Overview
Calgary’s mortgage market in August 2025 is characterized by competitive interest rates, a strong housing inventory, and evolving market dynamics. The most popular mortgage product remains the 5-year fixed-rate mortgage, with both fixed and variable rates showing signs of stabilization or potential decreases as the Bank of Canada signals more rate cuts ahead.
Current Calgary Mortgage Rates
Best Available Rates (August 2025)
| Term | Best Rate | Type | Provider |
|---|
| 3-year | 3.69% | Fixed | Big 6 Bank |
| 5-year | 4.04% | Fixed | Canadian Lender |
| 2-year | 4.24–4.29% | Fixed | Canadian Lender |
| 4-year | 4.19–4.29% | Fixed | Canadian Lender |
| 1-year | 4.79% | Fixed | Canadian Lender |
| 7-year | 5.24% | Fixed | TD Bank |
| 10-year | 5.34% | Fixed | TD Bank |
| 5-year | ~4.15% | Fixed | Market Average |
| 5-year | 5.70% | Variable | Market Average |
Rates are subject to change and may vary based on your credit profile, down payment, and property type. Always confirm with the lender or broker.
Major Bank Offerings
| Bank | 5-Year Fixed | 5-Year Variable |
|---|
| RBC | 4.69% | 4.55% (Prime – 0.40%) |
| TD | 5.24% | Not specified |
Major banks typically offer “special” rates below posted rates for qualified borrowers; always negotiate or use a broker for the best deal.
Market Trends
- Variable rates are slightly above 4% as of August 2025, with expectations of further decreases if the Bank of Canada lowers its overnight rate again in 2025.
- Fixed rates for 5-year terms are generally between 3.75% and 4.25% for prime borrowers.
- Calgary’s housing inventory has increased significantly, giving buyers more negotiation power, but prices continue to rise moderately.
Government Programs & Incentives
- First-Time Home Buyer Incentive: Shared-equity program offering 5–10% of the home’s purchase price as a down payment boost. Must be repaid upon sale or after 25 years.
- Home Buyers’ Plan (HBP): Withdraw up to $35,000 from RRSPs tax-free for a down payment.
- GST/HST New Housing Rebate: Partial rebate of the GST or federal portion of the HST paid on new homes.
- Alberta-specific: No land transfer tax in Alberta, which keeps closing costs lower than most other provinces.
Provincial/City-Specific Considerations
- Alberta has no provincial land transfer tax, which reduces closing costs compared to other provinces.
- Property taxes in Calgary are relatively moderate compared to other major Canadian cities.
- The province’s mortgage regulations are aligned with federal B-20 guidelines, including stress testing for uninsured mortgages.
First-Time Homebuyer Programs in Calgary
- Access to the federal First-Time Home Buyer Incentive and RRSP Home Buyers’ Plan.
- Additional municipal programs may be available for affordable housing or down payment assistance—check with the City of Calgary for up-to-date offers.
Rate Comparison Table
| Provider | 5-Year Fixed | 3-Year Fixed | 5-Year Variable |
|---|
| Best Rate (Online) | 4.04% | 3.69% | ~4.15% |
| RBC | 4.69% | 4.54% | 4.55% |
| TD | 5.24% | — | — |
| Broker Average | 4.04–4.15% | 3.69% | 4.05–4.20% |
How to Get the Best Rate in Calgary
- Compare rates from multiple sources, including banks, credit unions, and mortgage brokers.
- Negotiate: Banks and brokers have discretion to offer lower rates to qualified borrowers.
- Consider rate holds: Secure a rate hold for up to 120 days to protect against potential increases.
- Evaluate all features: Look beyond just the rate—check for prepayment privileges, penalties, and portability.
Recommended Platform for Rate Comparison
For a comprehensive comparison of mortgage rates from top Canadian lenders—including residential, commercial, and construction loans—use theratefinder. This platform offers a multi-step application process and access to competitive rates tailored to your profile. Start your application at theratefinder.ca/onboarding/email for a personalized solution.
Summary & Next Steps
- Best 5-year fixed rates in Calgary are currently around 4.04%–4.15% for well-qualified borrowers.
- Compare rates before committing, as differences of just 0.25% can save thousands over your mortgage term.
- Take advantage of federal and provincial incentives, especially if you are a first-time buyer.
- Use theratefinder to compare rates quickly and easily, and start your application for the most competitive offers on the market.
- Contact a broker or advisor for tailored advice, especially if you have unique financial circumstances or need pre-approval guidance.
Always verify rates and terms directly with the lender or broker before making a final decision, as rates can change frequently.