Livingston community guide

Livingston is one of Calgary's newer master-planned communities and a popular choice for buyers looking for modern homes, family-oriented amenities and convenient access to major roads. Located immediately north of Stoney Trail around Centre Street, the community includes both NW and NE addresses and offers everything from condos and townhomes to duplexes, laned homes, front-garage detached homes and larger estate properties.

The community is still developing, which means buyers can find brand-new construction and expanding retail and amenities - but they should also expect ongoing construction, less mature landscaping in newer phases and school designations that can change as enrolment grows.

One of Livingston's biggest differentiators is the Livingston Hub, a 35,000-sq.-ft. residents' facility with indoor and outdoor recreation. Combined with more than 250 acres of planned green space and quick Stoney Trail access, it gives Livingston a stronger amenity package than many similarly new suburban communities.

Quick Overview

• Location / quadrant: North Calgary, immediately north of Stoney Trail; the community spans both NW and NE addresses around Centre Street

• Community type: Master-planned suburban community

• Development stage: Actively developing, with established sections and significant new construction still underway

• Property types: Apartments/condos, townhomes, duplexes, laned detached homes, front-garage detached homes and estate homes

• Best suited for: Families, first-time and move-up buyers, new-home buyers and people who regularly travel around north Calgary, the airport or the ring road

• New construction: Yes - multiple builders remain active across several housing categories

About Livingston

Livingston is located in north Calgary, immediately north of Stoney Trail, with convenient connections to Deerfoot Trail, Centre Street, 14 Street NW and Country Hills Boulevard. Brookfield Residential launched the community in 2017 as a large master-planned development intended to grow to roughly 30,000 residents.

The community is organized around residential streets, parks, pathways, future retail and recreation. Its defining amenity is the Livingston Hub, while the broader plan includes more than 250 acres of green space and a large town-centre style commercial area that is still being built out.

Compared with nearby communities such as Evanston and Carrington, Livingston stands out for its newer housing stock, active new-construction inventory and unusually large HOA facility. The trade-off is that it still feels like a community in progress in some areas: road patterns, construction activity, retail and school arrangements can continue to change as later phases are completed.

Best suited for buyers who value newer construction, a family-oriented street feel and quick access to the ring road.

• Families wanting newer homes, parks, pathways and a large residents-only recreation facility.

• First-time buyers looking for condos or townhomes in a newer north Calgary community.

• Move-up buyers seeking additional bedrooms, a double garage or a modern open floor plan.

• Buyers who want to compare new construction with newer resale homes in the same neighbourhood.

• People working near the airport, Deerfoot Trail, north Calgary or other destinations connected by Stoney Trail.

• Investors evaluating newer rental properties or legal-suite opportunities.

Livingston may be less suitable for a buyer who wants mature trees, a fully finished neighbourhood, a short downtown commute or a community where most daily errands can be completed without a vehicle.

Livingston Real Estate

A useful comparison in Livingston is not simply 'new versus old.' A three-to-seven-year-old resale may compete directly with a brand-new home, so buyers should compare the total finished cost rather than only the purchase price. A lower builder base price can change substantially once lot premiums, upgrades, appliances, window coverings, landscaping, fencing and basement work are added.

• Construction will continue in parts of Livingston for years, especially in later phases.

• School capacity, overflow arrangements and designations require careful attention for families buying today.

• Some retail and community infrastructure is still being developed rather than fully established.

• The community remains car-oriented, especially for work, school and larger shopping trips.

• The mandatory HOA fee is an ongoing ownership cost, and condo buyers may have separate condo fees as well.

• Resale homes compete with active builder inventory, so buyers and sellers need to compare incentives, lot premiums and total finished costs.

• Newer streets have less mature landscaping and tree cover than established north Calgary neighbourhoods.

Pros

·       Large selection of newer homes across multiple price points and property types.

·       Strong access to Stoney Trail, Deerfoot Trail and the Calgary International Airport.

·       The 35,000-sq.-ft. Livingston Hub provides substantial year-round recreation and community programming.

·       More than 250 acres of planned green space, pathways, parks and outdoor amenities.

·       New construction remains available, giving buyers a direct comparison between builder homes and resale inventory.

·       Future retail within Livingston should reduce the need to leave the community for everyday services as the commercial area opens.

Schools

Schools are one of the most important items to verify before purchasing in Livingston. Because the community is growing quickly, designated schools, overflow arrangements and future projects can change. Families should use the Calgary Board of Education and Calgary Catholic School District address-based school locators for the exact property they are considering.

For the public system, CBE currently identifies Cambrian Heights School as the designated elementary option for Livingston, with an overflow arrangement to North Haven School when Cambrian Heights cannot accommodate additional students. That is a meaningful practical consideration for families with younger children because the school is outside the community.

• Livingston Elementary School: A new CBE school at 49 Howse Drive NE is funded and design-approved. CBE currently lists it as a K-6 school with capacity for 890 students and a target completion of 2029-2030. The final opening date, grade configuration, attendance area and programming remain subject to change.

• Future middle school: Livingston Middle is a Year 1 request in CBE's 2027-2030 capital plan. A capital-plan request is not the same as a provincially funded and approved construction project, so buyers should not treat an opening date as guaranteed.

• Future high school: Additional school projects for Livingston also appear in longer-term CBE capital planning, but timing depends on provincial approvals, site readiness and future enrolment needs.

The practical takeaway is simple: Livingston has school sites and future projects in the plan, but families buying today should make their decision based on the schools available to their address now, not only on what may open later.

Livingston's amenity package is strong for a newer community and is one of the main reasons buyers compare it favourably with other developing areas in north Calgary.

·       Parks & pathways: More than 250 acres of planned green space, with walking and cycling paths, neighbourhood parks, ponds and connections toward the Nose Creek pathway network.

·       Off-leash dog park: Livingston has an off-leash dog park within the community and additional pathway access for dog owners.

·       Livingston Centre: A major commercial area is being developed within the community. Current plans include FreshCo, a gas bar, childcare, dental and optometry services, fitness/wellness businesses, restaurants, veterinary services and other shops.

·       Nearby shopping: Established retail in Panorama Hills, Creekside, Sage Hill and Deerfoot City remains useful while Livingston's own commercial areas continue to build out. CrossIron Mills and New Horizon Mall are also a relatively short drive north.

·       Healthcare and recreation: Medical clinics are available in surrounding north Calgary communities, and Vivo provides a major recreation option within driving distance.

The main distinction is between what exists today and what is planned. The Hub and much of the park network are already real, usable amenities. Some of the retail and future school infrastructure is still being delivered, so buyers should avoid treating a future site plan as if every component is already open.

Transportation

Transportation is one of Livingston's location advantages, particularly for buyers whose regular destinations are in north Calgary or connected by the ring road.

·       Stoney Trail: Immediate access to Calgary's ring road makes east-west travel around the north side of the city relatively straightforward.

·       Deerfoot Trail: Accessible from Stoney Trail and nearby north-south routes for travel toward the airport, northeast employment areas and the rest of Calgary.

·       Centre Street N: Provides a direct north-south route toward established north Calgary communities and the inner city.

·       14 Street NW and Country Hills Boulevard: Additional routes provide access to northwest shopping, employment and services.

·       Calgary International Airport: The community developer describes Livingston as roughly 15 minutes from the airport under typical conditions.

·       Downtown: Driving can be roughly 25-35 minutes in lighter traffic, but weekday peak periods can be materially longer depending on route and weather.

·       Public transit: Bus service is available, but Livingston remains primarily car-oriented. There is currently no CTrain station in the community.

If a downtown commute is a major part of your routine, it is worth driving the route during the actual weekday period you expect to travel. A community can feel very different at 11 a.m. than it does during the morning peak.

Parks & Outdoor Spaces

Outdoor recreation is a major part of Livingston's design. More than 250 acres of planned green space are spread through the community, including parks, ponds, playgrounds, walking and cycling routes and an off-leash area. The pathway system also connects toward the Nose Creek network and Calgary's broader pathway system.

For buyers with children or dogs, this is one of Livingston's strongest day-to-day features. The trade-off is that the newest sections do not yet have the mature tree canopy or finished landscaping found in older Calgary communities.

Livingston HOA Fees

Livingston has a mandatory Homeowners Association, and every homeowner is automatically a member. For the April 1, 2026 to March 31, 2027 fiscal year, the annual encumbrance fee is $455 plus GST, or $477.75.

The fee supports the operation and maintenance of the Livingston Hub, community programming and events, pathways, shared spaces and other HOA responsibilities. The amount is reviewed annually and can change in future years.

The HOA fee is separate from any condominium fee. A buyer purchasing a condo or condo-townhome should therefore review both the annual Livingston HOA obligation and the property's monthly condo fees before comparing total ownership costs.

Livingston vs Nearby Communities

Livingston vs Carrington

Both communities appeal to buyers looking for newer homes in north Calgary with quick access to Stoney Trail. Livingston's clearest advantage is its large residents-only Hub and extensive HOA recreation package. Carrington can be attractive to buyers who prefer its location farther west and its relationship to established amenities in nearby Evanston and the northwest. Pricing, school designations and the exact street or phase should matter more than the community name alone.

Livingston vs Evanston

Livingston is newer and offers considerably more active new-construction inventory. Evanston is more established, with mature landscaping, completed streets and a larger amount of surrounding retail already in place. A buyer who wants a brand-new home may lean toward Livingston; someone who wants a more finished neighbourhood may prefer Evanston.

Livingston vs Glacier Ridge

Glacier Ridge is another newer northwest option and can make sense for buyers who want the newest possible housing and a location farther west. Livingston is further along in its build-out and already has the Hub operating, more established parks and a larger amount of existing resale inventory. Buyers should compare the commute, school situation and builder pricing rather than assuming the newest community automatically offers the best value.

Frequently Asked Questions

Is Livingston Calgary a good place to live?

Livingston is a strong option for buyers who value newer housing, parks, a substantial HOA recreation facility and north Calgary road access. Its main trade-offs are ongoing development, school capacity pressure and car dependence.

How much do homes cost in Livingston?

As of September 2026, many apartments fall roughly in the $200K-$400K range, townhomes around $350K-$500K, duplexes around $525K-$625K, laned detached homes around $550K-$675K and front-garage detached homes commonly around $650K-$900K. Estate homes can exceed $1 million.

What types of homes are available?

Livingston includes condos, townhomes, duplexes, laned detached homes, front-garage homes and larger estate properties. New construction and resale options are both available.

Are there schools in Livingston?

A new Livingston Elementary School is funded and design-approved with a current target completion of 2029-2030. Today, many students are designated to schools outside the community, and exact designations should be checked by address.

Does Livingston have an HOA fee?

Yes. The 2026-27 annual Livingston HOA encumbrance fee is $455 plus GST, or $477.75. Condo fees, where applicable, are separate.

How far is Livingston from downtown Calgary?

Driving is commonly around 25-35 minutes in lighter traffic, with longer travel times possible during weekday rush hours. The actual commute should be tested at the time you expect to travel.

Is there a CTrain station in Livingston?

No. Livingston currently relies on bus service and road access. Buyers should not assume a near-term CTrain connection.

Is Livingston still developing?

Yes. Established sections already have homes, parks and the Hub, while later residential phases, retail and future infrastructure continue to be built.

Is it better to buy new construction or resale in Livingston?

Neither is automatically better. New construction can provide current layouts, warranties and builder incentives, while a resale can include completed landscaping, fencing, blinds, garage improvements and basement development. Compare the total finished cost and possession timeline.

Final Summary

Livingston is a strong option for buyers seeking modern housing, active new-construction choices, substantial parks and recreation, and convenient access to Calgary's north road network. Its biggest advantages are the variety of home types, the Livingston Hub, more than 250 acres of planned green space and quick Stoney Trail access.

Its trade-offs are equally important: construction is ongoing, the community remains vehicle-oriented, retail is still expanding and school capacity requires careful planning. For buyers comfortable with a growing neighbourhood - and especially those who value newer homes and north Calgary access - Livingston deserves a place on the shortlist.