Livingston, Calgary - September 2026 Real Estate Report

Livingston, Calgary: Your City Assessment Is Lying To You (In One Direction For Houses, The Other For Condos)

If you own property in Livingston and you're still quoting your city assessment as your home's value, you need to read this. Depending on what you own, the gap between what the city thinks your place is worth and what the market actually says is significant - and it cuts both ways.

The Vibe: What's Actually Happening On Our Streets

Houses

If you've been watching the "For Sale" signs in Livingston, here's what's actually happening with houses. The HonestDoor Price for a house sits at $641,523 - and that number is nudging down slightly from the 3-month moving average of $644,158. It's a small dip, not a freefall, but it's worth paying attention to.

We saw 16 houses sell this month, sitting on the market for an average of 47 days. That's not a fast-moving market. Buyers are taking their time, and on average they're paying 97.80% of list price - meaning sellers are giving a little ground to close the deal. The days-on-market rank of 46 out of 82 confirms it: our houses are on the slower side compared to the rest of Calgary right now.

• HonestDoor Price (Houses): $641,523
• 3-Month Moving Average: $644,158 (slight decline)
• Average Days on Market: 47
• Sale-to-List Ratio: 97.80%
• Price Per Square Foot: $537
• Estimated Monthly Rent: $3,020
• Rental Yield: 5.36%
• Growth Rank: 76 out of 238 Calgary neighbourhoods

That 5.36% rental yield is genuinely strong. If you're a landlord or thinking about becoming one, Livingston houses are pulling solid numbers. And on the neighbourhood leaderboard, a growth rank of 76 out of 238 puts us comfortably in the top third of Calgary - that's a real bragging right.

Condos

The condo story in Livingston is quieter. One sale this month at $345,000, moving in 19 days. That's actually fast - our days-on-market rank of 16 out of 75 means condo buyers here are deciding quickly when the right unit shows up.

The HonestDoor Price for condos is $393,894, also dipping slightly from the 3-month moving average of $398,585. Stable, but not climbing. The rental yield of 4.09% is moderate - decent, but not the headline number that houses are putting up.

• HonestDoor Price (Condos): $393,894
• 3-Month Moving Average: $398,585 (slight decline)
• Average Days on Market: 19
• Sale-to-List Ratio: 98.60%
• Price Per Square Foot: $395
• Estimated Monthly Rent: $1,920
• Rental Yield: 4.09%
• Growth Rank: 89 out of 216 Calgary neighbourhoods

Condo growth rank of 89 out of 216 still puts us in the top 40% of Calgary. Not flashy, but solid. And compared to nearby Country Hills Village, we're holding a higher price point and growing faster.

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

Here's the thing about city assessments - they're a snapshot from months ago, built on formulas, not on what a real buyer would hand you a cheque for today.

For house owners in Livingston, the city's average assessed value is $733,705. The HonestDoor Price says $651,623. That's an 11.19% gap. If you're pricing your home based on your assessment, you could be setting expectations that the market simply won't meet - and then wondering why your house is sitting for 47 days.

For condo owners, it flips. The city assessed condos at an average of $366,387. The HonestDoor Price is $398,786 - that's 8.84% higher than the assessed value. Your condo is likely worth more than the city is giving you credit for. That's money you might be leaving on the table if you're not paying attention.

The HonestDoor Price updates in real time using actual transaction data. It's the real-world check that your annual assessment simply cannot be. Check yours before you make any decisions.

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

Straight talk: if you own a house in Livingston and you're thinking about selling this summer, price it sharp. Buyers are paying below list, they're taking 47 days to decide, and the predicted value is drifting slightly downward. That doesn't mean panic - it means strategy. A well-priced house at or just under the HonestDoor Price of $641,523 will move. An overpriced one, anchored to a $733,705 assessment, will sit.

If you own a condo, the picture is a bit brighter. Condos are moving faster - 19 days on average - and buyers are paying 98.60% of list. There's less negotiating room being given up. If your unit is in good shape, summer is a reasonable time to test the market.

For anyone thinking about holding and renting instead, the numbers support it. A 5.36% rental yield on a house at roughly $3,020 per month is a strong argument for patience. The neighbourhood leaderboard puts Livingston houses at 76 out of 238 in Calgary for growth - that's not a neighbourhood you abandon in a soft patch.

Bottom line: Livingston is not booming, but it's not struggling either. We're in a market that rewards realistic pricing and punishes wishful thinking. Know your real number - the HonestDoor Price - and make your move from there.

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.