Dozens of homes are currently sitting vacant in High Level, Alta., as the community faces a significant shift in its housing market following the loss of 190 local jobs. The job losses, which occurred in April, were triggered by the curtailment of the West Fraser Mill located just outside the town.
Impact on the Rental Market
The ripple effects of the mill closure are being felt acutely by local property managers. Margaret Carroll, a realtor in High Level since 1998, reported that she is currently managing approximately 24 vacancies within the 200 rental units she oversees.
I've had vacancies — and right at this moment, I have about 24 vacancies which I never ever, ever have,
Carroll said.
Despite the surge in available units, Carroll noted that filling these vacancies remains subject to specific tenant requirements. Prospective renters must provide proof of a source of income, and properties are restricted to non-smokers without pets. Carroll remains optimistic that the rental market will stabilize, anticipating increased activity in mid-to-late August as families relocate to the area ahead of the new school year.
Challenges in the Residential Sales Market
The instability is not limited to rentals; the town’s residential sales market is also facing downward pressure. According to data provided by Carroll, there has been a 30 per cent increase in active home listings between July 2025 and 2026. Many of these listings belong to residents who have already vacated the town to pursue employment opportunities elsewhere.
Selling higher-end properties has proven particularly difficult in the current economic climate. Local resident Gerald Hexspoor, who listed his 2,000-square-foot home two years ago, recently reduced his asking price to $499,500 on July 13. His home was originally listed for approximately $600,000.
I don't get frustrated because unfortunately, you know, the real estate market is what it is because of the economy,
Hexspoor said.
Others are facing similar hurdles. Clark McAskile, a former chief administrative officer for the Town of High Level, noted that his daughter has been unable to sell her three-bedroom home since listing it in January. Despite numerous viewings, the house—priced at $269,900—remains on the market, forcing the owner to manage the financial burden of paying a mortgage on an empty property while simultaneously renting housing in another location.
Economic Context and Long-Term Outlook
While the current vacancy rates present a challenge for the town of over 4,000 residents, long-time observers suggest that High Level’s economic history is cyclical.
McAskile pointed out that the town has navigated mill shutdowns and resource sector transitions in the past. He emphasized that while High Level exists due to its surrounding natural resources, it functions primarily as a service centre for industries such as health care and education, which provide a level of ongoing stability.
High Level's gone through transitions in the resource sector, we've had mill shutdowns before… It exists because of its resources but it doesn't rely on the resources,
McAskile said. He added that the presence of untapped oil and forest resources leaves the door open for future economic booms that could revitalize the local real estate sector.
For those currently navigating the market, the sentiment remains one of cautious endurance. Reflecting on the town’s resilience, Carroll stated, High Level will never die. So I'm confident that these will get filled up and sold.
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