Garrison Woods, Calgary - August 2026 Real Estate Report

Garrison Woods, Calgary: Your Neighbour Just Got a Reality Check on Their Home Value

If you own a home in Garrison Woods and you're still quoting your city assessment to people at a backyard barbecue, it's time for an update. The numbers have moved, and depending on whether you own a house or a condo, the story is very different. Here's the real talk.

The Vibe: Houses vs. Condos in Garrison Woods

Houses - Still Strong, But Take a Breath

We're in interesting territory with houses right now. The average sale price sits at $779,000, which is down 27.6% from last month - but before you panic, note that only 1 house sold this month. One sale does not make a trend. What IS worth paying attention to is that the one house that sold went for 103.87% of the asking price. Buyers are still competing. Properties are moving in an average of 12 days, which is actually faster than nearby Currie Barracks at 13 days. That's not a cold market - that's a market taking a breather while demand stays real.

• Average sale price: $779,000
• Average list price this month: $750,000
• Price per square foot: $691
• Average days on market: 12 days
• Sale-to-list ratio: 103.87% - buyers paid over asking
• Days-on-market rank: 10 out of 77 neighbourhoods - that means we sell faster than almost everyone

The predicted market value for a Garrison Woods house right now is $969,031, which is actually ticking up from the 3-month moving average of $964,281. The direction of travel is still positive, even if the monthly sale number looks bumpy.

Condos - The Market Is Telling You Something

Our condo market is a different conversation. Four condos sold this month, down 33.3% from last month. The average sale price came in at $403,100, and buyers paid 97.92% of list - meaning sellers are giving a little ground. Properties are sitting for 37 days on average, which is longer than nearby Altadore at 28 days. The predicted market value of $400,685 is drifting below the 3-month moving average of $404,343. That's a cooling buyers' market, and pretending otherwise doesn't help anyone.

• Average sale price: $403,100
• Average list price this month: $409,700
• Price per square foot: $463
• Average days on market: 37 days
• Sale-to-list ratio: 97.92% - buyers have a little leverage
• Recent value change: -0.73%

That said, our condo price rank is 31 out of 175 Calgary neighbourhoods. We're still among the most expensive condo markets in the city. The fundamentals of the neighbourhood haven't changed - the softness is in the momentum, not the foundation.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now

Here's the thing about your city assessment - it's a snapshot from months ago, built on a formula that doesn't know what happened on your street last week. The HonestDoor Price is a live, real-world check that updates with actual market activity.

For house owners in Garrison Woods, the average HonestDoor Price is $957,086. The average city assessment is $941,372. That's a gap of roughly $15,700 that the assessment is leaving on the table. The HonestDoor Price runs 1.67% higher than the average assessed value across Calgary - which means if you're using your assessment to price a conversation with a buyer or a lender, you may be underselling yourself.

For condo owners, the picture flips. The average HonestDoor Price is $402,305, while the average assessed value sits at $470,948. That's a 14.58% gap - and the assessment is the higher number. If a buyer does their homework and pulls the HonestDoor Price, they're going to push back on any pricing that leans on the assessment. Knowing this ahead of time puts you in control of that conversation.

• House HonestDoor Price: $957,086 - up 1.67% vs. average Calgary assessment
• Condo HonestDoor Price: $402,305 - 14.58% below the average assessed value
• Condo HD Price increased 0.40% from the previous period - a small positive signal
• House HD Price decreased 1.23% from the previous period - worth watching

The 'So What?': Thinking About Selling This Summer?

If you own a house in Garrison Woods and you're thinking about listing this summer, the window is still open - but it's not as wide as it was. Buyers are still paying over asking, and 12-day sales cycles mean serious buyers are out there. The neighbourhood growth rate ranks 93 out of 236 Calgary neighbourhoods on the leaderboard - that's above average, not top tier, which means you want to price sharp and move with confidence rather than testing the ceiling.

Rental yield on houses sits at 4.78% if you're considering holding instead of selling. That's a reasonable return, and with estimated rent at $4,105 per month, the income story is solid as a backup plan.

If you own a condo and you're thinking about selling this summer, be honest with yourself about timing. The market is softening, days on market are climbing, and buyers are negotiating. That doesn't mean don't sell - it means price it right from day one. A condo that sits for 60 days in a 37-day average market is a condo that's overpriced. The rental yield of 3.98% and estimated rent of $2,004 per month means holding has a reasonable case too, especially if you're not in a rush.

Bottom line - Garrison Woods is still a neighbourhood people want to be in. Thirty-five house transactions and 18 condo transactions in 2026 so far, across 760 assessed properties, tells you this is an active, liquid market. Check your HonestDoor Price before you make any move. It's the number that reflects what's actually happening right now - not what the city calculated last year.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.