Livingston, Calgary - August 2026 Real Estate Report

Livingston, Calgary: Your Home Is Probably Worth Less Than the City Thinks

If you have been glancing at your latest city assessment and feeling pretty good about yourself, hold on. The real numbers on the ground tell a different story - and for Livingston homeowners, that gap matters a lot right now.

The Vibe: What Is Actually Happening in Our Neighbourhood

Houses - Active But Taking a Breather

We saw 5 house sales this month in Livingston, with an average sale price of $698,560 - up 8.3% from last month, which sounds great. But here is the catch: homes are sitting on the market for an average of 42 days, and buyers are paying about 97.14% of list price. That means sellers are trimming prices to get deals done. The days-on-market rank sits at 40 out of 77 Calgary neighbourhoods - right in the middle of the pack, leaning toward the slower side.

• Average sale price: $698,560
• Average list price: $719,720
• Price per square foot: $332
• Average days on market: 42
• Sale-to-list ratio: 97.14%
• Total house transactions in 2026: 97

The predicted market value for houses sits at $640,447 right now, and that number is drifting down - it is below the 3-month moving average of $644,374. Property values have shifted -1.55% recently, placing us at rank 184 out of 236 Calgary neighbourhoods on the growth leaderboard. That is in the bottom third. Not a crisis, but worth watching.

On the rental side, houses are pulling an estimated $3,018 per month with a rental yield of 5.36%. That is a solid return if you are thinking about holding rather than selling.

Condos - Steady, Fast-Moving, and Quietly Interesting

The condo side of Livingston is a smaller market - only 1 sale this month - but the numbers are worth a look. Condos are moving in an average of 19 days, which ranks 16 out of 72 Calgary neighbourhoods. That is fast. Buyers are paying 98.60% of list price, which means very little negotiating room for buyers.

• Average sale price: $345,000
• Average list price: $349,900
• Price per square foot: $395
• Average days on market: 19
• Sale-to-list ratio: 98.60%
• Total condo transactions in 2026: 6

The predicted condo value is $393,458, though it is slipping from the 3-month average of $403,840. Values have dropped -3.66% recently, ranking 166 out of 216 neighbourhoods on the Calgary growth leaderboard. Moderate rental returns at 4.08% yield, with estimated rent of $1,925 per month.

The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters

Here is the thing about your city assessment - it is a snapshot from months ago, built on broad formulas. It does not know what sold on your street last week. The HonestDoor Price is updated in real time using actual transaction data, and right now it is telling us something important.

For houses in Livingston, the average city assessment is $733,705. The average HonestDoor Price is $641,523. That is a gap of 12.56%. If you are pricing your home based on your assessment, you are likely starting too high - and that is exactly why homes are sitting for 42 days before selling.

For condos, the story flips. The average city assessment is $366,387, but the HonestDoor Price is $393,894 - that is 7.51% higher than the assessed value. Condo owners here may actually be underselling themselves if they anchor to the city number.

• House HonestDoor Price: $641,523 (up 0.17% from last period)
• House assessed value: $733,705 - the HonestDoor Price is 12.56% lower
• Condo HonestDoor Price: $393,894 (up 0.11% from last period)
• Condo assessed value: $366,387 - the HonestDoor Price is 7.51% higher

The city updates assessments once a year. The market moves every single week. Use the number that keeps up.

The "So What?" - Thinking About Selling This Summer?

If you own a house in Livingston and you are thinking about listing this summer, here is the straight talk. Prices are not collapsing, but the market is not on fire either. Buyers have options, they know it, and they are negotiating. With homes averaging 42 days on market and a sale-to-list ratio under 98%, you need to price sharp from day one - not start high and chase the market down.

Compared to nearby Carrington, where the HonestDoor Price is $700,908, we are priced a bit lower with slightly better growth momentum. That is a reasonable selling point for buyers who want a newer community without the Carrington premium.

If you own a condo, your position is actually stronger than the headlines suggest. Condos are moving fast - 19 days on average - and your HonestDoor Price is above your city assessment. That is a rare spot to be in. If you are going to sell anywhere in the near term, sooner is better before that predicted value slides further from its 3-month average.

For anyone holding either property type as a rental, the numbers still work. A 5.36% yield on a house or 4.08% on a condo in a neighbourhood with 1,791 assessed properties and steady renter demand is not a bad place to park capital while you wait for the market to find its footing.

Bottom line - Livingston is a solid, established community in a holding pattern right now. Not the top of the leaderboard, but not falling off it either. Know your real number, price it right, and you will move.

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.