High River Real Estate Market Guide — 2026

Local prices, inventory trends, and what it means for buyers, sellers, and homeowners — from a mortgage broker who lives here.

The Big Picture — Where High River Stands Right Now

If 2024 was a year of momentum, 2025 was a year of rebalancing. And 2026 is shaping up to reward patience and strategy on both sides.

Here's what the numbers tell us:

2025 Full Year Recap

Early 2026

High River vs. Okotoks vs. Calgary — Price Comparison

This is the comparison that matters for anyone considering High River.

What's Happening With Inventory

This is the story of the High River market right now: more choice.

In 2024, homes sold fast. Bidding wars happened. Buyers had to move quickly and waive conditions. That's largely over.

In 2025, active inventory climbed 43%. The sales-to-new-listings ratio dropped from 0.88 to 0.74. Translation: buyers have more homes to choose from, more time to decide, and more room to negotiate.

What this means practically:

• Conditional offers are back. You can include financing and inspection conditions without losing the deal.
• Price reductions are common. Homes that are overpriced sit. Well-priced homes still sell — but the urgency is gone.
• Days on market are increasing. Homes are taking longer to sell. That's leverage for buyers and a signal for sellers to price correctly from day one.

Interest Rates and What They Mean for You

The Bank of Canada cut rates multiple times in 2024 and into 2025, bringing the overnight rate down significantly from its 2023 peak. Five-year fixed rates have come down from the 6%+ range to more manageable territory.

But here's what matters to you specifically:

If You're Buying

Lower rates mean you qualify for more — and your monthly payment is lower. A 1% rate drop on a $400,000 mortgage saves approximately $225/month. That's real money.

If You're Renewing

Your current rate may have been locked in at historic lows (2%–3%). Renewal rates will still be higher than what you've been paying. But they're far better than the 6%+ offers from a year ago. Don't just sign your bank's renewal letter. Call me first — I consistently beat bank renewal offers by shopping 40+ lenders.

If You're Refinancing

Lower rates make debt consolidation more attractive. If you're carrying high-interest credit cards or car loans, rolling them into your mortgage at a lower rate can save hundreds per month.

What This Market Means for Buyers

You're in a strong position. Here's how to use it:

1. Get pre-approved before you start looking. In a balanced market, you have time — but you still want to know your exact number before you fall in love with a house you can't afford.

2. Include conditions. Financing condition. Inspection condition. In this market, sellers are accepting conditional offers. Use that protection.

3. Negotiate. If a home has been listed for 30+ days, there's room to negotiate. Your Realtor will guide the offer strategy, and I'll make sure the financing is solid on the back end.

4. Consider the 30-year amortisation. First-time buyers can now access 30-year insured amortisations. Lower monthly payment. More breathing room. Worth discussing during your pre-approval.

5. Stack your programs. FHSA + HBP + HBTC. If you haven't opened your FHSA yet, do it today. You're leaving money on the table.

What This Market Means for Sellers

You can still sell well in this market — but strategy matters more than ever.

1. Price correctly from day one. Overpriced homes sit. In a market with rising inventory, every week on the market makes your listing look less desirable. Your Realtor should show you comparable sales data, not aspirational pricing.

2. Presentation matters. When buyers have 10 options instead of 3, the home that's clean, staged, and well-photographed wins. First impressions are everything.

3. Be realistic about timelines. Homes aren't selling in 48 hours anymore. Budget 30–60 days on market as a realistic expectation. Well-priced homes in good condition may move faster.

4. Consider your next move. If you're selling to buy something else, this market actually works in your favour — you might sell for slightly less, but you'll buy for less too. It often evens out.

What This Market Means for Homeowners

Not buying or selling? This section is for you.

Mortgage Renewals

If your mortgage is coming up for renewal in the next 6–12 months, do not just sign the letter your bank sends you. That letter is their opening offer. It's almost never their best rate.

I shop 40+ lenders on every renewal. I routinely beat bank renewal offers. A 0.25% rate improvement on a $400,000 mortgage saves you approximately $60/month — over $3,600 across a 5-year term.

Call me 120 days before your renewal date. That gives us time to lock in the best rate available.

Refinancing and Debt Consolidation

Home equity is your most powerful financial tool — especially if you're carrying high-interest debt.

If you've got credit cards at 19–29%, a car loan at 7%, and a line of credit at 8% — I can often roll all of that into your mortgage at a fraction of the interest rate. I've seen clients save $500–$800/month by consolidating.

This isn't a bailout. It's a smart financial strategy that thousands of homeowners use every year.

Home Equity Access

Your home has likely appreciated over the past few years. That equity can be accessed for renovations, helping kids with a down payment, investing, or simply creating a financial safety net — all without selling.

The Flood Factor — 2013 to Now

Let's address this directly because it comes up in every conversation about High River real estate.

The 2013 flood was devastating. No sugar-coating. Homes were destroyed. People were displaced. The town was fundamentally shaken.

But here's what happened after:

Over $100 million in flood mitigation has been invested since 2013. That includes engineered berms, floodway diversions, upgraded drainage, and protective barriers. High River is dramatically better protected than it was.

What this means for buyers and homeowners:

• Most of the town is well-protected. The mitigation infrastructure is real and substantial.
• Some properties still carry flood plain designations. This can affect insurance costs and, in rare cases, financing options. Always check the specific property.
• Insurance has evolved. Overland flood coverage is more widely available than it was in 2013, but costs vary by location. Shop your insurance the same way you shop your mortgage.
• Property values have recovered and grown. The 2013 flood is part of High River's story, not its future.

High River's Economy and Growth

High River isn't just a bedroom community for Calgary commuters. It has its own economic engine.

• Population: ~15,500 (2024), with steady growth driven by affordability and quality of life
• Major employers: Agriculture, oil and gas services, healthcare, education, retail, and the Town of High River itself
• Highway 2 corridor: Direct access to Calgary (30 min north), Lethbridge (90 min south), and the US border (2 hours)
• Film and television: High River has been a filming location for several productions — the town has screen appeal alongside real-world appeal
• Community investment: New recreation facilities, expanded services, and continued infrastructure upgrades signal a town that's growing with intention

Demographics Worth Knowing

Roughly 25% of High River's population is over 55 — significantly higher than the provincial average. This creates a unique real estate dynamic: as seniors downsize or access home equity through reverse mortgages, family-sized homes enter the market. That's good news for buyers looking for established, well-maintained properties at reasonable prices.

My Honest Take

Here's what I tell every client who asks about the High River market:

For buyers: This is one of the best buying conditions we've seen in years. More inventory, more negotiating power, more programs, and lower rates than 2023. If you've been waiting for the right time — this is closer to "right" than anything we've seen recently. But don't try to time the absolute bottom. If the home is right and the numbers work, buy it.

For sellers: Price correctly and present well. This isn't 2022 anymore. But it's also not a crash. Well-priced homes in good condition are still selling. Overpriced homes are sitting. Know the difference.

For homeowners: If your renewal is coming up, call me. If you're drowning in high-interest debt, call me. If you want to access equity for renovations or to help your kids buy a home, call me. Your mortgage is your biggest financial tool — make sure it's working as hard as you are.

For everyone: High River is a good place to own a home. It's affordable relative to the region. It's well-connected to Calgary. It has a community feel that bigger centres can't replicate. And the flood mitigation investment means this town took its hardest punch, got back up, and built something stronger.

That's what I look for in a community. And that's why I moved here.