Short answer: There's no single reliable cost-per-square-foot number for new construction in Edmonton. Based on 2026 industry estimates and what I'm seeing with Edmonton-area builders, construction alone typically runs roughly $175 to $230 per square foot for entry-level finishes, $230 to $290 for mid-range and $290 to $350+ for upper-end homes. Land, lot premiums, permits, servicing, GST and upgrades can add substantially to that, so compare all-in prices, not the headline number. Prices change often with market conditions and world events, so treat any figures here as general estimates only.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated September 30, 2026

This article is part of my Edmonton New Construction Buyer’s Guide.

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including what to confirm is in the price before you compare builders.

For buyers comparing builders, the more important question isn't "What's your price per square foot?" It's "What exactly am I getting for that price?" With more than 25 years in new construction, on the trades side and the sales side, I use price per square foot as a comparison tool, not a substitute for reviewing the plans, specifications, lot and included features.

What does new construction cost per square foot in Alberta in 2026?

Based on 2026 industry estimates and what I'm seeing with Edmonton-area builders, construction-only costs typically fall in these ranges, by finish level:

• Entry level (standard finishes): about $175 to $230 per sq ft

• Mid-range (upgraded flooring, kitchen and bathrooms): about $230 to $290 per sq ft

• Upper range (custom millwork, high-end fixtures and appliances): about $290 to $350+ per sq ft

Land, permits, servicing and professional fees come on top of these numbers and can add substantially to the total project cost. Treat these as ballpark ranges, not quotes.

Important: construction prices change often, sometimes quickly, with market conditions and world events, including material and labour costs, interest rates, tariffs and supply-chain disruptions. The figures in this article are general estimates for comparison only. Always get current, written pricing from the builder for the specific home, lot and specifications you're considering.

A simple illustration: at $230 per square foot, a 2,000 sq ft home works out to about $460,000 for construction alone, before land, lot premiums, permits, GST and upgrades. That's why two homes with similar square footage can end up far apart in total price.

Why is a builder's price per square foot different from a custom-build estimate?

When you buy from a production builder in Edmonton, you usually pay a package price for the home and lot together, often with GST treatment and some inclusions built in. Dividing that package price by the square footage gives a different number from a construction-only estimate. It isn't wrong; it's just measuring something different. Always check what a quoted number includes before comparing it with another.

What does cost per square foot usually leave out?

Depending on the builder and project, a quoted price may exclude, or treat separately:

• Land or the lot price, and lot premiums

• Building permits and municipal fees

• Site servicing, grading and drainage work

• Landscaping and fencing

• Decks and exterior concrete

• Appliances and window coverings

• Basement development

• Design-centre upgrades

• Financing and legal costs

• GST

GST deserves particular attention. A builder's advertised price may already include GST, and it may also assume that an available rebate will be assigned or credited to the builder. Eligible first-time buyers of qualifying new homes may qualify for up to $50,000 in federal GST relief. See my 2026 Alberta new-home GST rebate guide for the current rules and price thresholds.

For the costs that come on top of the builder's price, like legal fees, land title registration, insurance and possession-day adjustments, see what is included in a builder base price in Edmonton.

How do I compare builder pricing properly?

Two builders can quote very different prices per square foot and still be offering homes with very different specifications, inclusions and final costs. Before comparing one builder with another, ask:

1. Is the lot included, and is there a lot premium?

2. Is GST included, and has any GST rebate already been assumed in the price?

3. What flooring, cabinetry, countertops and fixtures are standard?

4. Are appliances and air conditioning included?

5. Are landscaping, fencing, a deck, the driveway, sidewalks and exterior concrete included?

6. What electrical, plumbing and mechanical specifications are standard?

7. Are there design-centre allowances, and which upgrades would you realistically choose?

8. Are there architectural or community requirements that add cost?

9. What closing adjustments or additional fees should you expect?

The useful comparison isn't Builder A at $240 per square foot versus Builder B at $260. It's the all-in price of two similarly equipped homes on comparable lots. For deciding which upgrades are worth it, see which new home upgrades are worth it. For what to check in the agreement, see my Alberta builder contract checklist.

Get my free New-Construction Buyer Checklist

Thinking about a new build? My free, printable 2-page checklist covers what to check at every stage, from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

How much does it cost per square foot to build a home in Edmonton in 2026?

There's no single reliable number, because it depends on the type of home, specifications, lot, site conditions and what the quoted price includes. In 2026, construction alone typically ranges from about $175 per square foot for construction alone with entry-level finishes to $350+ for upper-end homes, before land and other costs.

Does a builder's price per square foot include the lot?

Not always. Some advertised prices include the lot, while others have separate lot costs or lot premiums. Ask the builder exactly what's included before comparing the number with another home.

Is GST included in new-home prices in Edmonton?

It depends on how the builder advertises the home. GST may already be included, and the price may also assume an available GST rebate. Confirm both before comparing builders. Eligible first-time buyers may qualify for up to $50,000 through the First-Time Home Buyers' GST/HST rebate (Canada Revenue Agency).

Why can two homes with the same square footage cost so differently?

Square footage doesn't show differences in cabinetry, flooring, windows, mechanical systems, ceiling heights, structural features, lot conditions, exterior finishes or included upgrades. Two 2,000 sq ft homes can have very different construction costs.

Is new construction more expensive than resale in Edmonton?

Not right now. In the 30 days to September 28, 2026, the median new detached family home in Edmonton sold for about $289 per square foot, compared with about $308 for resale (REALTORS® Association of Edmonton MLS® data: 3+ bedrooms, 2+ full bathrooms and an ensuite). New-build prices respond to inventory: almost 600 new family homes were for sale and 81 sold, up from about 500 for sale a year earlier, and the median new home sold for about 4% less than a year ago. When new-build inventory swells, builders adjust prices and incentives; when it tightens, prices can firm up again. The new homes in that data were also larger, and many resale homes have finished basements that aren’t counted in the square footage. So compare current numbers and the whole package: price, GST, basement, upgrades and warranty. Prices change often with market conditions and world events. See new construction vs. resale in Edmonton for a full comparison.

Comparing builder pricing in the Edmonton area?

If you're comparing builders in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, I can help you look beyond the advertised price per square foot and compare the actual specifications, lot costs, upgrades and total investment. This is one of the areas where I encourage buyers to slow down. Call or text me at 780-220-8449, or book a 20-minute call.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Canada Revenue Agency: First-Time Home Buyers' GST/HST rebate

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

Short answer: Eligible first-time home buyers in Alberta may recover up to 100% of the federal GST paid on a qualifying newly built or substantially renovated home, to a maximum rebate of $50,000. The full rebate applies to homes valued at $1 million or less, and it phases out to zero at $1.5 million.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 21, 2026

This article is part of my Edmonton New Construction Buyer’s Guide.

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including the GST questions to ask before you sign.

For qualifying homes valued at $1 million or less, the rebate can recover up to 100% of the GST paid, subject to the $50,000 maximum. The rebate is gradually reduced for homes valued between $1 million and $1.5 million, and no First-Time Home Buyers' GST/HST Rebate is available at $1.5 million or more.

Applications for the rebate are now open.

GST in Alberta in 2026: quick facts

• Alberta has no provincial sales tax, so a new home is charged only the 5% federal GST.

• On a $600,000 new home, that is about $30,000 in GST before any rebate.

• Eligible first-time buyers may get back up to $50,000: all of the GST on homes up to $1 million, phasing out to zero at $1.5 million.

• If you don’t qualify, you may still get the older GST/HST New Housing Rebate, up to $6,300, on lower-priced homes.

• Figures are general estimates; confirm your own eligibility with the CRA and your lawyer.

How Much Is the New GST Rebate in Alberta?

Alberta does not have a provincial sales tax. A taxable sale of a newly built home is generally subject to the 5% federal GST, although the builder's advertised price may already include GST.

The new First-Time Home Buyers’ GST/HST Rebate works as a top-up to the existing GST/HST New Housing Rebate. When both rebates apply, an eligible first-time buyer may recover up to 100% of the federal GST.

Examples are illustrative. Actual rebate eligibility and calculations depend on the transaction and CRA requirements.

For example, the CRA explains that an eligible buyer purchasing a qualifying $1.25-million home, halfway between $1 million and $1.5 million, may qualify for 50% of the maximum $50,000 rebate.

The actual calculation can depend on the transaction, including how the builder’s price is stated and whether GST is already included. Buyers should confirm the calculation with the builder, CRA, an accountant and their real-estate lawyer.

What About the Existing New Housing Rebate?

The existing GST/HST New Housing Rebate remains available to eligible buyers, including some buyers who are not purchasing their first home.

For the federal portion of the existing rebate, eligible buyers can generally recover 36% of the GST paid, up to a maximum of $6,300. The rebate is gradually reduced for qualifying homes between $350,000 and $450,000 and is generally unavailable at $450,000 or more.

For qualifying first-time buyers, the new FTHB rebate acts as a top-up to the existing rebate, potentially bringing the total federal GST relief to 100%, up to the new $50,000 maximum.

CRA confirms the existing federal rebate's $6,300 maximum and the $350,000 to $450,000 phase-out.

Who Is Considered a First-Time Buyer?

Generally, a buyer must meet all the following requirements:

• Be at least 18 years old

• Be a Canadian citizen or permanent resident

• Be purchasing or building the home as their primary residence

• Not have lived in a home owned by the buyer or their spouse or common-law partner during the current calendar year or the previous four calendar years

• Not have previously received the First-Time Home Buyers’ GST/HST Rebate

• Have a spouse or common-law partner who has not previously received the rebate

The home can be a newly constructed or substantially renovated house purchased from a builder. Certain owner-built homes, co-operative housing shares, modular homes, mobile homes and floating homes may also qualify when the applicable CRA requirements are met.

Important Dates and Conditions

For a typical new home and land purchased together from a builder:

• The purchase agreement must be entered into on or after March 20, 2025, and before 2031.

• Construction or substantial renovation must begin before 2031.

• The home must be substantially completed before 2036.

• Ownership must transfer to the buyer before 2036.

• The home must be purchased for use as the buyer’s primary residence.

• The buyer must generally be the first person to occupy the home after construction or substantial renovation is completed.

The timing rules differ slightly for owner-built homes, homes on leased land and co-operative housing. Buyers in those situations should review the applicable CRA requirements carefully.

Bill C-4 received Royal Assent on March 12, 2026, formally creating the new rebate.

Can the Builder Credit the Rebate at Closing?

Yes. A builder may agree to credit the rebate against the amount you owe at closing.

If the builder provides the credit, the builder must submit the rebate application to the CRA. The buyer cannot submit another application for the same rebate unless the builder provided only the existing New Housing Rebate and not the new First-Time Home Buyers’ rebate.

The builder may ask you to sign documents assigning the rebate to them. Read those documents carefully and confirm what happens if the CRA later determines that you do not qualify.

What If the Builder Doesn’t Credit the Rebate?

If the builder does not pay or credit the rebate, an eligible buyer can apply directly through their CRA account or submit the required application by mail.

For a home and land purchased from a builder, the main application is Form GST190: GST/HST New Housing Rebate Application for Houses Purchased from a Builder.

The application deadline is generally two years from the date ownership transfers to the buyer. Different filing requirements may apply when the buyer leases the land or builds the home.

Questions to Ask Before Signing a Builder Contract

Before relying on the rebate as part of your purchase budget, ask the builder:

• Does the advertised price include GST?

• Has any GST rebate already been deducted from the advertised price?

• Will the builder credit both applicable rebates at closing?

• Who will prepare and submit Form GST190?

• Does the agreement require me to assign the rebate to the builder?

• Who becomes responsible if the CRA later decides that I am ineligible?

• Is the rebate shown clearly on the purchase contract and statement of adjustments?

These questions should be answered before the builder agreement becomes firm, not shortly before possession.

Get my free New-Construction Buyer Checklist

Want the GST questions above, plus everything else to check before you sign with a builder, in one place? My free, printable 2-page checklist takes you from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently Asked Questions

Is the new-home GST rebate automatic?

No. The buyer must meet all eligibility requirements, and the required application must be submitted either by the builder or directly by the buyer.

Does the rebate apply to resale homes?

Generally, no. This rebate applies to qualifying newly built or substantially renovated homes and certain other eligible new-housing arrangements.

Can I qualify if my spouse previously owned a home?

Possibly, but the occupancy history matters. You generally cannot have lived in a home owned by you or your spouse or common-law partner during the current calendar year or the previous four calendar years. Confirm your circumstances with the CRA.

What happens if the home costs more than $1 million?

The rebate is gradually reduced between $1 million and $1.5 million. No First-Time Home Buyers’ rebate is available when the home is valued at $1.5 million or more.

Can I apply after taking possession?

Yes, when the builder has not credited the rebate and you otherwise qualify. The deadline for a typical home-and-land purchase from a builder is generally two years from the date ownership transferred to you.

Buying a New-Construction Home in the Edmonton Area?

The rebate can materially affect your purchasing budget, but it is only one part of a builder transaction.Financing can also affect affordability. If you're comparing 25- and 30-year amortizations, see my [2026 guide to 30-year mortgages in Alberta].

Before signing, buyers should also understand the specifications, upgrade pricing, deposit schedule, construction timeline, inspection rights, closing adjustments and what happens if the completed home differs from the plans.

With more than 25 years in new construction, on the trades and sales sides, I help buyers evaluate these details when purchasing new homes in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain.

If you're comparing your options or planning a move in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, I can help you understand how the details fit into the bigger picture. With more than 25 years in new construction, on the trades and sales sides, I bring a builder’s-eye perspective to the buying process.

Call or text Jay Lewis at 780-220-8449

Jay Lewis | REALTOR® | RE/MAX Excellence

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

This article provides general information only and is not tax, accounting or legal advice. Rebate rules are technical and can change. Confirm your eligibility and rebate amount with the Canada Revenue Agency, a qualified accountant and a real-estate lawyer.

Official Sources

• CRA: First-Time Home Buyers’ GST/HST Rebate

• CRA: Who Can Apply

• CRA: Applying for a Home Purchased From a Builder

• Parliament of Canada: Bill C-4

Information reviewed and updated September 23, 2026.

Short answer: When I last updated this guide, the MLS® System showed 38 active never-occupied homes in Sherwood Park, priced from $388,990 to $1,299,900. Most were in Cambrian, Hillshire and Hearthstone, from attached homes and half-duplexes under $500,000 to detached homes near or over $1 million. Builders may also have homes and lots that aren’t listed on the MLS® System, so it’s worth asking.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 21, 2026

Looking for a brand-new home in Sherwood Park? Current MLS® inventory shows 38 active, never-occupied homes, with asking prices ranging from $388,990 to $1,299,900.

This article is part of my Edmonton New Construction Buyer’s Guide.

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty. Handy for comparing Sherwood Park builders and communities.

Right now, that inventory is concentrated in three communities: Cambrian, Hillshire and Hearthstone. Buyers can find everything from attached homes and half-duplexes under $500,000 to larger detached homes approaching or exceeding $1 million.

This guide breaks down the communities, builders, home types, pricing and buying considerations so you can compare Sherwood Park new construction based on the actual all-in value, not simply the builder’s advertised starting price.

With more than 25 years in new construction, on the trades and sales sides, I look at new homes through a builder’s-eye lens, specifications, lot conditions, construction details, upgrade value and what is actually included in the purchase price.

Community and builder information reflects general market conditions at the time of writing and is subject to change. Confirm current availability, pricing, and builder details directly before making decisions.

Sherwood Park New Construction Inventory: Current Snapshot

Current MLS® inventory of never-occupied homes is concentrated in three Sherwood Park communities:

Important: These numbers reflect MLS®-listed, never-occupied homes at the time of this update. Builders may have additional lots, to-be-built opportunities or quick-possession inventory that is not currently listed on MLS®.

There are also five pending new homes, all in Cambrian.

Want to see more than what is currently listed on MLS®? Some builders may have quick-possession homes, lots, upcoming releases or other inventory that is not currently advertised on MLS®. If you want help comparing listed and builder-held inventory across Sherwood Park, reach out and I can help you check what is currently available.

Call or text Jay Lewis at 780-220-8449

Why Buyers Choose Sherwood Park for New Construction

Sherwood Park gives buyers a combination that is hard to find in many newer communities: new-construction options within an established urban centre that already has schools, recreation, shopping, transit and other services in place.

Strathcona County describes Sherwood Park as its main urban centre, with the majority of the County’s population, employment, services and housing concentrated there. The County also highlights established schools, recreation facilities, green space and public services as key features of the community.

For buyers considering new construction, that matters because you are not necessarily choosing between a brand-new home and an established community. In areas such as Cambrian, Hillshire and Hearthstone, buyers can purchase new housing while remaining close to the broader amenities already available throughout Sherwood Park.

Other practical advantages can include:

• Access to Edmonton for work, shopping and entertainment

• Local transit service within Sherwood Park and into Edmonton

• A mix of attached, duplex and detached new-home options

• Existing recreation facilities, parks and trail connections

• Established schools and community services

• The ability to compare new construction directly against resale homes in the same broader market

Strathcona County currently operates local Sherwood Park transit as well as commuter service into Edmonton, with Bethel Transit Terminal serving as a major connection point.

For many buyers, the appeal is not simply getting a brand-new house. It is getting a new home while still having access to the infrastructure and services of an established community.

Active New Construction Communities in Sherwood Park

New construction activity in Sherwood Park is currently concentrated in a handful of communities, including Cambrian, Hearthstone, and Bremner, along with Hillshire near Wye Road. Each offers a different mix of lot sizes, product types, and pricing, and new phases are released regularly.

A buyer's agent can help you track which communities have active releases and how each compares for your specific priorities.

Cambrian New Construction in Sherwood Park

Cambrian currently has the largest concentration of active never-occupied MLS® listings in Sherwood Park, with 17 active homes in my latest MLS® search. Asking prices range from $437,400 to $1,299,900, giving buyers options from half-duplex homes through larger detached and estate-style properties.

The community is located in north Sherwood Park near Oldman Creek and is designed around parks, ponds and an integrated trail system. The community website highlights four ponds, more than 8 km of multi-use trails, multiple parks and a future school site. It also notes that Cambrian is only a few minutes from Emerald Hills shopping, recreation, Strathcona Community Hospital and Archbishop Jordan High School.

Current housing in Cambrian includes a mix of half-duplex and detached homes, with some larger ravine- or pond-oriented lots available. My MLS® search also showed five pending never-occupied homes in Cambrian, suggesting that this is currently one of the most active new-build areas in Sherwood Park.

What I’d Look at in Cambrian

If you're comparing homes in Cambrian, I would pay particular attention to:

• The lot location and whether you're paying a premium for ravine, pond or other positioning

• What is included in the builder’s base specification

• Whether landscaping, fencing, decks, appliances and air conditioning are included

• The difference between a quick-possession home and building from an earlier stage

• Grading, drainage and exterior site conditions

• Whether the advertised price includes GST and assumes an available rebate

• How the final all-in cost compares with resale homes elsewhere in Sherwood Park

Hillshire New Construction in Sherwood Park

Hillshire currently has 12 active never-occupied MLS® listings in the report, with asking prices ranging from $459,800 to $815,000. The current mix includes attached homes, half-duplexes, detached two-storey homes and bungalows.

Hillshire sits on the southeast edge of Sherwood Park, south of Wye Road, and Strathcona County describes it as a residential area planned around a mix of housing types, trails, pathways, parks, wooded areas and wetlands.

Current builder inventory also shows active quick-possession opportunities in Hillshire West, including laned and front-attached-garage homes.

What I’d Look at in Hillshire

If you're comparing homes in Hillshire, I would pay particular attention to:

• Whether you're buying in the established portion of Hillshire or newer Hillshire West

• The lot orientation and relationship to trails, parks, wetlands or future development

• Whether the home is attached, duplex, laned or front-attached-garage

• What landscaping, fencing, decks and exterior work are included

• Basement development and side-entry options

• Builder specifications and upgrade allowances

• GST treatment and whether an available rebate has already been assumed

• How the all-in price compares with both Cambrian and resale homes in southeast Sherwood Park

Hillshire is worth comparing carefully because the current inventory spans several different home types and price points. A lower list price does not necessarily mean a lower all-in cost once specifications, lot premiums and unfinished exterior items are considered.

 Hearthstone New Construction in Sherwood Park

Hearthstone currently has 9 active never-occupied MLS® listings in my latest MLS® search, with asking prices from $388,990 to $697,990. The current MLS mix includes attached homes, half-duplexes and detached homes.

Hearthstone is being developed by Mattamy Homes, which is currently marketing townhomes, duplexes and detached homes in the community. Current builder and marketplace sources also show quick-possession and move-in-ready inventory available.

What I’d Look at in Hearthstone

If you're comparing homes in Hearthstone, I would pay particular attention to:

• Whether you are comparing a townhome, duplex or detached home

• What is included in the builder’s advertised price

• Whether GST is included or shown separately

• Whether the price assumes an available GST rebate

• Garage type and whether the garage is included

• Basement side-entry or legal-suite options

• Lot orientation and proximity to future roads, parks or school sites

• Landscaping, fencing, decks and other exterior items that may still need to be completed

• Whether a quick-possession home offers better overall value than building from an earlier stage

Hearthstone is particularly useful for buyers who want to compare different new-home product types within one community, because current offerings range from attached housing through larger detached homes.

Do not compare Hearthstone only by the builder’s starting price. Compare the finished specification, lot, included features and what you will still need to spend after possession.

What About Salisbury Village, Summerwood and Bremner?

Salisbury Village and Summerwood are both established Sherwood Park neighbourhoods with existing homes, services and community infrastructure. Strathcona County includes both in its neighbourhood profiles, and both have approved urban development plans.

Salisbury Village

Salisbury Village is located south of Wye Road between Brentwood Boulevard and Sherwood Drive. Strathcona County's plan for the area includes a mix of detached homes, townhouses, apartments, commercial uses, trails and natural areas. It remains one of the areas buyers should investigate when considering newer housing in south Sherwood Park.

Summerwood

Summerwood is in northeast Sherwood Park near Highway 16 and Highway 21. The community includes a variety of housing, parks, playgrounds, trails, natural areas and commercial services. Strathcona County continues to identify Summerwood as a development area, although our current MLS® snapshot does not show an active never-occupied listing there.

What About Bremner?

Bremner is different.

It is planned as a major future expansion of Sherwood Park east of Highway 21, with a range of housing, schools, commercial areas, employment and open space planned over time. However, Strathcona County currently states that there is no set timeline for development to begin.

For that reason, I would not describe Bremner as a community where buyers can currently shop for new-construction homes. It is better understood as an important future growth area to watch.

One important distinction: an MLS® search is only one part of the Sherwood Park new-home market. Builders may have lots, upcoming releases, to-be-built homes or quick possessions that are not currently listed on MLS®.

GST Rebate on New Construction in Sherwood Park

For qualifying first-time buyers, the federal First-Time Home Buyers’ GST/HST Rebate can recover up to 100% of the GST paid on a qualifying new home, to a maximum of $50,000.

The full rebate is available on qualifying homes valued at $1 million or less. It is gradually reduced between $1 million and $1.5 million, and no First-Time Home Buyers’ rebate is available at $1.5 million or more.

That matters in Sherwood Park because your current never-occupied MLS® inventory spans from under $400,000 to nearly $1.3 million, so the rebate could materially affect the effective cost for an eligible buyer depending on the home selected.

When comparing builder prices, confirm:

• Whether GST is already included in the advertised price

• Whether the builder has assumed or deducted an available GST rebate

• Whether the rebate will be credited at closing or claimed separately

• How the rebate affects the true all-in cost of the home

Read my 2026 Alberta New Home GST Rebate Guide for the eligibility rules, price thresholds and closing process.

What Types of New Homes Are Available in Sherwood Park?

The current MLS® snapshot shows a broad mix of never-occupied homes in Sherwood Park, from attached properties under $400,000 to detached homes above $1 million.

Of the 38 active never-occupied listings in the report:

• 21 are detached homes

• 13 are half-duplexes

• 4 are attached homes

Current asking-price ranges are approximately:

The report also includes four detached bungalows, while most of the remaining inventory is two- or three-storey housing.

Attached Homes

The most affordable never-occupied homes in the current snapshot are attached properties in Hearthstone and Hillshire, beginning under $400,000. These can be worth considering for buyers who want a new home but do not necessarily need a traditional detached property.

Half-Duplex Homes

Half-duplex inventory is currently available across Cambrian, Hillshire and Hearthstone, with asking prices ranging from the low-$400,000s into the high-$500,000s.

Detached Homes

Detached new construction has the widest price range. Current listings begin just under $500,000 and extend to approximately $1.3 million, depending on the community, lot, size, specifications and home style.

Price alone does not tell you which home offers better value. A buyer should compare the lot, specifications, finished square footage, basement, garage, landscaping, appliances, GST treatment and upgrades before deciding that one home is cheaper than another.

Quick Possession vs. Building From Scratch in Sherwood Park

Buyers looking at new construction in Sherwood Park generally have two paths: purchase a home that is already underway or complete, or choose a lot and build from an earlier stage.

Quick-Possession Homes

A quick-possession home is already under construction or substantially complete. The biggest advantage is certainty: you can usually see more of what you are buying, understand the finished layout and move sooner than with a full build.

Your current MLS® report shows 38 active never-occupied homes, so buyers have a meaningful amount of completed or near-completed inventory to compare right now.

Quick possession can be a good fit when:

• You want to move sooner

• You prefer to see the actual home before committing

• You do not want to make dozens of design selections

• A builder has inventory they are motivated to sell

• The included specifications already suit your needs

The trade-off is that many structural and design choices may already be locked in.

Building From an Earlier Stage

Starting earlier in the construction process can give you more choice over the lot, floor plan, structural options and finishes.

That can be worthwhile if you have specific priorities such as:

• A particular lot or orientation

• Garage size or configuration

• Basement side entrance

• Ceiling heights

• Window changes

• Kitchen layout

• Electrical or mechanical upgrades

• Specific flooring, cabinetry or finishes

The trade-off is a longer timeline and more decisions. It also makes it especially important to understand the builder contract, allowances, upgrade pricing and what happens if selected products become unavailable.

Which Is Better?

Neither option is automatically better.

A quick-possession home can offer more certainty and potentially stronger negotiating opportunities, while building earlier can offer more control over the final product.

The best comparison is the all-in cost and finished specification, not simply whether one home is labelled quick possession and the other is to-be-built.

New Construction vs. Resale Homes in Sherwood Park

Sherwood Park buyers do not have to decide between new construction and resale based on a general rule. Both can offer good value, but the costs and trade-offs are different.

The current new-construction market is active. In the MLS® report used for this guide, 30 never-occupied homes had sold, with sale prices ranging from $378,990 to $1,045,000. The median sale price was $518,647.

New Construction May Appeal to Buyers Who Want:

• A brand-new home with no previous occupants

• New-home warranty protection

• Modern layouts and finishes

• The ability to choose a lot, floor plan or upgrades when building early enough

• Fewer immediate renovation or replacement projects

• Potential access to the First-Time Home Buyers’ GST/HST Rebate when eligible

Resale May Appeal to Buyers Who Want:

• An established street or neighbourhood

• Mature landscaping and trees

• A more predictable possession date

• Finished decks, fencing, window coverings or basement development already included

• The ability to see the completed home and neighbourhood before purchasing

• More choice across established areas of Sherwood Park

Compare the All-In Cost

A $600,000 new home and a $600,000 resale home are not necessarily equivalent.

With new construction, buyers may still need to budget for items such as landscaping, fencing, decks, appliances, window coverings and basement development.

With resale, those items may already be completed, but the home may have older roofing, windows, mechanical equipment or finishes that will eventually need repair or replacement.

The useful comparison is what each property will cost you to own and get into the condition you want, not simply the list price.

For a deeper comparison, read my New Construction vs. Resale Homes in Edmonton: 2026 Buyer Guide

How Much of Sherwood Park’s Current Inventory Is New Construction?

New construction is not a small corner of the current Sherwood Park market.

At the time these reports were run, there were 75 active residential properties in Sherwood Park overall and 38 active never-occupied homes in the new-construction search. Assuming the reports use the same geographic area and snapshot date, that means approximately half of the active residential inventory was brand-new, never-occupied housing.

The broader Sherwood Park market also recorded 50 residential sales during the most recent 30-day period, with a median sale price of $547,450 and an average sale price of $577,890.

For buyers, that amount of new inventory matters because it creates direct competition between builders, quick-possession homes and resale sellers.

A buyer shopping around $500,000 to $700,000 may be able to compare established resale homes against several different new-construction options without leaving Sherwood Park.

That creates opportunities, but it also makes comparing the all-in cost more important. A resale home may include landscaping, fencing, basement development and window coverings, while a new home may offer warranty coverage, newer systems and potentially the first-time-buyer GST rebate.

Schools, Recreation and Commuting in Sherwood Park

One advantage of buying new construction in Sherwood Park is that buyers are moving into an established urban area rather than relying entirely on future amenities.

Sherwood Park already has a broad mix of public, Catholic and other school options, along with recreation facilities, parks, sports fields and trail systems throughout the community. Strathcona County’s recreation network includes facilities such as Millennium Place, Glen Allan Recreation Complex, Emerald Hills Leisure Centre, Sherwood Park Arena and Sports Centre, Strathcona Athletic Park and Broadmoor Lake Park.

For families, that can make the comparison between communities about more than the house itself. I would look at:

• Current school attendance boundaries

• Distance to elementary, junior high and high schools

• Recreation facilities and sports fields

• Trail and park access

• Shopping and everyday services

• Transit availability

• Commute routes into Edmonton

• Access to Highway 21, Highway 16 and other major routes

School boundaries and designated schools can change as Sherwood Park grows, so buyers should verify the current attendance area directly with the applicable school division rather than relying only on builder marketing materials.

Sherwood Park also has extensive parks and recreation infrastructure woven through existing neighbourhoods, including playgrounds, sports fields, outdoor rinks, trails and larger athletic facilities.

What I Look for When Touring a New Home in Sherwood Park

A new home can look finished and still have important differences in construction quality, specifications and long-term value.

With more than 25 years in new construction, on the trades and sales sides, these are some of the things I pay attention to when walking through a new home:

• Lot and gradinghow water is intended to drain away from the house, slope changes, retaining conditions and how neighbouring lots affect drainage

• Foundation and basementvisible cracking, moisture concerns, insulation, window placement and future basement-development potential

• Framing and structurefloor movement, wall alignment, stair construction and signs of rushed finishing over underlying issues

• Windows and exterior doorsinstallation quality, operation, seals and cold-weather performance

• Exterior envelopesiding, flashing, penetrations, roof details and transitions where water can become a future problem

• HVAC and mechanical systemsequipment sizing, duct layout, return-air locations, ventilation and how comfortably the home is likely to perform

• Electrical and future needspanel capacity, garage power, EV charging, basement development and other rough-ins that are much easier to address during construction

• Interior finishesflooring transitions, cabinetry installation, tile work, drywall finishing and whether deficiencies are cosmetic or point to something deeper

• Builder specificationswhat is actually included compared with the show home or marketing material

• Items still left for the buyerlandscaping, fencing, decks, window coverings, appliances, garage finishing and basement development

The goal is not to find a flawless house. It is to understand what you are buying, what still needs attention and whether the price reflects the actual specification and condition of the home.

For buyers comparing several Sherwood Park new homes, this is also where differences between builders can become much clearer. Two homes at similar prices may have very different specifications, lot conditions and future costs.

Before You Visit a Builder or Show Home

If you want your own representation when buying new construction, contact your REALTOR® before visiting a show home, registering online or beginning direct negotiations with a builder. Builder cooperation and registration policies vary, and some require your REALTOR® to be identified at the first visit. Your current live content already makes that distinction clearly.

A builder’s sales representative works for the builder. Having your own representation can help when comparing lots, specifications, upgrade costs, contract terms, inspections, walkthroughs and deficiencies.

If you’re planning to visit a Sherwood Park show home, call or text me first at 780-220-8449 so we can make sure your representation is set up properly.

Read more: Show Home Consultant vs. Buyer’s Agent, What’s the Difference?

Get my free New-Construction Buyer Checklist

Thinking about a new build? My free, printable 2-page checklist covers what to check at every stage, from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently Asked Questions

How Many New Construction Homes Are for Sale in Sherwood Park?

In the MLS® snapshot used for this guide, there are 38 active, never-occupied homes in Sherwood Park, with asking prices ranging from $388,990 to $1,299,900.

These numbers reflect MLS®-listed homes only. Builders may also have quick possessions, lots, upcoming releases or to-be-built opportunities that are not currently listed on MLS®.

Which Sherwood Park Communities Have the Most New Construction?

In the current never-occupied MLS® inventory, Cambrian has 17 active homes, Hillshire has 12 and Hearthstone has 9. The mix includes attached homes, half-duplexes, detached homes and bungalows.

Can You Buy a New Home in Sherwood Park for Under $500,000?

Yes. The current MLS® snapshot includes several attached and half-duplex homes below $500,000, with the lowest active never-occupied listing at $388,990. There is also detached inventory beginning around the $500,000 mark.

Is There a Lot of New Construction in Sherwood Park Right Now?

Yes. The broader Sherwood Park residential report shows 75 active residential listings, while the never-occupied new-home report shows 38 active properties. Assuming the reports use the same geography and snapshot date, that means roughly half of the active residential inventory in these reports is brand-new, never occupied housing.

Can First-Time Buyers Get a GST Rebate on a New Home in Sherwood Park?

Potentially. Qualifying first-time buyers may be eligible for up to $50,000 in federal GST relief on a qualifying new home.

Read my 2026 Alberta New Home GST Rebate Guide for the eligibility rules and price thresholds.

Is It Better to Buy a Quick-Possession Home or Build From Scratch?

Neither is automatically better. Quick possession usually provides more certainty about the finished home and a shorter timeline. Building from an earlier stage can provide more choice over the lot, floor plan, structural options and finishes.

The best comparison is the finished specification and all-in cost, not simply whether the home is quick possession or to-be-built.

Should I Use a REALTOR® When Buying From a Builder in Sherwood Park?

Having your own representation can help when comparing builders, lots, specifications, upgrades, contract terms and possession details. Builder registration policies vary, so if you want representation, it is best to speak with your REALTOR® before visiting a show home or registering directly with a builder.

Read more: Show Home Consultant vs. Buyer's Agent, What's the Difference?

Ready to Compare New Construction in Sherwood Park?

If you're considering a new home in Sherwood Park, I can help you compare MLS®-listed homes, builder-held inventory, quick possessions, lots and upcoming opportunities across the community.

The goal is to compare more than the advertised price. With more than 25 years in new construction, on the trades and sales sides, I bring a builder’s-eye perspective to the lot, specifications, construction details, upgrades and true all-in cost of the home.

Call or text Jay Lewis at 780-220-8449

Jay Lewis | REALTOR® | RE/MAX Excellence

Want to see more Sherwood Park and Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

This article provides general information only and is not legal, tax, mortgage or construction advice. New-home inventory, builder offerings, prices, specifications and government programs can change. Confirm current details before making a purchase decision.

Market data note: New-construction inventory and Sherwood Park market statistics in this guide are based on MLS® searches reviewed September 23, 2026. MLS® inventory changes continuously, and builders may have additional inventory that is not listed on MLS®. Your current never-occupied search showed 38 active homes, while the broader Sherwood Park search showed 75 active residential listings.

Information reviewed and updated September 23, 2026.

Official Sources

• Strathcona County, Sherwood Park

• Strathcona County, Active Development Areas

• Strathcona County, Hillshire Development Area

• Strathcona County, Salisbury Village Development Area

• Strathcona County, Summerwood Development Area

• Strathcona County, Bremner Development Area

• Strathcona County, Bus Schedules and Routes

• Strathcona County, Parks and Playgrounds

• Canada Revenue Agency, First-Time Home Buyers’ GST/HST Rebate

Short answer: The show home sales rep (also called a show home consultant or new home sales representative) works for the builder. A buyer's agent is a REALTOR® you choose, who represents you. Having both is normal. If you want your own agent, involve them before or at your first visit, because many builders won't recognize an agent who is introduced later.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated September 26, 2026

This article is part of my Edmonton New Construction Buyer’s Guide.

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including what to ask at the show home.

What is a show home sales rep?

A show home sales rep works for the builder, usually as an employee. They know the builder's floor plans, communities, included features, upgrade options and pricing, and many are genuinely helpful. Because they sell the builder's own homes directly to the public, show home reps don't need a real estate licence, although some hold one. Either way, their obligation in the sale is to the builder, not to you.

What is a buyer's agent on a new build?

A buyer's agent is a REALTOR® you engage to represent your interests: from choosing a community and builder, through the purchase agreement and upgrades, to the walkthrough before possession. In Alberta, the Real Estate Council of Alberta (RECA) sets out the difference between being a client, whom a licensee represents, and a customer, whom they deal with but don't represent.

Show home sales rep vs. buyer's agent: side by side

• Who they represent: the sales rep represents the builder; your buyer's agent represents you.

• The purchase agreement: the sales rep explains the builder's terms; your agent goes through them from your side and flags questions for your real estate lawyer.

• Upgrades: the sales rep presents the builder's options and prices; your agent helps you decide which are worth it and which can wait until after possession.

• Inspections: the sales rep usually isn't involved; your agent can help you arrange a licensed home inspector at key stages.

• Pre-possession walkthrough: the sales rep or site staff attend for the builder; your agent attends with you and helps document deficiencies.

• Cost to you: none for the sales rep. For your agent, the builder usually pays the commission; I confirm this for each purchase before you sign.

Can I use my own REALTOR® after visiting a show home?

Often, but not always. Many builders have a registration policy tied to your first visit. If you register on your own, some builders won't recognize or pay a REALTOR® you bring in afterwards, which can leave you without representation, or with a commission question to sort out.

If you've already visited:

• Don't sign anything else yet, especially a purchase agreement or deposit.

• Note which builder, which show home, and what you filled out.

• Tell me, and I'll find out where you stand with that builder's policy.

What should I say when I sign in at a show home?

• Text me before you go. I'll let the builder know you're working with me, or meet you there.

• If you're already at the show home, write my name on the registration card or sign-in sheet (Jay Lewis, RE/MAX Excellence), then text me.

• Take the paperwork home: the price list, the included specifications for the model you like, and a copy of the purchase agreement to review.

• Don't sign a purchase agreement or pay a deposit the same day. A good home will still be there after you've had time to compare.

Questions to ask the show home sales rep

1. What's standard in this model, and what in the show home is an upgrade?

2. Does the price include GST, and how are GST rebates handled at closing?

3. Are there lot premiums, and what are they for?

4. What's the deposit schedule, and how are deposits protected?

5. How is the possession date set, and what happens if it's delayed?

6. Who is the new home warranty provider?

7. When are upgrade selections due, and can they be changed?

8. What's included for landscaping, fencing, appliances and window coverings?

9. Can I take a copy of the purchase agreement to review with my lawyer?

For what to look for in the agreement itself, see my Alberta builder contract checklist. For GST, see GST rebates on new homes in Alberta.

Do I need both a sales rep and a buyer's agent?

Yes, and it's completely normal. The sales rep handles the builder's side and your agent handles yours. It isn't adversarial: most builders work with buyer's agents every day, and the process runs smoothly when everyone knows their role.

What does a buyer's agent cost on a new build?

In most new-construction purchases around Edmonton, the builder pays the buyer's-agent commission, so you don't pay me directly. Policies vary by builder, so I confirm it before you sign. More detail in Do I need a REALTOR® to buy a new build in Edmonton?

Get my free New-Construction Buyer Checklist

Thinking about a new build? My free, printable 2-page checklist covers what to check at every stage, from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

Is the show home sales rep a REALTOR®?

Not necessarily. Reps who sell a builder's homes directly to the public don't need a real estate licence, although some hold one. Either way, they represent the builder.

Can a builder refuse to work with my agent?

Builders set their own policies, most often about when your agent must be registered. That's why it helps to involve your agent before or at your first visit.

Do I have to buy from the show home I visited?

No. Visiting or registering doesn't commit you to anything. Only a signed purchase agreement does, so read it carefully and have a lawyer review it first.

Why I focus on new construction

I've worked in new construction for more than 25 years, on the trades side (framing new homes, renovations and full contract builds around Edmonton) and the sales side. I'm not a home inspector or engineer, but that background helps when we compare spec sheets, choose upgrades and walk through a home before possession. I work with buyers in Edmonton, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan and Devon.

Planning show home visits? Text me first at 780-220-8449, or book a 20-minute call. There's no pressure, and it's easier to set things up before you go.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Real Estate Council of Alberta (RECA) · Government of Alberta: new home warranty · Alberta public builder registry

This article is general information, not legal advice. Have a licensed Alberta real estate lawyer review any purchase agreement before you sign.

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

Short answer: Before you sign a builder's purchase agreement in Alberta, check eight things: possession date and delay terms, deposits and how they're protected, what's included in the price, upgrade and selection terms, warranty coverage, price-adjustment clauses, assignment and resale limits, and the builder's right to make changes. Have an Alberta real estate lawyer review it before it becomes firm.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated September 26, 2026

This article is part of my Edmonton New Construction Buyer’s Guide.

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including the contract questions to ask before you sign.

A builder contract is not the same as a typical resale purchase agreement. It's prepared for the builder and can contain detailed terms covering deposits, possession delays, upgrades, price adjustments, substitutions, warranty coverage and your ability to assign or resell the contract. Before making the agreement firm, you should understand exactly what's included in the price, what can still change, what deadlines you're agreeing to, and what happens if the build or possession doesn't go as expected.

With more than 25 years in new construction, on the trades and sales sides, I pay particular attention to the specifications and construction details that are easy to overlook when the focus is on floor plans and finishes. I can help you work through the process and identify questions to raise, but a qualified Alberta real estate lawyer should give you legal advice on the contract itself.

Quick checklist: builder contract in Alberta

• Possession date: fixed or estimated? What notice, reasons and maximum extension apply?

• Deposits: how much, when, refundable when, and how protected?

• Price: exactly what's included, and does it include GST and any rebate?

• Upgrades and selections: deadlines, allowances, deposits and substitutions

• Warranty: who the provider is, and what the coverage and exclusions are

• Price adjustments: can the price change before possession?

• Assignment and resale: permitted, fees, builder approval?

• Builder changes: materials, plans, grading and exterior features

• Conditions: financing, sale of your home, lawyer review

1. How firm is the possession date?

The possession date in a builder contract isn't always guaranteed the way buyers expect with a resale purchase. A new-construction agreement may give the builder the right to extend or adjust possession for reasons such as construction delays, trade availability, material shortages, permitting, inspections, weather or other circumstances described in the contract.

Before signing, understand:

• Whether the possession date is fixed, estimated or subject to extension

• How much notice the builder must provide if possession changes

• What reasons allow the builder to delay possession

• Whether there's a maximum extension period

• What happens to your deposit if the delay becomes significant

• Whether you have any right to terminate the agreement after a certain point

• How a delay could affect your mortgage approval, rate hold, current lease or the sale of your existing home

Don't assume the date on the front page of the agreement is guaranteed. If you have a hard deadline, such as a lease ending or a sale closing on your current home, have your lawyer explain the possession and extension clauses before the agreement becomes firm.

2. How are deposits paid and protected?

Builder contracts usually require one or more deposits. Before signing, understand:

• How much is required, and when

• When the deposit is refundable, and when it could be at risk

• Who holds the deposit, and whether it's held in trust

• Whether the deposit is covered by deposit protection, and up to what amount

Protection differs by home type. For new condominium units, Alberta's Condominium Property Act requires deposits to be held in trust. For other new homes, such as single-family homes, protection depends on the builder and the coverage offered through its warranty provider, so ask how your deposit is protected, and to what limit, before you pay it. Your real estate lawyer can explain what the deposit terms mean for you.

3. What's actually included in the price?

A builder's advertised price doesn't always tell you the total cost of getting the home to the condition you expect at possession. Confirm exactly what's included and what costs extra. Depending on the builder and property, this can include:

• Lot premiums

• GST, and whether any GST rebate has already been assumed

• Appliances

• Flooring and cabinetry allowances

• Lighting and plumbing fixtures

• Air conditioning

• Garage heater or electrical upgrades

• Decks, fencing and landscaping

• Driveway, sidewalks and exterior concrete

• Window coverings

• Basement development

• Architectural or community requirements

If an item, finish or upgrade matters to you, make sure the agreement or its schedules clearly identify it. Don't rely on a conversation or on what you saw in the show home. Eligible first-time buyers may qualify for significant GST relief on a new home; see my 2026 Alberta new-home GST rebate guide for the current rules and how it's handled at closing.

The number I want buyers comparing isn't the builder's base price. It's the all-in cost of getting the home to the condition you actually want.

4. What are the upgrade and design selection terms?

If you're buying before construction is complete, design selections can change the final price significantly. Before signing, clarify:

• When design and upgrade appointments must be completed

• Which selections are included in the base price, and whether allowances are fixed dollar amounts

• How much upgrades require as a deposit, and whether upgrade deposits are refundable

• Whether upgrade pricing is guaranteed once selected

• What happens if a selected product becomes unavailable, and whether the builder can substitute without your approval

• How late changes or missed deadlines are handled

• Whether structural changes must be selected before a specific construction stage

Show homes often contain optional finishes and upgrades. Ask the builder to identify what's standard, what's upgraded and what each significant upgrade will cost in your home. Keep copies of every signed selection sheet, change order and revised price summary; they should match the final contract and closing figures. For help deciding, see which new home upgrades are worth it.

5. What does the new home warranty cover?

New homes in Alberta must have warranty coverage that meets the minimums under the New Home Buyer Protection Act. Coverage is provided through approved warranty providers and includes at least:

• 1 year: labour and materials

• 2 years: delivery and distribution systems, such as electrical, plumbing, heating, ventilation and air conditioning

• 5 years: building envelope

• 10 years: major structural components

Coverage details, exclusions and claim procedures vary by warranty provider, so review the warranty documents for your specific home. You can also confirm the builder is licensed through Alberta's public builder registry.

6. Can the price change before possession?

Some contracts include clauses that allow the purchase price to be adjusted under certain conditions, for example increases in material costs or changes in applicable taxes. Review this section carefully with your lawyer so you understand whether, and when, the price you agreed to could change before possession.

7. Can I assign or resell the contract?

Some builder contracts restrict assigning the agreement to another buyer before possession, or reselling the home for a period after possession. Even if you expect to keep the home, circumstances can change during construction. Before signing, understand:

• Whether assignments are permitted at all, and whether the builder's written approval is required

• Whether there's an assignment fee, and whether the builder can refuse

• Whether there are restrictions on marketing the property before possession

• Whether resale is restricted for a period after possession

• What happens if your circumstances change and you can't complete the purchase

Assigning a new-construction contract can also have tax and financing implications, so review those separately with the appropriate professionals.

8. Can the builder make changes to my home?

Builder contracts often allow some changes during construction, especially when a specified product, material or finish becomes unavailable. Before signing, understand:

• Whether the builder can substitute materials, fixtures or finishes, and whether substitutes must be of similar quality or value

• Whether you must be notified before a substitution, and whether you have approval rights for significant ones

• Whether the builder can change plans, dimensions or specifications

• Whether site conditions can change grading, retaining walls, steps or exterior features

Some changes in new construction are reasonable or unavoidable. The key is understanding how much discretion the contract gives the builder, and what protection you have if the finished home differs materially from what you expected.

Should a lawyer review my builder contract?

Yes. A builder contract can create obligations very different from a resale purchase agreement. Before it becomes firm, have a qualified Alberta real estate lawyer review it and explain anything you don't fully understand, including the deposit, title, warranty, possession terms, price adjustments, assignment restrictions and closing obligations. I can help you understand the process, compare builder terms and identify questions worth raising, but legal advice should come from your lawyer.

Get my free New-Construction Buyer Checklist

Thinking about a new build? My free, printable 2-page checklist covers what to check at every stage, from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

Is a builder's possession date guaranteed?

Not always. Many builder contracts allow the date to be extended for reasons listed in the agreement. Check the notice period, the reasons allowed and any maximum extension before you sign.

Can I negotiate a builder contract?

Sometimes. Builders use their own standard forms, but price, inclusions, upgrades, possession timing and conditions can sometimes be discussed, especially on quick-possession homes. What's possible varies by builder and market conditions.

Do I need my own REALTOR® to review a builder contract?

It isn't required, but having your own representation means someone is looking out for your interests when you compare terms. See Do I need a REALTOR® to buy a new build in Edmonton?

Working through a builder contract with me

If you're considering a builder purchase in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, I can help you compare the contract, specifications, upgrades and overall value before you make the agreement firm. Call or text me at 780-220-8449, or book a 20-minute call.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Government of Alberta: new home warranty · Alberta public builder registry · Canada Revenue Agency: First-Time Home Buyers' GST/HST rebate

This article is general information, not legal advice. Have a licensed Alberta real estate lawyer review any purchase agreement before you sign.

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

Short answer: No, it isn't required, but it's usually worth it. The show home sales rep works for the builder. Your own REALTOR® works for you, and in most Edmonton-area new-construction purchases the builder pays the buyer's-agent commission, so there's typically no extra cost to you. The catch: many builders want your REALTOR® introduced at your first visit, so talk to one before you go.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 2026

This article is part of my Edmonton New Construction Buyer’s Guide.

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including when to bring your own REALTOR® into the process.

Who does the show home sales rep work for?

The person who greets you at a show home works for the builder. They know that builder's floor plans, pricing and options well, and many are genuinely helpful. But their job is to sell the builder's homes on the builder's terms. That isn't a criticism; it's just who they represent.

When I represent you as a buyer, my job is your interests: which builder and lot fit you, what's actually included, what the contract says, and what gets written down at the walkthrough. The Real Estate Council of Alberta (RECA) explains the difference between being a client, someone a licensee represents, and a customer, someone they deal with but don't represent. It's worth knowing which one you are before you sign anything.

Show home sales rep vs. your own REALTOR®

• Who they work for: the sales rep works for the builder; your REALTOR® works for you.

• What they know best: the sales rep knows that builder's plans, pricing and options; your REALTOR® can compare builders, lots and contracts side by side.

• The purchase agreement: the sales rep presents the builder's agreement; your REALTOR® walks through it with you and flags questions for your lawyer.

• Upgrades: the sales rep offers the builder's options; your REALTOR® helps you decide which ones are worth paying for.

• The walkthrough: the sales rep is there for the builder; your REALTOR® is there with you to help document deficiencies.

• Cost to you: nothing for the sales rep; usually nothing for your REALTOR® either, because the builder typically pays. I confirm this before you sign.

Can I bring my own REALTOR® to a show home in Edmonton?

Yes. Builders around Edmonton deal with buyers' agents every day, and most have a set way of registering one. What trips people up is timing. Many builders tie the registration to your first visit, so the easy way to do it is before you walk in:

• Before you go: text me the show homes you plan to see. I'll register you with those builders or meet you there.

• At the door: if you're already there, write "Jay Lewis, RE/MAX Excellence" where the sign-in sheet asks for your agent, then text me.

• After a visit: if you registered on your own, don't sign anything else. Tell me which builder and what you filled in, and I'll find out whether they will still recognize an agent.

Builders have a reason to welcome a buyer who arrives with an agent right now. In my MLS® pulls from early October 2026, new detached family homes had about 9 months of supply in Fort Saskatchewan, 7.5 in Stony Plain and Leduc, 7 in Beaumont and 6.8 in Spruce Grove. Sherwood Park and St. Albert were tighter, at about 3.5 months. Those figures change often with market conditions and world events.

Does it cost me anything to use a REALTOR® on a new build?

In most new-construction purchases around Edmonton, the builder pays the buyer's-agent commission as part of the sale, so you don't pay me directly. Builder policies vary and can change, so I confirm the arrangement for the specific builder and home before you sign anything.

Who actually pays. The builder pays the buyer's-agent commission out of its own sales budget, the same budget that pays for the show home and the sales staff. You don't get a bill from me. Policies do differ from builder to builder, and a few change them from one phase to the next, so I get the arrangement confirmed in writing for the specific home before you sign.

Will the builder take the commission off the price if I come alone? People ask me this a lot. Ask the builder, but don't count on it. In my experience a builder's price list is the same for every buyer, because each sale in a phase becomes the comparison for the next one. What I'd watch instead is the all-in cost: what's included, what's an upgrade, and what's left for you to pay for after possession.

Should I contact a REALTOR® before or after visiting a show home?

Before, if you can. Many builders have a registration policy: if you visit or register on your own first, they may not recognize a REALTOR® you bring in later. If you've already visited, don't assume it's too late. Tell me which builder and what you signed, and I'll help you find out where you stand. More on this in show home sales rep vs. buyer's agent.

What does a new-construction buyer's agent actually do?

1. Narrows down communities and builders around your budget, timeline and commute, before you spend weekends in show homes.

2. Compares what's included: each builder's standard specifications, not the show home's upgrades.

3. Looks at the lot: orientation, grading, lot type, lot premiums, and what's planned next door.

4. Walks through the purchase agreement with you (deposits, possession dates and delay terms, upgrades, price adjustments and conditions) so you know what to ask your real estate lawyer. I'm not a lawyer, and I recommend a lawyer review every builder contract.

5. Helps you decide on upgrades, prioritizing things that are hard or disruptive to change later.

6. Coordinates independent inspections. Many buyers hire a licensed home inspector before drywall or before possession.

7. Attends the pre-possession walkthrough with you, so deficiencies are written down clearly, with photos, before you take possession.

What I look at that the show home won't show you

A show home is finished and staged, and nearly everything in it is an upgrade. The house you buy is the one on the specification sheet. With 25+ years in new construction, trades and sales, these are the things I check that a sales tour doesn't cover:

• The floor under the floor. Subfloor thickness, whether it's glued as well as fastened, and how far apart the joists are. That decides whether the floor squeaks and bounces in five years.

• What goes in before concrete and drywall. A garage floor drain, a basement bathroom rough-in, a gas line for a future garage heater, panel space for an EV charger. These are cheap before the pour and expensive after.

• The lot. Grading, where the water goes, and what the City or County plan shows behind and beside you.

• The paperwork. The builder's right to substitute materials, how the possession date is set, and what happens to your deposit. I'm not a lawyer, and I recommend a lawyer review every builder contract.

How does a construction background help?

I've worked in new construction for more than 25 years: on the trades side through my company, Konstruct (framing new homes, renovations and full contract builds around Edmonton), and on the sales side. I'm not a home inspector or engineer, but I know how houses go together and what's easy or hard to change later. That helps when you're comparing spec sheets, choosing upgrades or walking through a home before possession.

I work with new-construction buyers in Edmonton, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan and Devon, in communities including Genesis on the Lakes, Easton, CopperHaven, Sienna, Summerwood, Cambrian, Hillshire and Windermere.

What should I watch for in a builder contract?

• Possession date and delay clauses: how the date is set and what happens if it moves.

• Deposits: the amounts, when they're due, and how they're protected.

• Upgrade pricing, substitutions and change orders.

• Conditions: financing, the sale of your current home, and review by your lawyer.

• Price adjustments and extra charges.

• The warranty provider. Every new home in Alberta must have warranty coverage: 1 year for labour and materials, 2 years for delivery and distribution systems, 5 years for the building envelope and 10 years for major structural components (Government of Alberta).

For the full list, see my Alberta builder contract checklist. First-time buyers should also read about the GST rebate on new homes.

Can you represent me on a home you've listed for a builder?

I also list homes for some builders. If you're interested in one of my listings, I'll tell you up front and explain how representation works in that situation before we go further, so you can decide how you want to proceed.

Get my free New-Construction Buyer Checklist

Thinking about a new build? My free, printable 2-page checklist covers what to check at every stage, from your first show home visit to your one-year warranty.

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Frequently asked questions

Can I bring my own REALTOR® to a show home in Edmonton?

Yes. Builders around Edmonton work with buyers' agents every day. The one thing to get right is timing: many builders want your REALTOR® named on your first visit or first registration, so tell the show home staff you are working with an agent before you sign in.

Does it cost me anything to bring my own REALTOR® to a show home?

Usually not. In most new-construction purchases around Edmonton the builder pays the buyer's-agent commission as part of the sale. Builder policies differ, so confirm in writing who pays before you sign a purchase agreement.

Will a builder lower the price if I do not use a REALTOR®?

Ask, but do not count on it. A builder's price list is normally the same for every buyer, and I have not seen a builder publish a lower price for buyers who come without an agent. Compare the all-in cost in writing either way.

Is a REALTOR® required to buy a new build in Alberta?

No. You can buy directly from the builder. Having your own representation is optional, but it's usually no extra cost to you, and it means someone is looking out for your interests.

Does the builder pay my REALTOR®?

Usually, yes. In most new-construction purchases the builder pays the buyer's-agent commission. Policies vary, so I confirm it for your specific purchase before you sign.

I've already visited a show home. Can I still use my own REALTOR®?

Sometimes. It depends on the builder's policy and whether you've registered or signed anything. Tell me which builder and I'll help you find out.

Do I need a home inspection on a brand-new home?

It isn't required, but many buyers hire a licensed home inspector before possession, or before the one-year warranty period ends, so issues are documented in time.

Which areas do you cover?

Edmonton, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan and Devon.

Thinking about a new build?

I'm happy to answer questions, with no pressure. Call or text Jay Lewis at 780-220-8449, email jay@jaysells.ca, or book a 20-minute call.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Real Estate Council of Alberta (RECA) · Government of Alberta: new home warranty · Alberta public builder registry

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