South Shore Builder Market Update
Builder Market Update · October 2026
South Shore
Chestermere · Sales Oct 20, 2025 – Oct 19, 2026 (12 months); active listings as of Oct 19, 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) | 13 | $1,135,000 | $334 | 32 | 97.8% | 14 |
| Resale (built 2015 or later) | 4 | $977,393 | $323 | 102 | 97.1% | 4 |
| Difference (new vs resale) | — | +$157,607 | +$11 | −70 days | +0.7 pts | — |
New and resale homes differ in size and finish (median 3,068 sq ft resale vs 3,286 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
New detached – front garage specs are asking about $350/sq ft, in line with the $345/sq ft new homes have sold for. Pricing is not the main obstacle here; presentation and incentives decide which spec sells first.
New is winning
New detached – front garage homes sold in a median 28 days, faster than resale at 97. Buyers in South Shore are choosing new; keep specs moving through the pipeline rather than holding finished inventory.
Semi-detached / duplex supply
Semi-detached / duplex has 12.0 months of supply: 4 listed against 4 sales in a year. Specs in this product need a sharper price or a stronger incentive to stand out.
The under-$600K band
The under-$600K band has 12 months of supply: 4 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.
Timing
Quarterly sales over the past year ran 0 → 12 → 5 → 0. Winter is the slowest stretch; specs finishing over the winter should be listed and photographed before possession so they’re ready for the spring market.
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 |
|---|---|---|---|---|---|---|---|
| Semi-detached / duplex | 4 (3 / 1) | $565,000 | $331 | 66 / — | 98.1% | 4 | 12.0 |
| Detached – front garage | 13 (10 / 3) | $1,158,019 | $343 | 28 / 97 | 97.8% | 13 | 12.0 |
Shown only where there were 3 or more sales: bungalow / villa (0 sold, 1 active). 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 | 4 | 24% | 4 | 12.0 | 90 | Buyer's – heavy |
| $800K–$999K | 3 | 18% | 3 | 12.0 | 86 | Buyer's – heavy |
| $1M–$1.19M | 5 | 29% | 5 | 12.0 | 32 | Buyer's – heavy |
| $1.2M–$1.39M | 2 | 12% | 3 | 18.0 | 48 | Buyer's – heavy |
| $1.6M+ | 3 | 18% | 3 | 12.0 | 11 | Buyer's – heavy |
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 | 4 | $587,400 | $338 | 1 | 1 | 0 | 2 |
| Detached – front garage | 9 | $1,170,000 | $350 | 7 | 1 | 0 | 1 |
| Bungalow / villa | 1 | — | — | 0 | 0 | 0 | 1 |
| Total | 14 | 8 | 2 | 0 | 4 |
Days on market is for the current listing. Relisted homes may have been on the market longer. Over the past 12 months, 33 new-build listings in South Shore 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 | South Shore | City of Calgary (CREB®) | What it tells you |
|---|---|---|---|
| Months of supply – all homes | 12.7 | just under 4 | Buyers here have more choice than citywide |
| Months of supply – detached | 12.9 | ≈ 3.3 | Buyers here have more choice than citywide |
| Months of supply – row/town | — | ≈ 4.4 | — |
| Benchmark price – detached | median sold $1,158,019* | $739,400 (−1.0% y/y) | Prices citywide are flat to slightly down |
| Benchmark price – row | — | $412,400 (−5.5% y/y) | Row is the weakest segment citywide |
| Total sales, September 2026 | — | 1,650 (−3.8% y/y) | The market is slower than last year, not frozen |
*South Shore 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. South Shore is outside Calgary; city figures are shown as the reference market most buyers also shop.
Want the full South Shore brief? Three pages, ready to share with your sales team.
Past editions: 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