Investor mistake angle “Don’t Invest in Calgary Until You Know This

Investing in Calgary. What First-Time Investors and Move-Up Homeowners Need to Know

If you’re thinking about investing in real estate in Calgary, you’re not alone. I’ve lived in Calgary and the surrounding area for over 20 years, and I’ve personally bought, sold, renovated, built new, and moved up more times than I can count. Some decisions paid off incredibly well. Others taught me lessons I still lean on today.

This post isn’t about chasing the “perfect deal” or timing the market just right. It’s about making investment decisions that actually work for real life, real families, and real finances.

Who this is for

This is written for:

• First-time real estate investors

• Move-up homeowners who want to add a rental or future income stream

• Buyers who want long-term stability, not stress

If that’s you, keep reading.

My experience. Wins and hard lessons

Over the years, I’ve owned fixer-uppers, move-up homes, acreage properties, and new builds. I’ve renovated homes that produced a strong return on investment, turned an acreage into a true turnkey property, and worked directly with builders to customize new construction.

The biggest wins weren’t just financial. They were about buying in locations that actually supported our lifestyle.

The biggest mistake I ever made? Buying a home that didn’t serve the needs of my family. The house itself was fine. The location wasn’t. That experience changed how I look at investing forever.

Location isn’t just about appreciation. It’s about livability, tenant stability, and long-term value.

Where I see smart investment opportunities right now

While Calgary has strong pockets throughout the city, I’m seeing consistent value in:

• Starter homes with legal or future basement suite potential
• Smaller towns south of Calgary, including Okotoks

These areas tend to:

• Hold value well
• Attract stable families and long-term tenants
• Offer more flexibility for first-time investors
• Feel less speculative and more sustainable

I’m cautious with properties that rely entirely on short-term appreciation or that sit in highly transient areas. A cheaper purchase price doesn’t always mean a better investment.

Why legal basement suites matter so much

Legal basement suites are hot right now, and for good reason.

For many first-time investors and move-up buyers, a legal suite:

• Increases qualifying power with lenders
• Offsets monthly carrying costs
• Creates flexibility if life circumstances change
• Provides a safety net during interest rate shifts

Even homes with a side entrance and future suite potential can be powerful long-term assets. You don’t always need to build the suite immediately. Sometimes the option itself is the value.

Price ranges and numbers. Let’s be realistic

Price ranges vary widely, and I’m intentionally not throwing out blanket ROI claims.

What matters more than any headline number is this:

• Your debt load
• Your long-term goals
• Your risk tolerance
• Your ability to qualify comfortably

This is why I always stress working closely with a mortgage broker. Run the numbers properly. Stress test them. Make sure the property works on paper and in real life.

The biggest mistakes I see investors make

Two mistakes come up over and over again.

1. Waiting for the “perfect” property

Perfection is usually the enemy of progress. The right property is one that fits your strategy, your budget, and your life. Not one that checks every imaginary box.

2. Ignoring location for price

Buying cheaper in a high-transiency area can cost more in the long run. Vacancies, tenant turnover, and constant repairs eat into returns quickly.

A real investor story

I worked with an investor who was searching endlessly for the “perfect” home. Once we stepped back and looked at why they wanted to buy, things shifted.

They prioritized:

• Being close to family
• Strong schools for their children
• A home that was livable without a full gut renovation

By choosing minimal renovations over a major overhaul, they were able to increase their budget slightly and buy a home that worked immediately. They’re now happily settled, emotionally less stressed, and financially stable.

Full gut jobs can look great on spreadsheets. In real life, they can be mentally exhausting and more expensive than planned.

How I see Calgary’s market right now

Calgary’s market is steady and balanced in many areas. For investors, I see opportunity particularly in:

• Lower-priced condos
• Entry-level rental properties in the $200K–$300K range
• Homes with income potential that support qualification

What I don’t recommend is settling for a home that doesn’t work for your long-term needs just to “get in.”

Risks to be aware of

Two risks deserve special attention:

• Interest rate changes
• Tenant profiles

Lower-priced properties in unstable areas can lead to frequent vacancies and costly turnover. Every empty month and unexpected repair chips away at your returns.

My guiding philosophy

Good investing starts with honesty.

Tell your agent what you actually want and need. Be clear about your lifestyle, finances, and long-term plans. Work closely with your mortgage broker so the numbers truly support success.

Real estate investing isn’t about being aggressive. It’s about being intentional.

Thinking about investing in Calgary?

If you’re early in the process and want to talk through options, strategies, or even what not to do, I’m always happy to have a conversation. Education comes first. The right decision follows.

Sincerely,

Cheralee Placsko, Realtor and Advisor

eXp Realty