Buying a home in Edmonton, without the guesswork
Whether it’s your first place or your fifth, buying a home should feel exciting, not stressful. I’ll help you find the right one and guide you through every step of getting it.
The buying process: how I guide you
1
We figure out what you’re looking for
Your must-haves, your budget, your neighbourhoods, and the things you didn’t know you cared about until we started looking.
2
We get you ready to buy
I’ll point you toward trusted mortgage professionals so you know exactly what you can offer before we find the one.
3
We search together
I’ll send you listings that actually fit, not everything on the market, and we’ll see the ones worth seeing.
4
We write a strong offer
This is where 14 years of negotiating earns its keep. I’ll help you offer competitively without overpaying.
5
We close with confidence
Inspections, conditions, paperwork, possession. I stay on top of every detail so nothing slips.
Why Cathy for buyers?
I’ve spent 14 years in this market, and I know Edmonton and the surrounding communities: Beaumont, Leduc, Devon, Spruce Grove, Stony Plain, St. Albert, and Sherwood Park. I know what a fair price looks like, where the value is, and how to spot the problems a listing photo won’t show you.
More than that, I’m in your corner. I’ll tell you when a home is right, and I’ll tell you just as honestly when to walk away.
Questions buyers ask me
Question 1: How much do I need for a down payment in Alberta?
The minimum is five percent on homes under $500,000. Above that it steps up: five percent on the first $500,000 plus ten percent on the portion between $500,000 and $1.5 million, and twenty percent on anything at $1.5 million or more.
Most Edmonton homes fall in the first two bands. If you put down less than twenty percent you will also pay mortgage default insurance, which gets added to your mortgage rather than paid up front.
Homes over $1.5 million cannot be insured at all, so twenty percent is the floor there.
Question 2: What are the closing costs when buying a home in Alberta?
Alberta has no land transfer tax, which makes closing here considerably cheaper than in Ontario or British Columbia.
What you do pay: Land Titles registration fees of $50 plus $5 for every $5,000 of value, charged once on the transfer of title and again on the mortgage registration. Legal fees and disbursements usually land somewhere around $1,500 to $1,700 in total.
A home inspection runs roughly $500 to $800, and an appraisal, if your lender wants one, is about $300 to $500. Budget for those alongside your down payment rather than assuming they come out of it.
Question 3: When can I lorem ipsum when I buy?
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Question 4: Do I need a lawyer to buy a house in Alberta?
Yes. In Alberta the transfer of land and the mortgage registration both go through a lawyer.
Your lawyer searches the title for restrictions or liens, confirms the seller actually owns the property, reviews the Real Property Report, arranges title insurance and registers the transfer at Land Titles.
If you are financing, your lender will require it regardless. It is worth calling two or three firms, because fees vary more than people expect.
I am happy to point you toward lawyers my clients have had good experiences with.
Question 5: How long does it take from accepted offer to getting the keys?
Usually four to eight weeks, and you choose the possession date when you write the offer.
The gap exists because conditions need time. Financing approval typically takes seven to ten days, a home inspection is booked within the first week, and your lawyer needs roughly two weeks before possession to do the title work and receive mortgage funds.
A longer possession is not a weaker offer. Sometimes a date that suits the seller is worth more to them than a few thousand dollars on the price, which is exactly the kind of thing worth knowing before you write.
What clients say
Ready to start looking?
Let’s have a quick, no-pressure conversation about what you’re looking for. No commitment required.
201, 5607-199 Street,
Edmonton, AB T6M 0M8
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