Is it possible 20% of the inventory isn't even available?

As of this very second there are 3277 listings on the market in Calgary. That might seem like a big number but it is well below average. I generally expect to see as many listings as agents. There are over 5000 REALTORS with the Calgary Real Estate Board and a normal number of listings in Calgary is usually around the 5000 mark. In 2008 at the bottom of that lull in the economy, we had about 9000 listings on the market and at the peek in 2006-2007 we were down to 900. So, what it means to me is that we are probably on the cusp of a sellers market. I have been shouting for about 8 months that if you didn't act fast you might miss the boat and I still believe that. I don't think we are heading back to the frenzy of late '06 early '07 but quite possible we will see significant appreciation this year, driven by low inventory!
So what does the title of this entry really mean; "20% of the inventory isn't available"? Well in the past couple of weeks I have been very busy with buyers. I realize it is the week after Christmas but when a buyer is ready, they are ready. I have been shocked and disappointed to find that when I am booking showings there is a large portion of Real Estate agents that are not returning showing request calls! WOW!! I am shocked and disappointed!
In fact the way the numbers have added up since Christmas about 20% of the agents I call don't call back at all...I left 6 messages on 3 different numbers for one agent over the course of 3 days and never even got a response!
I have to wonder if the sellers realize that their house is only on the market in principal because other agents are unable to show it without confirmation from the listing agent.
If my findings are representative of the greater population it means that in essence there are only 2621 listings on the market in Calgary as the balance, over 600 listings, are not being represented so it is basically impossible to get access and show them to buyers!
Now if I am a seller in this market, I want to make sure I am listed with an agent that is booking showings. The market is busy right now, sellers need great representation in order to get maximum exposure and a sale! All the advertising in the world can't sell your home if the buyer can't get inside!
There are exceptional Real Estate Professional in Calgary, there are many of them... Make sure you work with one!