Livingston, Calgary - July 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 it, here is a reality check worth reading. The numbers on the ground in Livingston right now tell a different story - and knowing the difference could save you from a bad decision this summer.

The Vibe: What Is Actually Happening in Our Neighbourhood

Livingston is a newer community still finding its footing in the Calgary market. We saw 88 property transactions in 2026 across 1,789 assessed properties, which puts us at rank 51 in Calgary for total transaction volume - a solid sign that people are still buying and selling here. Neighbourhood growth sits at 0.08% year over year, which is modest but steady. We are not on fire, but we are not cooling off either. Think of it as a market taking a breather before its next move.

Houses: Prices Are Climbing, But Buyers Still Have Leverage

If you own a house in Livingston, here is what we are seeing right now. The average sale price hit $644,875 this month, up 2.5% from last month. That is a real, tangible bump. But here is the nuance - homes are selling at about 96.89% of list price, meaning buyers are still negotiating roughly $20,000 off the asking price on average. Listings are sitting at $673,929, so there is a gap between what sellers want and what buyers will pay.

• Average sale price: $644,875 (up 2.5% month over month)
• Average list price: $673,929
• Price per square foot: $367
• Average days on market: 35 days
• Properties sold this month: 16
• Sale-to-list ratio: 96.89%
• Predicted market value: $650,774
• Estimated monthly rent: $3,052 with a rental yield of 5.34%

That 5.34% rental yield is worth pausing on. For anyone thinking about holding their property as a rental instead of selling, that is a strong return by Calgary standards. The predicted value of $650,774 is also trending up from the 3-month moving average of $644,694, which tells us the short-term direction is positive. On the neighbourhood leaderboard, our house growth rate ranks 103 out of 233 Calgary neighbourhoods - solidly above average. Days on market ranks 36 out of 76, meaning we move properties at a moderately fast pace compared to the rest of the city.

Condos: A Smaller Market, But Moving Fast

The condo side of Livingston is a much thinner market - only 1 unit sold this month and 4 transactions in 2026 so far. Thin markets can be tricky to read, so take these numbers with that context in mind. What we can say is that condos here are selling at 98.60% of list price, which is tighter than houses. Buyers are not getting much of a discount.

• Average sale price: $345,000
• Average list price: $349,900
• Price per square foot: $395
• Average days on market: 19 days
• Predicted market value: $408,033
• Estimated monthly rent: $1,981 with a rental yield of 4.06%

Condos are moving faster than houses - 19 days on market versus 35 for houses. The predicted value of $408,033 is above the 3-month moving average of $403,396, so the trend is pointing up even if recent value change dipped slightly at -0.31%. On the neighbourhood leaderboard, condo growth ranks 107 out of 216 Calgary neighbourhoods - above average. Days on market ranks 17 out of 71, which means our condos sell faster than most comparable buildings across the city.

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

Here is the thing about city assessments - they are a snapshot from months ago, built on formulas that do not account for what is happening on your street this week. For houses in Livingston, the average assessed value is $734,077. The average HonestDoor Price is $640,716. That is a gap of nearly $93,000. If you are making any financial decision - refinancing, selling, or just benchmarking your net worth - using the city's number is like navigating with an old map.

The HonestDoor Price has come down 1.55% from the previous period and sits 12.72% below the average assessed value in Calgary. That is not a small difference. It is the real-world check that tells you what a buyer would actually write a cheque for today.

For condos, the story flips slightly. The average assessed value is $366,387, but the HonestDoor Price is $393,123 - actually 7.30% higher than the assessed value. So if you own a condo here and you have been going off the city's number, you may be underselling yourself. The HonestDoor Price has dipped 3.65% recently, but it still sits above assessment. That is useful information.

The So What - Should You Sell in Livingston This Summer?

If you own a house and are thinking about listing this summer, the window is real but it requires smart pricing. Homes are selling below list price right now, so coming in too high will cost you time - and 35 days on market can feel like a long time when you are watching the calendar. Price close to the HonestDoor Price of around $640,716 to $650,774 and you are in the conversation. Price at the assessed value of $734,077 and you will be doing price cuts by August.

Compared to nearby Carrington, where the HonestDoor Price is $700,967, we are priced more accessibly. That can actually work in your favour - buyers priced out of Carrington will look at Livingston. That is a real selling point worth putting in your listing.

If you own a condo, the market is thin and fast. Only 1 unit sold this month, which means there is not a lot of competition - but also not a lot of comparable data to lean on. If you need to sell, the 19-day average turnaround is encouraging. Just know that buyers are paying close to full price, so there is less room to pad your ask.

Bottom line - Livingston is not a market to panic about, but it is also not one to be overconfident in. Check your HonestDoor Price, price it honestly, and you will find a buyer. That is the move this summer.

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.