Welcome to the Late Spring Market, a significant transition point past the peak of the market in terms of sales volume.

You may wonder: If the total sales in May were more than in April, how can I say we’ve passed the peak? The answer lies in the trend. 

If I look at the weekly and daily stats, I can see that sales climbed steadily throughout April right up until mid-May, and they’ve been declining ever since. This detailed analysis allows me to accurately state that May 15 was the peak of the market for detached homes in Calgary.

What does this mean in practical terms? It means that sellers need to adjust their expectations. 

1. The available inventory has risen steadily since February 1st and is now about 50% higher than it was then. 

2. Sales have steadily declined since mid-May, as mentioned. This trend will continue, with little or no deviation, from now until December or January. I can confidently state this, backed by two decades of diligent market observation and analysis.

3. Fewer multiple-offer scenarios are occurring now compared to a month or two ago. This trend will also continue, partly due to different market conditions with more listings and fewer sales, as already discussed. But it’s also compounded by one more important phenomenon: 

‘Early Spring Buyers’ were more willing to jump into multiple-offer scenarios and bid much higher than the list price to get a property. They’re early adopters with a different mindset compared to ‘Late Spring Buyers’ who tend to be more conservative and less inclined to write much over asking. (This partly explains why they haven’t bought anything yet!)

Here’s another significant factor that sellers should consider:

At any given time, only a limited number of buyers might consider buying in your geographical area and price range. For the sake of simplicity, here’s a breakdown of when 50 theoretical buyers might buy a single-family detached home between March and August:

March – 8

April – 12

May – 12

June – 8

July – 6

August – 4

Based on this, if you wait until July to list your home, 80% of your potential buyers have already bought! AND, the remaining buyers have much more inventory to choose from! AND, these remaining buyers tend to be more conservative!

Can you see now why sellers need to adopt a different mindset in the late spring?

Anyone can look back on what happened in March, April, and May and assume it will be the same moving forward. That’s a huge mistake!

Many other factors affect the market, but ‘Early Spring vs Late Spring’ is a significant one that must be considered if you want to achieve success. 

The bottom line is that in ‘Late Spring’ (now) it’s even more critical to:

1. Price it right from the start (not too low and not too high), and;

2. Ensure that your property stands out from the crowd.

A skilled and experienced agent will guide you in accomplishing these two objectives. Even more importantly, they will constantly adjust their mindset to changing trends, and they will always tell their clients precisely what they believe to be true.

• Ted