Varsity, Calgary - October 2026 Real Estate Report
Varsity, Calgary Real Talk: Your Home Is Worth More Than the City Thinks - But the Market Is Taking a Breather
The Vibe Right Now
If you have been watching the "For Sale" signs on Varsity Drive lately, here is what is actually happening. The market is cooling, but Varsity is not falling apart. It is just finding its footing. The city's assessment and what buyers will actually pay are two very different numbers right now - and knowing the gap is everything.
Houses: Solid Prices, Slower Sales
Let us start with the honest picture for houses in Varsity. The average sale price sits at $902,588, which is down 7.3% from last month. That sounds alarming, but context matters. Listings are averaging $882,760, and homes are selling at 97.31% of list price - meaning buyers are getting a small discount, but sellers are not getting crushed. The real number to watch is the HonestDoor Price of $999,883, which puts the true market value closer to the million-dollar mark than your city assessment suggests.
- Average sale price: $902,588 (down 7.3% from last month)
- Average listing price: $882,760
- Price per square foot: $532
- Homes selling at: 97.31% of list price
- Average days on market: 87 days
- HonestDoor Price: $999,883
- Predicted market value: $1,010,321
- Estimated monthly rent: $4,183
- Rental yield: 4.75%
- Properties sold this month: 17 (up 41.7% from last month)
The 87-day average to sell is the number that should get your attention. Nearby Dalhousie is moving homes in 53 days. That gap tells us buyers in Varsity have options and they know it. On the neighbourhood leaderboard, Varsity houses rank 144 out of 221 for growth and 74 out of 82 for days on market - meaning we are in the slower end of the Calgary pack right now. Price rank is a healthier 93 out of 221, so the value is still there. The market just needs a little more patience from sellers.
Condos: Affordable Entry, But Watch the Trend
The condo story in Varsity is a different conversation. The average sale price is $266,718, which is actually up 6.8% from last month - a bright spot. But here is the catch: the HonestDoor Price of $329,041 is sitting 12.07% below the average city assessment of $374,198. That means if you own a Varsity condo and you are relying on your tax assessment to understand what your place is worth, you are likely overestimating by a meaningful margin.
- Average sale price: $266,718 (up 6.8% from last month)
- Average listing price: $310,633
- Price per square foot: $356
- Condos selling at: 96.96% of list price
- Average days on market: 82 days
- HonestDoor Price: $329,041
- Predicted market value: $330,816
- Estimated monthly rent: $1,712
- Rental yield: 4.12%
- Properties sold this month: 11
Condos are also sitting on the market for 82 days versus 53 days in Dalhousie. On the leaderboard, Varsity condos rank 158 out of 207 for growth and 67 out of 81 for days on market. Price rank is 146 out of 175, putting us among the more affordable options in Calgary - which is actually a selling point if you are marketing to first-time buyers or investors. The 3-month moving average of $338,291 is trending down from the predicted value of $330,816, so the short-term direction is not in sellers' favour right now.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Notice
Here is the thing about city assessments - they are a snapshot from months ago, built on data that does not move as fast as the actual market. Your tax notice is not wrong, it is just old. The HonestDoor Price updates in real time using actual transaction data, current listing activity, and live market signals. That is why it is the number that actually reflects what a buyer would put on a table today.
For Varsity house owners, the HonestDoor Price of $999,883 is 1.42% above the average city assessment. That gap is money. For condo owners, the story flips - the HonestDoor Price of $329,041 is 12.07% below the city assessment. If you are a condo owner pricing your unit based on your tax notice, you are setting yourself up for a longer, harder sale. Check your HonestDoor Price before you set your list price. It is the real-world check that saves you from chasing the market down.
The So What - Thinking About Selling This Summer?
If you are a Varsity house owner eyeing a summer sale, the honest advice is this: price sharp from day one. With homes sitting 87 days on average and buyers paying just under list price, the days of listing high and waiting are over for now. The predicted market value of $1,010,321 gives you a ceiling to work with, but buyers are informed and they are negotiating. A well-priced home in the high $900s will move. An overpriced one will sit.
For condo owners, the 6.8% month-over-month bump in sale prices is encouraging, but the 3-month trend is still drifting lower. If you need to sell this summer, get ahead of that trend. Price it at or slightly below the HonestDoor Price of $329,041 and you stand out in a field where buyers have plenty of choices - including Dalhousie and Brentwood condos that are also sitting longer than usual.
Varsity is still a strong neighbourhood. We have 181 house transactions and 72 condo transactions recorded in 2026, and 2,948 properties assessed this year. The bones are good. The market is just asking sellers to be realistic right now. Do that, and Varsity still delivers.
varsity | calgary | october 2026This 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.