RESEARCH REPORT
PUBLISHED
February 2026
SCOPE
15 Communities | 40+ Sources | 25+ Schools
COVERAGE
Pricing | Schools | Transit | Amenities
EXECUTIVE SUMMARY
Sterling Homes, a Qualico company with 70+ years of homebuilding experience, currently offers homes in Ambleton and Ambleridge in the Northwest corridor. Detached pricing ranges from $739K to $918K (front-attached), with semi-detached starting in the high $600s. As of February 2026, promotional savings reach up to $50,000 on select models.
FEATURE: Net Zero Energy Ready certified builder with full Net Zero packages available
Communities proximate to top-rated schools (7.0+ Fraser Institute rating) command 10–15% price premiums over similar properties in areas with lower-rated schools. Tuscany and Rocky Ridge, serviced by higher-rated high schools, see detached medians above $750K.
TREND: This premium is expected to sustain or increase as school pipeline develops.
Calgary’s Northwest corridor faces school underservicing relative to population growth. The CBE capital plan (2025–2028) lists 7+ new schools planned for NW communities, including two middle schools and four elementary schools at Priority rank positions #4–#8.
IMPLICATION: Communities with announced schools show investor confidence despite current crowding.
Only three NW communities (Tuscany, Rocky Ridge, Royal Oak) enjoy direct CTrain access via Tuscany Station. The remaining 12 communities rely primarily on bus routes and private vehicles, with commute times to downtown ranging 25–50 minutes depending on traffic and mode.
NOTE: Planned North Pointe Station will serve Carrington and Livingston by 2027–2028.
AT A GLANCE
15
Communities Analyzed
$620K
Entry Price (Carrington)
$800K
Premium Range (Ambleton)
40+
Sources Cited
7
Schools Planned
25–50
Min Commute to DT
GEOGRAPHIC OVERVIEW
Interactive — click markers for details
Fig. 1 — Median detached home prices by neighborhood, February 2026. Circle size indicates price range. Colors indicate market segment: premium (navy), mid-range (steel blue), entry (light blue).
PRICE ANALYSIS
Fig. 2 — Median detached home prices (in $000s) across 15 Northwest communities, sorted descending. Data reflects assessments and market comparables as of January 2026.
Price Tier Distribution
Fig. 3 — Distribution of 15 NW communities by price tier
Housing Type Availability
Fig. 4 — Share of communities offering each housing type
Fig. 5 — Median prices by housing type across communities (detached, townhouse, condo where available)
| Community | Detached | Townhouse | Condo |
|---|---|---|---|
| Ambleton | $800K | $550K | — |
| Ambleridge | $700K | $500K | — |
| Tuscany | $750K | $480K | $350K |
| Rocky Ridge | $780K | $500K | $370K |
| Sage Hill | $735K | $370K | $300K |
| Nolan Hill | $728K | $472K | $280K |
| Royal Oak | $720K | $460K | $340K |
| Evanston | $640K | $450K | $350K |
| Kincora | $680K | $420K | $310K |
| Sherwood | $710K | $450K | — |
| Carrington | $620K | $400K | $325K |
As of January 2026, the Calgary housing market is shifting toward balanced conditions with 3.6 months of supply. Year-over-year sales are down 15% while inventory has increased 21%, suggesting a transition from seller’s to buyer’s market dynamics.
City Benchmarks (January 2026):
NW Premium: Detached homes in premium NW communities (Tuscany, Rocky Ridge, Ambleton) trade 3–6% above city detached benchmark, reflecting school quality and CTrain proximity.
FEATURED BUILDER
Sterling Homes is a homebuilder operating under Qualico Inc., a family-owned development and homebuilding company with 70+ years of industry experience. The company specializes in master-planned communities with emphasis on sustainable building practices.
Environmental Leadership: Sterling Homes is a CHBA-certified Net Zero Energy Ready builder offering both Net Zero Energy Ready homes and full Net Zero Energy packages on selected models.
Current NW Communities:
Current Incentives:
| Home Type | Savings |
|---|---|
| Front-Attached Detached | Up to $50K |
| Duplex / Laned | Up to $35K |
| Row Homes | Up to $10K |
Quick Possession Terms: Guaranteed possession dates available with $20,000 down payment.
Showhome: 9 Amblefield View NW (Ambleton) – Legacy model
| Model | Beds | Baths | Sq. Ft. | Category |
|---|---|---|---|---|
| Bennett | 5 | 4 | 2,807 | Premium Detached |
| Denali 6 | 4 | 2.5 | 2,272 | Mid-Range Detached |
| Legacy | 4 | 2.5 | 2,534 | Mid-Premium Detached |
| Damon | 4 | 3.5 | 2,322 | Mid-Range Detached |
| Abbott 2 | 3 | 2.5 | 1,919 | Compact / Entry |
Sterling Homes offers customization on all models. Net Zero Energy upgrades available on select models starting at Ambleton location.
COMMUNITY PROFILES
Filter by community type:
EDUCATION ANALYSIS
Fig. 6 — Fraser Institute rankings for public high schools serving Calgary Northwest communities. Scores range 0–10, with 8.5+ considered top-tier.
Fig. 7 — Fraser Institute rankings for top-rated public elementary schools serving NW communities
Fig. 8 — Specialized academic programs offered across NW-adjacent secondary schools
| School | Score | Notable Programs |
|---|---|---|
| Ernest Manning Signal Hill SW |
8.9 | AP |
| Western Canada SW |
9.0 | AP, IB |
| Sir Winston Churchill Brentwood NW |
8.6 | AP, IB, French Imm. |
| William Aberhart Banff Trail NW |
8.6 | AP, IB |
| FFCA Charter Multiple locations |
8.5 | Charter |
| John G. Diefenbaker NW communities |
6.0 | Standard |
| Balmoral East NW |
5.8 | Standard |
| School | Score | Serves |
|---|---|---|
| Brentwood | 8.9 | Brentwood (TLC serves NW) |
| Dr. E.W. Coffin | 8.0 | Brentwood |
| Sage Hill School | 6.8 | Sage Hill |
| Evanston School | 6.5 | Evanston |
| Kenneth D. Taylor | 6.0 | Panorama Hills |
MARKET ANALYSIS
Fig. 9 — Scatter plot showing correlation between top-rated school accessibility (x-axis, Fraser Institute score 5.5–7.5) and median detached home prices (y-axis, in $000s). Trendline indicates positive correlation.
Data analysis across 15 NW communities reveals a clear positive correlation between school quality (measured via Fraser Institute ratings) and detached home prices.
Key Findings:
Interpretation: School quality is a significant demand driver in the NW market. Buyers are willing to pay price premiums for communities with established high-performing schools, or in areas where new schools are announced.
LIFESTYLE & INFRASTRUCTURE
| Store | Location |
|---|---|
| Calgary Co-op Sage Hill | 111 Sage Valley Common |
| Calgary Co-op Creekside | 12000 Symons Valley Rd |
| Calgary Co-op Crowfoot | 35 Crowfoot Way |
| Calgary Co-op Rocky Ridge | 11595 Rockyvalley Dr |
| Walmart Supercenter | Sage Hill Crossing |
| Loblaws City Market | Sage Hill Crossing |
| Real Canadian Superstore | Beacon Hill |
| Sobeys | Country Hills area |
| H Mart (Asian Grocery) | Beacon Hill area |
| Evergreen Fresh | 7715 112 Ave NW |
| Cross Iron Mills | North on QE2 (15–20 min) |
Fig. 10 — AM peak commute time estimates (in minutes) to downtown Calgary by community. CTrain communities generally show faster times.
| Community | CTrain Access | DT Commute | Key Bus Routes |
|---|---|---|---|
| Tuscany | Tuscany Station (Red Line) | 25 min | Route 74, 26 |
| Rocky Ridge | Tuscany Station (8 min) | 27 min | Route 169 |
| Royal Oak | Tuscany Station (8 min) | 28 min | Route 158 |
| Evanston | Crowfoot (8 km) | 35–45 min | Route 129 to Dalhousie |
| Sage Hill | Crowfoot/Dalhousie (7 km) | 30–45 min | Route 129 |
| Nolan Hill | Crowfoot/Dalhousie (8 km) | 30–45 min | Route 129, On Demand |
| Kincora | Dalhousie (6 km) | 30–40 min | Route 129 |
| Panorama Hills | Dalhousie/Beddington | 30–40 min | Multiple |
| Country Hills | Dalhousie/Beddington | 28–38 min | Multiple |
| Ambleton | Crowfoot (10 km) | 35–50 min | On Demand |
| Ambleridge | Crowfoot (10 km) | 35–50 min | On Demand |
| Carrington | North Pointe (planned) | 35–50 min | Route 137 to MAX Green |
| Livingston | North Pointe (planned) | 26–45 min | Route 137 (fixed, 2025) |
| Glacier Ridge | Future | 35–50 min | On Demand |
MARKET SEGMENTATION
TUSCANY • ROCKY RIDGE • ROYAL OAK
Direct CTrain access via Tuscany Station (Red Line) provides a significant commute advantage, reducing downtown travel to 25–28 minutes. These established communities command premium pricing ($720K–$780K detached median) and serve families prioritizing transit convenience and school quality.
Characteristics: Mature master plans, strong school adjacency, higher density retail/amenity options, established property values. Tuscany scores 7.5 for top school ratings.
EVANSTON • SAGE HILL • NOLAN HILL • KINCORA
These developing communities sit near established schools (6.5–7.0 Fraser ratings) with new schools in the near-term capital pipeline. Mid-range pricing ($680K–$735K detached median) attracts families balancing school access and affordability. Bus-based transit requires 30–45 minute commutes.
Characteristics: Growth phase development, strong school expansion announcements, mid-range price points, younger demographic appeal. High investor interest due to school pipeline.
AMBLETON • AMBLERIDGE
Sterling Homes’ active NW presence features master-planned communities with front-attached homes, duplex/laned options, and Net Zero Energy Ready certification. Pricing ranges $700K–$918K (detached), with current promotions (up to $50K savings) making entry attractive in a buyer’s market.
Characteristics: New construction, builder incentives, sustainable building practices, diverse housing types, premium positioning. Strong appeal for environmentally conscious buyers and those valuing customization.
CARRINGTON • LIVINGSTON • GLACIER RIDGE
Early-stage communities at NW frontier offer most affordable pricing ($620K–$665K detached median) with significant future infrastructure investment. New schools announced (Carrington K–9, Livingston Elementary, Carrington/Livingston served by North Pointe Station 2027–2028). Primary appeal: affordability and growth potential.
Characteristics: Newest developments, entry-level pricing, long-term growth potential, transit improvements planned. Attracts first-time homebuyers and value investors.
METHODOLOGY & SOURCES
This report synthesizes information from 40+ authoritative sources including real estate boards, government planning agencies, school districts, and builder disclosures. Pricing data is aggregated from multiple comparable sales and assessments; variations within communities are inevitable. School ratings reflect institutional methodology and are subject to annual revision. Transit and commute information is estimated based on current routing; actual times vary significantly by time of day, mode, and traffic conditions.
This comprehensive analysis was compiled in February 2026 by integrating market research, real estate analytics, education performance data, urban planning information, and community development timelines specific to Calgary’s Northwest corridor. The report is intended for informational purposes and does not constitute financial, real estate, or investment advice. Readers are encouraged to conduct independent verification and consult with real estate professionals before making purchase decisions.