Montgomery, Calgary: three semi-detached homes for every new house

When a Montgomery lot is rebuilt, it usually comes back as a pair. City of Calgary open data shows 66 new semi-detached permits issued here from January 2023 to 29 September 2026, against 19 new single-detached houses, and rowhouse permits climbing from none in 2023 to 12 so far in 2026. The paperwork is slow: development permits took a median 89 days to a decision.

What's replacing older houses in Montgomery?

Semis first, then rowhouses. Montgomery's semi-detached permits ran 18, 20 and 21 in the three full years, while new single-detached houses ran 8, 4 and 3. Detached garages were the single biggest category, with 75 permits.

Permits issued, excluding cancelled ones. "Share of Calgary" is this community's part of the citywide count for the same project type and years. Declared value is what the applicant wrote on the permit application. It is not a quote and runs below real costs. Medians are shown only where a category has at least 5 permits. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

The rowhouse count is the one to watch. Montgomery had none in 2023 and 28 since, and 2026 already has more than any full year. Their median declared value was $992,481 per permit, and they took a median 118.5 days to issue, compared with 41 days for a semi and 36 for a house. Declared values are what the applicant wrote on the permit and run below real construction costs.

Garages here took a median 29 days to issue. The 2026 count stands at 3 through the end of September, after 27 in 2023, 26 in 2024 and 19 in 2025. If you're planning one, the detached garage cost guide covers what the permit number doesn't.

Why does a development permit take so long in Montgomery?

The data shows the wait, not its cause, but the mix of applications points at infill. Of 224 development permit applications since 2023, 116 named R-CG land, 23 R-C1, 21 R-C2 and 15 an MU-2 district. All 198 decided applications were approved, with a median of 89 days from application to decision.

Development permits applied for from 1 January 2023; many home projects in Calgary need only a building permit, so these are a subset of all work. The registry lists suites the City has confirmed meet the rules, not every suite that exists. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

Suites are a smaller story here. Montgomery had 14 suite development permit applications, 9 permits for altering existing space into a suite (7 of them in 2024), 8 for suites built as new construction and 5 backyard suites. Those backyard suites took a median 91 days to issue, the fourth slowest of 26 communities with a median, and carried a median declared value of $140,867, the third highest. The registry added 36 Montgomery suites in 2025 and 38 more through 29 September 2026, against 10 in 2023.

As of October 2026, a lot can hold one suite, not both kinds, and a backyard suite in R-CG or R-C2 is discretionary, so it still goes to a planner. The backyard suites guide has the details.

How much of Montgomery is residential?

Less than half. Special purpose districts cover 47% of Montgomery's districted area, led by S-R, the recreation district, at 35.5%, the largest single district here, and S-CS, community service, at 7%. Residential districts cover 39%: R-C1 18.6%, R-C2 12.8% and R-CG 6.8%. Multi-residential districts add 5.2%.

The share of the community's districted area in each land use district, from the City's district and community boundary maps intersected exactly. Districts change by lot and by amendment: check a specific lot on the City's land use map before you plan. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

R-CG covers only 6.8% of the area but drew 116 of the 224 development permit applications, so much of the rebuilding is going through a small share of the land. Check whether yours is R-C2, R-CG or R-C1 on the City's land use map before you design, since each sets its own rules.

How big are Montgomery's new houses?

With only 19 permits, the sizes vary a lot. The median new house was 2,111 sq ft on the permit, but 6 of the 19 were 3,000 sq ft or more, and one was under 1,500 sq ft.

The floor area the applicant entered on the building permit, for new single-detached houses issued in the same window. It usually excludes the basement. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

Only 2023 had enough houses to report a yearly median, 2,315 sq ft. The median declared value, what applicants wrote on the permit, was $357,446, which runs below real build costs; the custom home cost guide has 2026 numbers.

Who lives in Montgomery?

A mix of owners and renters in smaller households. The 2021 census counted 4,175 people in 1,770 households, averaging 2.4 people, with 27% of households one person.

Population and household figures are from the 2021 Census of Canada as published by the City of Calgary; dwelling types are from the City's 2019 civic census, the last one it ran. Newer communities have grown since. Source: City of Calgary open data (building permits, development permits, secondary suite registry, census 2021 population, census 2021 households, civic census 2019, land use districts), retrieved 5 October 2026.

The 2019 civic census found 987 single-detached dwellings, 539 duplex units and 221 converted structures among 2,013 dwellings, with 51% owner-occupied. With more than a quarter of homes already duplex units, the data suggests a semi or a row is what buyers here expect to find.

Walking a Montgomery semi or rowhouse at full size

A semi on a split lot leaves a narrow footprint, so the questions are about width: whether the stair, the kitchen and a dining table all fit across the main floor without a pinch point. On the studio's walkable LED floor, the plan is lit at full size with room names and dimension lines, and a dining table, chairs and freestanding walls can be placed to check it. For a row, one unit at a time.

Elevations go up on a wall-size screen behind the floor, changes show on the floor right away, and the session is recorded for you. Send the plans as a PDF or DWG at least three days ahead. Sessions are quoted by the plan's size, and the quote is free: see pricing, book a session, or return to the communities hub.