D’Arcy Builder Market Update
Builder Market Update · November 2026
D'Arcy
Okotoks · Sales Nov 6, 2025 – Nov 5, 2026 (12 months); active listings as of Nov 5, 2026
Three things builders should know
Community snapshot
New build vs resale
| Segment | Sales | Median price | Median $/sf | Median DOM | Sale-to-list | Active now |
|---|---|---|---|---|---|---|
| New build (never occupied) | 4 | $763,326 | $319 | 75 | 97.5% | 5 |
| Resale (built 2015 or later) | 32 | $618,500 | $420 | 28 | 98.4% | 4 |
| Difference (new vs resale) | — | +$144,826 | −$101 | +48 days | −0.9 pts | — |
New and resale homes differ in size and finish (median 1,484 sq ft resale vs 2,194 sq ft new). Resale here means homes built in 2015 or later, the homes buyers compare a new build to. Compare $/sq ft and days on market, not the overall median price.
What this means for builders
Pricing
Price new detached – front garage specs closer to the $320/sq ft new homes have actually sold for, not today’s $334 asking level. 4 specs in this product are competing with each other and with resale.
Resale competition
Resale detached – front garage homes are selling in about 42 days against 102 for new. Show buyers what new adds: warranty, energy efficiency, GST rebate eligibility for first-time buyers, and finishes they can still choose.
Product
Townhome / row is the tightest product. 13 sold in 12 months with none listed now. If your plans include townhome product, now is a good time to bring one to market.
Detached – front garage supply
Detached – front garage has 6.9 months of supply: 4 listed against 7 sales in a year. Specs in this product need a sharper price, a finished basement or a stronger incentive to stand out.
The $750K–$799K band
The $750K–$799K band has 9 months of supply: 3 homes for sale against 4 sales in a year. Specs priced here compete hardest; price toward the band below or add value buyers can see.
Full breakdown: product types, price bands and spec aging
By product type
| Product | Sales (new / resale) | Median price | Median $/sf | Median DOM (new / resale) | Sale-to-list | Active | Months of supply |
|---|---|---|---|---|---|---|---|
| Townhome / row | 13 (0 / 13) | $605,000 | $590 | — / 21 | 98.5% | 0 | 0.0 |
| Semi-detached / duplex | 9 (1 / 8) | $607,500 | $386 | — / 24 | 98.1% | 4 | 5.3 |
| Detached – laned | 7 (0 / 7) | $630,000 | $389 | — / 46 | 98.2% | 1 | 1.7 |
| Detached – front garage | 7 (3 / 4) | $790,000 | $365 | 102 / 42 | 97.9% | 4 | 6.9 |
Months of supply = active listings ÷ average monthly sales over 12 months. Laned = rear lane / detached garage; front garage = attached front-drive garage.
Where buyers are buying
| Price band (sold price) | Sales (12 mo) | Share of sales | Active now | Months of supply | Median DOM | Market read |
|---|---|---|---|---|---|---|
| Under $600K | 9 | 25% | 0 | 0.0 | 22 | Seller's |
| $600K–$649K | 16 | 44% | 1 | 0.8 | 31 | Seller's |
| $650K–$699K | 2 | 6% | 3 | 18.0 | 27 | Buyer's – heavy |
| $700K–$749K | 1 | 3% | 2 | 24.0 | 43 | Buyer's – heavy |
| $750K–$799K | 4 | 11% | 3 | 9.0 | 75 | Buyer's |
| $800K+ | 4 | 11% | 0 | 0.0 | 56 | Seller's |
Market read: under 2.5 months of supply = seller's, 2.5–5 = balanced, over 5 = buyer's. Active listings are banded by asking price.
Spec competition right now
| Product (new builds only) | Active | Median asking price | Median asking $/sf | 0–30 days | 31–60 | 61–90 | 90+ days |
|---|---|---|---|---|---|---|---|
| Semi-detached / duplex | 1 | — | — | 1 | 0 | 0 | 0 |
| Detached – front garage | 4 | $769,820 | $334 | 3 | 1 | 0 | 0 |
| Total | 5 | 4 | 1 | 0 | 0 |
Days on market is for the current listing. Relisted homes may have been on the market longer. Over the past 12 months, 6 new-build listings in D'Arcy expired, were withdrawn or were cancelled without selling (some were relisted). Asking prices are shown only where 2 or more specs are listed.
The bigger picture
| Measure | D'Arcy | City of Calgary (CREB®) | What it tells you |
|---|---|---|---|
| Months of supply – all homes | 3.0 | just under 4 | Buyers here have less choice than citywide |
| Months of supply – detached | 4.3 | ≈ 3.3 | Buyers here have more choice than citywide |
| Months of supply – row/town | 0.0 | ≈ 4.4 | Buyers here have less choice than citywide |
| Benchmark price – detached | median sold $742,250* | $735,100 (−0.7% y/y) | Prices citywide are flat to slightly down |
| Benchmark price – row | median sold $605,000* | $407,500 (−5.1% y/y) | Row is the weakest segment citywide |
| Total sales, October 2026 | — | 1,592 (−15.3% y/y) | Sales are down from last year; buyers are taking more time |
*D'Arcy figures are TNT's medians from Pillar 9™ MLS® sales. CREB® benchmark prices use the MLS® Home Price Index and are a different measure. Don't compare them as like for like. D'Arcy is outside Calgary; city figures are shown as the reference market most buyers also shop.
Want the full D'Arcy brief? Three pages, ready to share with your sales team.
Past editions: November 2026 · October 2026 · See all communities
Your builder specialist
Cam Johnson
Before real estate, Cam founded and ran a construction company working on building and land development projects. He looks at a spec the way a builder does: the product, the lot, what it costs to carry and what it will take to move it. That’s why these updates are built around the numbers builders use.
- Spec pricing against the resale homes buyers are actually touring
- MLS® marketing, showings and weekly feedback reports
- Move-up buyers who need to sell first: our team handles that sale too, so your deal doesn’t stall