Silvertip Canmore Market Report 2026 | Prices & Trends

by Ryan Lefebvre

Silvertip Neighborhood Market Report

Canmore, Alberta · Year to Date through September 2026
Prepared for homeowners and affluent second-home buyers.

Executive Summary

Silvertip remains Canmore’s luxury premium location. Over the year, the neighbourhood’s median sold price sits near $2.20 million, with an average closer to $2.83 million — well above town-wide medians near $1.08–$1.21 million.
The resale luxury segment is negotiating, not racing. Roughly 78% of Silvertip sales closed below asking, at a 94.7% sold-to-list ratio, with a recent three-month average time-to-sell around 70+ days. That is a buyer’s market inside the estate and large-home band—not a collapse of demand.
New product is outperforming resale headlines. Cadence Pond, a 70-unit short-term rental condo project, broke ground in August 2026 and was nearly sold out before construction, with prices from the high $700,000s to more than $2.4 million and occupancy targeted for Q2 2028. MLS resale stats miss this demand.
The gondola just became more real. Alberta’s designation of the Lady Macdonald All-Season Resort Area in September 2026 is the first formal step toward Stone Creek’s proposed gondola—a multi-year catalyst that would re-price access, tourism, and amenity value on this mountainside.
For second-home buyers, carrying costs now matter as much as purchase price. Canmore’s Livability (vacancy) tax and tourist-home tax regime, narrowed by provincial law to fall on non-Alberta and corporate owners, plus frozen new short-term-rental designations, change the ownership math even when mortgage rates are stable at a 2.25% Bank of Canada policy rate.

Core Market Metrics

Silvertip (thin luxury sample — treat monthly prints with caution)

Median sold price (2-year window): ~$2.20 million (average ~$2.83 million; range roughly $935,000 to $5.38 million on the two-year set, with a subsequent $7.875 million Mountain Tranquility sale including GST in May 2026).
Days on market: ~73 days on a recent 3-month average for the neighbourhood; well-priced, well-built homes still move, while aspirational $4M–$8M listings often take one to two seasons.
Inventory: Early October snapshots show roughly 9-12 active listings, depending on whether pre-sales are counted. Asking prices cluster from the mid-$700,000s (smaller condos) to $7.95–$8.7 million, with an average asking price reported near $2.8 million. Trend: rising into the fall listing season, consistent with Bow Valley seasonality.
List-to-sale ratio: ~94.7% over two years; about 15% sold above asking, 78% below.
Sales volume: ~40–41 Silvertip sales over two years. Recent 30-day windows have printed zero sales—normal for a neighbourhood that may only close a handful of homes per quarter. Summer 2026 still produced landmark trades above $5 million.

Canmore context (YTD through September 2026)

Residential sales 274 vs. 265 in the same period of 2025 (+3.4%). Detached and semi-detached 94 vs. 103; townhomes 100 vs. 90; apartment condos 80 vs. 72.
Town-wide median sold (July): $1,084,950; August portal median ~$1.12 million. Detached median in August: $1.77 million, about 11% below August 2025.
City inventory: ~130–194 active listings; months of inventory roughly 3–5.3 depending on segment. Townhomes remain the tightest product. Days on market town-wide generally 46–68. Sale-to-list typically high-90s, with modest concessions.

What this signals

Silvertip is a two-speed market inside a balanced town. Canmore overall is neither a frenzy nor a correction: sales are slightly ahead of last year, inventory has rebuilt from the ultra-tight mid-2020s, and buyers have room to negotiate without expecting fire-sale pricing. On Silvertip, custom and estate resale homes behave like a soft seller’s / mild buyer’s market—the buyer who waits for the right house, and the seller who prices to the last closed comparable rather than the last ask, both do well. New construction with views, golf frontage, and a credible developer story is still a seller’s product. One $5–8 million closing can swing any monthly average; use medians, 12–24 month windows, and property type, not headlines.

Comparative Analysis

Year-over-year

Town-wide detached averages were still rising into 2026 (about +6% in one H1 brokerage cut, to ~$2.28 million), even as some monthly detached medians printed lower year over year because fewer trophy sales landed in those months. Silvertip’s two-year average is pulled up by estate product that does not exist in most other neighbourhoods; mix shift—not a 90% “price boom”—explains wild portal YoY percentages.

Quarter-over-quarter momentum

Q2–Q3 2026 brought the year’s signal events: the $5.38 million Kidner-built golf-course home at 117 Silvertip Ridge and the $7.875 million sale at 440 Mountain Tranquility Place. Those trades confirmed a functioning $5M+ bid. August then cooled at the city level (38 sales vs. 50 in July) as fall listings arrived—seasonal, not structural. Detached months-of-inventory drifted from ~4.9 toward ~5.3. Townhomes stayed tighter.

Silvertip does not track downtown condos or Three Sisters mid-market product. It tracks view quality, builder reputation, golf adjacency, and whether the owner can carry the tax and operating load. Compare it to South Canmore, Cairn's Landing and the best of Eagle Terrace, not to the town median.

Mountain Property Spotlight: A Canmore Home Built on the Silvertip Resort Golf Course - Avenue Calgary

Market Forces & Trends

New development

Cadence Pond is the live project: 70 short-term rental zoned condominium on the 6th hole, 525–1,966 sq. ft., one to four bedrooms, tourist-accommodation zoning, wellness floor (gym, cedar sauna, outdoor hot tub), occupancy Q2 2028, prices ~$699,000 to $2.4 million+. Groundbreaking was August 18, 2026; uptake was strong enough that local brokerages flagged it as evidence of high-end demand that never hits the resale tape. Mountain Tranquility Place remains one of the last new single-family estate opportunities on the hillside. Stone Creek reports roughly 400 residential units already built at Silvertip.

Infrastructure and amenity upside

On September 21, 2026, the province designated the Lady Macdonald All-Season Resort Area, clearing the first hurdle for a gondola from the Palliser / highway area through Silvertip Village to the Mount Lady Macdonald ridge. Estimated visitation in earlier project materials was 250,000–300,000 riders a year. That is not an approved gondola—it is a planning green light. If it proceeds, it would change Silvertip from a golf-and-view enclave into a four-season lift-served neighbourhood. Values would not reprice overnight; they would reprice as certainty rises.

Economy and rates

The Bank of Canada held the overnight rate at 2.25% on September 2, 2026. Chartered-bank prime sits at 4.45%; posted five-year conventional mortgages around 6.09%. Financing is predictable again after the 2023–25 cycle. Tourism and Calgary wealth remain the demand engines. Canmore’s land constraint—wildlife corridors, slope, and municipal growth management—still caps supply.

Policy that second-home buyers cannot ignore

New Tourist Home designations were frozen in March 2025; existing licensed tourist homes can still operate and trade.
The Livability / vacancy tax (about 0.4% of assessed value on non-primary use) is in force for 2026. Provincial changes mean it now lands on non-Albertan Owners.
Tourist-home municipal tax rates remain several times the primary-residence municipal rate.
On a $2.5 million Silvertip home, tax treatment can swing carrying cost by tens of thousands of dollars a year. Underwrite the subclass, not just the mortgage.

Seasonality

Bow Valley listings typically swell from late August through October. August 2026 followed the script: sales off the July peak, inventory up, detached MOI drifting toward the buyer-friendly side of balanced. Spring and early summer remain the strongest showing seasons for $3M+ product, because out-of-town buyers need long daylight and golf-in-play to commit.

Connecting the dots

New construction selling through while estate resales negotiate tells you buyers will pay for certainty of product—warranty, layout, views, and a story—more readily than they will pay last year’s ask on a 15-year-old house that needs a kitchen. Tax policy is the near-term swing factor for non-resident buyers; rate stability is the near-term support for everyone else.

Forward-Looking Indicators

Pending sales and absorption: Silvertip’s 30-day sold counts frequently print at zero. Do not read that as “no market.” Absorption is lumpy: a few closings per quarter, plus off-MLS and pre-sale. Citywide, ~3–5 months of inventory is balanced; detached is the looser end.
Permits and starts: Cadence Pond is the visible start (70 units, mid-2028 delivery). Watch subsequent Silvertip Village phases—hotel, spa, employee housing—as the next permit cluster.
Expert outlook, next 6–12 months: It can be described as a balanced neighbourhood with a bifurcated luxury tape. Expect more fall listings, selective price adjustments on stale $4M+ asks, continued strength in well-designed new product, and a spring 2027 bid that will hinge on rate path, Banff/Canmore tourism, and Alberta's economy. The federal foreign-buyer ban’s January 2027 expiry is a sentiment item more than a volume item in this price band, but it is on buyers’ checklists.

Base case through summer 2027: sideways-to-gently-higher quality-adjusted prices in Silvertip, with more negotiation on older resale and firm pricing on scarce view/golf new builds.

Investment Lens

Rental yield

Silvertip is not a cap-rate neighbourhood. Unfurnished long-term rents will not support a $2 million basis. Yield only becomes interesting where legal Tourist Home / visitor-accommodation status already exists (Cadence Pond is explicitly zoned for tourist accommodation). Even then, higher tourist-home tax rates, licensing, and management costs compress net yield. Most affluent buyers here are optimizing lifestyle + long-term appreciation + optionality, not year-one income.

Appreciation trajectory (3–5 years)

Structural supports: finite developable land, wildlife-corridor constraints, Calgary wealth within a one-hour drive, Banff spillover, and a completed master plan that keeps adding amenity without turning the hillside into a strip. 2024–25 already delivered mid-to-high single-digit gains on many Canmore product types. From today’s starting point, a reasonable planning range is low-to-mid single-digit annual appreciation on quality assets if rates stay near current levels.

Risks

Policy: vacancy/livability tax design, possible future tightening
Thin liquidity above $4 million; exit can take two seasons
Construction and amenity execution risk on remaining master-plan pieces
Wildfire, insurance, and climate-season disruption (a Bow Valley constant)
Interest-rate or risk-premium shock that hits second-home leverage first

Opportunities

Negotiate resale estates that missed the market at 2025 asks; closed comps now exist at $4.4M, $5.38M, and $7.875M to bracket value.
New, amenity-rich condos with remaining allocation or early resale of Cadence Pond / similar product for buyers who want lock-and-leave.
View and golf-front lots while the last estate pads trade (recent example: a Stonecreek Road lot at $1.8 million).
Alberta-resident primary or shared-use structures that avoid the non-resident tax stack.

How to use this report

If you already own in Silvertip, the market is not asking you to panic-sell. It is asking you to price off closed 2026 trades, not 2025 list memories, and to budget tax subclass correctly. If you are buying a second home, treat the next two quarters as a selection market: more choice than in 2021–23, still scarce true view-and-golf inventory, and a development story that will either add a gondola-sized amenity or remain a beautiful golf hillside. Either outcome supports patient capital. Only overpaying for a tired house with a thin view does not.

If you want to talk about a home in Silvertip:

Whether you are relocating a family from Calgary or Edmonton, selling a home you already own in Canmore, looking at a condo, townhouse, or detached, or just trying to understand the current Canmore real estate market before you act — call the office and ask for me.

Coldwell Banker Lifestyle — Canmore
#104, 512 Bow Valley Trail, Canmore, AB
403-679-8420
canmorelifestyle.com

If you are not ready to buy or sell, register for our Rockies Report at canmorelifestyle.com. That is the market briefing I use with clients — inventory, pricing, and the policy that affects Canmore and Banff real estate — without waiting for a listing to hit your inbox. The blog here is the longer version of the same work. Follow along if you want the next piece when it goes up.