ESPRESSOLD

We’re no longer in a frenzy market — but we’re not in a crash either.

In this episode, we’re breaking down the three biggest concerns sellers are quietly carrying in today’s balanced market:

• Are we leaving money on the table if we price right from the start?
• Should we buy first or sell first?
• What will our new mortgage payment look like at today’s rates?

We unpack real client scenarios, buyer psychology, absorption rates, and the negotiation dynamics unique to balanced conditions.

This episode will help you:
✔ Understand why overpricing can cost more than strategic pricing
✔ Decide whether buying or selling first makes sense for your risk tolerance
✔ Navigate payment fears with clarity instead of emotion
✔ Build confidence in your next move

Balanced markets don’t reward guesswork.
They reward strategy.

If you’re considering selling, this is your playbook.

Pricing a home in today’s Calgary market requires far more than looking at last year’s sale prices or following generic advice. In this episode of Espressold, Paula Kahr and Annie Demello break down how pricing strategies need to evolve as the market shifts away from momentum-driven sales and toward a more balanced, buyer-aware environment.

The conversation walks listeners through current Calgary market conditions, a detailed January market reset, and the three primary pricing strategies sellers consider — aspirational pricing, market pricing, and event pricing. Most importantly, this episode explains when each strategy works, when it doesn’t, and how sellers can align pricing decisions with their goals, timelines, and risk tolerance.

This episode is designed to educate sellers, buyers, and move-up clients who want clarity, context, and data — not headlines or hype.

• Why Calgary’s 3.56 months of supply signals a balanced-to-buyer-leaning market — and why that matters for pricing

• How the January market reset revealed shifts in urgency, inventory, and buyer behaviour

• Why different property types are experiencing very different market conditions

• How detached homes, row homes, and apartments are performing right now

• The risks and rewards of aspirational pricing in a cautious market

• Why market pricing is often the most effective strategy in balanced conditions

• When event pricing can work — and when it can backfire

• How sellers should think about timelines, seasonality, competition, and risk tolerance

• Why mispricing is less forgiving in today’s market — and how smart positioning still wins

• Sales-to-new-listings ratio: 44%

• Inventory: 4,391 homes (highest January level since 2020)

• Detached homes:

  • Under 3 months of supply

  • Benchmark price ~$724,000

  • Stable demand with realistic pricing

• Semi-detached & row homes:

  • Around 4 months of supply

  • Increased buyer choice and negotiation

• Apartments & condos:

  • Over 5 months of supply

  • Buyer-favoured conditions

  • Price sensitivity and building quality matter more than ever

• Sellers unsure how to price in a changing market

• First-time sellers looking for clarity and context

• Move-up buyers planning a sale and purchase

• Buyers trying to understand where leverage exists

• Anyone tired of conflicting real estate advice and headlines

A quieter market doesn’t mean opportunity is gone — it means strategy matters more than timing. Sellers who price with clarity, understand their segment, and align expectations with market reality are still achieving strong outcomes.

Renovating can be overwhelming. How do you know what’s worth the money?

Annie and Paula sit down with Chad Holland, a home renovation expert, to break down:

• Which renovations give the best ROI when selling

• What investors look for first in a flip

• Common red flags, timeline delays, and budgeting tips

• How to spend smartly and avoid costly mistakes

Whether you’re selling, flipping, or just curious, this episode gives real-world advice from the renovation side.

• Focus on the right renovations, not everything

• Strategy matters as much as budget

• Early advice can save time, money, and stress

Chad owns a home renovation company and works with homeowners and investors to maximize value and avoid costly surprises.

he Calgary real estate market has officially shifted — and that’s not a bad thing.

In this episode of Espressold, hosts Annie and Paula break down the CREB® 2026 Calgary & Region Forecast and translate what it actually means for real people making real decisions this year.

Whether you’re upsizing, investing, renewing your mortgage, or simply trying to understand where the market is headed, this episode is designed to help you move forward with clarity and confidence.

This is not a hype episode.
This is not a fear-based episode.
This is a strategy conversation.

• How 2025 marked the transition from a seller’s market to balanced conditions

• Why slowing migration and rising supply changed the dynamic

• What “balanced” really means for buyers and sellers in 2026

• Over 26,000 units currently under construction in Calgary

• Why most of that supply is apartments and rentals

• How rental vacancies impact ownership demand and pricing

• Why condo prices softened in 2025 and are forecast to decline further

• Who should consider buying condos in 2026 — and who should pause

• What first-time buyers and long-term investors need to know

• Increased inventory and renewed negotiation power

• Why townhomes are a quiet opportunity for space-conscious buyers

• What price stabilization looks like in this segment

• Why semis are one of the most stable property types right now

• How limited supply has protected values

• Who this segment is ideal for in 2026

• Why detached pricing has stabilized

• How increased choice creates better conditions for upsizers

• Why 2026 is a lifestyle move market — not a speculative one

• Why cash flow matters more than appreciation this year

• What elevated vacancy rates mean for rentals

• Where long-term investment opportunities still exist

• Apartment absorption rates

• Rental vacancy trends

• Employment vs. unemployment shifts

• Spring vs. fall pricing gaps

2026 is not about timing the market perfectly —
it’s about understanding the market clearly.

This is a year for informed, intentional decisions — whether you’re moving up, holding steady, or planning your next investment.

Guest: Felice Corcione, Mortgage Broker & Real Estate Investor

Thinking about buying a rental property — or growing an existing portfolio — but feeling overwhelmed by the financial side of it?
This episode is your reality check.

Paula and Annie sit down with Felice Corcione, a local mortgage broker with over 14 years in the industry, a University of Lethbridge graduate, and an investor who owns 10+ rental properties of his own. Felice brings a rare perspective to the table: he doesn’t just arrange mortgages — he actively lives the long-term rental strategy he helps hundreds of clients implement every year.

Together, they unpack what it actually takes to financially prepare for rental ownership, how lenders assess rental income, common mistakes first-time investors make, and how to think strategically about cash flow, appreciation, and risk in today’s market.

No hype. No “get rich quick.” Just clear, practical guidance for anyone serious about rental real estate.

• Who is (and isn’t) ready to own rental property

• How to financially prepare 1–3 years before buying a rental

• Down payment expectations for rental properties

• How lenders really look at rental income

• What changes as you move from one rental to multiple properties

• Cash flow vs. appreciation — and why both matter

• The true costs of owning and managing rentals

• Whether now is a bad, good, or strategic time to invest

Rental properties aren’t about hype or perfect timing — they’re about preparation, patience, and having the right strategy from day one.

Felice Corcione

403-973-6849

[email protected]

www.mortgagesbycorcione.com

Summary

In this episode, Paula and Annie kick off Season Three by reflecting on their holiday experiences and how family dynamics have shifted over the years. They discuss the importance of work-life balance, especially during the holiday season, and how it affects their approach to real estate. The conversation transitions into market insights, focusing on buyer and seller mindsets as they prepare for the new year. They emphasize the significance of strategic planning and understanding market data, while also addressing the psychological aspects of buying and selling. The episode concludes with a discussion on setting intentional goals for the year ahead and what listeners can expect from the podcast this season.

Takeaways

The holiday season brings a shift in family dynamics and appreciation for time spent together.

Work-life balance can be challenging, especially during the holidays.

Clients are more focused on lifestyle and long-term goals rather than just market conditions.

Conversations about real estate often begin in November, focusing on planning for the new year.

Buyers are looking for investment opportunities and ways to build their portfolios.

Market data shows that pricing strategies are crucial for successful sales.

Understanding buyer and seller psychology is key to navigating the market.

The current market is normalizing, not crashing, and requires strategic thinking.

Setting intentional goals can help alleviate anxiety in real estate decisions.

The podcast will feature more guests and focus on lifestyle rather than just transactions.

Keywords

real estate, market trends, holiday reflections, buyer psychology, seller strategies, investment properties, lifestyle goals, Calgary real estate, season three, podcast

Episode Overview

In our final episode of the year, Annie and Paula break down Calgary’s blanket rezoning, the impact of CMHC funding on multi-family development, and what the 2026 real estate market might look like. Plus, actionable tips for buyers and sellers to prepare this December and start January strong.

1. Blanket Rezoning

• Effective August 6, 2024, making many low-density areas more flexible.

• Existing applications: Usually follow rules in place at submission. Confirm with your planner.

• New applications: Faster approvals for rowhouses, duplexes, and small multi-family builds, but technical rules still apply (setbacks, parking, tree protection).

• Tip: Get written confirmation, book pre-application meetings, design to meet the bylaw for a smoother path.

2. CMHC + Multi-Family

• Federal funding accelerates multi-family and rental developments.

• Combined with rezoning, this increases inventory, especially for purpose-built rentals and infill projects.

3. 2026 Market Forecast

• Balanced market with moderate price growth (2–4%).

• More inventory = more choice for buyers, more competition for sellers.

• Detached homes remain competitive; multi-family supply rises.

4. Market Right Now

• Showings ↓ 4%, sales ↑ 7%.

• Homes $400K–$1M selling at 98%+ of list price.

• Advice: Sellers: price right first. Buyers: leverage quieter market to negotiate.

5. December Prep

• Sellers: staging, inspections, pricing strategy, and prepped photos.

• Buyers: updated pre-approval, prepped documents, plan neighbourhood searches, and tour slower-moving listings.

Closing:
This is our last episode of 2025! Thank you for listening and supporting Espressold. December is your time to plan, January is your time to act — see you next year with fresh insights, strategies, and lattes.

Key Takeaways

In this fun, fast-paced episode of Espressold, Annie & Paula match Calgary communities to coffee orders — and the results are hilariously accurate. From Altadore’s oat milk cortado energy to East Village’s nitro cold brew vibes, no neighbourhood is safe as the girls roast, laugh, and break down YYC real estate with caffeinated honesty.

Expect playful stereotypes, insider realtor commentary, and chaotic caffeine-fuelled opinions that somehow make total sense. If you’ve ever wondered what drink your neighbourhood would be (or want to feel personally attacked in a fun way), this episode is for you.

Grab your latte and listen in — because every community has its coffee. 

Ever wondered what those “conditions” on your Alberta Offer to Purchase actually mean? In this episode, Paula and Annie break down the three most common ones — financing, property inspection, and sale of buyer’s home — and share real-world stories of how they can protect you… or completely derail a deal if misunderstood.

Whether you’re a first-time buyer, seasoned seller, or just real-estate-curious, this conversation is packed with practical advice, relatable anecdotes, and a few laughs along the way.

• Financing Condition: What “subject to financing” actually protects, how appraisals come into play, and why pre-approval doesn’t always mean you’re safe.

• Home Inspection Condition: What to look for, what’s normal vs. what’s a red flag, and how to use inspections to educate (not nitpick) your purchase.

• Sale of Buyer’s Home Condition: The infamous “time clause,” what happens when another offer comes in, and how to navigate the stress when timelines collide.

• Pro Tips for Buyers & Sellers: How to set realistic condition timelines, when to negotiate repairs, and what red flags Realtors look for in conditional offers.

• Real-life Moments: From buyers who bought a car mid-financing approval to sellers who got “bumped” under a 48-hour clause — the stories behind the contracts.

• Conditions aren’t just red tape — they’re tools for protection and leverage when used strategically.

• Communication and timing are everything during conditional periods.

• A “clean” deal might sound appealing, but a solid one is what truly closes.

Ever feel like every time the Bank of Canada makes a rate announcement, your feed explodes — but nobody actually explains what it means? In this week’s episode, Paula and Annie break it down Espressold style — simple, honest, and straight to the point.

Think of the economy like a house: the Bank of Canada controls the thermostat. When things get too hot, they crank the A/C (raise rates). When it’s too cold, they turn up the heat (lower rates). But what does that really mean for buyers, sellers, and the Alberta real estate market this fall?

Paula and Annie unpack:

• How the Bank of Canada decides when to raise or lower rates
• What the bond market has to do with your mortgage rate (and why it’s the dramatic roommate in this story)
• Why Calgary’s mid-range market is heating up again — and what’s cooling off
•  How to price strategically in a shifting market so you don’t chase the market down
• Why this isn’t a doom-and-gloom season — it’s a be-smart, act-fast, get-clear-on-value season

Lastly we end with some new news, starting January 2026, OSFI — that’s the Office of the Superintendent of Financial Institutions — is introducing new rules that change how lenders qualify buyers for investment property mortgages.