If you have been watching the Edmonton real estate market over the last few years, you have likely seen listings with a specific phrase in the private remarks: "Offers to be reviewed on Tuesday at 5:00 PM."

This strategy is known as Delayed Presentation or "Holding Offers." It is a tactical decision where a seller lists their home but explicitly refuses to review any purchase offers until a specific future date and time.

During the frenzied market of 2022, this was standard practice. Virtually every detached home in Edmonton was listed with a delay to manage the flood of buyers. However, as we navigate the 2026 Edmonton real estate market—which is defined by stability and a return to balance—this strategy is no longer a "one-size-fits-all" solution. It is a precision tool that, if used incorrectly, can backfire and leave your listing stale. 

How Delayed Presentation Works

The concept is simple: by forcing all interested buyers to submit their offers at the same time, you create a pressure cooker environment.

1. The Launch: You list the home on a Thursday.

2. The Exposure: You allow showings through the weekend, ensuring maximum foot traffic (often 20-30 groups).

3. The Deadline: You set the "Offer Day" for the following Tuesday.

4. The Goal: You hope to receive 3, 5, or 10 offers simultaneously, driving the price well above the list price and removing unfavourable conditions.

However, in 2026, the success of this strategy depends entirely on supply and demand.

When to Hold Offers in 2026

In our current market, "holding offers" is generally effective only for specific property types and neighbourhoods. You cannot "manufacture" a bidding war on a property that doesn't naturally have high demand.

1. High-Demand Neighbourhoods

If you are selling a detached home in a premier Edmonton community like Glenora, Strathcona, Windermere, or Crestwood, inventory is historically tight. Buyers in these areas are often waiting for months for the right property.

• The Geo Advantage: In these zones, a delayed presentation allows out-of-town buyers (perhaps relocating from Vancouver or Toronto) time to arrange travel or view the property virtually, increasing your buyer pool.

2. The "Pricing Bracket" Sweet Spot

The strategy works best for turnkey homes priced slightly below market value in the starter-to-mid-range category ($450,000 - $600,000 for detached homes).

• Why? This price point has the largest pool of qualified buyers in Edmonton. By pricing aggressively, you ensure the volume of showings necessary to generate multiple offers.

3. Low Inventory for Property Type

Currently, the Edmonton market is divergent. Detached homes are seeing price growth, while condos are seeing inventory surpluses.

• The Rule: Do not hold offers on a standard condo in 2026. With 5-6 months of inventory available, buyers will simply move on to the next unit rather than wait for your deadline.

The Risks: Why You Must Be Careful

While the upside of a bidding war is obvious (higher price), the downsides of a failed delayed presentation are severe.

The "Burned" Listing

Imagine you list your home for $500,000 and hold offers until Tuesday. Tuesday comes, and you receive zero offers.

• The Perception: Buyers and their agents immediately assume the home is overpriced or has a hidden defect.

• The Consequence: You are now forced to re-list or drop the price, but you have lost the momentum of being a "fresh" listing. You have effectively signaled to the market that nobody wanted the house at your asking price.

Buyer Fatigue

After years of competitive markets, many Edmonton buyers in 2026 are fatigued. Some have a strict "no bidding wars" policy. If they see a delayed offer presentation, they may skip your house entirely, assuming it will sell for an inflated price beyond their budget.

The "Bully Offer" (Pre-Emptive Offer)

A "Bully Offer" occurs when a motivated buyer submits an aggressive offer before your scheduled presentation date. Usually, this offer expires quickly (e.g., "Open for acceptance until 10:00 PM tonight"), forcing you to make a snap decision.

The Legal Reality in Alberta: Under the rules set by the Real Estate Council of Alberta (RECA), your real estate agent is legally obligated to present every offer to you immediately, unless you have given specific written instructions to the contrary.

How to Handle a Bully Offer:

1. Stick to the Plan: You can refuse to look at it, telling the buyer to return on the scheduled presentation day. This risks losing that specific buyer.

2. Change the Plan: You can accept the offer. However, if you do this, your agent should notify all other parties who have viewed the home that "an offer has been received and the presentation date has been advanced." This gives other interested parties a fair chance to compete.

Strategy Tip: If the bully offer is "too good to refuse" (e.g., $30,000 over list price, cash, no conditions), it is often wise to take the money and run. A bird in the hand is worth two in the bush.

Best Practices for Edmonton Sellers in 2026

If you decide to use a Delayed Presentation strategy, follow these rules to ensure success:

• Transparency is Key: Your Realtor needs to communicate clearly with other agents. If you are expecting 5 offers, let them know. If you have 0 offers on the morning of presentation day, be prepared to pivot.

• Set a Realistic Date: Don't delay offers for more than 4-5 days. Any longer, and buyers lose interest or find another property.

• Have a "Plan B": If offer night arrives and the offers are underwhelming, you are not obligated to accept any of them. You can negotiate with the best offer or choose to re-list at a new price.

Conclusion

Holding offers is a high-risk, high-reward strategy. In the balanced Edmonton market of 2026, it requires an experienced agent to gauge the market temperature accurately. It is not about "tricking" the market; it is about organizing demand to get you the best possible result.

When executed correctly in the right neighbourhoods, it can add significant value to your sale. When done poorly, it can stigmatize your listing. Choose your strategy—and your Realtor—wisely.

Reference Links:

• Real Living’s Guaranteed Sale Program

• Free Home Evaluation Request

• Find Out What Your Neighbour Sold For

The Condo Fee Equation

In the Edmonton condominium market, "condo fee shock" is a common affliction. Buyers fall in love with a unit's view or finishings, only to balk when they see the monthly contribution. In 2026, typical condo fees in Edmonton range from $0.40 to $0.60 per square foot.14 For a 1,000 sq. ft. unit, this means a monthly outlay of $400 to $600. Older buildings in Downtown and Strathcona can see fees that approach $1.00 per square foot. 

However, fees are not just a "cost"; they are a purchase of services. The critical analysis for any buyer is determining if the value of those services aligns with the cost. Is the fee high because the building is luxurious, or because it is falling apart?

The Cost of Lifestyle: Wet vs. Dry Amenities

The biggest driver of condo fee variance is the amenity package. Real estate professionals categorize these into "Wet" and "Dry" amenities, and the cost difference is stark.

• Wet Amenities (Pools, Hot Tubs, Steam Rooms): These are the most expensive items to operate. They require massive energy inputs for heating, specialized chemical maintenance, and expensive insurance riders. A building with a pool will almost always have fees at the upper end of the spectrum ($0.60+ per sq. ft.).

• Dry Amenities (Gyms, Social Rooms, Rooftop Patios): These add lifestyle value with minimal ongoing cost. Once the equipment is purchased or the patio built, the maintenance is largely janitorial.

Table 4.1: The "Gym Membership" Test

Buyers must conduct an honest lifestyle audit. If you pay high fees for a pool you never use, you are essentially subsidizing your neighbours' leisure. In 2026, buildings with "smart" amenities—high-quality gyms, co-working lounges, and pet washes—are outperforming those with expensive legacy amenities like pools.

The Danger of Low Fees

Paradoxically, exceptionally low fees ($0.35/sq. ft. or less) are often more dangerous than high ones. Low fees can be a marketing gimmick used by developers to sell units, or a sign of a Condo Board that is deferring maintenance to keep owners happy in the short term.

In Alberta, the Condominium Property Act mandates Reserve Fund Studies every five years. If a board ignores the study's recommendation to increase contributions, fees remain low today, but a Special Assessment becomes inevitable tomorrow. A Special Assessment is a cash call—often $10,000 to $30,000 per unit—demanded immediately to pay for a roof or boiler failure because the savings account (Reserve Fund) is empty.

Due Diligence: Reading the Documents

Never waive the condition to review condo documents. You are looking for:

1. Reserve Fund Health: Is the current balance near the projected balance in the Reserve Fund Study?

2. Operating Budget: Are utility costs rising faster than fee increases?

3. Insurance Deductibles: In 2026, many condos have high deductibles ($50,000+) for water damage. This risk affects your personal insurance premiums.

Condo documents are complex financial statements. Don't skim them. We provide a thorough review of the financial health of any building you consider. Connect with Ryan and the Real Living team for expert condo advice.

Conclusion

The "right balance" in Edmonton is typically a fee of $0.45–$0.55 per sq. ft. that covers heat, water, insurance, and a healthy reserve contribution, in a building with practical amenities (gym, parking, elevator) rather than opulent ones. This ensures long-term resale value and protection against special assessments.

Buying a condo is buying a business. Ensure the business is solvent. Connect with Real Living to navigate the condo market with your eyes wide open.

Reference Links:

• Real Living’s Property Map Search

• Real Living’s Condo Search 

• Find Out What Your Neighbour Sold For

The Illusion of the Universal Metric

In many real estate markets globally, "Price Per Square Foot" (PPSF) is the gold standard for valuation. It offers a seemingly objective way to compare a sprawling estate with a compact bungalow. However, applying this metric blindly in the Greater Edmonton Area (GEA) is a recipe for financial error. The unique regulatory environment of Alberta, specifically the Residential Measurement Standard (RMS), creates distortions that render PPSF a dangerous shorthand for value.

For buyers in 2026, relying on PPSF without understanding its components can lead to passing over excellent properties that appear "statistically expensive" or overpaying for properties that are "statistically cheap" but functionally small.

The RMS Reality: What Counts and What Doesn't

The Real Estate Council of Alberta (RECA) mandates strict adherence to the RMS for all residential listings. The cardinal rule of RMS is the exclusion of below-grade space. If any portion of a floor level is below grade—even by a few inches—that entire level is excluded from the official RMS area. Rule of thumb, basements are never included.

This rule disproportionately affects specific architectural styles prevalent in Edmonton:

1. Bi-Levels: A 1,200 sq. ft. bi-level typically has a fully finished lower level with large windows. However, only the upper 1,200 sq. ft. is counted in the RMS.

2. 4-Level Splits: Often, the third level is a walk-out to the backyard but is technically slightly below grade at the front. This level, despite being prime living space, is excluded.

3. Walk-out Bungalows: A 1,500 sq. ft. bungalow with a 1,500 sq. ft. finished walk-out basement is marketed as a 1,500 sq. ft. home, not a 3,000 sq. ft. home 

Table 2.1: The PPSF Distortion Effect

As illustrated, a buyer filtering for "Lowest PPSF" would see Property A as a bargain and Property B as overpriced, missing the fact that Property B offers more immediate utility.

The Cost of Finished Basements

The market value of a finished basement in Edmonton is significant. With construction costs for basement development ranging from $40 to $70 per square foot for basic finishing, and up to $130 per square foot for legal suites, this is a major value component that PPSF ignores.

When a seller lists a home with a $75,000 legal basement suite, that value is baked into the list price. However, because the square footage of the suite is "invisible" to the RMS calculation, the PPSF skyrockets. Buyers must learn to mentally decouple the "Above Grade Price" from the "Total Finished Value."

Quality of Finish vs. Volume of Space

PPSF is a volume metric, not a quality metric. It treats a square foot of laminate countertop the same as a square foot of imported Italian marble. In 2026, the spread in construction quality in Edmonton is widening.

A "builder grade" home in a new subdivision might cost $200–$250 per square foot to build. A custom infill in a mature neighbourhood like Glenora or Strathearn involves land costs, demolition costs, and premium materials, pushing costs north of $350 or $400 per square foot.

Comparing the PPSF of a new build in the suburbs to a renovated character home in the core is an apples-to-oranges comparison. The land value component is particularly distorting. In mature areas, a significant portion of the purchase price is the land. A small house on a valuable lot will always have an astronomically high PPSF because the denominator (house size) is small while the numerator (total price) is high due to the land.

Confused by the numbers? Don't let a spreadsheet dictate your home purchase. We help you calculate the True Value of total living space. Connect with Ryan and Real Living for a comprehensive valuation.

Condos: Registered Size vs. RMS

The confusion extends to condominiums. Buyers often look at the original builder floor plans or the Land Titles "Registered Size." These historical numbers often included balconies, parking stalls, or storage cages in the square footage.

Current RMS standards require measuring condos paint-to-paint (interior walls), excluding all common property and exclusive use areas like balconies. This means the "1,000 sq. ft." condo you bought in 2005 might measure as 910 sq. ft. under 2026 RMS rules. The unit hasn't shrunk, but the math has changed. This discrepancy can lead to heated disputes if buyers feel they are paying for phantom space.

Conclusion: A Holistic Valuation Model

Smart valuation in Edmonton requires a holistic approach. Instead of asking "What is the price per square foot?", buyers should ask:

1. What is the Replacement Cost? (Land value + Structure cost).

2. What is the Total Finished Area? (RMS + Finished Basement).

3. What is the Utility? (Efficiency of layout).

In a market defined by rigid measurement standards, the savvy buyer looks beyond the official numbers to find the functional value that others miss.

Ensure you are comparing apples to apples. Connect with Real Living for expert guidance on property valuation and measurement standards.

Reference Links:

• Real Living’s Property Map Search

• Find Out What Your Neighbour Sold For

The Metrics of Desirability

In the high-stakes environment of the Greater Edmonton Area (GEA) real estate market, data is the currency of decision-making. Among the myriad statistics available to buyers and sellers—from absorption rates to sales-to-new-listing ratios—Days on Market (DOM) is frequently the most misinterpreted. Conventional wisdom suggests a linear relationship: a low DOM indicates a desirable, well-priced home, while a high DOM serves as a scarlet letter, warning of hidden defects, structural failures, or unreasonable sellers.

However, as the Edmonton market matures in 2026, this simplistic view is costing market participants significant opportunities. A nuanced analysis of current inventory data reveals that DOM is less a measure of quality and more a reflection of pricing strategy, seasonality, and administrative mechanics. For the astute investor or homebuyer, a high DOM (past 60 days) is not a stop sign; it is an invitation to negotiate.

Deconstructing the Data: Listing DOM vs. Cumulative DOM

To truly leverage DOM data, one must distinguish between the two tracking metrics used by the Realtors Association of Edmonton: Days on Market (DOM) and Cumulative Days on Market (CDOM). This distinction is critical because it reveals the "marketing history" of a property.

DOM resets every time a property is re-listed with a new MLS® number. In contrast, CDOM tracks the total days the property has been marketed within the last 24 months, regardless of how many times the listing agreement was cancelled and re-signed. In many ways, the CDOM is the more important of the two as it demonstrates multiple failed attempts at the same or varying price points. 

In early 2026, we are seeing a prevalence of "fresh" listings that are statistically misleading. A property might show an DOM of 3 days, triggering "New Listing" alerts for buyers. However, a deeper dive into the CDOM might reveal the home has actually been trying to sell for 145 days. This strategy, often called "churning" or "refreshing," is designed to place the home back at the top of MLS® feeds.

Table 1.1: Implications of DOM Discrepancies

For buyers, the "Low DOM / High CDOM" category is the sweet spot. These sellers have likely endured months of showings, cleaning, and vacating their home, without securing a deal. They have now re-listed, perhaps with a minor price adjustment, but the psychological weight of the unsold asset remains.

The Seasonal Filter: Winter 2025/2026 Analysis

Context is everything. A 60-day DOM in May is radically different from a 60-day DOM in January. The transition from late 2025 into 2026 provides a textbook example of seasonal distortion.

Market statistics from January 2026 indicate that inventory levels in the GEA fell by 24.2% month-over-month in December 1, a typical seasonal contraction. During this period, serious buyers often pause their searches for the holidays, and sellers delist to enjoy privacy. Consequently, homes that remained on the market through December naturally accrued "dead days"—days where the lack of an offer was due to a lack of traffic, not a lack of value.

Data from late 2025 showed single-family homes spending a median of 40 to 50 days on the market. If a home is listed on November 15th and is still available on January 15th (60 days), it has merely survived the slowest transactional window of the year. Buyers who dismiss these listings as "stale" are ignoring the calendar. These properties often represent motivated sellers who needed to sell during the holidays but couldn't find a buyer due to market dormancy.

Are you interpreting market signals correctly? Understanding the difference between a stale listing and a seasonal adjustment is key to finding value. For a detailed analysis of active inventory in your preferred neighbourhood, connect with Ryan and the Real Living Team today.

Property Type Variance: The Condo Factor

The narrative of DOM must also be segmented by property type. The detached market and the condo market in Edmonton are operating on different timelines in 2026. In the condo market both DOM and CDOM are heavily influenced by inventory, especially when there’s a heavy concentration of listings in areas like Downtown, Oliver or Windermere. 

While detached homes saw price stability and modest growth entering the year, the condo sector experienced a 5.7% month-over-month price decline in December. This softness translates directly to longer DOM averages for apartments. A condo sitting on the market for 90 days in 2026 is not necessarily an outlier; it is a symptom of high inventory levels relative to demand.  

Conversely, the townhouse segment remains tight, with prices rising 2.6% month-over-month. A townhouse with a 90-day DOM in a hot segment is a red flag. It suggests the unit is significantly overpriced or has issues (e.g., high condo fees, poor reserve fund, or bad location) that the market has decisively rejected.  

The Stigma of "Stale" and the Opportunity Gap

High DOM creates a stigma. When a buyer sees "120 Days," they subconsciously invent problems. "It must smell," "The foundation must be cracked," or "The neighbours must be loud." This hesitation reduces showing volume, which further extends the DOM—a self-fulfilling prophecy.

However, real estate data suggests that price is the cure for almost any defect. A home with a functional flaw (e.g., backing onto a busy road) will sell quickly if priced to reflect that flaw. High DOM usually indicates a disconnect between the seller's expectation and the market's valuation of that flaw. Price is always determined by value. 

Strategic takeaways for 2026:

1. Verify the History: Ask your agent for the full listing history, not just the current sheet. Look for failed conditional sales (deals that fell apart due to financing or inspection). At Real Living we also provide you with the Agent detail sheet so you’ll have a full understanding of the property. Time tends to heal over-pricing. 

2. Inspect the Price Drops: Has the seller made meaningful cuts (5%+) or token cuts ($1,000)? Token cuts on a high DOM listing indicate a seller who is not yet facing reality. 

3. Use Time as Leverage: On a high DOM property, you can demand more favourable terms—longer inspection windows, deposit structures that suit you, or possession dates that align with your lease.

Conclusion

In 2026, Days on Market is a tool for calibration, not judgment. It measures the friction between price and value. By looking past the raw number and understanding the story behind the days—whether it's seasonality, a failed strategy, or a stubborn seller—buyers can uncover the best values in the Edmonton market.

Stop guessing why a home hasn't sold and start using the data to your advantage. For professional guidance on market timing and valuation, connect with Real Living today.

Reference Links:

• Real Living’s Custom Search - Homes with DOM 90+ Days 

• Real Living’s Custom Search - Price Reduced Homes

• Real Living’s Map Search

• Tell us about your dream home with our online form

1. Executive Market Outlook: The 2026 Economic Landscape

The Edmonton real estate sector enters 2026 in a state of recalibration, characterized by a distinct shift toward balanced market conditions. Following years of volatility driven by fluctuating interest rates and inter-provincial migration surges, the current landscape offers a stable, predictable environment for sellers who approach the market with strategic precision. The overarching narrative for 2026 is one of sustainability rather than frenzy, requiring sellers to abandon the aggressive speculative tactics of previous boom cycles in favour of data-driven, value-centric methodologies. 

Economic indicators suggest that while demand remains robust—underpinned by Alberta’s comparative affordability advantage and steady population inflows—supply chains have largely recovered, creating an inventory equilibrium. This balance dictates that properties must be priced accurately and presented immaculately to compete. The "seller's advantage" is no longer a default setting; it is a position that must be earned through meticulous preparation, compliance adherence, and sophisticated marketing.

The forecast for 2026 projects a modest average price increase across all housing categories to approximately $464,000, a rise of 1.3% year-over-year. This aggregate figure, however, masks significant divergence between asset classes. The detached single-family home segment remains the primary driver of value appreciation, projected to rise by 1% to an average of $575,000, while the condominium sector faces continued headwinds with a projected 4% price contraction. This bifurcation necessitates a tailored approach for sellers depending on their property type; a detached home in Windermere requires a fundamentally different strategy than a Downtown condo. 

1.1 The Balance of Power: Supply, Demand, and Interest Rates

The stabilization of the market is largely a function of the sales-to-new-listings ratio (SNLR), which is expected to hover between 40% and 60% throughout much of 2026 (also known as absorption rate). An SNLR within this band signals that neither buyers nor sellers hold disproportionate leverage. For sellers, this means that while properties will sell, they will not necessarily attract multiple offers without compelling value propositions.

Interest rates remain the critical variable. The consensus among financial analysts is that while the aggressive rate hikes of previous years have ceased, the cost of borrowing remains elevated by historical standards. This has compressed buyer budgets, making them highly sensitive to price and condition. Buyers in 2026 are not looking for "fixer-uppers" at premium prices; they are seeking turnkey properties that mitigate their immediate capital expenditures.

While interest rates have come down somewhat, equity lines of credit, which would be normally used for renovations are still prohibitively expensive. Consequently, the market punishes "aspirational pricing"—listing high to test the waters—more severely than in previous years, often resulting in listing stagnation and eventual price reductions that fall below market value. 

2. Edmonton Home Seller Roadmap: From Listing to Keys

Navigating the sale of a property in Edmonton involves a complex sequence of legal, financial, and logistical steps. A structured roadmap is essential to mitigate risk and ensure a seamless transition from listing to possession. The 2026 seller’s journey is defined not just by finding a buyer, but by ensuring the asset is legally compliant and physically optimized before it ever hits the MLS® System.

2.1 Phase I: Strategic Preparation (Weeks 1-4)

The initial phase is the most critical determinant of final sale price. It involves the aggregation of documentation and the physical preparation of the asset.

• Document Collection: Sellers must gather mortgage payout statements, property tax assessments, and condominium documents (if applicable) immediately. The most frequent cause of delayed listings in Edmonton is the lack of a current Real Property Report (RPR). Our team can guide you through the process of ordering the survey and submitting to the City of Edmonton. 

• Maintenance Triage: This is the window for addressing "patent defects"—visible issues like peeling paint or broken fences—that will degrade buyer confidence.

• Digital Pre-Marketing: In 2026, the "digital curb appeal" is paramount. High-resolution photography, 3D tours, and floor plans are created during this phase, but only after the property is staged. Pre-marketing should staty 7-14 days outside of the intended listing date. 

2.2 Phase II: Active Listing and Marketing (Weeks 5-8)

Once the property is live, the focus shifts to exposure and management of showings.

• Syndication: Listings are pushed to the MLS® System, Realtor.ca and Realtor websites like reallivinghomes.ca.

• Showing Management: In a balanced market, turning down a showing request is detrimental, especially in the first two weeks. Showing flexibility is key.

• Open Houses: Strategic open houses, particularly in family-oriented neighbourhoods like Summerside or Glenridding, remain effective for generating foot traffic.

2.3 Phase III: Negotiation and Conditions (Weeks 9-11)

Upon receiving an offer, the negotiation phase begins. Unlike 2025, 2026 offers are expected to be conditional.

• Condition Period: Buyers will typically require 7-10 days to satisfy conditions regarding financing and home inspection.

• Negotiation Strategy: In a balanced market, negotiation often centres on repairs, safety issues and chattels (appliances) rather than just price.

2.4 Phase IV: Closing and Possession (Weeks 12+)

The final phase involves the legal transfer of title and funds.

• Legal Handoff: Lawyers execute the transfer of land.

• Possession Day: Keys are released to the buyer, usually at noon on the possession date designated in the contract.

3. Pricing Your Edmonton Home to Meet the Market (Not Chase It)

Pricing strategy in a balanced market is a delicate exercise in psychology and data analysis. The most common error sellers make in stabilizing markets is "chasing the market down"—listing at a price reflective of yesterday's peak rather than today's reality, then incrementally reducing the price as the listing grows stale.

By the time the price aligns with market value, the property has accumulated "days on market" (DOM) stigma, leading buyers to perceive it as flawed. The net result is increased carrying costs and a less than desired seller net price. 

3.1 The Dangers of Aspirational Pricing

In 2026, Edmonton buyers are armed with extensive data. They have access to sold data and can instantly compare a listing against recent comparables. If a home is priced 5% above its competitive set, it typically does not generate "lowball" offers; instead, it generates silence. Buyers simply bypass the listing, assuming the seller is unreasonable. Pricing in this manner will help sell your neighbour’s home, not yours. 

• The "Freshness" Premium: A listing attracts the most attention in its first 14 days. Pricing correctly at launch capitalizes on this surge of interest. Overpricing squanders this window, resigning the seller to a long period of stagnation.4

3.2 Strategic Pricing Bands

Effective pricing utilizes "banding" strategies. For example, pricing a home at $499,900 ensures it appears in searches capped at $500,000, whereas pricing at $505,000 excludes it from that massive pool of potential buyers.

• Analysis of Comparables (CMA): A Comparative Market Analysis must look beyond active listings (the competition) to sold listings (the reality). In 2026, sold data from the last 90 days is the only relevant metric; data older than six months reflects a different interest rate environment.

3.3 Neighbourhood-Specific Pricing Nuances

Pricing strategies must be hyper-local.

• Mature Neighbourhoods (e.g., Glenora, Strathcona): Pricing here is heavily influenced by lot value, redevelopment potential, and historical character. A premium is paid for renovated heritage homes, but unrenovated properties must be priced aggressively to attract infill developers.

• Newer Suburbs (e.g., Windermere, Keswick): Pricing is dictated by the "replacement cost." Buyers will compare a resale home directly against new builds down the street. If a builder offers a new home with a warranty for $600,000, a resale home of similar size cannot be priced at $595,000; it must offer a significant discount or value-add (e.g., landscaping, fencing, window coverings) to compete.

4. Pre-Inspection for Sellers: Fixes That Actually Add Value in Edmonton

In a market where buyers are cost-conscious and averse to risk, the "Pre-Listing Home Inspection" has emerged as a powerful strategic tool for sellers. Rather than waiting for a buyer's inspector to uncover issues during the condition period—often leading to panicked renegotiations or collapsed deals—strategic sellers are proactively identifying and resolving material defects. The pre-inspection marketing strategy is especially important for older homes. 

4.1 The ROI of Pre-Inspection

The primary value of a pre-inspection is control. When a buyer discovers a defect (e.g., a furnace nearing end-of-life or minor electrical code issues), they typically overestimate the cost of repair and demand a price reduction far exceeding the actual cost.

By identifying these issues early, the seller can:

1. Fix it proactively: Often at a fraction of the price reduction a buyer would demand.

2. Disclose it: By disclosing the issue upfront and pricing accordingly, the seller removes the buyer's leverage to renegotiate later. 

4.2 High-Impact Fixes for Edmonton Homes

Not all repairs yield a return on investment. In the Edmonton market, specific focus areas resonate most with buyers:

4.2.1 Climate Control and Envelope

Given Edmonton's harsh winters, the integrity of the heating system and building envelope is scrutinized heavily.

• Furnace and HVAC: A furnace inspection and service record is non-negotiable. If the unit is over 20 years old, replacing it can be a major selling feature, whereas an old unit is a major red flag. A furnace inspection ahead of the listing can alleviate any concerns a Buyer may have. 

• Attic Insulation: Upgrading attic insulation to R-50 or R-60 is a cost-effective fix that signals energy efficiency to buyers, a key concern given rising utility costs. 

• Grading and Drainage: Poor grading that directs water toward the foundation is a common issue in Edmonton. Extending downspouts and correcting negative grade is a low-cost labor fix that prevents terrifying "basement moisture" flags in inspection reports.

4.2.2 Electrical Safety

• Aluminum Wiring: Common in homes built between the late-60s and early 80’s (most common in homes built in the 70’s). Sellers should have a "pigtailing" remediation done and certified by an electrician before listing. This resolves insurability issues for buyers. 

• Less than 100 Amp Service: Homes with less than 100 amp should be upgraded, or quoted for the Buyer to understand the associated cost.

• GFCI Protection: Ensuring bathrooms and kitchens have Ground Fault Circuit Interrupter outlets is a cheap, simple fix that checks a safety box for inspectors.

4.3 What Not to Fix

Sellers should avoid major cosmetic overhauls that may not align with a buyer's taste. Replacing carpets or repainting entire exteriors yields a lower ROI than mechanical and structural assurances. The goal of the pre-inspection is to remove objections, not necessarily to increase appeal (which is the job of staging).

5. Edmonton RPR & City Compliance for Sellers: Prevent Delays

One of the most frequent causes of transaction failure or delay in Alberta is the Real Property Report (RPR) and municipal compliance process. Unlike other jurisdictions where title insurance is the default, the standard Residential Real Estate Purchase Contract in Alberta places a contractual obligation on the seller to provide a current RPR with a compliance stamp.

5.1 Anatomy of an RPR

A Real Property Report is a legal survey document prepared by a certified Alberta Land Surveyor. It illustrates the precise location of the property boundaries and all improvements (structures) relative to those boundaries. It reveals encroachments (structures crossing property lines) and compliance with municipal bylaws.

5.2 The "Current" Requirement

The term "current" is the source of significant friction. An RPR from 1995 is not current if a deck, fence, air conditioner, or garage has been added or modified since that date. Even a new fence that slightly changes the enclosed area renders the old RPR invalid.

• Seller's Risk: If a seller provides an old RPR and signs an affidavit stating no changes have been made, but the buyer's survey reveals a new deck, the seller is in breach of contract and liable for the cost of the new survey and any compliance issues.

5.3 The Compliance Process

Once the RPR is obtained, it must be submitted to the City of Edmonton for a Compliance Certificate.

1. Survey: A surveyor visits the property ($600-$1,000 depending on lot complexity).

2. City Review: The City reviews the survey against zoning bylaws ($150-$300).

3. Outcome:

   • Compliant: Everything meets setbacks and permits.

   • Non-Conforming: Structure is too close to the property line but was legal when built. The City issues a "stamp" accepting it as legal non-conforming.

   • Non-Compliant: Structure violates bylaws (e.g., a deck built without a permit). The City may require removal, modification, or an encroachment agreement.

5.4 Unpermitted Work and Encroachments

Unpermitted decks and finished basements are rampant in Edmonton.

• Decks: If a deck is higher than 0.6m (24 inches) and was built without a permit, the City may flag it. The seller must then apply for a retroactive permit, which may involve structural modifications to meet code.21

• Encroachments: Fences or eaves crossing onto City land or a neighbour's property are common. If an encroachment is identified, the seller may need to pay for an Encroachment Agreement (costing hundreds or thousands of dollars) or physically move the structure before the sale can close.20

Recommendation: Sellers must order their RPR immediately upon deciding to sell. The process can take 2-4 weeks. Discovering an encroachment three days before closing creates a crisis; discovering it three weeks before listing is a manageable problem.

6. Decluttering for Showings: A 48-Hour Edmonton Plan

In a 2026 market defined by "Softened Minimalism," clutter is the enemy of equity. Buyers cannot visualize their lives in a home that is filled with the seller's past. The "48-Hour Plan" is a tactical approach to aggressive depersonalization designed to prepare a home for photography and showings efficiently. Please contact us for Real Living’s full pre-listing guide. 

6.1 The Psychology of Space

Buyers in Edmonton, particularly those looking at condos or smaller detached homes, prioritize volume and flow. Clutter shrinks rooms. Visual noise (stacks of mail, excessive decor, personal photos) distracts the buyer from assessing the asset's structural merit. The goal is to convert the "home" back into a "house"—a product for sale.

6.2 The 48-Hour Protocol

Day 1: The Purge and Pack

• 08:00 - 12:00 (The Kitchen): The most critical room. Clear everything off countertops. Toasters, blenders, and knife blocks go into boxes. The rule is: if you don't use it daily, pack it. Even inside cupboards, reduce contents by 50% to create the illusion of ample storage.

• 13:00 - 17:00 (The Living Areas): Remove 30% of furniture. If a chair blocks a walkway, it goes. Remove personal photo walls. Edmonton buyers are diverse; depersonalizing creates a neutral canvas that appeals to the widest demographic.

• 18:00 - 20:00 (Closets): Buyers will open closets. Remove off-season clothing (winter coats in summer, storage bins). Organize by colour. Floor space in a closet should be visible.

Day 2: The Deep Clean and Stage

• 08:00 - 12:00 (Bathrooms): Remove all toiletries from showers and vanities. No toothbrushes, no shampoos. Replace with crisp white towels and a single luxury soap dispenser. Scrub grout and caulking—mold implies water damage issues.

• 13:00 - 17:00 (Entryway and Mudroom): In Edmonton, the mudroom is a high-traffic utility zone. Clear the pile of boots and coats. Ensure the mat is clean. This is the buyer's first impression; it must signal "organized," not "chaotic".

• 18:00 - 20:00 (Final Audit): Walk through the home as a buyer. Stand in the doorway of each room. What is the focal point? If it's a stack of magazines, remove it.

6.3 Strategic Storage

Sellers often make the mistake of shoving clutter into the garage. This is fatal in Edmonton, where a spacious, usable garage is a top selling feature. It is worth the investment to rent a temporary storage unit or a portable storage pod for the duration of the listing.

7. Staging a Lived-In Home: Family-Friendly Strategies for Edmonton Sellers

While vacant staging is ideal, the reality is that most Edmonton sellers live in their homes while selling. The challenge is to maintain a "staged" look while navigating the chaos of daily family life, kids, and pets.

7.1 The "Softened Minimalism" Trend

The stark, sterile "museum" look is out. The 2026 aesthetic is "Softened Minimalism"—warm, earthy, and textured.

• Palette: Replace cool greys with warm taupes, creamy whites, and soft terracottas. This makes the home feel inviting and cozy, crucial for Edmonton's colder months.

• Texture: Use boucle throws, linen pillows, and natural wood accents to add depth without clutter. This appeals to the emotional side of the buyer.

7.2 The "Daily Reset" Strategy

Families need a system to go from "living" to "showing" in 15 minutes.

• The "Go-Bin": Each family member gets an opaque plastic bin. When a showing is booked, all loose items (toys, laptops, chargers) go into the bins, which are then placed in the trunk of the car during the showing.

• Bathroom Hotel Rule: After morning routines, counters are wiped dry, and toiletries go into a designated drawer or caddy under the sink. Towels are straightened.

• The Sensory Layer: Before leaving, open all curtains (natural light is the #1 amenity). In winter, turn on the fireplace. Leave a subtle, natural scent (vanilla or citrus, never heavy floral).

7.3 Zoning for Lifestyle

Buyers are looking for functionality. Staging should clearly define "zones."

• The Work-From-Home Nook: Even in a small condo, stage a console table with a laptop and a plant to show workspace potential.

• The Mudroom: In Edmonton, showing how a family manages winter gear is vital. Stage the mudroom with organized baskets and hooks, demonstrating that the home can handle the climate.

8. Photography Day: Edmonton Seller Checklist for Perfect Shots

In 2026, the first showing happens online. A listing's digital presentation determines whether a buyer swipes left or books a tour. Professional photography is not optional; it is the baseline. However, the photographer cannot fix a messy room.

8.1 Exterior Prep

• Driveway: Remove all vehicles. In winter, shovel the driveway and sidewalks down to the pavement. In summer, mow the lawn 24 hours prior and ensure the hose is coiled and put away.

• Garbage Bins: Hide the City of Edmonton waste carts (black/green/blue) in the garage or at the side of the house, out of sight.

8.2 Interior Lighting

• The "Light-Up": Turn on every light in the house. Overhead lights, lamps, range hood lights, under-cabinet lighting. Replace any burnt-out bulbs with "Daylight" or "Soft White" LEDs—ensure all bulbs in a room match in colour temperature.

• Blinds: Open all blinds and curtains. If the view is a brick wall, tilt blinds slightly to let light in while obscuring the view.

8.3 The "Invisible" Details

• Toilet Lids: Always down.

• Magnets: Remove everything from the fridge door.

• Cords: Hide TV and lamp cords. Tape them to the back of furniture if necessary.

• Pet Evidence: Hide bowls, beds, and litter boxes.

8.4 Drone and Twilight Photography

For detached homes, especially in scenic areas like Riverbend or near ravines, drone photography captures the context of the neighbourhood. Twilight shots (taken at dusk) add a dramatic, luxury feel, highlighting interior warmth and exterior landscape lighting.

9. Floor Plans & Virtual Tours: Why Edmonton Buyers Expect Them

The digital acceleration of the 2020s has permanently altered buyer expectations. Static photos are no longer sufficient. Buyers want to understand the flow and scale of a home before stepping inside.

9.1 The Necessity of Floor Plans

Photos can be deceptive with wide-angle lenses. A floor plan provides the "truth" of the property.

• Space Planning: Buyers use floor plans to see if their king-sized bed fits in the master or if the dining room can hold their six-person table.

• Remote Buyers: Edmonton attracts significant inter-provincial migration. Out-of-town buyers rely on floor plans to shortlist properties without physically visiting.

9.2 Virtual Tours (Matterport/iGuide)

A 3D virtual tour allows a buyer to "walk" the property.

• Filter Quality: Virtual tours act as a filter. They deter casual looky-loos who might dislike the layout, ensuring that the physical showings are attended by serious, qualified buyers.

• Engagement: Listings with 3D tours see higher engagement times on websites like Realtor.ca, signaling to the algorithm that the listing is high-quality.

10. Open House Playbook for Edmonton Sellers: What Works Today

While digital marketing is dominant, the Open House remains a potent tool, particularly in family-centric Edmonton neighbourhoods. However, the strategy has evolved from "open the door and wait" to a curated event.

10.1 Safety and Security

• Digital Registration: Use a QR code at the door for visitor registration. This captures data for follow-up and provides a security log of who entered the home.

• Valuables: Sellers must remove small valuables (jewelry, prescription meds, small electronics). While agents monitor the home, they cannot be in every room at once.

10.2 Creating Atmosphere

• Sensory Marketing: Soft background music (jazz or acoustic) eliminates the awkward silence.

• Climate Comfort: In summer, ensure the AC is running cool. In winter, the home should be warm, with mats laid out to protect floors from wet boots.

• The "Host" Mentality: The agent should not hover but be available. Providing localized information sheets (e.g., "Walk to these 3 Parks," "Nearest Schools map") adds value that online listings often miss.

10.3 Timing

• The Weekend Warrior: Saturday and Sunday afternoons (1:00 PM - 4:00 PM) remain the prime window.

• The Commuter Special: Thursday evening (5:00 PM - 7:00 PM) open houses capture buyers on their way home from work, effectively jump-starting the weekend activity.

11. Offer Presentation Windows: Pros, Cons & Best Practices (Edmonton)

An "Offer Presentation Window" (or "holding offers") is a strategy where the seller designates a specific date and time to review all offers, rather than reviewing them as they come in.

11.1 When to Use It

• High Demand: This strategy is only effective if the property is expected to generate high interest (e.g., a well-priced starter home in a hot neighbourhood like Sherwood Park or St. Albert).

• Underpricing: It typically requires pricing slightly below market value to drive the volume of traffic necessary to generate multiple offers.

11.2 The Risks

• Buyer Fatigue: In a balanced market, buyers may refuse to participate in a "bidding war" game and move on to a property where they can negotiate normally.

• The "Zero Offer" Risk: If the presentation date arrives and no offers are received, the listing is stigmatized. It signals to the market that the home is not as desirable as the seller thought.

11.3 The "Bully Offer"

Sellers holding offers must decide if they will entertain "pre-emptive" or "bully" offers—offers submitted before the designated date. Accepting one guarantees a sale but risks leaving money on the table if a higher offer would have come on presentation night. Refusing one risks losing that buyer forever.

12. Multiple Offers in Edmonton: How to Evaluate Beyond Price

In a multiple offer scenario, the highest price is not always the best offer. A sophisticated seller evaluates the "net strength" of the deal.

12.1 The Components of Strength

• Deposit: A larger deposit (e.g., $20,000 vs. $5,000) signals buyer seriousness and financial capability.

• Conditions: An unconditional offer is the "gold standard" but rare. Offers with fewer or shorter conditions (e.g., a 3-day inspection window vs. 10 days) are superior as they reduce the time the property is tied up conditionally.

• Closing Date: Does the buyer's possession date align with the seller's timeline? Carrying a vacant home for two months costs money (utilities, insurance, taxes); a lower offer with a perfect closing date might net more money.

• Financing Type: A buyer with a "pre-approval" is good; a cash buyer is better. Buyers with high-ratio mortgages (less than 20% down) require insurer approval (CMHC), adding a layer of risk compared to conventional borrowers.

12.2 The " escalation clause"

While less common in Alberta than in the US, some buyers may use escalation clauses ("I will pay $1,000 more than the highest competing offer up to a cap of X"). Sellers should be cautious, as these can be legally complex and difficult to enforce without transparency.

13. Closing and Financial Logistics

13.1 Closing Costs Breakdown

Sellers must account for the deductions from their sale price to calculate net proceeds.

• Commissions: Paid by the Seller and typically split between buyer and seller brokerages. GST applies. Connect with Real Living today for information our variable commission program.

• Legal Fees: ~$1,000 - $1,500.

• RPR & Compliance: ~$800 if a new one is needed.

• Mortgage Penalty: This is the wildcard. Sellers breaking a fixed-rate mortgage with a major bank can face "Interest Rate Differential" (IRD) penalties amounting to thousands of dollars. It is imperative to get a written payout statement from the lender before listing.

13.2 The Final Handoff

• Utilities: Sellers must schedule utility disconnects (EPCOR, ATCO) for the possession date.

• Insurance: Do not cancel home insurance until the lawyer confirms the funds have been received and the title has transferred. If the deal falls through on closing day and the house burns down that night, the seller needs coverage.

Conclusion: The Strategic Seller's Advantage

The 2026 Edmonton market is not a market of chance; it is a market of strategy. The path from "For Sale" to "Sold" requires a disciplined adherence to legal compliance, a sophisticated approach to pricing and presentation, and a calm, data-driven mindset during negotiation. By understanding the nuances of RPRs, staging trends, and the economic landscape, sellers can navigate the complexities of the transaction with confidence.

Your home is likely your largest financial asset. Don't leave its sale to guesswork. Partner with Ryan McCann and the Real Living Team for a strategic, data-backed approach to selling in Edmonton's 2026 market. From precision pricing to expert negotiation, we’ll guide you every step of the way.

Reference Links:

• Real Living’s Guaranteed Sale Program

• Free Home Evaluation Request

• Find Out What Your Neighbour Sold For

Pet-Friendly Edmonton Condos: Bylaws, Weight Limits, and "Board Approval"

For many Edmonton buyers, "Must be pet-friendly" is the number one search filter. However, in the world of condominiums, "Pet-Friendly" is a marketing term, not a legal one. The reality of bringing your dog or cat into a condo is governed by a strict set of Bylaws that supersede any listing description.

The good news? The detailed Agent MLS listing highlight sheet includes the pet allowance so you’ll know whether your fur buddy is allowed ahead of writing an offer. With that said buying a condo with a pet requires a forensic review of the condominium documents. A misstep here can result in a heartbreaking choice: move out, or give up your pet. Here is what you need to know about weight limits, board discretion, and the rules of high-density pet ownership.

1. The "Board Approval" Trap

The most common pet bylaw in Edmonton does not say "Pets Allowed." It says "Pets Allowed with Board Approval."

This distinction is critical. Even if the building is full of dogs, the Board of Directors retains the legal right to reject your specific animal.

• The Application: You must submit a formal written request to the Board, typically including a photo of the pet, vaccination records, and sometimes a "resume" (behavioural history).

• The Risk: Never buy a condo assuming your pet will be approved. Always make your Purchase Contract conditional on receiving written Board approval for your specific animal before you remove conditions. A thorough review of the Bylaws will give you clarity. 

2. Weight and Height Restrictions

Many Edmonton condos, particularly high-rises in Oliver and Downtown, impose strict size limits to minimize noise (paws on laminate) and elevator congestion.

• The "Handbag" Rule: A common restriction is a weight limit of 10kg (22 lbs) or 15kg (33 lbs). This effectively bans Labs, Shepherds, and Golden Retrievers.  

• Height Limits: Some bylaws specify that a dog cannot exceed a certain height at the shoulder (e.g., 15 inches), often referred to as "knee height."

• Grandfathering: If you see a Great Dane in a building with a 20lb limit, do not assume the rules are lax. That dog may be "grandfathered" (approved under old rules), but new pets must comply with the current strict limits. Rules can change with new Condo Board members and that Board’s approach to pet ownersship.

3. The "Nuisance" Clause

Even with approval, your pet serves at the pleasure of the Board. Almost all bylaws contain a "Nuisance Clause." While it may seem overbearing, condos are shared living spaces and it’s important that there are bylaws to ensure all pet owners are responsible. 

• The Rule: If a pet causes excessive noise (barking when you are at work), acts aggressively, or soils common property, the Board can revoke your pet approval.

• The Consequence: The Board can legally demand the permanent removal of the pet from the unit, often within 14 to 30 days. If you refuse, they can levy fines of up to $1,000 per violation (e.g., every time the dog barks) and seek a court order for removal, with all legal costs charged back to your unit.  

4. Deposits vs. Fees: Tenants vs. Owners

The financial rules differ depending on whether you own the unit or rent it.

For Owners:

• Deposits: Generally, Condo Corporations cannot charge a "pet deposit" to a unit owner. You own the unit; you are liable for damages via the bylaws.

• Registration Fees: Some boards charge a nominal administrative fee (e.g., $50) to register the pet and issue a tag.

For Tenants (applies if you’re using the property for a rental investment):

• If you are renting a condo from a landlord, the Alberta Residential Tenancies Act applies.

• Pet Fees: Landlords can charge a non-refundable "Pet Fee" (e.g., $25/month or a $200 lump sum).

• Pet Deposits: Landlords can ask for a refundable deposit, but the total security deposit (damage deposit + pet deposit) cannot exceed one month's rent. If your rent is $1,500 and you paid a $1,500 damage deposit, a separate pet deposit is illegal.  

5. Townhouse vs. Apartment Style

If you have a large dog (50lbs+), your options in apartment-style condos will be severely limited (less than 10% of inventory). You will likely need to target Townhomes or Bare Land Condos for both yard space and sound transfer. 

• Bare Land Advantage: In a Bare Land condo (where you own the lot), bylaws are often much looser regarding pets, sometimes only deferring to City of Edmonton municipal bylaws (e.g., licensing and leash laws) rather than strict corporation limits.

Conclusion

Don't rely on the MLS® listing saying "Pets: Yes." That checkbox is often misleading. Review the bylaws, measure your dog, and get the Board's stamp of approval in writing. Your Realtor will guide you through the MS data sheet disclosure, the Board’s meeting minutes and most importantly the Bylaws. 

Need a pet-friendly building list? Connect with Ryan and the Real Living team. We maintain a database of "Big Dog Friendly" buildings in Edmonton and can steer you away from complexes with restrictive bylaws.

Want to start your own search? Get access to listings ahead of Realtor.ca, view detailed property pages, save your searches and book showings. Click here to create an account. 

Choosing the Right Edmonton School Catchment (2025 Update)

For parents in Edmonton, the phrase "location, location, location" is often synonymous with "catchment, catchment, catchment." We strongly recommend that home buyers start with schools in mind - even if children aren’t part of their life when purchasing. Not only is it critical for resale, but many of Edmontons new construction homes are in communities where schools don’t exist - or future schools are years out.

Buying a home is the primary way to secure a seat in the city’s top-performing public schools. However, in 2025, the rules have tightened.

The Edmonton Public School Board (EPSB) has implemented strict Growth Control Models, meaning living across the street from a school no longer guarantees your child a spot if that school is at "Level 3" capacity. Before you sign a purchase contract based on a specific school, you must understand the new lottery systems, busing distances, and registration deadlines.

1. The "Designated School" Guarantee (and its limits)

Every address in Edmonton has a designated public school. Historically, moving into a neighbourhood meant your child was automatically accepted into that local school. 

The Level 3 Lottery Shock: In 2025, several high-demand schools are at critical capacity (Level 3). For these specific schools, living in the neighbourhood only grants you the right to enter a Lottery Process. If you are not selected, your child will be designated to an "Overflow School" which could be neighbourhoods away.  

2025/2026 Lottery Schools (Level 3):

• High Schools: Lillian Osborne (Terwillegar/Windermere area).

• K-9 / Elementary: Dr. Margaret-Ann Armour (Windermere), Svend Hansen (Laurel), Jan Reimer (The Orchards), and David Thomas King (Secord).  

Strategic Advice: If you are buying a home specifically for Lillian Osborne High School, you must verify if there is space or if you will be subject to the lottery. Do not assume possession of a home equals possession of a desk.

2. The New Yellow Bus Rules (September 2025)

If you are counting on the yellow bus to get your kids to class, the eligibility criteria have shifted significantly.

• The Distance Change: Effective September 2025, the walk limit for elementary students has increased from 1.0 km to 1.6 km. If you live 1.5 km from the school, you are now in the "Walk Zone" and ineligible for bus service.  

• The Fee Hike: Monthly yellow bus fees have increased to $50/month per child.  

• Impact on Buyers: When viewing homes, measure the walking distance to the school using Google Maps. A home 1.7 km away offers bus eligibility; a home 1.4 km away means you are driving or walking every day.

3. Public vs. Catholic: The "Resident" Definition

Edmonton has two distinct school boards: Edmonton Public (EPSB) and Edmonton Catholic (ECSD). Your property taxes support both, but your "Resident" status dictates your priority.

• Public Priority: A student is a resident of EPSB if at least one parent is non-Catholic.

• Catholic Priority: A student is a resident of ECSD if at least one parent is Catholic.

Why it matters: In open boundary schools, anyone can attend. But in full/closed boundary schools, Resident Students get first priority. If a Catholic school is full, they may turn away non-Catholic students living next door. Conversely, a popular Public school will prioritize non-Catholic residents over Catholic residents living in the same cul-de-sac.  

4. Programs of Choice: French Immersion & Cogito

Buying in a catchment is for the regular program. If you want a specialized program like French Immersion or Cogito (highly structured, academic focus), the catchment maps are different.

• Designated Program Schools: Your home will have a designated school for French Immersion, which is often different from your neighbourhood English school.

• Transportation: Yellow bus service is usually available for these programs, provided you attend your designated program school. If you choose a French Immersion school across town instead of the one designated for your area, you forfeit bus access.

5. The "Open House" Window

Schools hold open houses between February and March each year. This is the critical window for parents to tour facilities.  

The "Pre-Enrolment" Deadline: The deadline to select your school in SchoolZone is typically March 25th for the upcoming September year. If you buy a house and move in after this date, and the school is full, you may be directed to the overflow school for the first year, even if you are a resident.  

Conclusion

Never rely on a real estate listing that says "Schools: X and Y." Catchment boundaries change annually based on enrolment pressures. Always verify the specific address using the EPSB "Find a School" Tool or the ECSD School Locator before removing conditions on a home purchase.

Confused by the maps? Connect with Real Living. We layer school catchment data over our home searches, ensuring you look at properties that actually get your kids into the schools you want.

Builder Reputation in Edmonton: How to Research Before You Sign

In Edmonton’s expanding market—from the infills of Westmount to the sprawling new communities of the Southwest—the quality of your home is only as good as the builder who constructs it. While a showhome offers a glimpse of the "dream," the reality of your ownership experience depends on the builder's financial stability, warranty responsiveness, and construction standards.

In 2025, vetting a builder goes beyond reading a few Google reviews. It requires navigating provincial registries and understanding the specific challenges of building in Alberta’s climate.

Here is your step-by-step forensic guide to researching builder reputation in Edmonton.

1. The Mandatory First Step: The Provincial Registry

Before you fall in love with a floor plan, you must verify the builder’s legal standing. In Alberta, all residential builders must be licensed by the province.

• The Tool: Alberta's Public Registry of Builder & Property Information.

• What to Check: Enter the builder’s name to confirm they hold a valid licence. If they are not on this list, do not hire them. It is illegal for an unlicensed builder to construct new homes or obtain building permits in Alberta.  

• The "Strike" Record: The registry also reveals if the builder has any compliance orders or administrative penalties issued against them. A history of cutting corners on safety codes is a massive red flag.

2. Warranty Provider Track Record

In Alberta, every new home must be covered by a mandatory 1-2-5-10 New Home Warranty. However, the builder’s relationship with the warranty provider tells a deeper story.

• Builder Rating: Some warranty providers (like the Alberta New Home Warranty Program) offer public directories or awards for builders who maintain low claims ratios.

• Ask the Question: Ask the sales representative: "Who handles your warranty service: an in-house team or a third-party contractor?" Builders who manage their own service often provide faster resolutions than those who farm it out to a 1-800 number.

3. The "Drive-By" Durability Test

Showhomes are maintained daily by professional cleaners and landscapers. To see the truth, you need to look at the builder's "used" inventory.

• The Strategy: Ask the builder for the name of a neighbourhood they completed 3 to 5 years ago (e.g., parts of Chappelle or Secord).

• What to Look For: Drive through that area. Look for:

  • Siding: Is it warping or waving?

  • Concrete: Are the driveways cracking or spalling (flaking surface)?

  • Grading: Are there signs of settlement where the ground has sunk near the foundation?

• Edmonton Context: Our freeze-thaw cycle is brutal. If a home looks tired after only four years, the builder may have cut corners on exterior materials or building envelope specs.

4. Industry Recognition (BILD Edmonton Metro)

Awards aren't everything, but consistent recognition by peers matters. In Edmonton, the BILD Edmonton Metro Awards of Excellence (formerly CHBA) act as the industry Oscars.

• Look for Consistency: A builder who wins "Builder of the Year" once is good; a builder who is a finalist five years in a row is better. It demonstrates consistent operational excellence.  

• Customer Experience Awards: Pay special attention to awards based on customer surveys (like the Avid Ratings awards). These are voted on by actual homeowners, not just judges looking at pretty design photos.

5. Digital Forensics: Beyond the Star Rating

When reading online reviews, you need to filter out the noise.

• The "Possession Day" Bias: Most 5-star reviews are written on possession day when the owners are excited and holding a bottle of champagne.

• The "11-Month" Reality: Scroll down to find reviews written 1-2 years after possession. This is when the warranty period for labour and materials expires. Are homeowners complaining about ghosting on warranty calls? That is the metric that matters.

• BBB of Central & Northern Alberta: Check their rating on the Better Business Bureau. Look specifically for how they responded to complaints. A builder who actively resolves disputes is often safer than one with zero complaints (which might mean they are too new to have any).  

6. The "Winter Build" Question

If your home is being built between November and March, you need to know the builder's cold-weather protocols.

• Ask: "How do you handle concrete pours in -20°C?"

• The Right Answer: They should talk about heating hoists, insulated tarps, and additives in the concrete mix. If they brush it off as "not a problem," be wary. Improperly cured concrete is a leading cause of foundation cracks in Edmonton.

7. MLS Value

Many builders choose to put their homes on the MLS. As the final piece of your search, MLS data, which can be provided by the team at Real Living, can you help you understand the overall demand for a builder’s inventory. It’s critical for determining days on market, list price to sell price ratios, and total inventory sold within a community.

Excessive listing counts in a community are generally a red flag, especially when absorption isn’t keeping up with inventory. Over-built communities are the fastest way to lose appreciation on your new home purchase and should be avoided. 

Conclusion

Your home is likely your largest financial asset. A reputable builder protects that asset; a poor one becomes a liability. By combining government data with on-the-ground research, you can sign that purchase contract with confidence.

Need help vetting a builder? Connect with Ryan and the Real Living team. We have two decades of experience working with Edmonton's builders. We know who delivers on time, who honours their warranty, and who you should avoid.

Infill vs Suburban New Build: Cost, Lifestyle, and ROI in 2025

For Edmonton homebuyers in 2025, the sharpest divide in the market isn't just about budget—it's about geography and philosophy. Do you choose the "Infill"—a brand new modern home in a mature, central neighbourhood? Or do you opt for the "Suburban New Build"—a master-planned home in the expanding ring road communities?

Both options offer the allure of new construction (New Home Warranty, modern efficiency, smart tech), but their financial structures and lifestyle returns are radically different. This guide breaks down the true cost of ownership, the lifestyle trade-offs, and the long-term Return on Investment (ROI) for each asset class.

1. The Cost Equation: Sticker Price vs. True Cost

When comparing a $650,000 infill in Westmount to a $650,000 detached home in Secord, the price tag is the only similarity. The composition of that value differs significantly.

The Infill Cost Structure:

• Land Value: In mature neighbourhoods, the land often accounts for 40-50% of the property's value. You are paying for the location scarcity. Proximity to downtown, restaurants, and major schools (U of A and Grant MacEwan) do come at a cost for infill Buyers. 

• Demolition & Abatement: If you are building custom infill, costs for demolishing the old structure and asbestos abatement can range from $20,000 to $40,000—a sunk cost that doesn't add to the appraised value of the new house.

• GST: Remember that GST (5%) applies to the full purchase price of any new home. However, the GST New Housing Rebate may apply if the home is priced under $450,000, though few infills or condos for that matter qualify for anywhere near that amount. You can read more on the Government of Canada’s New Housing Rebate here. 

The Suburban Cost Structure:

• Land Value: In new suburbs (Windermere, Chappelle, Cy Becker), land typically accounts for 20-30% of the value. You are paying for the structure more than the dirt.

• Hidden "Completion" Costs: Suburban showhomes often feature upgrades not included in the base price. Buyers must budget for:

  • Landscaping: Often not included. Expect to pay $10,000 - $20,000 for sod, trees, and fencing to meet architectural guidelines.

  • Window Coverings & Appliances: Frequently excluded in base builder packages.

• HOA Fees: Many new communities (e.g., Summerside, The Orchards) have mandatory Homeowners Association fees to maintain amenities like splash parks or skating rinks.

2. Lifestyle Analysis: The 15-Minute City vs. The Commuter Hub

The Infill Lifestyle (Crestwood, Ritchie, Westmount):

• Walkability: These areas score high (80+) on Walk Score. Residents can walk to independent coffee shops, schools, and grocery stores. This aligns with the City of Edmonton’s "15-Minute City" district planning.2

• Mature Canopy: You get the benefit of 50-year-old Elm trees lining the street, a feature that new suburbs won't replicate for decades.

• Infrastructure Risk: While the house is new, the city infrastructure (sewers, sidewalks) may be aging, leading to neighbourhood renewal construction projects (and potential tax levies) in the future.

The Suburban Lifestyle (Keswick, Edgemont, Laurel):

• Modern Infrastructure: Roads, sewers, and playgrounds are brand new. There is zero risk of "neighbourhood renewal" assessments for decades.

• Family Density: These areas are teeming with young families, making it easier for children to find playmates. However, schools are often over-capacity, leading to lottery systems for enrollment.3

• Commute: Life is car-dependent. While the Anthony Henday provides access, commute times to the university or downtown can exceed 35-45 minutes during peak hours.

3. Zoning and Density: The "Garden Suite" Bonus

The most significant shift in 2025 is the full implementation of Zoning Bylaw 20001.

• Infill Advantage: Mature lots often have rear lanes (alleys), which are essential for Garden Suites (garage suites). This allows an infill buyer to build a rental suite above their garage, generating $1,400+ in monthly income to offset their mortgage.4

• Suburban Limitation: Many new suburban lots are "zero lot line" or lack rear lanes (front-attached garages). This physical layout often makes building a garden suite impossible or cost-prohibitive, limiting your ability to "house hack."

4. ROI and Resale Liquidity

Appreciation Profiles:

• Infill: Historically, central land appreciates faster because they aren't making any more of it. An infill home in a prestigious neighbourhood is a "blue chip" asset. It is insulated from market fluctuations because the supply of lots is finite.5

• Suburban: New communities face "supply risk." If you try to sell your 2-year-old home, you are competing against the builder down the street who is selling brand new homes with incentives. Suburban homes typically see slower appreciation until the neighbourhood is fully built out (5-10 years).

Rental Demand:

• If you decide to rent out the property, infills near the University or Downtown command higher rents and attract professional tenants. Suburban homes attract families but typically have lower rent-to-price ratios.

5. The "Cash to Close" Comparison

Analysis: Suburban homes often have a lower "base price" but a higher "finished price" once you factor in the costs required to make the home livable and compliant with architectural controls.

Conclusion

The choice between Infill and Suburban is a trade-off between land value and house size.

• Choose Infill if: You prioritize long-term appreciation, want a walkable lifestyle, and plan to utilize a garden suite for income.

• Choose Suburban if: You want more square footage for your dollar, prefer a community with many young families, and want a turnkey home where every component (including the roads) is brand new.

Debating between a skinny home in Ritchie or a triple-garage in Windermere?

Connect with Ryan and the Real Living team today and we’ll help you run appreciation numbers for the neighbourhoods you are eyeing to ensure your investment matches your financial goals.

 (https://www.edmonton.ca/city_government/urban_planning_and_design/zoning-bylaw)

(https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/gst-hst-rebates/new-housing-rebate.html)

Garden & Garage Suites in Edmonton: Maximizing ROI in 2025

Edmonton is currently experiencing a significant shift in urban density policy. The implementation of Zoning Bylaw 20001 has positioned the city as a leader in "infill" housing development. The primary beneficiary of this regulatory relaxation is the Garden Suite (often referred to as Garage Suites or Backyard Housing).

For property owners, this represents a strategic opportunity to monetize under-utilized land, creating a rental stream to offset mortgage costs or provide housing for multi-generational living. This analysis explores the regulatory framework, construction economics, and Return on Investment (ROI) profiles for 2025.

1. Regulatory Framework: Zoning Bylaw 20001

Effective January 2024 and fully operational in 2025, the new zoning bylaw has removed significant barriers to entry.  

• Permitted Use: Backyard housing is now classified as a "Permitted Use" in most low-density residential zones (RS, RSF). This is a critical distinction; it means that if a project meets the technical specifications (setbacks, height, site coverage), the city must issue the permit. It removes the discretionary power of neighbours to block projects based on subjective objections.

• Parking Deregulation: The city has eliminated minimum parking requirements. Homeowners are no longer legally mandated to provide a specific number of parking stalls for the main house or the suite. This allows for greater design flexibility and reduces construction costs associated with concrete work.

• Dimensional Allowances: Regulations generally permit a total floor area of up to 130 square metres (approximately 1,400 sq. ft.), subject to site coverage limits. This allows for substantial 2-bedroom units that are highly attractive in the rental market.  

2. Construction Economics: The 2025 Budget

Constructing a garden suite is a complex undertaking involving significant site servicing. It requires the installation of independent sewer, water, and gas lines, typically trenched from the street or the main residence.

Cost Estimates:

• Entry-Level (Studio/1-Bed above garage): $180,000 - $225,000.

• Mid-Range (2-Bed, superior finishes): $225,000 - $300,000.

• High-End (Custom architecture, separate metering): $350,000+.  

Soft Costs: Beyond "hard" construction costs, owners must budget for soft costs:

• Permits (Development & Building): $2,500 - $4,000, varying by square footage.  

• Utility Connections: $10,000 - $20,000. Trenching and tying into city infrastructure is a fixed cost that can escalate depending on the distance from the services.

• Design & Engineering: $3,000 - $8,000 for architectural drawings and structural engineering.

3. ROI Analysis: The Investment Case

To evaluate the viability, we analyze a hypothetical $250,000 project financed via a Home Equity Line of Credit (HELOC) or mortgage refinance.

• Financing Cost: Assuming a 5% interest rate (interest-only calculation for simplicity), the annual cost of capital is ~$12,500.

• Revenue Projection: A modern, detached 1-bedroom garden suite in desirable neighbourhoods (e.g., Glenora, Ritchie, Bonnie Doon) commands rents between $1,400 and $1,800 per month. We assume a conservative $1,600/month.

• Gross Annual Income: $19,200.

• Operational Expenses: Property tax increase (~$1,000), Insurance (~$500), Maintenance reserve (~$500). Total: ~$2,000.

• Net Operating Income (NOI): $19,200 - $2,000 = $17,200.

Cash Flow Calculation: $17,200 (NOI) - $12,500 (Financing) = $4,700 Positive Annual Cash Flow. Beyond cash flow, the owner benefits from principal paydown (if amortized) and property appreciation.

Valuation Impact: While a $250,000 spend may not translate to a dollar-for-dollar increase in immediate resale value, properties with legal suites enjoy higher liquidity and attract investor premiums. Market consensus suggests a recovery of 70-80% of construction costs in immediate equity, with the remainder realized through yield and long-term appreciation.  

4. The Basement Suite Alternative

For homeowners where a $250,000 outlay is prohibitive, a Legal Basement Suite offers a higher yield on a lower capital base.

• Construction Cost: $45,000 - $80,000 (highly dependent on the existence of a separate entrance).  

• Rental Rate: $1,100 - $1,300/month.

• ROI Profile: The ROI is typically superior to garden suites due to the lower construction cost (utilizing the existing structure).

• Value Add: A legal basement suite typically adds $50,000 - $75,000 to the property's resale value.  

5. High-ROI Renovation Targets

For those not pursuing secondary suites, capital is best deployed in areas with proven returns in the Edmonton market.

1. Kitchen Modernization: Upgrading to quartz countertops and refacing cabinets typically recoups 75-100% of costs.  

2. Bathroom Upgrades: Modern fixtures and tile work can recoup approximately 70% of the investment.  

3. Energy Efficiency: Given Edmonton’s climate, investments in triple-pane windows and upgraded insulation are highly valued by buyers, offering both aesthetic appeal and operational savings.  

Conclusion

The legalization of density in Edmonton transforms residential lots into potential income-generating assets. Whether executing a $250,000 garden suite project or a $50,000 basement conversion, the imperative is compliance. Legal status ensures the asset is insurable, bankable, and valuable at resale.

Considering a development project? Connect with Real Living. We can refer you to specialized builders familiar with the nuances of garden suite construction and provide a localized rental market analysis for your neighbourhood.

(https://www.edmonton.ca/city_government/urban_planning_and_design/garden-suites) (https://www.yegardensuites.com/)

Closing Costs in Edmonton: The Hidden Liquidity Trap of 2025

Securing a mortgage approval is a significant milestone, but it is not the final financial hurdle. A frequent point of friction for buyers in Edmonton is the "Cash to Close"—the liquid funds required to finalize the transaction. Unlike the mortgage principal, these costs cannot be amortized and must be paid upfront. Estimates suggest buyers should reserve between 2% and 4% of the purchase price to cover these expenses. This guide provides a detailed breakdown of these costs, incorporating the significant fee adjustments seen in 2025.  

1. The Alberta Advantage: Land Transfer Tax Exemption

A key differentiator for the Alberta market is the absence of a Land Transfer Tax (LTT). In jurisdictions like British Columbia or Ontario, LTT can amount to 1-3% of the property value, a massive sunk cost. Alberta remains free of this specific tax, significantly lowering the barrier to entry.  

However, this does not mean the transfer is free. The province levies Land Title Registration Fees, which underwent a substantial structural increase in late 2024.

2. Land Title Registration Fees (2025 Structure)

The cost to register a title and mortgage is no longer nominal. The government replaced the old fee structure with a new formula: Base Fee ($50) + Variable Levy ($5.00 for every $5,000 of value).  

Financial Scenario: Purchasing a $500,000 Home with a $400,000 Mortgage

• Transfer of Land Registration:

  • Base Fee: $50

  • Variable Levy: ($500,000 ÷ 5,000) × $5 = $500

  • Subtotal: $550

• Mortgage Registration:

  • Base Fee: $50

  • Variable Levy: ($400,000 ÷ 5,000) × $5 = $400

  • Subtotal: $450

Total Registration Cost: $1,000. While still competitive compared to other provinces, this represents a significant increase from previous years and must be accounted for in the closing budget.

3. Legal Fees and Disbursements

Engaging a real estate lawyer is mandatory to execute the transfer of title and funds. Legal fees in Edmonton typically range from $1,200 to $2,500. Purchasing a home typically costs more with mortgage registrations. 

• Component Breakdown: This fee covers professional time, title searches, courier costs, software transaction fees, and administrative disbursements. Buyers should request a comprehensive quote that includes all disbursements to avoid surprises.

4. Property Tax Adjustments

Property tax adjustments often cause confusion. In Edmonton, taxes are levied for the calendar year (January 1 to December 31) but are typically due in June. The legal principle is that a buyer is only responsible for taxes during their period of ownership.  

Adjustment Scenarios:

• Possession in March: The seller has likely not paid the annual taxes yet. The lawyers will calculate the seller's portion (Jan 1 to Possession) and credit this amount to the buyer. The buyer is then responsible for paying the full annual bill when it comes due in June.

• Possession in September: The seller has typically paid the full year's taxes. The buyer must reimburse the seller for the prepaid taxes covering the period from Possession to December 31. This requires the buyer to bring additional cash to the closing meeting.

2025 Tax Context: Edmonton City Council approved a property tax increase of 6.1% for 2025. For a home assessed at $450,000, the annual tax liability is approximately $3,660.  

5. Inspection and Appraisal Expenditures

These fees are incurred prior to closing but are essential out-of-pocket costs.

• Home Inspection: A rigorous inspection is a critical risk mitigation tool. Costs range from $450 to $600, depending on the size and age of the property.

• Appraisal Fee: Lenders require an independent appraisal to validate the loan-to-value ratio. While some lenders may absorb this cost as an incentive, it is frequently passed to the buyer, costing between $300 and $500.  

6. Title Insurance vs. Real Property Report (RPR)

Title Insurance has become increasingly prevalent in Alberta transactions. It is an insurance policy that protects the owner and lender against defects in the title, such as encroachments, zoning violations, or un-permitted improvements (e.g., a deck built without a permit). Seller’s are generally responsible for paying this fee but as a Buyer you may want to purchase title insurance for additional protection. 

• Cost: A one-time premium of $250 - $400.  

• Strategic Utility: Title insurance effectively replaces the need for an updated Real Property Report (RPR) with a compliance stamp, which is slower and more expensive to obtain. Many lenders now mandate title insurance to streamline the closing process.

7. The Liquidity Checklist: Cash to Close

For a standard purchase of a $450,000 home with a 5% down payment ($22,500), the liquidity requirements are as follows:

1. Down Payment: $22,500 (Less any initial deposit already paid).

2. Legal Fees: ~$1,500.

3. Land Titles Registration: ~$950.

4. Tax Adjustment (Estimated): ~$1,500 (Highly variable based on possession date).

5. Title Insurance: ~$300.

6. Moving Logistics: ~$1,000+.

Total Cash Requirement Above Mortgage: ~$5,250 + Down Payment.

Conclusion

Financial liquidity on possession day is the key to a stress-free transaction. By forecasting these auxiliary costs—specifically accounting for the 2025 increases in land title fees and property taxes—buyers can ensure a seamless transition to ownership.

Need a referral for a Real Estate Lawyer or Inspector? Connect with Ryan and the Real Living team for a personal recommendation. We maintain a vetted network of Edmonton professionals committed to transparency and excellence in real estate transactions.

If you’re asking whether 2026 is the right time to buy or sell real estate in Edmonton, you’re already asking the right question—but the answer isn’t universal.

In today’s market, the smartest moves aren’t driven by headlines or emotion. They’re driven by strategy.

After years of volatility, Edmonton has entered a balanced, data-driven market environment. That balance changes how buyers and sellers should think—and act.

Buying in 2026: leverage without chaos

For buyers, 2026 presents one of the most attractive risk-adjusted entry points in years.

Inventory has improved, competition has cooled, and days on market have normalized. That means buyers once again have leverage: the ability to negotiate price, include conditions, and evaluate homes properly instead of rushing decisions.

Interest rates have stabilized, removing the fear of sudden payment shocks. While rates are higher than pandemic lows, they are predictable—allowing buyers to plan responsibly rather than speculate on future cuts.

Most importantly, price growth expectations are modest. Forecasts suggest 2–4% appreciation, not runaway gains. For buyers, this reduces the risk of overpaying and increases the likelihood of long-term, sustainable equity growth.

If you’re buying in 2026, the advantage belongs to those who are prepared, patient, and strategic.

Selling in 2026: demand is there—but pricing matters

For sellers, 2026 is not a weak market—but it is a disciplined one.

Detached homes and well-located properties continue to attract strong interest, particularly from interprovincial buyers relocating from higher-priced markets. However, buyers are no longer forced to chase inventory at any cost.

Homes that are priced correctly and presented well still sell—often efficiently. Homes that are overpriced now sit longer, as buyers compare options and wait for value alignment.

This makes pricing strategy more important than timing. Sellers who understand current buyer psychology and position their homes properly can still achieve excellent outcomes. Those who anchor to peak-market expectations often struggle.

Why waiting for extremes can backfire

Many people delay decisions waiting for either a major crash or a sudden surge. In balanced markets, those extremes often never arrive.

Instead, opportunity exists in the middle—when markets are stable, negotiable, and predictable. Buyers and sellers who act strategically during balance often outperform those who wait reactively.

The right move depends on you

In 2026, the correct decision depends on factors like:

• Your equity position

• Your mortgage terms and renewal timeline

• Your lifestyle plans

• Your risk tolerance

• Your long-term financial goals

There is no one-size-fits-all answer—only informed ones.

Ready for a clear, personalized strategy?

If you’re considering buying, selling, or simply want clarity on your options, the next step isn’t guessing—it’s planning.

Book a private real estate strategy consultation with Ryan and the Real Living team.
We’ll review your goals, your numbers, and the current Edmonton market—so you can make a confident, data-driven decision. 

FAQ: Buying or Selling in Edmonton in 2026

Is 2026 a good year to buy a house in Edmonton?

Yes—for many buyers. Inventory levels are healthier, competition has cooled, and price growth is moderate. Buyers who value negotiation and stability may find 2026 more favourable than recent years.

Is Edmonton a buyer’s or seller’s market in 2026?

Edmonton is best described as a balanced market in 2026. Buyers have leverage in some segments, while well-priced detached homes still favour sellers.

Should I sell my house in Edmonton in 2026?

It depends on pricing, property type, and your goals. Sellers who price strategically and prepare properly can still achieve strong results. Overpricing is the biggest risk in 2026.

Will Edmonton home prices drop in 2026?

A major decline is not forecast. Most projections call for modest price growth (2–4%), with variation by property type and location.

Should I wait for interest rates to fall before buying?

Waiting for rate cuts can increase competition and prices. Many buyers in 2026 benefit more from leverage and selection than from marginal rate changes.