be exempt.

What Does This Mean for Calgary Homeowners?

For many homeowners, the change may have little immediate practical effect.

If your property has returned to a traditional low-density residential designation, the rules governing what can be built on the property are generally more restrictive than they were under the citywide R-CG zoning.

For example, a property that is no longer zoned R-CG may not simply proceed with a rowhouse or townhouse development as it could have under the previous rules. A land-use redesignation application may now be required before moving forward with certain forms of redevelopment.

There are also changes surrounding secondary and backyard suites. Secondary suites are now permitted uses in low-density residential districts, while backyard suites remain subject to different rules depending on the zoning designation. A property generally cannot have both a secondary suite and a backyard suite under the restored rules.

Has There Been Any Market Fallout?

Not yet — at least not enough to draw a reliable conclusion.

It is important to separate the change in zoning regulations from changes in real estate values.

The repeal has only been in effect since August 4, and there is typically a considerable lag between a change in planning policy and its impact on construction activity, redevelopment decisions, housing supply and ultimately property values.

The City continues to publish information on development permit, land-use amendment and subdivision applications, with application information updated weekly.

As a result, it will take several months — and likely considerably longer — before we can properly evaluate whether the repeal has materially affected:

• The number of infill and redevelopment projects being proposed

• The number of new housing units being created

• Land values for redevelopment properties

• Investor demand for development sites

• The supply of townhomes and rowhouses

• The availability and pricing of older homes on larger lots

• Neighbourhood redevelopment patterns

In other words, the zoning change is immediate, but the market consequences are not.

One Thing We Are Already Seeing: Zoning Matters More Than Ever

For buyers and sellers, one of the most important takeaways is that you cannot assume a property's development potential based solely on what was possible during the 2024–2026 period.

Two homes that look almost identical from the street may now have very different redevelopment potential depending on their individual land-use designation, lot characteristics, applicable planning policies and whether the property qualifies for an exemption.

This is particularly important when evaluating properties as potential redevelopment sites.

A buyer considering an older bungalow, for example, may be looking at much more than the existing house. The property's zoning could have a significant impact on whether the highest and best use is a single-family home, semi-detached development, rowhouse development or another form of redevelopment.

The Bottom Line for Calgary Real Estate

The repeal of citywide rezoning represents a significant change in Calgary's development landscape, but it is too early to declare winners and losers in the real estate market.

What we do know is that the rules have changed.

What remains to be determined is how Calgary's homeowners, developers, builders and buyers respond to those changes.

The City is also continuing work on broader long-term growth planning. The draft Calgary Plan is expected to return for further consideration and public engagement as the City continues to determine how Calgary should accommodate growth and where future housing opportunities should occur.

For anyone considering buying, selling, building or redeveloping a property, understanding the current zoning — not the zoning that existed a year or two ago — is essential.

Check the Current Zoning for Your Property

If you're wondering what you can build on your property, or you are considering purchasing a property for redevelopment, the first step is to check its current land-use designation.

The City of Calgary provides an online tool where you can enter a property's address and view its current zoning and information about the applicable land-use district.

You can check the current zoning for any Calgary property here:

View Calgary's Current Land Use Districts & Zoning

Keep in mind: zoning is only one part of determining a property's development potential. Lot dimensions, existing buildings, setbacks, parking, community plans, development regulations and other factors can all affect what may ultimately be possible.

Have Questions About a Calgary Property?

If you are thinking about buying or selling a property where redevelopment potential may be a factor, would be happy to help you understand the real estate implications of the current zoning and what it could mean for the property's value.

The Viani Real Estate Group has been helping Calgarians make informed real estate decisions for more than 25 years.

Contact us if you would like us to take a closer look at a specific property and its potential.

As we move into the second half of the year, it is not a surprise to see slower market activity. In July, both sales and new listings eased over June levels, declining to 1,904 sales and 3,323 new listings. Sales were nine per cent lower than last year’s levels, while new listings were 15 percent lower. The adjustment in both sales and new listings caused little change in the sales-to-new-listings ratio, which sat at 57 percent.

In July, the unadjusted total residential benchmark price was $569,200, down slightly over June and two per cent lower than levels reported last year. The persistent oversupply of apartment condos is contributing to a steeper price decline of over eight per cent. Meanwhile, at the other end of the spectrum, detached prices have eased by under two per cent compared to last year, mostly driven by adjustments in the North East and North Districts.

“Several consecutive years of high construction levels and the sudden drop in mostly international migration have contributed to the shift in housing market conditions mostly for higher-density homes, a transition that started in the second half of last year,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “While new home construction is slowing, there are over 17,000 apartment-style units under construction. This continues to weigh on rental and higher-density properties, driving price adjustments.”

While demand has slowed this year, levels remain stronger than those reported during the challenging market conditions experienced from 2015 to 2019. What has shifted significantly is the additional supply choice across the housing spectrum. Total resale inventory levels remained relatively stable compared to both June and July 2025. However, the slower July sales pushed the months of supply up to three and a half months. While the months of supply is rising across all property types, conditions remain mostly balanced in the detached and semi-detached sectors. In the higher-density sectors, the market continues to favour the buyer for apartment-style homes with nearly five months of supply, while row is experiencing some signs of oversupply.

Detached

Sales in July eased to 1,012 units, down nearly two per cent over last year. These numbers have been trending lower throughout most of the year. While slower sales are partly due to changing economic conditions, we have also seen a pullback in the number of new listings. In July, new listings fell to 1,707 units, nine per cent lower than last year, contributing to the year-over-year inventory declines that have persisted since March. The pullback in sales this month outpaced the pullback in inventory levels, causing the months of supply to rise to nearly three months. While this is still in a balanced range, conditions do differ from under two months in the West District to over five months in the North East District. Added competition from the new home market is also weighing on recently built homes listed on the resale market. As of July, the unadjusted detached price in Calgary was $743,900, lower than June and nearly two per cent lower than prices reported last July. While prices have eased over 2025’s peak, it has not erased all the gains reported over the past several years. Price movement has varied significantly across each district. Compared to last year, prices have improved in both City Centre and the West District. The steepest decline occurred in the North East at nearly six per cent.

Semi-Detached

Despite a typical monthly pullback, sales remained similar to last year, keeping year-to-date levels relatively consistent with 2025. While new listings eased in July, they remain down three per cent so far this year. Throughout most of 2026, conditions have remained relatively balanced, with a sales-to-new-listings ratio remaining near 60 percent and months of supply below three months. As of July, the unadjusted benchmark price was $691,000, down from June but similar to last year's level. While prices have remained relatively stable for semi-detached homes, there is variation throughout the city. Most sales activity occurred in the City Centre, where year-to-date prices have remained stable compared with 2025. The West District was the only district to record a year-over-year price gain, while the steepest declines occurred in the North East, where buyers' market conditions have emerged.

Row

For the third consecutive month, row sales have trended down, contributing to a year-to-date decline of 15 percent. Over the past several months, we have also reported a pullback in new listings, keeping the sales-to-new-listings ratio above 55 percent. While inventory levels have also been trending down, they remain elevated based on long-term trends. The steep pullback in sales this month was enough to push the months of supply up to nearly four months. An upward trend in the months of supply over the past few months has prevented any further price increases. In July, the unadjusted benchmark price eased to $418,500, down over the previous month and six per cent lower than last year’s levels. Added competition in the new home market has also weighed on resale row prices. However, like other property types, year-to-date price declines range from 12 percent in the North East and East Districts to a three per cent decline in the West District.

Apartment Condominium

Increased rentals and new supply are weighing on ownership demand for resale condos as sales have fallen by nearly 26 percent so far this year. While new listings have been easing over last year’s levels and are helping to bring down inventory, the 1,999 units available in the resale market are still elevated compared to long-term trends and sales. The combined impact of additional supply and reduced demand has kept the months of supply in a range that has favoured the buyer since the end of spring 2025. The persistent excess supply has placed downward pressure on prices. As of July, the unadjusted benchmark price was $297,600, down over June, over eight per cent lower than last year’s levels and 13 per cent below peak levels reported in 2024. While the rate of decline has ranged across districts, all districts have reported relatively steep adjustments in prices.

REGIONAL MARKET FACTS

Airdrie

Sales continued to trend down in July compared to 2025, contributing to the year-to-date decline of nearly 14 percent. However, new listings have also been easing, helping to push the sales-to-new-listings ratio back above 55 percent in July. While this did little to cause a shift in inventory, the months of supply eased back below four months. Should this trend continue, it will help to support a more balanced state in the Airdrie market. Nonetheless, supply choice in the resale market along with added competition coming from both the new home market in Airdrie and supply choice in Calgary are weighing on prices. Detached prices in July eased to $603,100, four per cent lower than last year’s levels. This decline has outpaced Calgary’s, and now the price spread between Calgary and Airdrie is returning to levels that are more consistent with historical norms.

Cochrane

While sales have eased for two months in a row, year-to-date, they remain higher than levels reported in 2025. This was partly possible due to gains in new listings, which have raised inventory over last year’s levels. Much of the inventory growth was driven by higher-density homes. In July, the months of supply pushed above four months, and the sales-to-new-listings ratio dropped to 46 percent. This represents a shift from earlier in the year, and if it persists, it could have further implications for prices. Overall, the unadjusted detached benchmark price was $659,400 in July, down over June and nearly four per cent lower than last year. Like other markets, the added competition from new home products and competing markets is weighing on resale prices.

Okotoks

With 78 new listings and 70 sales in July, the sales-to-new-listings ratio rose to 90 percent, causing inventories to trend down over the previous month. Supply has improved over the low levels that have persisted over the previous five years but remain below long-term trends and have kept the months of supply relatively low at two months. However, benchmark prices have continued to trend down, likely due to the increased competition coming from the new home sector and new community developments occurring in the south end of Calgary. As of July, the unadjusted detached benchmark price eased to $695,700, over two per cent lower than prices reported last July.

Chestermere

Year-to-date sales in Chestermere have reached 333 units, 18 percent lower than last year. The decline in sales has not matched the decline in new listings, keeping the sales-to-new-listings ratio relatively low at 36 percent. This has resulted in relatively persistent inventory gains, driving up months of supply, which pushed near seven months in July. Additional supply choice in the resale market, competing new home market and supply in Calgary has weighed on prices in Chestermere. As of July, the unadjusted detached benchmark price was $771,900, down over June and nearly five per cent lower than prices reported in July of 2025.

Click here to view the full City of Calgary monthly stats package.

Click here to view the full Calgary region monthly stats package.