Canada’s banking regulator (OSFI) just finalized some key updates to its Capital Adequacy Requirements (CAR) guideline, and it’s going to change how lenders handle mortgages tied to rental income. These rules kick in starting the first fiscal quarter of 2026.

The big shift? Income can’t be double-counted. If rental or employment income is used to qualify for one mortgage, it can’t just be recycled again for another property. OSFI made this point clear at its Industry Day, stressing that banks need to tighten up how income gets applied across multiple mortgages.

For lenders, the rule also reaffirms the “50% borrower-income” test: if more than half of the qualifying income comes from the property itself, the mortgage is considered income-producing. That classification usually means higher capital requirements, which can impact how lenders price investment property mortgages. Banks can still use their own methods if they want, but those methods need to be at least as strict as OSFI’s baseline.

How This Hits Small Investors:

In 2026, the way banks handle rental mortgages will fundamentally change. Under the old rules, you could use your salary plus a portion of rental income from property #1 to help you qualify for property #2.

Under the new rules, if you’ve already used your salary to qualify for property #1, that income is completely off-limits for property #2.

Here’s the problem: the math no longer works. A typical rental property might only generate around $6,000 a year in qualifying income after expenses. Will a bank approve a $400K mortgage on that? Not likely.

This effectively ends the middle-class wealth-building strategy of gradually owning two or more rental properties. And it doesn’t touch big institutional investors like pension funds or REITs, who use corporate financing structures that don’t rely on personal income. In short, OSFI is handing the rental market to corporations on a silver platter.

Why This Could be Bad for Renters Too:

OSFI says the change will reduce financial risk, but it could actually make affordability worse. When small investors are pushed out of the rental market, one of two things usually happens:

1. Institutions step in and buy more properties and often raise rents.

2. Rental supply shrinks, which drives up rents for everyone.

Either way, renters lose. And with these changes set to land as early as January 2026, the impacts could be felt sooner than people think.

Other Changes Worth Noting:

OSFI’s update wasn’t just about rental properties. Here are some of the other highlights from the final CAR guideline:

• Combined loan products (CLPs): If you default on one product within a CLP, it counts as a default across all products tied to that same property. Banks have until Q3 2027 to roll this out.

• New IRB banks: Freshly approved institutions will start with a 90% capital floor, with phased reductions over time (subject to approval).

• Capital floor deferral: The sector-wide capital floor stays at 67.5% until further notice.

• U.S. GSEs: Rules were clarified to better align with U.S. treatment.

• Market risk: Adjustments were made to the Default Risk Charge for sovereign exposures so they’re better aligned with credit-risk treatment.

Conclusion: 

OSFI isn’t slowing down. It’s already working on a Credit Risk Management (CRM) guideline, expected in January 2026. This will pull together and modernize existing rules (including B-20) into one framework covering everything from residential mortgages to commercial real estate and corporate lending.

So here’s the big question: how will these changes affect your real estate plans and what are your thoughts?

The Bank of Canada has a big call to make this week, and it’s one that could ripple straight into Calgary’s housing market. On Wednesday, the central bank announces its latest interest rate decision and most signs point to a cut.

Markets Expect a Cut:

Financial markets are betting the BoC will lower its policy rate by 0.25% to 2.5%, ending a streak of three straight holds. While not a huge move, this kind of cut matters because it can translate into lower variable mortgage rates and potentially more competitive lending products from banks.

Inflation and the Economy: Why It Matters:

The Bank’s hand is being forced by mixed economic signals:

• Inflation: August’s consumer price index is expected at 2%, slightly higher than reported July’s 1.7% but still within the BoC’s bottom line. Food and energy costs have been driving it up, but relief may be on the way now that Canada has rolled back tariffs on U.S. grocery items.

• Jobs & Growth: Canada lost over 100,000 jobs in July and August, pushing unemployment to 7.1%. On top of that, GDP shrank in the second quarter, putting us on the edge of recession.

When the economy cools like this, lower rates are meant to stimulate spending and housing often feels the effects first.

What This Could Mean for Calgary’s Market:

Here’s how a rate cut could play out locally:

• Buyers: Even a small drop in rates can boost your borrowing power. With plenty of inventory on the market and interest rates edging lower, this is an ideal time to take advantage of the opportunities out there.

• Sellers: More active buyers in the market could bring about stronger demand. If you’re selling, especially in entry-level or mid-range price points in detached homes, the lower rates can help support activity.

• Investors: Softer borrowing costs make the numbers more attractive, which could spark renewed interest in the condo and townhome market.

Looking Ahead:

Economists expect this may not be the only cut:

• Oxford Economics predicts another quarter-point cut in October, bringing the rate down to 2.25%, the lower end of the “neutral” range.

• TD and Capital Economics both suggest the Bank is getting close to the bottom, but some easing is still on the table.

If that plays out, it could mean a slightly more supportive environment for real estate through the fall.

Conclusion:

The Bank of Canada is trying to maintain a balance, giving the economy some support without cutting too aggressively and risking a reversal later. For the real estate market, a small moves on rates can make a real difference for todays buyers.

Bottom line: For buyers, this is a great chance to secure more affordable financing and take advantage of today’s market conditions. For sellers, improving borrowing conditions could potentially bring more motivated buyers into play, but staying competitive will still be the key to a successful sale.

Let’s be honest, selling a home can feel like a rollercoaster. From the moment that “For Sale” sign goes up, the questions start swirling: What if it doesn’t sell fast enough? What if we don’t get the price we want? What if the deal falls through?

Totally normal feelings. Selling a home isn’t just about a house, it’s about your moving on to the next step in life. But here’s the good news: with the right approach (and the right agent in your corner), a lot of those stresses can be managed or even eliminated.

In this post, we’ll walk through some of the most common stress points sellers face, and more importantly, what can be done to make the process smoother and less stressful.

Selling on a Deadline:

Maybe you’re relocating for work, maybe you’ve already bought your next place, or maybe life just threw you a curveball. Whatever the reason, most sellers have a timeline in the back of their mind. And when things don’t move as quickly as planned, the stress can really start to build.

What helps:

• Know the average time it takes homes to sell in your area (one week of no offers doesn’t mean panic if the average is two months).

• Price it right, an overpriced home just sits.

• Stay flexible with showings. The more eyeballs, the faster the offers.

Lining Up Selling and Buying at the Same Time:

This one stresses out almost everyone. Sell too fast and you’ve got nowhere to live. Sell too slow and you’re juggling two mortgages.

What helps:

• Work with the same agent on both sides (selling and buying). Coordination is everything.

• Have a backup plan, short-term rentals, storage, or even staying with family for a bit. Not fun, but way better than scrambling at the last minute.

Picking the Right Price:

Pricing your home can feel like walking a tightrope, set it too high and buyers might pass you by, set it too low and you risk leaving money on the table. At the end of the day, price is the biggest factor in how quickly your home will sell.

What helps:

• Look at recent sales in your neighbourhood (not just listings, what actually sold).

• Get professional advice from your agent or even an appraiser if you want an unbiased opinion.

• Stay flexible, if buyers aren’t biting after a few weeks, it might be time to adjust.

Worrying About the Sale Price:

Most sellers have a bottom line in mind when selling their home. When offers come in under that, it can be disappointing.

What helps:

• Lean on your agent’s market knowledge, they’ll help you know what’s realistic.

• Don’t get discouraged by a low first offer. It’s often just the start of negotiations.

Choosing the Right Agent:

The truth? The wrong agent can make selling a nightmare.

What helps:

• Ask friends/family for referrals.

• Meet with a few agents before deciding, don’t just go with the first one.

• Pay attention to communication. You want someone who keeps you in the loop and actually listens.

Picking the Right Offer:

It’s not always about the highest dollar amount. Terms & conditions matter.

What helps:

• Look at conditions (inspection, financing, sale of buyer’s home, etc.). Fewer = smoother.

• Consider financing strength, cash or pre-approved buyers are less risky.

• Timing is huge. Flexible closing dates can sometimes beat a higher price.

Deals Falling Through:

The sale is not over until the keys are handed over. Financing issues, inspection surprises, or cold feet can kill a deal during the condition period.

What helps:

• Your agent should vet buyers properly, pre-approval is stronger than pre-qualification.

• Consider doing a pre-inspection to avoid surprises.

• Have a backup plan (other interested buyers or being ready to relist quickly).

Prepping the Home:

Many sellers go overboard here. You don’t need to renovate the entire house.

What helps:

• Focus on repairs that affect safety or what may come up in an inspections first.

• Clean, declutter, and freshen up paint, it goes a long way.

• Ask your agent what’s actually worth doing before you sink money into upgrades.

Showings & Keeping the Place Clean:

Constant showings mean constant cleaning, and that gets old fast.

What helps:

• Keep a simple daily cleaning routine so you’re always “show-ready.”

• Hide clutter with baskets or bins you can tuck away fast.

• Consider professional cleaning or landscaping to take some of the pressure off.

Security & Showings:

It can feel a little strange having strangers walk through your home and honestly, a bit vulnerable with your life on display. That feeling is completely normal.

What helps:

• Lock away valuables.

• Rely on your agent to monitor tours and open houses.

• Depersonalize/stage, it makes the home less vulnerable and more appealing to buyers.

Conclusion:

Selling your home might never be completely stress-free, but it also doesn’t have to feel overwhelming. With the right preparation, strategy, and agent, the process can be a whole lot smoother and way more predictable.

At the end of the day, it’s really just one step toward your next chapter. If you’re thinking about selling, I’d love to help to go over the latest market trends, and put together a tailored strategy to price your home right from day one.

Shoot me a message anytime, let’s make your sale as smooth (and successful) as possible.

If you’ve ever looked up home prices in Calgary and wondered why every site gives you a different number, you’re not alone.

One website says the average home price is $804,000, another shows a median price of $720,000, and the Calgary Real Estate Board (CREB) reports a benchmark price of $760,500.

So which one’s right?

Here’s the thing: they’re all right, but they’re telling you different stories about the same market. Understanding these differences can help you avoid costly mistakes when buying, selling, or investing in Calgary real estate.

Quick Guide to Home Price Metrics

Keep this cheat sheet handy the next time you’re browsing listings or checking a market report:

1. Benchmark Price → The “typical” home with standard features (best for tracking trends).

2. Median Price → The middle price when all sales are lined up (good for realistic budgets).

3. Average Price → All sales added up and divided (broad overview, but easily skewed by luxury homes).

When to use each:

• Benchmark → Market trends

• Median → Budget planning

• Average → Big-picture overview

Why These Numbers Matter:

Calgary’s housing market moves quickly. Prices change not just year-to-year, but season-to-season and even between neighbourhoods.

Using the wrong number is like using the wrong map, you could end up looking at homes way outside your budget or miss opportunities in your price range.

Buyers, sellers, realtors, and even policymakers rely on these metrics, but for different reasons. Let’s break them down.

Benchmark Price: The Most Reliable Metric:

Think of the benchmark price as the cost of a “standard” Calgary home.

CREB calculates it using the MLS® Home Price Index (HPI), which looks at homes with similar features: bedrooms, square footage, lot size, neighbourhood, and age, and tracks how much that “typical” home would cost today.

Why it works: It filters out extremes like $3M luxury estates or teardown properties.

Example: In February 2025, Calgary’s detached home benchmark price was $760,500, up 5.08% from the year before. That’s a solid indicator of where the overall market is heading.

Best used for: Understanding market trends over time.

Median Price: The Middle Ground:

The median price is the easiest to picture. Line up every home sale from cheapest to most expensive—the middle one is the median.

Why it matters: It avoids being skewed by a handful of luxury sales.

Example: In February 2025, the median price of detached homes was $720,000, while the average was $804,439. That’s an $84,000 gap, showing how expensive sales pulled the average up.

Best used for: Setting a realistic budget when house hunting.

Average Price: The Simplest (But Trickiest):

The average price is exactly what it sounds like, add up all sales and divide by the number of sales.

The problem? A few million-dollar sales can drag the number way up, even if most homes sold for much less.

Example: In February 2025, Calgary’s detached average was $804,439, but half the homes actually sold for less than $720,000 (the median).

Best used for: Big-picture overviews and total market value, but not personal budgeting.

Calgary Market Examples: February 2025

Here’s how these numbers looked across property types:

Detached Homes

• Benchmark: $760,500 (+5.08% YoY)

• Median: $720,000 (+1.41% YoY)

• Average: $804,439 (+3.50% YoY)

Apartments/Condos

• Benchmark: $334,200 (+3.95% YoY)

• Median: $330,000 (+4.76% YoY)

• Average: $353,334 (+6.33% YoY)

Semi-Detached Homes

• Benchmark: $683,500 (+6.90% YoY)

• Median: $640,000 (+7.56% YoY)

• Average: $719,393 (+7.92% YoY)

Notice how detached and semi-detached homes show bigger gaps between median and average (luxury sales skew the numbers), while condos are more consistent.

What This Means for You:

For Buyers: Don’t set your budget by the average price. Look at the median for a realistic sense of affordability, and use the benchmark to see whether prices are trending up or down.

For Sellers: Benchmark pricing helps you position your home. If your property has upgrades or extra features, price above the benchmark. If it needs work, you may need to price below it.

For Investors: Pay attention to all three. A rising benchmark signals market strength, while shifts between median and average can highlight which segments (luxury vs. mid-range) are driving sales.

Where to Find These Numbers

• CREB - Monthly market reports, neighbourhood breakdowns, and historical data.

• CREA - National comparisons and forecasts.

• Realtors - Access to MLS® sales data and context for what these numbers mean for your situation.

• City/Province - Housing data, economic trends, and development plans.

Conclusion:

No single number tells the whole story. The smartest buyers, sellers, and investors use all three metrics together:

• Benchmark = Market trends

• Median = Budgeting

• Average = Overall market health

When benchmark and median rise but the average is flat, it suggests luxury sales are slowing while the general market stays strong. If the average rises much faster than the median, luxury homes may be driving the surge.

Numbers are powerful, but only when you know how to read them.

If you’re ready to dig into what these trends mean for your goals in Calgary’s market, reach out to a local real estate professional who can put the data into context and help you make the smartest move.