I've had a lot of people ask me lately whether now's a good time to buy or sell around Okotoks and High River — and honestly, the answer depends on which side of the transaction you're on. The latest numbers from the Calgary Real Estate Board (CREB®) tell a pretty clear story: prices have eased slightly, but the two things that have kept our corner of the foothills tight for years — low inventory and steady demand — haven't gone anywhere.
Here's what's actually happening, and what it means whether you're buying, selling, or just keeping an eye on things.
Okotoks: Prices Softened, but Supply Is Still Tight
As of August 2026, Okotoks' benchmark price sat at $608,400 — down about 1% from July and nearly 2% lower than the same time last year. That's the headline number people see, but it doesn't tell the whole story.
What it doesn't capture: Okotoks has had lower-than-average housing supply since 2021, and that hasn't changed. Months of supply is still sitting at just over two months — well below what you'd call a balanced market. Additional new supply choice in south Calgary and neighboring communities has taken some of the upward pressure off Okotoks prices, but "more supply nearby" isn't the same as "more homes for sale here."
What this means if you're buying: don't expect a flood of new listings or major price drops. A softer benchmark price is a small opening, not a buyer's market — well-priced homes are still moving.
What this means if you're selling: pricing accuracy matters more now than it did a year or two ago. Homes priced to the current market are still selling in a reasonable timeframe; homes priced for 2024 conditions are sitting.
High River: Holding Steadier
High River was the only community in the region to see prices increase in 2025, up 1.6% for the year, and that relative stability has largely continued into 2026. If you're comparing the two towns, High River has behaved a bit more predictably lately — fewer of the swings you see in a smaller, lower-volume market like Okotoks.
If you want a side-by-side on lifestyle and fit, not just price, I wrote about that a few weeks ago: Okotoks vs. High River: Which Foothills Community Fits Your Family?
Calgary Context: Why This Matters for the Foothills
Zooming out, Calgary overall has cooled more noticeably. Citywide sales were down over 16% year-over-year in August, new listings dropped nearly 10%, and months of supply climbed to almost four months — a much looser market than what we're seeing in Okotoks. That gap matters: as Calgary buyers weigh their options, some of them keep looking south, which is part of what's kept demand here more resilient than the city average. I see this constantly with clients — families comparing a Calgary purchase against moving from Calgary to Okotoks for more space and a quieter pace, without giving up the commute.
What I'm Telling Clients Right Now
- Buyers: You have slightly more breathing room than a year ago, but "more room" in a two-month-supply market still means moving decisively on the right property. Get your financing lined up before you start touring — if you haven't already, my Buyer's Guide walks through what to have ready.
- Sellers: Pricing strategy is doing more of the work than it used to. A home priced to today's data sells; a home priced to last year's expectations doesn't. If you're weighing a sale, my Seller's Guide covers how I approach pricing in a market like this one.
- Both: If you're not sure which category you fall into — say, you're selling in Okotoks to buy in High River, or vice versa — that's exactly the kind of local nuance worth a conversation before you list or start touring.
Curious what your specific street or price range looks like right now? Reach out and I'll pull the numbers for your situation — the townwide averages only tell part of the story.
