Montgomery, Calgary - September 2026 Real Estate Report

Montgomery, Calgary: Your Neighbour Just Got a Better Price Than the City Thinks

If you own a home in Montgomery and you have not checked your HonestDoor Price lately, you are probably leaving money on the table. The city's assessment is one number. What buyers are actually paying is another. Right now, those two numbers are telling very different stories - and the gap matters for your wallet.

The Vibe: What Is Actually Happening in Montgomery Right Now

Houses - Taking a Breather, But Still Holding Value

If you have been watching the "For Sale" signs on our streets, here is what is actually happening. The average house sale price sits at $784,957 this month, down 2.5% from last month. That sounds alarming, but context matters. Listings are averaging $866,950, and homes are selling at 97.09% of list price. Buyers are getting a small discount, but sellers are not getting crushed.

• Average sale price: $784,957
• Average list price: $866,950
• Sale-to-list ratio: 97.09% - buyers are paying just below ask
• Price per square foot: $606
• Average days on market: 48 days
• Properties sold this month: 13

48 days on market is not a fire sale pace. We are in a slower-moving market right now, which means sellers need to price sharp from day one. The days of throwing a number on Realtor.ca and waiting for a bidding war are on pause. That said, our growth rate ranks 67 out of 238 Calgary neighbourhoods - that puts us solidly above average on the leaderboard. Montgomery is not sliding. It is just catching its breath.

Condos - A Small Market With Big Numbers to Unpack

The condo side of Montgomery is a thin market. One property sold this month at $325,000, with a price per square foot of $341. Buyers paid 97.04% of list price, and the average days on market was 47 days. The numbers are stable, but with only one sale, we should not read too much into a single month.

• Average sale price: $325,000
• Average list price: $334,900
• Sale-to-list ratio: 97.04%
• Price per square foot: $341
• Average days on market: 47 days
• Properties sold this month: 1

For context, the average condo sale price in nearby University District is $378,500 - so our condos are priced below that comparable. Condo growth ranks 79 out of 216 Calgary neighbourhoods, which still lands above average. Not a bad spot to be, but the market here is quiet and buyers know it.

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

Here is the thing about your city assessment. It is calculated once a year using data that is already months old by the time it lands in your mailbox. It is a snapshot of the past, not a read on today.

Your HonestDoor Price is updated in real time using actual sales data, current market signals, and what buyers are genuinely paying right now in Montgomery and the surrounding area. That is a very different thing.

For houses, the average city assessment sits at $784,930. The average HonestDoor Price is $794,891 - already $9,961 higher. That gap is 1.27% above the Calgary average assessed value. For condos, the story is even more dramatic. The average city assessment is $516,279, while the HonestDoor Price is $1,195,078. That is a 131.48% difference. If a condo owner in Montgomery is making any financial decision based on their city assessment alone, they are working with a number that is wildly out of step with reality.

The HonestDoor Price is your real-world check. It is what the market thinks your home is worth today - not what a government formula calculated last January.

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

Here is the straight talk for anyone considering listing in Montgomery this summer.

For house sellers, the market is competitive but not broken. Prices dipped 2.5% last month, and homes are sitting for about 48 days on average. That means buyers have options and they know it. Price your home at or slightly below the HonestDoor Price of $794,891 and you are in the conversation. Price it like it is 2022 and you will be doing price reductions by August.

The rental angle is also worth knowing. Estimated rent for a house here is $3,530 per month, with a rental yield of 5.13%. That is a strong number. If you are not selling, holding and renting is a genuinely solid strategy right now.

For condo sellers, the pool of buyers is smaller and the days on market are similar to houses. With only one sale recorded this month, timing and pricing precision matter even more. The HonestDoor Price for condos is $1,195,078, but actual sales are coming in around $325,000 - so understanding which segment your specific unit sits in is critical before you list.

Bottom line - Montgomery is above average on Calgary's neighbourhood growth leaderboard for both houses (rank 67 of 238) and condos (rank 79 of 216). We are not a neighbourhood in decline. But this is not a market where you can be lazy about pricing. Know your real number before you make a 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.