Your Edmonton Home Buying and Selling Questions, Answered

It depends on the price. For a home of $500,000 or less, the minimum is 5%. Between $500,000 and $1.5 million, it's 5% of the first $500,000 plus 10% of the rest. At $1.5 million or more, it's 20%. So a $400,000 home needs at least $20,000 down, and a $600,000 home needs at least $35,000. Under 20% down, you'll usually need mortgage loan insurance. My free First-Time Buyer Roadmap walks you through it.

A pre-approval shows how much a lender may be willing to lend you, based on your income, debts and credit. It's not a final approval, so ask what conditions apply and how long it lasts. You may also need to pass a mortgage stress test to qualify. I always suggest getting pre-approved before you start shopping. You'll know your budget and can make an offer with more confidence. Need a mortgage professional? I'm happy to connect you. Start with my First-Time Buyers page.

Closing costs are the one-time costs on top of your down payment. CMHC suggests planning for about 1.5% to 4% of the purchase price. They can include lawyer fees, Alberta land title registration fees, property tax or condo fee adjustments, a home inspection, home insurance, title insurance if your lender requires it, and moving costs. Your lawyer will give you the exact amounts. My free Roadmap has a simple checklist so nothing catches you off guard.

A few federal programs may help. A First Home Savings Account (FHSA) lets you save tax-free, with $8,000 of room in the year you open it and a $40,000 lifetime limit. The Home Buyers' Plan lets you withdraw up to $60,000 from your RRSPs. There's also the home buyers' amount tax credit and a GST/HST rebate on some new homes. Each has its own rules, so check with a tax or mortgage professional. My free Roadmap covers them all.

How I'm paid, and by whom, is set out in our written buyer agreement. I'll go through it with you line by line before you sign anything, so there are no surprises. The Real Estate Council of Alberta (RECA) says a written service agreement protects you. It spells out what your licensee will do, how they'll be paid and what to expect. Please ask me anything about it on our first call. Learn more on my First-Time Buyers page.

It really depends on you. Some buyers are ready now, and others take time to save, check their credit and get pre-approved. Once your offer is accepted, the contract sets deadlines for conditions like financing, the home inspection and condo documents, and your possession date is agreed in the offer. Getting pre-approved and planning your down payment early helps keep things moving. My free Roadmap breaks it into 10 simple steps.

Before you firm up on a condo, review its documents, such as the bylaws, budget, financial statements, reserve fund report and meeting minutes. They tell you how the building is run and whether big costs may be coming. In Alberta, a condo corporation must respond to a written request for documents within 10 days, unless its bylaws say otherwise. A lawyer or condo document reviewer can help, and I'll build time for the review into your offer.

Yes! I help buyers and sellers across Edmonton and the Greater Edmonton Area, including Edmonton SW, St. Albert, Sherwood Park, Spruce Grove, Stony Plain, Beaumont and Fort Saskatchewan. If you're moving here from another city or province, I can help you get to know the different areas before you choose.

Every home is unique, so I start by walking through yours the way a buyer would. Then I prepare a comparative market analysis (CMA) that looks at the current market, comparable listings, location, neighbourhood, age, condition and any improvements you've made. I also put together a net sheet, so you can see what you could walk away with after selling costs. The final price is always your decision. Curious where to start? Get a home value estimate.

I don't just list your home and hope something happens. Your home goes on the MLS® with professional photos, and I do pre-list marketing and share it with my email database. Then we get it in front of people with open houses, door knocking the neighbours, social media marketing and yard signs. I screen buyers for a pre-approval letter, schedule showings, follow up on feedback and negotiate for you.

Your main costs are usually the real estate commission, your lawyer's fees and disbursements, and paying out your mortgage. Ask your lender about any payout charges. You may also have moving costs and small prep costs, like paint or cleaning. How I'm paid is set out in the Seller Representation Agreement, and I'll explain it clearly before you sign. I'll also prepare a net sheet so you can see what you could walk away with.

Yes, it can be done. The big question is whether to buy first or sell first, and each has pros and cons. We'll look at your timing, your budget and how you'd handle carrying two homes, and lining up possession dates can help. Talk to your lender early about your financing options. Whether you're moving up or downsizing, I'll help you plan it step by step.

There's no perfect season. The right time is usually when it fits your life and your budget. Winter has some real upsides for buyers: you get to see how a home handles the cold, from the furnace and windows to the roof and driveway. For sellers, a warm, bright home with clear walkways helps buyers picture themselves living there. I'll walk you through what's happening in your area right now, so you can decide with confidence.

It's easy! Book a free 30-minute discovery call, and we'll talk about your goals, your timeline and any questions you have. There's no pressure, and no question is too small. Buying your first home? Grab my free First-Time Buyer Roadmap first. Selling? Start with a home value estimate. You can also call me at (587) 334-5800 or reach me through my Contact page. Like your real homies, I got your back!