Downsizing in Calgary: choosing a home, ordering the move and counting costs

Downsizing in Calgary is a sale and a purchase that usually change the type of home as well as its size. The three decisions that set the shape of the move are the home type (bungalow, villa or condominium), the order of the sale and purchase and what the next home costs to own each month. This guide works through each, then covers preparing a house that has been lived in for years, the condominium documents to request, the property tax programs that exist in Alberta and Calgary with their published rules and the costs of the move. Legal, tax and mortgage points are general information, so confirm them with a lawyer, an accountant or the agency named.

What downsizing means in practice

People move to a smaller home for many reasons: fewer rooms to maintain, less yard work, a lower monthly cost or a simpler layout. The trade-offs are real. A smaller home gives up space and the new home may charge monthly fees or have rules that your current house does not.

A useful way to begin is a two-column list. In one column write what the current house costs you each month and in time: property tax, utilities, insurance, repairs and upkeep. In the other column list what you want from the next home: layout, access, parking, outdoor space, distance to services. The list tells you which home type fits, before you look at any listing.

CREB reported a September 2026 City of Calgary benchmark of $739,400 for detached homes, $685,200 for semi-detached, $412,400 for row and $291,400 for apartment. A benchmark is the price of a typical home with a given set of features and not an average sale. For more on prices, see Calgary house prices. Derek Bryer, a Calgary agent with the Certified Condominium Specialist designation and more than 20 years in residential construction before real estate, can help compare options. Read more about Derek.

Bungalow, villa or condominium

Bungalow

A bungalow is a detached single-storey home, sometimes with a finished lower level. You own the house and the land, you are responsible for the roof, exterior, systems and yard and there is usually no monthly condominium fee. Stairs may still exist between the main floor and a basement, so look at the layout, as well as the label.

Villa or attached single-storey

The word villa is used by builders and sellers for an attached or semi-detached single-storey home, often in a small complex. Ownership varies. Some are fee simple, which means you own the unit and the land under it. Others are condominiums, where you own the unit and share ownership of common property. The exterior and landscaping may be managed by an association with fees and bylaws. Ask which structure applies, because it determines what you pay, what you can change and what documents you receive.

Condominium apartment

A condominium apartment gives you ownership of the unit and a share of common property and you pay a monthly fee that covers the building’s operating costs and reserve fund contributions. The building has bylaws and the corporation maintains common areas and, under the bylaws, often the exterior. The buying a condo guide goes through this in detail.

Home type	You own	Monthly fee	You maintain	Documents to ask for
Bungalow	House and land	None, unless in an association	Roof, exterior, systems, yard	Title, survey, permits
Villa, fee simple	Unit and land	Sometimes, if an association exists	Depends on association rules	Association bylaws and budget
Villa, condominium	Unit and share of common property	Yes	Interior and what the bylaws assign	Condominium documents
Apartment condominium	Unit and share of common property	Yes	Interior and what the bylaws assign	Condominium documents

The right answer is the one that fits how you want to live, the monthly numbers and the rules you are comfortable with. A viewing tells you more than a description, so view more than one type before deciding.

The order of the sale and the purchase

Because you are selling and buying, timing is the biggest practical question.

• Sell first. You know your proceeds and your payout. You then need a place to live between closings or a possession date arranged so the dates are close.
• Buy first. You choose without the pressure of a sale date and you carry both homes for some period. A lender may be able to provide short-term financing, in general terms called bridge financing and a mortgage broker can explain the options.
• Both together. You list the house and look for the next home at the same time, with possession dates that follow each other.

If you have no mortgage on the current house, the financing picture is simpler. If you have one, ask your lender whether it can be ported to the new property and what a penalty would be if it cannot. The moving up guide covers these topics in more detail, since the mechanics are the same in either direction.

A seller with a spouse should know that Alberta’s Dower Act requires a married person to have the spouse’s written consent or a court order, to dispose of a homestead, even if the spouse is not on title. Your lawyer prepares the consent or release.

Preparing a long-held house for sale

A house lived in for many years has a history and a buyer will see all of it. Preparation falls into three parts.

1. Paperwork. Gather the title, the property tax notice, utility bills, permits for any additions or a finished basement, warranties and receipts for work such as a roof, furnace, windows or hot water tank.
2. Contents. Decide what comes, what goes to family, what is donated or sold and what is discarded. Do this early, because it takes longer than most people expect. Start with the rooms you use least.
3. Condition. Repairs a buyer’s inspector is likely to find are better dealt with or priced, before you list. Look at the roof, drainage, windows, furnace, plumbing, electrical and any signs of moisture. A licensed home inspector can examine the house before you list, so you know what a buyer’s inspection might report. Derek can point out what he sees on a walk-through and the formal assessment is the inspector’s.

Not every repair pays for itself. A home valuation with comparable sales helps you decide which work is worth doing and which can be left to the buyer. The sellers page describes the process of listing and showings. If the home belongs to an estate, the estate home guide covers that situation separately.

Condominium documents for the next home

If the next home is a condominium or a villa within a condominium corporation, the documents tell you what the monthly fee covers and what costs may come. Under the Condominium Property Act and Regulation, a corporation must provide the prescribed documents within 10 days of a written request. The list includes:

• The current budget and annual financial statements
• The bylaws and any rules
• Minutes of general meetings and board meetings
• Insurance certificates and policies
• Reserve fund plans and reports
• Professional reports, such as a building condition assessment, excluding those under privilege
• Any statement of structural deficiency and loan disclosure statements
• Parking and storage lease agreements

Fees for these are capped by regulation: up to $100 for the information statement and $10 for other documents or $0.25 a page for a hard copy over 40 pages.

Estoppel certificate and reserve fund

The estoppel certificate is issued by the corporation within 10 days of a written request and states the contributions payable, their frequency, any arrears and interest owing. The fee cannot exceed $200. It is conclusive in favour of the person who requested it.

The corporation must maintain a reserve fund reasonably sufficient for major repairs and replacement. A reserve fund study is required at least every 5 years and should consider a 30-year timeframe. Read the most recent study and ask whether the reserve fund is funded to the plan. If it is not, the corporation can charge a special levy, which is a one-time charge set by a board resolution that states its purpose, the total and the due dates. Reading the minutes shows whether any major work is being discussed.

A lawyer should review the documents and an insurance broker can advise on unit coverage. See the buying a condo guide for more.

Property tax and the programs available

Calgary property tax is assessment multiplied by the City and Provincial rates. For 2026 the residential rates are 0.0038906 and 0.0027593, a total of 0.0066499 per dollar of assessment. Assessment is based on market value on July 1 of the previous year. The bill is mailed in May and is due on the last business day of June. As an illustration of the published formula, a home assessed at $600,000 would owe $600,000 times 0.0066499, which is $3,989.94. Your own bill depends on your assessment.

Compare the tax and any monthly fee for each home on a monthly basis, since a bungalow may have tax and no fee while a condominium has both.

Tax Instalment Payment Plan

The City’s Tax Instalment Payment Plan (TIPP) withdraws payments on the first day of each month. There is no charge to join, you do not re-apply each year and payments are reviewed twice a year. The agreement is tied to the property, not the person. You cannot join if your mortgage payment already includes property tax.

Alberta Seniors Property Tax Deferral Program

The provincial program lets eligible homeowners defer property tax through a low-interest home equity loan. The published rules say:

• The applicant must be 65 or older. If there is a spouse or partner, one of them being 65 is enough.
• The applicant must have lived in Alberta for at least 3 months and the home must be the primary residence.
• The home needs at least 25 percent equity.
• The program is not income-based.
• The interest rate was listed as 4.45 percent, it is reviewed every 6 months in April and October and it is simple interest.
• Apply at least 30 days before the municipal deadline, for example by May 31 for June 30.
• Taxes can be deferred for up to 10 years without re-applying.
• The loan is due on sale, when the person ceases to be the registered owner or when the home is no longer the primary residence.

The program’s phone number is 1-877-644-9992. Check the current terms on alberta.ca before applying, since the interest rate is reviewed.

Calgary Property Tax Assistance Program

The City’s program is for residential owners in financial hardship, regardless of age. It provides a credit or grant of the year-over-year tax increase. The 2026 program opened June 1 and applications are accepted until December 31, 2026 through Fair Entry. The owner must be on title for 365 concurrent days by the end of the taxation year, the program is for individuals only and the owner can have no other Calgary property. Applying does not change your tax obligation, so pay the bill by the due date. We have not confirmed the income thresholds, so check calgary.ca for them.

These programs have conditions. Read the current pages and ask an accountant how they interact with your plans, including how a move affects eligibility.

Costs of the move

Cost	What to know
Real estate commission	Set in your written service agreement, as negotiated
Mortgage payout and penalty	Ask your lender for a payout statement
Legal fees, sale and purchase	Ask your lawyer for a written quote
Land Titles transfer fee	$50 plus $5 per $5,000 or part, on the purchase value
Land Titles mortgage fee	Same formula on the new mortgage principal
Condominium document fees	Up to $100 for the information statement and $10 for other documents
Estoppel certificate	Up to $200
Moving, storage and cleaning	Get written estimates
Repairs before listing	Based on what the inspection and valuation show

Alberta has no land transfer tax. As an illustration of the Land Titles formula, a $450,000 purchase is 90 units of $5,000, so the transfer fee is $50 plus $450 or $500. The land title fees calculator does this for your numbers and the mortgage calculator shows payments if you borrow.

Where to look

Smaller homes exist across the city and in nearby towns. Communities with guides on this site include Aspen Woods, Springbank Hill, Tuscany and Cranston. The neighbourhoods index covers more and towns such as Cochrane and Okotoks have their own housing and municipal rules. CREB reports by district and not by community, so ask for recent comparable sales on the street you are considering.

When you are ready, you can reach Derek on the contact page or call 587-325-2992. Derek is licensed by the Real Estate Council of Alberta as an associate with eXp Realty and is a member of the Justin Havre Real Estate Team.