Why Pricing is Everything
In Calgary’s 2025 market, pricing your home correctly is the difference between a quick sale at top dollar—or weeks on the market followed by painful price reductions. The right strategy ensures you attract the most buyers, generate competition, and avoid leaving money behind.
Step 1: Use Local Data (Not Just City Averages)
Calgary real estate is hyper-local. Tuscany’s detached homes may be up 4% while another NW neighborhood stays flat. The only reliable comps are:
Homes in your community
Sold within the last 60–90 days
Similar size, age, and condition
Step 2: Factor in Condition & Presentation
Upgrades add value: kitchens, baths, flooring
Deferred maintenance subtracts value: roof, furnace, windows
Staging & photography boost results: staged Calgary homes sell up to 6–8% higher on average
Step 3: Think Like a Buyer
Buyers shop in price brackets ($500–600k, $700–750k, etc.).
A home listed at $749,900 is seen by more buyers than one at $755,000—even though the difference is tiny.
Step 4: Watch Market Momentum
Seller’s market (under 2 months inventory): Room to push higher.
Balanced market (3–4 months): Stay tight to comps.
Buyer’s market (5+ months): Strategic pricing + incentives are key.
Step 5: Timing Matters
In Calgary, spring (March–May) and early fall (Sept–Oct) are peak selling seasons. Listing during these times often means more showings, faster offers, and higher final prices.
Real Example (2025)
A Tuscany detached was listed at $729,900—slightly under market. It drew 7 offers in 5 days and sold for $755,000. Listing “just under” created urgency and competition, netting more than a “test-the-market” overpricing would have.
The Big Mistake: Overpricing
After 21+ days, a listing feels stale
Price reductions signal weakness to buyers
Final sales often come in below what a strategic initial price could have achieved
Final Word
Pricing isn’t about guessing—it’s about strategy, psychology, and timing.
