As the Edmonton real estate market enters 2026, one of the most important—and often misunderstood—topics for buyers and homeowners is total cost of ownership. While price trends tend to dominate headlines, the reality is that carrying costs play an equally important role in affordability, decision-making, and long-term financial comfort.

Property taxes are rising—but context matters

One of the most notable changes entering 2026 is the 6.9% municipal property tax increase approved by the City of Edmonton. For many homeowners, this translates into several hundred dollars more per year, depending on assessed value.

While no tax increase is welcome, it’s important to keep this in perspective. Edmonton’s property taxes remain competitive compared to other major Canadian cities, particularly when weighed against overall home prices. However, combined with rising insurance premiums, utilities, and maintenance costs, the increase does add incremental pressure to household budgets.

For buyers, this reinforces the importance of factoring property taxes into affordability calculations rather than focusing solely on purchase price or mortgage payment. For sellers, higher carrying costs can influence buyer sensitivity, particularly at higher price points.

The potential impact of GST rebates for first-time buyers

On the federal side, proposed GST rebates for first-time buyers purchasing new homes represent a meaningful potential offset to rising ownership costs. If finalized, these rebates could remove the 5% GST on qualifying new builds up to a certain price threshold—representing savings of up to tens of thousands of dollars in some cases.

While the legislation has not yet been fully enacted, the expectation of this incentive is already influencing buyer behaviour. Some first-time buyers are choosing to delay new-build purchases until clarity is achieved, creating a temporary slowdown in that segment.

Once implemented, however, this rebate could stimulate demand for new construction later in 2026, particularly in entry-level and mid-range developments across the Greater Edmonton Area. This may also create indirect support for resale homes as construction activity increases and buyer confidence improves.

Why total ownership cost matters more than ever

In a balanced market, buyers are more analytical—and that’s a good thing. Today’s purchasers are comparing not just prices, but monthly and annual ownership costs, including:

• Property taxes

• Mortgage payments

• Insurance

• Utilities

• Condo fees (where applicable)

• Maintenance and repairs

Homes with higher carrying costs must now justify their value more clearly, whether through location, condition, or long-term livability.

For homeowners considering selling in 2026, understanding how these costs impact buyer perception can help inform pricing and positioning. For buyers, a clear view of total cost reduces the risk of overextending financially.

A planning-focused market

The takeaway for 2026 is not that ownership is becoming unaffordable—but that it is becoming more transparent. Edmonton’s relatively low home prices, combined with stable interest rates and potential federal incentives, continue to make ownership achievable for many households.

Those who plan with full cost visibility will be best positioned to make confident, sustainable decisions in the year ahead.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

The Edmonton rental market is entering 2026 in a very different position than it was just two years ago. After a period of extreme rent growth and near-zero vacancy during 2023–2024, conditions have normalized—and in several segments, softened meaningfully. For real estate investors, this shift changes both risk and strategy.

By late 2025, Edmonton’s rental vacancy rate had risen to approximately 3.8%, driven by two overlapping forces. First, a wave of purpose-built rental projects—approved during the boom years of 2022–2023—has fully delivered. Second, federal caps on international students and temporary residents sharply reduced rental demand, particularly in urban and investor-heavy neighbourhoods.

Rent growth has slowed—and incentives are back

While rents remain higher than pre-pandemic levels, rent growth decelerated through late 2025. Landlords no longer have unilateral pricing power. In competitive buildings, incentives such as free parking, reduced deposits, or discounted first-month rent have quietly returned.

This marks a clear departure from the rapid rent escalation seen in 2023 and early 2024, when tenants had limited choice and bidding wars for rentals were common.

Neighbourhood Rent Snapshot (Early 2026)

Estimated average asking rents for well-maintained units

Key takeaway: areas with high condo density and new rental deliveries are under the most pressure, while family-oriented suburban rentals remain more stable.

What this means for investors in 2026

This is no longer a market that forgives thin margins or aggressive leverage. Properties purchased assuming perpetual rent growth are now exposed. Highly leveraged condo investments—especially older units with rising condo fees—face the greatest risk as financing costs remain elevated and tenant choice expands.

Conversely, investors with:

• Strong cash flow

• Fixed-rate debt

• Family-oriented rentals

• Well-located properties

are far better positioned to weather normalization.

For some landlords, 2026 may be a strategic exit window—selling rental properties before further price pressure emerges in oversupplied segments. For others, this is a period to deleverage, reinvest, or upgrade asset quality.

Read the next article in our 9-part series here.

Frequently Asked Questions (FAQ)

Is Edmonton still a good rental market in 2026?

Yes—but it is no longer a “buy anything and win” market. Edmonton remains affordable and economically stable, but investors must focus on cash flow, location, and tenant profile rather than speculation.

What is the vacancy rate in Edmonton right now?

As of late 2025, Edmonton’s rental vacancy rate was approximately 3.8%, up from the lows seen in 2023–2024. This reflects increased supply and reduced international migration.

Are condos still good investment properties in Edmonton?

Some are—but many are not. Older apartment condos in oversupplied areas face higher vacancy risk and slower appreciation. Careful building and location selection is critical.

Which Edmonton neighbourhoods are best for rental stability?

Family-oriented areas in south and southwest Edmonton tend to be more resilient due to longer tenant stays and lower turnover. Downtown and northeast investor-heavy zones carry higher risk.

Should I sell my rental property in 2026?

It depends on cash flow, leverage, and long-term goals. For owners of negatively cash-flowing condos, 2026 may be an opportunity to exit before further normalization. A personalized analysis is essential.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

The Edmonton real estate market didn’t just cool in 2025—it split. As we move through 2026, buyers and homeowners are navigating what is best described as a two-speed market, where detached homes and condominiums are behaving very differently.

Understanding this divide is critical for anyone considering buying, selling, or holding property in Edmonton.

Detached homes: resilient and in demand

Detached homes finished 2025 up roughly 5% year-over-year, even as overall market activity normalized. This resilience is not accidental. Demand for single-family homes continues to be supported by three core factors:

First, family-driven demand remains strong. Interprovincial buyers arriving from British Columbia and Ontario are overwhelmingly seeking ownership, space, and long-term stability. For these buyers, Edmonton’s detached homes—often priced below $600,000—represent exceptional value compared to their previous markets.

Second, supply remains constrained. Many homeowners are reluctant to sell and give up historically low mortgage rates, limiting the number of quality detached listings coming to market. This has helped maintain price stability, particularly in established neighbourhoods and newer family-oriented communities.

Third, ground-oriented housing offers certainty. In an environment of higher interest rates and rising ownership costs, buyers are prioritizing properties that hold long-term utility and broad appeal. Detached homes meet that test better than any other housing type in Edmonton.

Condos: adjusting to a new reality

By contrast, the Edmonton condo market declined approximately 5% year-over-year in 2025, and conditions remain challenging heading into 2026.

Higher interest rates have significantly reduced the appeal of leveraged condo investing. Monthly cash flow has tightened, financing costs have risen, and resale demand from investors has dropped. At the same time, Edmonton has seen a surge in purpose-built rental developments, offering tenants newer buildings, professional management, and modern amenities—often at competitive rents.

This has placed pressure on older apartment condos, especially those with higher condo fees, dated interiors, or weaker locations. As rental vacancy rates rise, resale demand for investor-grade condos has softened further.

What this means for buyers and owners

For buyers, condos may present selective value opportunities in 2026—but careful due diligence is essential. Not all condos are created equal. Location, building quality, reserve fund health, and rental competitiveness matter more than price alone.

For owners of older condo units, 2026 may be a year to reassess long-term strategy. Holding may still make sense for some, but others may choose to exit, rebalance equity, or pivot toward more resilient asset classes.

Detached homes, however, continue to stand out as Edmonton’s most stable and resilient housing asset. While price growth is expected to moderate, demand fundamentals remain solid—making this segment the anchor of the local market.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

Population growth has been one of the most powerful drivers of real estate demand in Edmonton over the past several years. While 2026 marks a noticeable slowdown in overall migration numbers, the type of migration coming into the region matters far more than the headlines suggest—and that distinction is critical for understanding where the housing market goes next.

In 2025, federal policy changes dramatically reduced the number of international students and temporary residents entering Alberta. National caps on study permits and non-permanent residents caused international inflows to fall sharply, which had an immediate effect on Edmonton’s rental market. Vacancy rates rose, rent growth slowed, and investor demand—particularly for apartment condos—began to soften.

At the same time, interprovincial migration remained positive, even though it cooled from record highs. Alberta continued to attract households from British Columbia and Ontario who were seeking relief from extreme housing costs, higher taxes, and declining affordability in major metropolitan areas. While fewer people are moving overall, those who are moving to Edmonton tend to arrive with a very different financial profile.

Interprovincial buyers are typically families or mid-career professionals, many of whom are selling homes in Vancouver, the Lower Mainland, Toronto, or the GTA. This means they often arrive with substantial equity, strong incomes, and a clear intention to purchase rather than rent. For these buyers, Edmonton’s detached homes—frequently priced under $600,000—represent exceptional value compared to $1.2M–$1.6M entry points in their former markets.

This dynamic explains why detached and family-oriented housing has remained resilient, even as population growth slows and condo inventory rises. While rental and condo markets are adjusting to reduced international demand, ownership-driven segments continue to be supported by equity-rich migrants who view Edmonton as a long-term lifestyle and financial upgrade.

For homeowners, this migration shift helps explain why prices have not fallen despite softer overall demand. The market is no longer being pushed by volume alone—it is being supported by quality demand. For buyers, it reinforces Edmonton’s long-term affordability advantage within Canada and highlights why waiting for a dramatic downturn may be unrealistic.

Migration may no longer be accelerating Edmonton’s housing market the way it did in 2023 and early 2024, but it is still providing a strong floor under prices, particularly for well-located detached homes. In 2026, stability—not explosive growth—is the defining feature, and migration remains a key reason why.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

For decades, Edmonton’s housing market was closely tied to oil prices. While energy still plays a major role, the city’s economic foundation entering 2026 is far more diversified—and that matters for real estate stability.

Major investment in hydrogen, petrochemical processing, and clean energy infrastructure—particularly within Alberta’s Industrial Heartland—is reshaping employment patterns. Projects totaling more than $30 billion by 2030 are generating high-paying construction and long-term operational jobs.

This shift has direct housing implications. Demand is increasing in northeast Edmonton and surrounding communities such as Fort Saskatchewan and Sherwood Park, where proximity to industrial employment centers reduces commute times and supports detached home ownership in the $500,000–$700,000 range.

Unlike past boom cycles, this investment is disciplined and long-term. Companies are focused on capital efficiency rather than explosive expansion, which supports sustained employment without overheating housing markets.

For homeowners, diversification reduces downside risk. Housing values are no longer as vulnerable to short-term oil price fluctuations. For buyers, it means confidence that demand is rooted in durable employment rather than speculative cycles.

This evolution positions Edmonton as one of the most economically resilient housing markets in Canada heading into 2026.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

One of the biggest misconceptions entering 2026 is that buyers should wait for significantly lower interest rates. In reality, the Edmonton real estate market has already adjusted to the current rate environment—and that adjustment is a good thing.

As of early 2026, five-year fixed mortgage rates in Canada are hovering between approximately 3.8% and 4.5%. While higher than pandemic-era lows, these rates are historically moderate and, more importantly, stable. The Bank of Canada has signaled a pause rather than aggressive cuts, citing persistent core inflation tied to shelter and wages.

For buyers, stability matters more than speculation. Predictable borrowing costs allow households to budget accurately, stress-test responsibly, and make long-term decisions without fear of sudden payment shocks. This has filtered out speculative demand and left behind qualified, intentional buyers.

In Edmonton, this environment supports a functioning market. Buyers are no longer racing against rate hikes, and sellers are no longer pricing based on fear of missing a peak. Instead, transactions are grounded in affordability and income fundamentals.

Waiting for rates to return to 2% is unlikely—and risky. Even if rates dip slightly later in the cycle, price competition often increases at the same time, eroding any monthly payment savings.

For homeowners renewing mortgages in 2026, planning is essential. Budgeting for rates to remain near current levels throughout the term is prudent, rather than assuming future relief.

Ultimately, Edmonton’s affordability advantage means that stable rates support demand rather than suppress it. In many cases, certainty creates more opportunity than cheaper money ever did.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

Real estate markets are shaped as much by confidence as by numbers, and federal politics played a meaningful role in stabilizing buyer sentiment heading into 2026. After years of policy uncertainty, Canada entered 2025 with a new federal leadership structure that emphasized economic competence and predictability—two things housing markets value deeply.

While housing affordability remains a national issue, the federal government’s minority status has slowed sweeping reforms. For Edmonton, this has resulted in fewer sudden policy shocks and a calmer planning environment for buyers and sellers alike.

One example is proposed housing legislation tied to affordability incentives for first-time buyers. While still moving through legislative channels, the slower pace has created a temporary “wait-and-see” mindset—particularly among buyers considering new construction. This delay has dampened activity in early 2026 but is expected to release pent-up demand once clarity is achieved.

The bigger takeaway for Edmonton homeowners is this: policy uncertainty has capped speculation, not demand. Unlike overheated markets that rely on leverage and investor momentum, Edmonton’s buyer pool is dominated by end users—families, professionals, and interprovincial movers—who purchase based on lifestyle and long-term value.

Federal tax changes, including modest middle-income tax relief, also slightly improved household cash flow. While not transformative on their own, these changes help offset rising ownership costs such as insurance, utilities, and municipal taxes.

Edmonton benefits from being insulated from many of the regulatory pressures facing larger markets. There are no foreign buyer bans materially affecting resale demand, and affordability remains accessible by national standards.

As we move through 2026, federal politics are more likely to influence timing than pricing in Edmonton. Buyers who understand this dynamic—and act when others hesitate—often gain the strongest negotiating position.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

After several years of volatility, the Edmonton real estate market is entering 2026 in a far healthier position than many headlines suggest. The frenzied conditions of 2023 and early 2024—marked by bidding wars, rushed decisions, and extreme inventory shortages—have given way to something far more sustainable: a balanced market.

This shift is not a sign of weakness. In fact, it’s one of the strongest indicators of long-term market stability.

A strong market—without the chaos

By the end of 2025, residential sales across the Greater Edmonton Area landed in the 25,000–26,000 transaction range. While this was modestly below the record-breaking pace of 2024, it remained well above historical norms. Demand didn’t disappear—it normalized.

The key change was not fewer buyers, but more choice. Inventory levels increased through the second half of 2025, particularly in the condominium segment. This relieved upward price pressure and shifted leverage back toward buyers in certain price bands.

At the same time, detached homes remained resilient, finishing 2025 up approximately 5% year-over-year. This divergence signals an important reality heading into 2026: Edmonton is no longer a one-speed market. Different property types are responding differently to supply, demand, and affordability constraints.

What balance means for buyers

For buyers, balance creates opportunity. More listings and longer days on market mean buyers can slow down, conduct proper due diligence, and make decisions based on fit and value—not fear of missing out.

Conditions such as financing, inspections, and sale-of-property clauses have returned. Negotiation is once again part of the process. This is especially valuable for first-time buyers and move-up families who were sidelined during the height of competition.

Importantly, stable interest rates and moderate price growth allow buyers to plan with confidence rather than speculate on short-term market swings.

What balance means for sellers

For sellers, a balanced market rewards strategy over speculation. Homes that are priced correctly and presented well continue to sell—and often sell efficiently. However, the days of aspirational pricing are over. Buyers now compare options, analyze value, and walk away from listings that don’t align with market realities.

This doesn’t mean sellers are losing ground. It means the market is functioning rationally again.

Lower risk, better outcomes

Perhaps the most important benefit of balance is reduced risk. Forecasts for 2026 suggest moderate price growth in the 2–4% range, supporting long-term equity appreciation without the instability of boom-and-bust cycles.

Edmonton’s relative affordability compared to Vancouver and Toronto continues to attract interprovincial buyers, anchoring demand. When combined with economic diversification and stabilized borrowing costs, the result is a market that is not overheated, not distressed—but functional.

In 2026, balance isn’t a pause. It’s a foundation.

Read the next article in our 9-part series here.

Connect with Ryan and the Real Living team for a personalized consultation. Our data-driven approach can provide clarity on your buy, hold or sell strategy for 2026 and beyond. 

Your listing expired in 2025. It's frustrating, but it also provides a clean slate. The biggest mistake you can make now is to simply "renew" the listing with the same photos, same price, and same description. Expired listings can be stigmatized so it’s critical that the home is strategically relaunched on Edmonton’s MLS system.

The definition of insanity is doing the same thing and expecting a different result. To sell in 2026, you need a Relaunch Strategy.

1. Digital Curb Appeal: The First Showing is Online

In 2025, buyers viewed an average of 12 homes online for every 1 they visited in person. If your listing photos were dark, cluttered, or taken with a smartphone, you were eliminated before the showing booking.

The 2026 Standard:

• Virtual Staging: Empty rooms look smaller online. Virtual staging helps buyers visualize layout potential without the cost of physical furniture.

• Video Tours: Not a slideshow of photos, but a walkthrough video. This is crucial for out-of-province buyers (Ontario/BC investors) who are still active in the Edmonton market.

• Floor Plans: Listings with 2D/3D floor plans see significantly higher engagement. Buyers need to know if their king-size bed fits before they book.  Floorplans as 3D tours also help buyers “walk” the home before their first visit. They know what to expect and generally are more likely to purchase your home. 

2. Timing the Spring Market

When should you try again?

• The "Early Bird" Window (February - March): Inventory is typically lower before the spring rush. Serious buyers who missed out in 2025 are watching the "New Listings" feed like hawks. Listing in late February allows you to beat the flood of competition that arrives in April. Edmonton’s weather can play a part on this but we generally recommend a “first out of the gate” strategy for homes that expired in 2025. 

• The "Prime Time" Window (April - May): This is when homes look their best (green grass, leaves). However, you will be competing with thousands of other sellers.

Strategic Advice: If your home shows well in winter (good lighting, cozy features), list early. If your home relies on curb appeal (landscaping, deck), wait for the thaw.

3. The "Fresh" Listing Advantage

Do not let your agent simply "extend" the old expiry date.

• Cancel and Re-List: You want a new MLS® number. You want to appear as a "New Listing" in daily email alerts.

• The "Days on Market" Reset: A listing with 90 cumulative days on market smells stale. A "New Listing" generates urgency and excitement.

• New Description: Rewrite the copy. Focus on the lifestyle (e.g., "Walk to the new Valley Line West LRT") rather than just specs. 

4. Addressing the 2025 Feedback

Go back through the showing feedback from your expired listing.

• Did buyers complain about the dark basement? Paint it white and upgrade the LEDs.

• Did they mention road noise? Price it into the value.

• Did they say nothing? Silence usually means the price was so high they didn't even consider it a contender.

Conclusion: Your 2026 Goals

The Edmonton market in 2026 is forecast to remain balanced, with stable prices and healthy inventory. It is a fair market, but it is not a forgiving one. Success requires precision.  

Why Edmonton Home Seller’s List with Ryan and the Real Living Team:

From full service to a For-Sale-By-Owner, Real Living’s Variable Commission and Guaranteed Sale Programs offer the most flexibility for home sellers in the Edmonton market. We offer a full service contract with the ability for you to source your own Buyer and pay $0 in commission.

Wondering what your home is worth? Click here to book a strategy call today. We’ll review your previous listing, identify the friction points, and build a custom marketing plan to get you moved this year.

Resources:

• Expired Listing Part 1 - Why Homes Expired in 2025

• Expired Listing Part 2 - The Recovery Guide

• Expired Listing Part 3 - Your Re-Launch to get Your Home Sold in 2026

• Real Living’s Guaranteed Sale Program

Of the nearly 6,000 listings that expired in Edmonton in 2025, the vast majority shared a common DNA: they were priced for negotiation, not for sale.

In a balanced market—which Edmonton became in late 2025—buyers do not make lowball offers on overpriced homes; they simply scroll past them. In effect, Seller’s who over-priced their homes only helped sell their neighbours. To understand why your home didn't sell, we need to audit the two factors you control: Price and Condition.

1. The "Aspirational Pricing" Failure

Many sellers in 2025 fell victim to "rearview mirror pricing." They looked at what a neighbour sold for in May and added 5%. Outside of inventory changes, bouncing off a neighbours sold price rarely works as homes, especially single family, tend to vary significantly in finishing, size, and condition. Each home and buyer of those homes vary.

The "Chase Down" Effect:

1. Week 1: You list at $550k (Market value is $525k). Buyers ignore it.

2. Week 4: You drop to $540k. New listings appear at $525k. Buyers ignore you again.

3. Week 8: You drop to $525k. But now your listing is "stale" (60 days on market). Buyers wonder, "What's wrong with it?" and offer $500k.

The Data: In November 2025, Edmonton’s benchmark price for a detached home was $553,746, essentially flat month-over-month. Sellers who priced ahead of the market (slightly below the last sale) sold in days. Sellers who priced behind the market (slightly above) expired.  At time of writing, Edmonton has had 4 months of back-to-back decline in sales activity. 

2. The "Move-In Ready" Premium

In 2025, the gap between "turnkey" homes and "fixer-uppers" widened significantly. High interest rates and inflation meant buyers had zero budget left for renovations. High interest rates affected home buyer’s mortgage amounts AND home equity lines of credit they may have used for improvements. 

The Deal Killers of 2025:

• Poly-B Plumbing: If your home (built 1980-1995) still has Poly-B pipes, savvy buyers walked away or demanded massive price cuts. Insurance companies are increasingly refusing to cover these homes.  

• Original 1990s Kitchens: Oak cabinets and laminate countertops sat on the market. Buyers calculated a $40,000 renovation cost and deducted $60,000 from their offer price.

• Deferred Maintenance: Visible issues like negative grading or aging shingles, windows, furnaces and hot water tanks signaled "risk" to buyers already nervous about the economy.  

• General Cosmetics: The need for paint, flooring and fixtures were an instant turn-off for the majority of Edmonton’s home buyers. 

3. The Tenant Factor

Did you try to sell a tenanted property? In 2025, occupied rentals were the hardest segment to move.

• Showing Restrictions: 24-hour notice requirements kill momentum.

• Presentation: Tenants have no incentive to keep the home "show ready." Tenanted properties are some of the worst to show for Agents.

• Possession Uncertainty: Buyers looking for a personal residence feared the eviction timeline delays.

4. The "Benchmark" Reality

Sellers often fixate on the average price, but the benchmark price is the truth teller.

• November 2025 Benchmark: $415,500 (Composite).

• The Reality: If your townhouse was listed at $350,000 but the benchmark for your area was $289,605, no amount of marketing could bridge that gap.  

Conclusion

Re-listing in 2026 requires a shift in mindset. You cannot price based on what you need to net; you must price based on what the 2026 buyer is willing to pay.

Is your home's condition holding you back? We can advise on high-ROI "pre-listing" fixes—like Poly-B replacement or strategic painting—that cost $5,000 but can add $15,000 to your sale price.

Why Edmonton Home Seller’s List with Ryan and the Real Living Team:

From full service to a For-Sale-By-Owner, Real Living’s Variable Commission and Guaranteed Sale Programs offer the most flexibility for home sellers in the Edmonton market. We offer a full service contract with the ability for you to source your own Buyer and pay $0 in commission.

Wondering what your home is worth? Click here to book a strategy call today. We’ll review your previous listing, identify the friction points, and build a custom marketing plan to get you moved this year.

Resources:

• Expired Listing Part 1 - Why Homes Expired in 2025

• Expired Listing Part 2 - The Recovery Guide

• Expired Listing Part 3 - Your Re-Launch to get Your Home Sold in 2026

• Real Living’s Guaranteed Sale Program

Receiving an "Expired Listing" notification is a frustrating end to a home-selling journey. It feels personal, like a rejection of your property. However, if your home failed to sell in 2025, you are part of a significant statistic: 5,792 homes expired on the Edmonton Real Estate Board's MLS® this year.

For many sellers, the failure wasn't due to the home itself, but rather a collision with a rapidly shifting economic landscape. Many Edmonton Agents failed to understand or foresee this shift, which lead to a near historic level of expired homes in Edmonton.

The market conditions in January 2025 were radically different from those in November 2025. Understanding this macro-shift is the first step to a successful sale in 2026.

1. The Inventory Surge of Late 2025

The dominant story of the 2025 market was the unexpected flood of supply. While the year began with tight conditions, the fourth quarter saw a dramatic accumulation of inventory.

The Data: By November 2025, inventory levels in the Greater Edmonton Area were tracking 33.3% higher than the previous year. The Impact: In the first half of the year, buyers were fighting over scraps. By October, they had a buffet of options. If your home was listed in Q3 or Q4, you were competing against a third more inventory than your neighbours who sold in Q1. Buyers no longer felt the "Fear Of Missing Out" (FOMO); they felt the luxury of choice in some of Edmonton’s typically most active communities.  

2. The Return of Seasonality

For the past few years (2022-2024), the Edmonton market ignored traditional seasonal rules. Homes sold in December as quickly as they did in May. The Spring market saw excessive competition among Buyers with homes going substantially over list price, or selling without conditions (something we never recommend). In 2025, normal seasonality returned with a vengeance.

The Shift: Sales dropped 19.7% from October to November 2025. The Consequence: Many sellers priced their homes based on the "hot" spring market data, failing to adjust for the "cool" winter reality. A price that was competitive in June became overpriced by November simply because buyer traffic evaporated.  

3. The Interest Rate Hangover

While the Bank of Canada stabilized the policy rate around 2.25% by December 2025, the psychological damage to buyers was already done.  

• Qualification Cap: Even with lower rates, the federal "Stress Test" meant buyers were qualifying for less mortgage than they anticipated. This will still be a factor in 2026. 

• Buyer Fatigue: After years of volatility, many buyers simply hit pause in late 2025, waiting to see if prices would drop further in response to the inventory buildup.

4. The Condo Conundrum

If you were trying to sell a condo or townhouse, the challenge was even steeper. While Edmonton’s single family homes held their value relatively well, the townhouse segment saw price pressure in late 2025, with average prices dipping slightly to $289,605 in November. The influx of new purpose-built rentals also pulled potential buyers away from the entry-level condo market.  

Conclusion

If your listing expired in 2025, it is likely because your strategy was built for the market of 2024, not the inventory-heavy reality of late 2025. The market didn't crash—it normalized.

Why Edmonton Home Seller’s List with Ryan and the Real Living Team:

From full service to a For-Sale-By-Owner, Real Living’s Variable Commission and Guaranteed Sale Programs offer the most flexibility for home sellers in the Edmonton market. We offer a full service contract with the ability for you to source your own Buyer and pay $0 in commission.

Wondering what your home is worth? Click here to book a strategy call today. We’ll review your previous listing, identify the friction points, and build a custom marketing plan to get you moved this year.

Resources:

• Expired Listing Part 1 - Why Homes Expired in 2025

• Expired Listing Part 2 - The Recovery Guide

• Expired Listing Part 3 - Your Re-Launch to get Your Home Sold in 2026

• Real Living’s Guaranteed Sale Program

Condo 101 in Edmonton: Navigating Fees, Bylaws, and Reserve Funds

The condominium sector in Edmonton represents a vital component of the housing market, offering an accessible entry point with average prices stabilizing around $205,314 in late 2025. However, purchasing a condominium differs fundamentally from buying a freehold property and extreme due diligence should be exercised.

It involves entering into a legal and financial partnership with other owners within a corporation. Success in this market requires a deep understanding of the Condominium Property Act, fee structures, and the long-term financial health of the building.  

1. Deconstructing Condo Fees

A prevalent misconception among buyers is that condo fees represent "lost money." In reality, these fees are a consolidation of homeownership costs that freehold owners pay sporadically. Condo buyers in Edmonton should look at condo fees in the same manner that a single family home requires utilities and both short term and long term maintenance. 

In Alberta, every condo corporation consists of 10,000 shares regardless of the unit count. Your condo fees are based on your percentage of the common area usage (unit size) and an appropriate amount of shares are allocated to your unit.

Components of the Condo Fee:

• Operating Fund: This covers the day-to-day running of the corporation, including snow removal, landscaping, janitorial services for common areas, and waste management.

• Utilities: In many older high-rises (pre-2000), fees often include heat, water, and sometimes electricity due to centralized boiler systems. Newer buildings typically meter utilities per unit, resulting in lower base condo fees but higher personal utility bills for the owner. Some buyers may prefer individually metered because it gives them better control on their utility costs.

• Reserve Fund Contribution: A mandatory portion of the fee is directed into a regulated savings account designated for major capital replacements (e.g., roof, elevators, building envelope). The amount in the reserve fund and the required maintenance and upcoming projects is usually the make or break for a condo purchase.

• Insurance: The corporation carries a master policy covering the building structure and common liabilities. Owners must still purchase personal content and betterments insurance.

Fee Benchmarks in Edmonton (2025): Condo fees are typically analyzed on a cost-per-square-foot basis.

• Low-Rise/Walk-up: Generally range from $0.35 to $0.45 per sq. ft.

• Modern High-Rise: Buildings with elevators, gyms, and concierge services often range from $0.50 to $0.70 per sq. ft.

• Legacy High-Rise (1970s/80s): Fees in these buildings can exceed $0.75 per sq. ft. This reflects the cost of maintaining aging infrastructure and the inclusion of full utilities. Common repair items include elevators, windows and patio doors, and the building envelope. These are generally very capital-intensive projects.

2. The Critical Role of the Reserve Fund

The Reserve Fund is the financial bedrock of any condo corporation. Alberta law mandates that corporations commission a Reserve Fund Study every five years. The reserve fund can be thought of as a home inspection that's conducted for the entire structure by a professional engineering firm.

This engineering audit assesses the remaining lifespan of all common property components and dictates a funding plan to ensure money is available for replacements.

Interpreting the Data: A healthy reserve fund aligns with the recommendations of the study. If a building's roof is due for replacement in two years at a cost of $500,000, but the reserve fund holds only $100,000, the corporation faces a deficit.

The Risk of Special Assessments: When the reserve fund is insufficient to cover a capital expense, the board must levy a Special Assessment. This is a mandatory cash call demanded from each owner, proportionate to their unit factor. These assessments can range from a few thousand dollars to over $50,000 in cases of severe structural failure.  

Strategic Advice from Ryan : Never waive the condition to review condo documents. A specialized review can identify historical patterns of underfunding or deferred maintenance that often precede a special assessment. Your purchase contract allows for a condo document review to assess the risk of special assessments. We DO NOT recommend writing on any condo in the City of Edmonton without a due diligence condition to protect your interests.

3. Building Era Analysis: 1970s vs. 2000s

Edmonton's condo inventory spans several construction eras, each presenting distinct risk/reward profiles.

The Concrete Era (1970s - 1980s):

• Characteristics: Prevalent in Oliver, Downtown and parts of communities surrounding the University of Alberta. These buildings are typically concrete construction, offering superior soundproofing. Units are often larger (1,000+ sq. ft.). It's important to note that the condo fee is based on your usage of the common area, so larger sized units will incur higher condo fees.

• Risks: High condo fees are common. Buyers should inspect for asbestos management plans and inquire about major mechanical upgrades (elevators, boilers) which are capital-intensive.  

The Wood Frame Expansion (1990s - Early 2000s):

• Characteristics: Often found in suburban carriage homes and low-rise complexes. These units usually feature individual furnaces, allowing owners to control their heating costs.

• Risks: This era coincided with building envelope challenges in Western Canada. Buyers must scrutinize technical audits for evidence of "leaky condo" issues or stucco failures. These units also tend to be noisier from a quality of life standpoint, as common area hallways have a high sound transfer. When possible, Edmonton condo buyers should look at units on the top floors.

The Modern Era (2010s - Present):

• Characteristics: Found in the ICE District and newer suburbs like Windermere. Features include in-suite laundry, air conditioning, and modern amenities.

• Risks: Smaller floor plans. "Glass curtain" walls on high-rises can be costly to maintain. Initial condo fees may be set artificially low by developers to attract buyers, leading to sharp increases in years 2-5. We generally recommend purchasing a condo with at least two to three years of operating history to avoid inflation from the developer's suggested condo minimum fee.

4. Navigating Bylaws and Restrictions

Condominium bylaws govern the lifestyle of residents and are strictly enforced.

• Pet Restrictions: "Pet Friendly" is a marketing term, not a legal one. Bylaws often impose height (e.g., 15 inches), weight (e.g., under 10kg), or breed restrictions. Some buildings require board approval for each animal. We recommend confirming with the listing agent that there are no pet restrictions (or the terms on pet restrictions) before entering into a contract and reviewing the bylaws.

• Short-Term Rentals: With the rise of platforms like Airbnb, many corporations have amended bylaws to explicitly ban rentals of less than 30 days to preserve security and reduce noise. Our team can provide you a list of the most common condos that restrict short-term tenancy.

• Age Restrictions: Following changes to the Alberta Human Rights Act, "adult-only" (18+) buildings are no longer permitted. The only enforceable age restriction is "Seniors Only" (55+), which prohibits permanent residency by children.  

5. The Estoppel Certificate

The Estoppel Certificate is a critical legal document provided by the corporation during the closing process. It certifies:

1. The current monthly contribution fee for the specific unit. This is also noted in the Information Statement that is provided in the original Condor document package.

2. That the current owner has no arrears (preventing the buyer from inheriting debt).

3. The status of any special assessments or judgments against the corporation. 

Conclusion

Condominium ownership offers a viable path to equity building and a low-maintenance lifestyle. However, due diligence is non-negotiable. By understanding the correlation between fees and building health, and by thoroughly vetting the corporation's documents, buyers can mitigate the risks of collective ownership.

Need expert guidance on condo documents? Connect with Ryan and the Real Living Team. Our team specializes in condominium transactions and can connect you with document review experts to ensure your investment is secure.