Montgomery, Calgary - July 2026 Real Estate Report

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

If you own a home in Montgomery and you're still looking at your city assessment to figure out what your place is worth, you're working with old news. Here's what's actually happening on our streets right now.

The Vibe: What the Numbers Are Really Saying

Houses - Taking a Breather, But Not Falling Apart

We've seen some head-turning numbers this month. The average house sale price sits at $784,557, which looks like a sharp drop on paper - down 27.7% from last month. But before anyone panics, that's a monthly swing driven by the mix of homes that sold, not a cliff-edge collapse in what our houses are worth. The 3-month predicted market value of $797,624 is actually climbing past the moving average of $784,856, which tells a calmer story.

• Average sale price this month: $784,557
• Average list price this month: $818,675
• Price per square foot: $632
• Sold-to-list ratio: 99.20% - buyers are getting a small discount, but sellers aren't giving the house away
• Average days on market: 38 days
• Properties sold this month: 14
• Estimated monthly rent: $3,539
• Rental yield: 5.12% - that's a strong return for landlords
• Recent value change: up 2.42%
• Growth rank: 49 out of 233 Calgary neighbourhoods - we're in the above-average tier on the leaderboard

One thing worth watching: our houses are sitting 38 days on average before selling. University District is moving homes in 20 days. That gap tells us buyers have a bit more breathing room in Montgomery right now - which matters if you're pricing your listing.

Condos - A Small Market With Big Swings

The condo side of Montgomery is a thin market. Only 1 condo sold this month, and that single sale drags every average around with it. The sale came in at $325,000, which is actually below what a comparable unit moved for in University District ($360,000). Buyers paid 97.04% of list price, and units are sitting for 47 days on average. This is a cooling corner of our market right now.

• Average sale price this month: $325,000
• Average list price this month: $334,900
• Price per square foot: $341
• Sold-to-list ratio: 97.04%
• Average days on market: 47 days
• Properties sold this month: 1
• Estimated monthly rent: $3,886
• Rental yield: 3.46% - moderate, but still positive
• Recent value change: up 4.13%
• Growth rank: 24 out of 216 Calgary neighbourhoods - that puts our condos near the top of the leaderboard

With only 7 condo transactions recorded in 2026 so far, every single sale moves the needle hard. Take the monthly averages here with a grain of salt - the trend data over 3 months is a more honest read.

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 frozen in time. It doesn't know what sold on your block last Tuesday. It doesn't react to interest rate shifts or what buyers are actually offering right now. The city assessed the average Montgomery house at $785,200. The HonestDoor Price for the same house is $794,395 - already 1.17% higher than that figure, updated in real time.

For condos, the gap is even more striking. The average city assessment sits at $517,212. The average HonestDoor Price is $1,187,280. That's not a typo - it's 129.55% higher than the assessed value. If a condo owner in Montgomery is making any financial decision based on that assessment alone, they are leaving serious money on the table in their thinking.

The HonestDoor Price is your real-world check. It pulls from actual transaction data, current listing activity, and live market signals. Your assessment is what the city thinks your home was worth on a specific date in the past. Those are two very different numbers, and right now in Montgomery, the gap between them is wide enough to matter.

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

If you're a house owner in Montgomery weighing a summer sale, here's the honest read. Demand is real - 14 houses moved this month and the predicted value is trending up. But buyers are taking their time (38 days on market) and they're negotiating small discounts off list price. Price it sharp from day one. Overpriced listings are sitting, and a stale listing in a 38-day-average market is a red flag to buyers.

Your sweet spot for listing is probably right around that $797,000 to $818,000 range based on current data. Coming in above $820,000 without a strong reason risks a price cut later, which costs you more than pricing right upfront.

For condo owners, the market is thin and slow right now. One sale a month means your buyer pool is small. If you need to sell this summer, be realistic on price - the $325,000 to $335,000 range is where deals are actually closing. If you can wait, the growth rank of 24 out of 216 suggests the long-term direction is positive.

Either way, pull your HonestDoor Price before you talk to anyone. It's the number that reflects today's market - not last year's paperwork.

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.