Avoid Costly Mistakes and Make Confident Home Buying Decisions

Making an offer on a home is one of the most exciting — and stressful — steps in the home buying process. After helping Calgary buyers for over 15 years, I’ve seen the same common mistakes over and over again. The good news? They’re easy to avoid when you know what to look out for.

Here are the 3 things I wish more buyers knew before making an offer so you can protect your investment and increase your chances of landing your dream home.

1. Get Pre-Approved, Not Just Pre-Qualified

Why this matters:

• Pre-qualification is a quick calculation based on self-reported income and debt. It’s an estimate — not a guarantee.

• Pre-approval involves a lender reviewing your income, credit, and finances. You’ll receive a written commitment, which tells sellers you’re serious and ready to buy.

Benefits of pre-approval:

• Gives you a clear and accurate budget

• Makes your offer more competitive (especially in Calgary’s hot markets)

• Allows you to act quickly when you find the right home

2. Understand the Market You’re Buying In

The Calgary real estate market shifts constantly. Whether it’s a seller’s market, a buyer’s market, or somewhere in between, your offer strategy needs to adapt.

• Seller’s Market: Homes sell fast, often above asking price. You may need to offer quickly and consider fewer conditions.

• Buyer’s Market: More homes to choose from and more room to negotiate on price, conditions, and possession dates.

• Balanced Market: Moderate competition with fair negotiation opportunities.

Knowing market conditions ensures your offer is competitive without overpaying or missing out on opportunities.

3. Don’t Skip Due Diligence

When emotions run high, buyers are tempted to skip important steps. Don’t do it.

• Home Inspection: Identifies hidden issues that could cost thousands later.

• Condo Document Review (if applicable): Reveals the financial health of the condo corporation and potential upcoming repairs.

• Zoning and Bylaws: Helps ensure the property suits your future plans (like adding a garage, suite, or outbuilding).

Taking the time to complete these steps protects your investment and gives you peace of mind.

Buying a home is exciting, but preparation is key.

• Get pre-approved so you know your real budget.

• Understand the market so you know how to negotiate.

• Never skip due diligence, even if it slows things down.

Want to avoid costly mistakes and feel confident about your offer?
📩 DM me “BUYER TIPS” and I’ll send you my complete Buyer’s Guide — filled with strategies, checklists, and expert advice to help you navigate Calgary’s real estate market.

Related Reading

• First-Time Home Buyer Tips in Calgary

• How to Choose the Right Calgary Community

• 5 Common Home Buying Mistakes to Avoid

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

After years of red-hot activity, Calgary's real estate market is finally catching its breath.

According to the Calgary Real Estate Board (CREB), April 2025 marked a noticeable shift. While sales slowed compared to last year’s frenzy, we’re seeing inventory levels more in line with long-term averages. What does this mean for you? More choice, fewer bidding wars, and a market that's beginning to favour balance over chaos.

Here’s what stood out:

🏘️ Inventory Has Doubled—But That’s Not a Bad Thing

April inventory rose to 5,867 units—more than double last year's ultra-low levels. But don’t let that number fool you. Supply in April 2024 was historically low. Today’s inventory is actually typical for this time of year, helping restore balance.

📉 Sales Are Down—But Still Strong Historically

Sales came in at 2,236 units, down 22% year-over-year. While that sounds like a big drop, it’s important to note: these numbers still sit comfortably above pre-pandemic norms. Buyers have pulled back slightly due to economic uncertainty and higher interest rates, but they haven’t disappeared.

🧭 We’re Entering Balanced Market Territory

With nearly 3 months of supply now available (up from less than 1 month last year), Calgary is shifting out of seller's market territory. The pace of price growth is slowing, and negotiations are back on the table.

💰 What’s Happening with Prices?

• Overall benchmark price: $591,100 (down slightly from March, but up 0.6% year-to-date)

• Detached homes: $769,300 (up 2.4% YOY)

• Semi-detached: $691,700 (up 3.6% YOY)

• Row homes: $457,400 (virtually flat YOY)

• Apartments: $336,000 (up just 0.15% YOY)

Prices have mostly held steady compared to last month, showing resilience even as market activity softens.

📊 What This Means for You

• Sellers: If your home is priced correctly, buyers are still out there—but gone are the days of “list high and let the market catch up.” Strategy matters more than ever.

• Buyers: You’ve got more breathing room and better selection than we’ve seen in over a year. While rates remain a hurdle, stable prices and growing inventory may work in your favour.

If you're considering buying or selling, now is a great time to reassess your strategy. Let’s chat about how to take advantage of today’s shifting market conditions.

Source CREB.com

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.