Short answer: Alberta has no land transfer tax, so closing costs are lower than in most provinces. You'll pay Land Titles registration fees ($50 plus $5 for every $5,000 of the price, and the same on your mortgage), legal fees, title insurance and your share of property tax and utilities. On a $500,000 home with 5% down, the registration fees are $1,075 if the mortgage registered is $475,000. If a $19,000 insurance premium is financed and $494,000 is registered, they total about $1,095. Most buyers should budget a few thousand dollars on top of the down payment.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 29, 2026

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including what to budget for on possession day.

I've worked in new construction for more than 25 years, on the trades side and the sales side. The buyers who get stressed on possession day are usually the ones nobody told about closing costs. Here's what to expect in Alberta, line by line.

Is there a land transfer tax in Alberta?

No. Alberta doesn't charge a land transfer tax. Instead, the Land Titles Office charges two registration fees: one to put the home in your name and one to register your mortgage. They're much smaller than land transfer tax in Ontario or B.C.

How much are land title fees in Alberta?

• Transfer of land: $50 plus $5 for every $5,000 of the property's value

• Mortgage registration: $50 plus $5 for every $5,000 of the mortgage amount

On a $500,000 home with 5% down ($475,000 mortgage), that's about $550 for the transfer and $525 for the mortgage, roughly $1,075 together. The current Alberta fee schedule, effective October 1, 2026, lists these rates. Fees use each $5,000 or part thereof. Your lawyer should confirm the amount actually registered, which may include financed insurance or a higher collateral charge. Your lawyer pays them at closing and adds them to your statement.

What other closing costs should I budget for?

• Legal fees: you need a real estate lawyer to close. Fees plus disbursements often land in the $1,500 to $2,500 range. Get a written quote.

• Title insurance: most lenders require it. It's often a few hundred dollars.

• Property tax adjustment: you pay back the seller (or builder) for any property tax they've already paid for the days you'll own the home. This changes a lot depending on the time of year.

• Utilities and condo fees: similar adjustments for prepaid utilities or condo fees.

• Home insurance: your lender needs proof of coverage before closing.

• Home inspection: on a resale home, usually paid before your condition date.

• Appraisal: some lenders charge for one, some don't.

• Moving costs: trucks, movers, utility hookups and a few things you didn't know you'd need.Registration fees follow the provincial schedule. Legal fees, insurance, adjustments and service costs vary by transaction; ask your lawyer and lender for written figures and check which disbursements are already included to avoid counting them twice.

Do you pay mortgage insurance at closing?

Usually not in cash. If your down payment is under 20%, the premium is added to your mortgage. Alberta doesn't charge sales tax on it, so there's no extra amount due at closing like there is in Ontario. I cover the rates in How Much Is Mortgage Insurance in Alberta?

What's different about closing costs on a new build?

• GST: new homes have 5% GST. Ask whether the price includes it and who gets the rebate. First-time buyers may get a much larger rebate. See GST rebate on new homes in Alberta.

• Items not in the base price: landscaping, fencing, a deck, window coverings and appliances can add up. See What Is Included in a Builder Base Price in Edmonton?

• Deposits: builders often take staged deposits before possession. That's part of your down payment, not an extra cost, but you need the cash on schedule. See How Do Builder Deposits Work in Alberta?

How much cash do I need on closing day?The unpaid balance of your down payment, plus closing costs and adjustments, less any deposits already credited to the purchase. A rough planning number for a $500,000 home in the Edmonton area is your down payment plus about $3,000 to $5,000, before adjustments and moving. Your lawyer will send a statement of adjustments a few days before closing with the exact amount.

Get my free New-Construction Buyer Checklist

Two printable pages covering every stage from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

Are closing costs included in my mortgage?

No. Lenders expect you to pay closing costs from your own money. Many want to see you have about 1.5% of the price set aside for them.

Who pays the land transfer fee in Alberta, the buyer or the seller?

The buyer pays the transfer of land fee and the mortgage registration fee.

Can a builder pay my closing costs?

Sometimes, as a promotion. Get it in the contract in writing, with a dollar amount.

Do I need a lawyer to buy a house in Alberta?

Yes. A real estate lawyer handles the money, registers the title and mortgage, and checks the title before you close.

Getting ready to buy?

Text me first at 780-220-8449, or book a 20-minute call. I'll help you build a full budget, including closing costs, before you start looking. I work with buyers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain. I'm not a lawyer, and I'll tell you when you need one. I also list homes for some builders. If you're interested in one of those, I'll tell you up front and explain how representation works.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Government of Alberta: registering land title documents · Alberta Land Titles fee schedule · CMHC: mortgage loan insurance cost

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This article is general information, not legal, tax or mortgage advice. Fees and costs are estimates that change often with market conditions and world events. Confirm the details with your lawyer and lender before you buy.

Short answer: For an eligible owner-occupied home purchase in Alberta, mortgage default insurance is generally required with less than 20% down; lender and insurer approval still apply. The premium is a percentage of your mortgage: 4.00% with 5% down, 3.10% with 10% down and 2.80% with 15% down. It's usually added to your mortgage rather than paid in cash, and Alberta doesn't charge sales tax on it. On a $500,000 home with 5% down, that's $19,000 added to a $475,000 mortgage.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 22, 2026

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

I've worked in new construction for more than 25 years, on the trades side and the sales side, and the question I hear most from first-time buyers isn't about floor plans. It's "how much do I really need to have saved?" Mortgage insurance is a big part of that answer, so here's how it works in Alberta, with real numbers.

What is mortgage insurance?

Mortgage insurance (also called mortgage default insurance) protects your lender, not you, if you stop making payments. In exchange, it lets you buy with less than 20% down. In Canada it's provided by CMHC, Sagen and Canada Guaranty. Your lender arranges it, and you pay the premium.

It isn't the same as mortgage life insurance, which pays off your mortgage if you die. That's optional. Mortgage default insurance is required when you put less than 20% down.

How much does mortgage insurance cost in Alberta?

The premium depends on how much you borrow compared with the price, which lenders call loan-to-value. These are CMHC's premiums on the total loan:

• 5% to 9.99% down: 4.00% of the mortgage

• 10% to 14.99% down: 3.10%

• 15% to 19.99% down: 2.80%

• 20% or more down: no insurance needed on a regular purchase

Here's what that looks like on a $500,000 home, using a hypothetical purchase price rather than a current market average:

• 5% down ($25,000): $475,000 mortgage, $19,000 premium, $494,000 total borrowed

• 10% down ($50,000): $450,000 mortgage, $13,950 premium, $463,950 total borrowed

• 15% down ($75,000): $425,000 mortgage, $11,900 premium, $436,900 total borrowed

Prices change often with market conditions and world events, so treat these as examples, not a quote. For this week's numbers, see my Edmonton market update.

Do you pay mortgage insurance up front?

Usually not. The premium is added to your mortgage and paid off with your regular payments. In Ontario, Quebec and Saskatchewan, buyers pay provincial sales tax on the premium in cash at closing. Alberta has no provincial sales tax, so there's nothing extra to bring to the lawyer for it.

What's the minimum down payment in Alberta?

• Up to $500,000: 5% of the price

• $500,000 to $1.5 million: 5% of the first $500,000, plus 10% of the amount above that

• $1.5 million or more: 20%, and the mortgage can't be insured

So a $600,000 home needs at least $35,000 down: $25,000 on the first $500,000 and $10,000 on the next $100,000. The insured price cap went from $1 million to $1.5 million in December 2024.

Does a 30-year mortgage cost more to insure?

Yes. Since December 2024, first-time buyers and anyone buying a new build can get a 30-year amortization on an insured mortgage. CMHC adds 0.20% to the premium when you choose 30 years, so 5% down goes from 4.00% to 4.20%. On the $475,000 example, that's $19,950 instead of $19,000. A longer amortization can reduce monthly payments, but increases total interest at the same rate. Ask your lender to compare both options. I go through the trade-offs in Can You Get a 30-Year Mortgage in Alberta?How can you reduce or avoid the mortgage insurance premium?

• Put 20% down. On a $500,000 home that's $100,000, which is a lot, but it removes the premium completely.

• Move up a tier. Going from 9% to 10% down drops the rate from 4.00% to 3.10%. Ask your lender to run the numbers at each tier.

• Use the savings programs. An FHSA and the RRSP Home Buyers' Plan can help you reach a bigger down payment faster.

• Look at the total cost, not just the price. On a new build, the first-time buyers' GST rebate can save far more than the premium. See GST rebate on new homes in Alberta.

Get my free New-Construction Buyer Checklist

Two printable pages covering every stage from your first show home visit to your one-year warranty.

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Frequently asked questions

Is mortgage insurance required in Alberta?

Yes, when your down payment is less than 20% of the purchase price.

How much is CMHC insurance with 5% down?

4.00% of the mortgage, or 4.20% with a 30-year amortization. On a $475,000 mortgage that's $19,000, or $19,950 over 30 years.

Can I pay the premium in cash instead?

Some lenders allow it, but most buyers add it to the mortgage. Ask your lender which works better for you.

Is mortgage insurance refundable if I sell?

Not as a refund. Some insurers let you carry it to your next home for a reduced premium. Ask your lender about portability before you sell.

Working out your budget?

Text me first at 780-220-8449, or book a 20-minute call. I'll put the price, down payment, insurance and closing costs side by side so you know your real number before you shop. I work with buyers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain. I'm not a mortgage broker, and I'll connect you with one for your rate and approval. I also list homes for some builders. If you're interested in one of those, I'll tell you up front and explain how representation works.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:CMHC: mortgage loan insurance cost · Department of Finance Canada: mortgage reforms in force, December 2024 · CMHC: 30-year amortization premium notice

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This article is general information, not legal, tax or mortgage advice. Prices, premiums and rules are estimates that change often with market conditions and world events. Confirm the details with your lender before you buy.

Short answer: 280 homes sold in Edmonton in the last 7 days and 247 more are pending. With 5,714 homes for sale, Edmonton has about 4.6 months of supply, which is balanced. Sherwood Park, St. Albert and Fort Saskatchewan are tighter, while Beaumont has the most choice for buyers.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 19, 2026

Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, handy if a new build is on your list.

Every Monday I pull the last 7 days from the MLS® System for Edmonton and the towns around it. Here's what changed. For the bigger picture on prices this fall, see Are Edmonton Home Prices Dropping in Fall 2026?

How many homes sold in Edmonton last week?

280 single family homes and condos sold in Edmonton in the last 7 days, and 247 more went pending: sold, but not firm yet. 560 homes came on the market or came back on, about 1 sale for every 2 new listings. 127 listings expired, 177 were terminated and 4 were withdrawn.

Is it a buyer's or seller's market in Edmonton?

It's balanced. 5,714 homes are for sale (3,531 houses and 2,183 condos), and 1,239 sold in the last 30 days. That's about 4.6 months of supply. As a rule of thumb, under 4 months leans to sellers, 4 to 6 is balanced, and over 6 leans to buyers.

What are homes selling for in Edmonton?

Over the last 30 days the average house sold for about $512,000 and the average condo for about $242,000. Averages move with the mix of homes that sell, so read them as a trend, not a value for any one home.

How did the towns around Edmonton do?

Sold in the last 7 days, homes for sale now, months of supply and the 30-day average house price:

• Sherwood Park: 29 sold, 25 pending, 172 for sale, 1.5 months, $599K

• St. Albert: 20 sold, 18 pending, 222 for sale, 2.2 months, $565K

• Fort Saskatchewan: 17 sold, 11 pending, 161 for sale, 2.6 months, $472K

• Spruce Grove and Stony Plain: 20 sold, 27 pending, 370 for sale, 3.4 months, $469K

• Leduc and Nisku: 9 sold, 8 pending, 278 for sale, 5.1 months, $479K

• Beaumont: 7 sold, 4 pending, 183 for sale, 7.0 months, $530K

Sherwood Park is the tightest at about 1.5 months of supply. Beaumont has the most choice at about 7 months. The smaller towns can swing a lot from one week to the next.

How many new construction homes sold?

31 of Edmonton's 280 sales were new construction, and 43 across all of these areas. I count a home as new construction when the listing is marked New, Never Occupied. Builder sales that never went on the MLS® System are not counted. If you're weighing a new build you can move into soon, read What Is a Quick Possession Home in Edmonton?

Get my free New-Construction Buyer Checklist

If a new build is on your list, my free checklist covers what to check at every stage, on two printable pages.

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Want the numbers for your neighbourhood?

Text me first at 780-220-8449 with your neighbourhood or town, and I'll send you what sold there. I work across Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain.

Jay Lewis | REALTOR® | RE/MAX Excellence

Source: REALTORS® Association of Edmonton MLS® System, residential class (single family and condo), status changes in the last 7 days, pulled October 19, 2026. Prices are 30-day averages, leaving out entries under $50,000 or over $20 million as data errors. Months of supply = homes for sale ÷ firm sales in the last 30 days. Deemed reliable but not guaranteed. Prices change often with market conditions and world events, and these figures are estimates only.

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Short answer: Easton is a new community on the east side of Spruce Grove, along Highway 16A and Pioneer Road. It has more new homes for sale than any other Spruce Grove neighbourhood: on October 1, 2026 I counted 19 new and 5 resale detached family homes listed, and the new ones had been for sale for a median of 100 days. In the 90 days before that, 9 detached family homes sold for $415,000 to $613,299. That much supply gives buyers room to negotiate. Prices change often with market conditions and world events.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 18, 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 check on a lot in a community that's still being built.

Before real estate I spent more than 20 years in residential construction: framing, renovations and full contract builds. When I walk a new community I'm looking at the things a brochure leaves out: where the water goes, what's going in behind the fence and how long the construction traffic will last. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one. I also list homes for some builders. If you're interested in one of them, I'll tell you up front and explain how representation works.

Where is Easton, and what's there now?

Easton sits on the east edge of Spruce Grove, on a 140-acre site along Highway 16A and Pioneer Road. That's the side of the city closest to Edmonton. Ground was broken in 2021, and the plan is for about 1,000 homes plus a commercial area.

It's a young community, so it helps to separate what's built from what's planned:

• Open now: two playgrounds and a landscaped storm pond, with the Century Crossing shops nearby.

• Still to come: more trails, and the community's own commercial site.

• In the City's plan: a forested natural area of about 2.4 hectares that is to be kept and restored, and land set aside for an entertainment district.

Plans can change and they aren't built on a buyer's schedule. I wouldn't pay extra today for something that's only on a map.

Illustrative image.

What kinds of homes are in Easton?

Front-garage single-family homes, laned homes with rear garages, and townhomes. That mix means first-time buyers and move-up families are shopping the same streets, and it gives you several price points to compare. For how the home types stack up on cost, see my Spruce Grove guide.

What do homes cost in Easton?

From my October 1, 2026 MLS® pull, for detached family homes with three or more bedrooms above grade, two or more full baths and an ensuite:

• 19 new and 5 resale homes for sale

• 1 new home sold in the previous 30 days

• 9 homes sold in the previous 90 days, for $415,000 to $613,299, with a median of $460,000

• New homes for sale had been listed for a median of 100 days

Nine sales is a small sample, so treat the median as a rough guide. Townhomes sell for less and aren't in those numbers. Prices change often with market conditions and world events. Current listings are on my Easton page, and you can see how the rest of the region compares on homes by price around Edmonton.

Is there room to negotiate?

Right now, yes. Nineteen new homes for sale against one sale in a month is a lot of supply, and half of those homes have been listed for 100 days or more. A finished home costs a builder money every month it sits. In my experience that shows up first as upgrades, landscaping, appliances or a closing credit, and sometimes as a lower price. I go through how to approach it in negotiating with a builder in Edmonton.

Which schools serve Easton?

There's no school inside Easton. Parkland School Division moved Easton to Brookwood School (kindergarten to grade 4) and Woodhaven Middle School (grades 5 to 9) starting in the 2023-24 school year. Some older marketing still shows different schools, so go by the division. Catholic schools in Spruce Grove are run by Evergreen Catholic Schools. Confirm the designated school for the exact address before you buy. I explain how attendance areas work in my schools guide.

What would I check before buying in Easton?

• What's beside and behind the lot. Highway 16A, Pioneer Road and the future commercial site are all close. Ask to see the plan for the land around the home as well as the lot.

• Grading and drainage. On a new lot I look at where water goes in a heavy rain and whether the final grading is done.

• What's in the price. GST, landscaping, fencing, a deck, appliances and blinds are handled differently by each builder. See what a builder's base price includes.

• Construction around you. In a community this young, expect trucks, noise and unfinished landscaping near the newest streets for a while.

• The paperwork. Possession dates, deposit terms, what the Alberta new home warranty covers and the walkthrough before you take the keys. I cover that in what happens at a new home walkthrough.

Get my free New-Construction Buyer Checklist

Two printable pages covering every stage from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

Is Easton a good place to buy a new home in Spruce Grove?

It suits buyers who want a new home on the side of Spruce Grove closest to Edmonton and don't mind living in a community that's still being built. It has the most new homes for sale in Spruce Grove right now, which gives buyers choice and room to negotiate.

How much do homes cost in Easton?

In the 90 days before October 1, 2026, nine detached family homes sold in Easton for $415,000 to $613,299, with a median of $460,000. Townhomes sell for less. Prices change often with market conditions and world events.

Does Easton have a school?

Not inside the neighbourhood. Parkland School Division designates Easton to Brookwood School and Woodhaven Middle School. Confirm the school for a specific address with the division.

Are there other new communities in Spruce Grove to compare?

Yes. Greenbury, Tonewood, Legacy Park and Copperhaven all have new homes. Each has its own page in my community guides.

Looking at new homes in Easton?

Text me first at 780-220-8449, or book a 20-minute call. I'll tell you which homes have been sitting, what's planned around them and what I'd offer. I work with buyers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: REALTORS® Association of Edmonton MLS® data pulled by Jay Lewis on October 1, 2026 (detached homes, 3+ bedrooms above grade, 2+ full baths, ensuite; new construction means Occupancy is New/Never Occupied) · City of Spruce Grove: East Pioneer Area Structure Plan · Parkland School Division: attendance area change for Tonewood, Fenwyck and Easton · Easton community website

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This article is general information, not legal, tax or mortgage advice. Prices and market figures are estimates that change often with market conditions and world events. Community plans can change; confirm what is built and what is planned with the City and the developer before you buy.

Short answer: A builder's base price is the cost of one floor plan built to that builder's standard specification on a standard lot. It usually covers the house itself, the standard finishes and the mandatory Alberta new home warranty. It often does not cover the lot premium, upgrades, landscaping, fencing, a deck, window coverings, appliances or a finished basement, and you need to ask whether GST is in the number. Every builder draws the line in a different place, so compare the all-in cost, not the base price.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 15, 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 about the price before you fall for a floor plan.

I've worked in new construction for more than 25 years, on the trades side (framing, renovations and full contract builds) and the sales side. I've priced houses from the builder's side, so I know how a base price is put together and what gets left out to keep the number on the sign low. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one. I also list homes for some builders. If you're interested in one of them, I'll tell you up front and explain how representation works.

What does "base price" actually mean?

It is the starting price for a specific model, built with the builder's standard materials, on a lot with no premium. Think of it as the price of the house before you make a single choice. The home you walk through in the show home is almost never the base home. Show homes are built with upgrades so they look their best, and the difference between the show home and the base specification can be large.

The document that tells you what you are getting is the specification sheet, sometimes called the standard features list. Ask for it before you compare anything. If a feature isn't on that sheet or in your contract, assume it isn't included.

Illustrative image.

What is usually included?

This varies by builder, so use it as a list of things to confirm:

• The house built to the standard plan, with the standard exterior

• Standard flooring, cabinets, counters, plumbing fixtures and lighting

• Heating and hot water equipment to the builder's standard

• An unfinished basement

• A garage, where the plan has one, and often a basic driveway and front walk

• Rough grading of the lot

• New home warranty coverage. Every new home in Alberta has to be enrolled with a warranty provider, with coverage of at least 1 year for labour and materials, 2 years for delivery and distribution systems such as electrical, plumbing and heating, 5 years for the building envelope and 10 years for major structural components.

What is usually extra?

• The lot premium. Backing onto a park, a pond or a walking trail, a bigger pie lot or a walkout basement lot all cost more. I explain how they're priced in what a lot premium is.

• Upgrades. Anything above the standard specification: flooring, counters, cabinets, extra pot lights, a side entry, nine-foot basement ceilings. See which upgrades are worth it.

• Landscaping and fencing. Some builders include front sod and a tree, some include nothing. Ask what the community requires you to finish and by when, and whether a landscaping deposit is held back until you do.

• A deck. Often not included, even when the plan shows a patio door several feet above the ground.

• Window coverings and appliances. Sometimes included as a promotion, often not.

• Basement development. A finished basement or a legal suite is priced separately.

• Air conditioning, garage heaters and similar items. Almost always extra.

What other costs come with a new build?

The builder's price is not the whole bill. These are the costs buyers most often forget to budget for. I've left out dollar amounts because they depend on the home, your lender and your lawyer, and they change. Ask each of them for a written estimate before you sign.

• Legal fees. Your lawyer handles the purchase and registers your title and mortgage.

• Land title and mortgage registration fees. The Alberta government charges these when your title and mortgage are registered.

• Mortgage default insurance. Required if your down payment is under 20% of the price, and usually added to the mortgage.

• GST, if it isn't included in the price, less any rebate you qualify for. I explain it in the GST rebate on a new home.

• Adjustments on possession day. Your share of the property tax and any utilities the builder has already paid.

• Home insurance. Your lender will want proof of it before the mortgage funds are released.

• The extras above that aren't included: landscaping, fencing, a deck, window coverings and appliances.

• Moving, and setting up your utility accounts.

Prices and fees change often with market conditions and world events, so treat any figure you're quoted as an estimate. I'm not a lawyer or a mortgage broker. Your lawyer and lender will give you the real numbers.

Is GST included in the base price?

Ask, and get the answer in writing. New homes are subject to GST. Many builders in the Edmonton area advertise prices with GST included and the rebate assigned to the builder, but not all do, and the wording matters. I go through the rebate rules in the GST rebate on a new home in Alberta. Your lawyer should confirm how GST is handled in your contract.

How do I compare two builders fairly?

Put both homes on one page and fill in the same lines for each:

• Base price, and whether GST is in it

• Lot premium

• The upgrades you would actually choose

• Landscaping, fencing and a deck

• Appliances and window coverings

• Any promotion or credit, and what it can be spent on

• Deposit schedule and possession date

The home with the lower base price is often not the cheaper home. I've seen two houses a few thousand dollars apart on the sign end up tens of thousands apart once everything was added. Then compare both against a resale home nearby that is already landscaped, fenced and finished. I look at that trade-off in new construction versus resale.

Prices and inclusions change often with market conditions and world events, so treat any figure from a show home or a price list as an estimate until it is written into your contract.

Can I negotiate what's included?

Often, yes. In most communities around Edmonton this fall there are more new homes for sale than buyers, and builders are more willing to add landscaping, appliances or upgrades than to lower the price. I cover where the room is in negotiating with a builder in Edmonton.

Get my free New-Construction Buyer Checklist

Two printable pages covering every stage from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

Does a builder's base price include the lot?

Usually it includes a standard lot. Lots that back onto a park or pond, larger lots and walkout lots carry a premium that is added on top.

Is landscaping included in a new home price in Edmonton?

It depends on the builder. Some include front sod and a tree, and some include nothing. Ask what is included, what the community requires you to finish and whether a deposit is held until it's done.

Are appliances included in a new build?

Sometimes, often as a promotion. If they are included, have the list written into the contract.

Is the show home the same as the base home?

Almost never. Show homes are built with upgrades. Ask for the standard specification sheet and a list of the upgrades in the show home.

What hidden costs come with buying a new build in Edmonton?

Beyond the builder's price, budget for legal fees, land title and mortgage registration fees, home insurance, and your share of property tax and utilities on possession day. Add mortgage default insurance if your down payment is under 20%, plus anything the builder doesn't include, like landscaping, fencing, a deck, window coverings or appliances. Ask your lawyer and lender for written estimates.

Planning show home visits?

Text me first at 780-220-8449, or book a 20-minute call. I'll line up the all-in cost of the homes you're considering so you can compare them fairly. I work with buyers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Government of Alberta: new home warranty overview · 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.

This article is general information, not legal, tax or mortgage advice. Prices, inclusions and builder promotions are estimates that change often with market conditions and world events. Confirm the details with the builder and a real estate lawyer before you sign.

Short answer: Yes, and right now the numbers are on the buyer's side. In my MLS® pulls from late September and early October 2026, new detached family homes had about 7 months of supply in Edmonton and between 7 and 9 months in Leduc, Stony Plain, Beaumont, Spruce Grove and Fort Saskatchewan. Builders rarely drop the sticker price, but they will often move on upgrades, landscaping, appliances, closing costs and possession dates, especially on a finished home that has been sitting.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 12, 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 questions to ask before you talk price.

I've worked in new construction for more than 25 years, on the trades side (framing, renovations and full contract builds) and the sales side. I've been on the builder's side of this conversation, so I know what a finished house costs to carry and why a builder would rather give you a deck than cut the price. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one. I also list homes for some builders. If you're interested in one of them, I'll tell you up front and explain how representation works.

Why are builders negotiating right now?

Supply. Months of inventory is the number of homes for sale divided by how many sell in a month. Under about four months favours sellers. Over about six favours buyers. Here is what I found for detached family homes with three or more bedrooms above grade, two or more full baths and an ensuite:

• Edmonton: about 7.3 months for new construction and 3.8 for resale

• Fort Saskatchewan: about 9.2 months new and 1.2 resale

• Leduc: about 7.5 months new and 2.6 resale

• Stony Plain: about 7.5 months new and 1.4 resale

• Beaumont: about 7.0 months new and 3.8 resale

• Spruce Grove: about 6.8 months new and 2.4 resale

• Sherwood Park and St. Albert: about 3.5 months new and about 1 month resale

So it depends where you are looking. In Sherwood Park and St. Albert, new homes are selling quickly and a builder has less reason to move. In the other communities, resale homes are selling fast while new homes wait, and that gap is your room to negotiate. These figures change often with market conditions and world events, so treat them as a snapshot. I keep current numbers for each area in my community guides.

Illustrative image.

What will a builder actually negotiate?

Builders protect their sticker price, because the next buyer and the appraiser will both look at what the last home sold for. They are usually more flexible on things that don't show up as a price cut:

• Upgrades. Flooring, counters, cabinets, lighting, a finished basement or a side entry. I cover which ones hold their value in which new home upgrades are worth it.

• What's left to finish. Landscaping, fencing, a deck, blinds and appliances are handled differently by each builder. Ask for them to be included and written into the contract.

• Lot premiums. A premium on a lot that hasn't sold is sometimes negotiable. See what a lot premium is.

• Closing costs. Some builders will contribute to legal fees or offer a credit on possession day.

• Deposit and dates. A smaller deposit, a staged deposit or a possession date that fits the sale of your current home. I explain deposits in how builder deposits work in Alberta.

• Price. It does happen, mostly on finished homes that have been listed for months, at a builder's year-end, or on the last few homes in a phase.

How does a builder decide what to give up?

I've priced and built houses, so this is how I'd explain the other side of the table.

The price is the last thing to move. Every sale in a phase becomes the comparison for the next buyer and for the appraiser the bank sends out. If a builder drops one home by $20,000, the homes beside it are harder to sell at the old price. So a builder will usually spend $20,000 on you in other ways first.

Upgrades cost the builder less than they cost you. A builder buys flooring, counters and appliances at trade prices and in volume. An upgrade listed at $10,000 on the selections sheet did not cost the builder $10,000. That's why upgrades are the easiest thing to ask for, and why I compare the offer against what the same work would cost you after possession.

A finished house has a monthly bill. Interest on the construction loan, property tax, heat, power and insurance all keep running, and a house that sits through winter needs someone checking on it. Every month it stays unsold, the builder's margin shrinks. That is the builder's real deadline, and the listing date tells you how close it is.

Unbuilt homes are a different conversation. Before the foundation goes in, the builder has spent very little. There is less pressure, so expect a promotion or an upgrade allowance, and expect the builder to hold firm on anything structural once the permit drawings are done.

Which homes have the most room?

A finished home costs the builder money every month it sits: interest, property taxes, utilities and insurance. That is why a quick possession home usually has more room than a home that hasn't been started.

Look at how long a home has been listed. In my October 1 pull, new family homes for sale in Easton in Spruce Grove had been listed for a median of 100 days, and in Greenbury the median was 148 days. A home that has been through a summer and a fall without selling is one the builder wants to move.

A pre-construction home is different. The builder hasn't spent the money yet, so there is less pressure. You are more likely to get upgrades or a promotion than a lower price.

How do I negotiate without paying for it later?

• Compare all-in cost. Two homes at the same price can be thousands apart once you add GST, landscaping, fencing, appliances and window coverings. Line them up before you decide which one is the deal.

• Know the recent sales. A builder's price list is an asking price. What matters is what similar new and resale homes nearby actually sold for.

• Get it in writing. Anything a sales representative promises has to be in the purchase contract or an addendum. Brochures, emails and show homes are not the contract.

• Check the builder and the warranty. Confirm the builder's licence is active in the Government of Alberta's builder registry, and that the home is enrolled for warranty coverage.

• Have a lawyer read it. Builder contracts are written by the builder's lawyers. Have your own real estate lawyer review it before your conditions come off.

What is not worth negotiating?

• Structural changes after permits. Moving walls, windows or stairs once drawings are approved costs the builder time, and you will pay for it.

• Warranty. Coverage is set by Alberta's rules and the warranty provider. A builder can't trade it away, and you shouldn't accept less of it for a lower price.

• A discount in place of work the house needs. If the grading, a rough-in or the subfloor isn't right, I'd ask for it to be fixed and written into the contract. A credit doesn't fix it.

Does it cost me anything to have my own REALTOR®?

The show home staff work for the builder. Their job is to sell that builder's homes at the best price for the builder. Many builders will pay a buyer's agent, but they often require your REALTOR® to be introduced on your first visit, so text me before you walk into a show home. I explain the difference in show home consultant versus buyer's agent.

Get my free New-Construction Buyer Checklist

Two printable pages covering every stage from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

What can you actually negotiate with a builder in Edmonton?

Most often upgrades, landscaping, fencing, a deck, appliances, window coverings, closing costs, the deposit schedule and the possession date. A lower price is possible, mostly on finished homes that have been listed for months.

Why won't a builder just lower the price?

Because each sale becomes the comparison for the next buyer and for the bank's appraiser. A builder would usually rather add upgrades worth the same amount, which cost the builder less than their list price.

Can you negotiate the price of a new build in Edmonton?

Sometimes, mostly on finished homes that have been listed for a while. More often a builder will add upgrades, landscaping, appliances or a closing credit instead of lowering the price.

When is the best time to negotiate with a builder?

When the builder has finished homes that aren't selling. In my fall 2026 pulls that describes most communities around Edmonton except Sherwood Park and St. Albert. The end of a builder's fiscal year and the last homes in a phase can also help.

Is a quick possession home easier to negotiate than a pre-construction home?

Usually, yes. A finished home costs the builder money every month it sits, so there is more reason to make a deal.

Are the builder's promises binding if they aren't in the contract?

Assume they are not. Have every incentive, upgrade and date written into the purchase contract, and have a real estate lawyer review it.

Planning show home visits?

Text Jay Lewis first at 780-220-8449, email jay@jaysells.ca, or book a 20-minute call. I'll pull the current numbers for the community you like and tell you which homes have room to move. I work with buyers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: REALTORS® Association of Edmonton MLS® data pulled by Jay Lewis, September 28 to October 4, 2026 (detached homes, 3+ bedrooms above grade, 2+ full baths, ensuite; new construction means Occupancy is New/Never Occupied; Edmonton and Spruce Grove use 30 days of sales, the other communities 90 days) · Government of Alberta: new home warranty overview · Government of Alberta: builder registry

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This article is general information, not legal, tax or mortgage advice. Market figures, prices and builder incentives are estimates that change often with market conditions and world events. Confirm the details with the builder and a real estate lawyer before you sign.

Short answer: Some are, and it depends on the type of home. In September 2026 the average sale price in the Greater Edmonton Area was $466,080, up 2.9% from a year earlier and down 0.8% from August. The benchmark price was $423,100, down 0.3% from a year earlier. Detached homes are holding their value, while townhomes and semi-detached homes sold for 4.5% and 4.8% less than last September. With 8,062 homes for sale and sales down 10.3%, buyers have more room to negotiate than they did a year ago.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 9, 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.

I've worked in new construction for more than 25 years, on the trades side (framing, renovations and full contract builds) and the sales side. I read the monthly market release the way I used to read a set of drawings, starting with the parts that carry the load. For prices, that is supply. The numbers below are from the REALTORS® Association of Edmonton's September report, released October 2, 2026.

What did Edmonton home prices do in September 2026?

Every category was lower than in August, which is normal for fall. The year-over-year column tells you more. Detached homes are still ahead of last September. Semi-detached homes and townhomes are behind.

The average price moves with the mix of homes that happen to sell in a month. The MLS® Home Price Index benchmark tracks a typical home, so I watch it too:

• Composite benchmark: $423,100, down 0.9% from August and down 0.3% from a year earlier.

• Single-family benchmark: $518,900, down 1.1% from August and unchanged from a year earlier.

• Townhouse benchmark: $269,500, down 3.4% from a year earlier.

• Apartment benchmark: $197,400, down 1.1% from a year earlier.

The median sale price was $435,000, the same as September 2025. So the typical Edmonton home is worth about what it was a year ago, and the attached homes at the lower end of the price range have slipped.

Illustrative image.

Why are prices softening?

More homes are for sale and fewer are selling.

• Sales: 1,959, down 8.8% from August and down 10.3% from September 2025.

• New listings: 3,864, up 7.2% from August and up 11.3% from a year earlier.

• Inventory: 8,062 homes for sale at month end, up 16.7% from a year earlier.

• Days on market: 44 on average, five more than a year ago.

By my math that is about four months of inventory. The sales to new listings ratio was 51%, compared with 63% in September 2025. That is roughly one sale for every two new listings. The Association's table goes back to 2022, and this is the most homes for sale at the end of any September in it.

The Association's 2026 Board Chair, Darlene Reid, said typical seasonal trends suggest sales won't rebound until after year end, and that "the rising inventory in our market could soften that growth even further."

What does this mean if you are buying a new build?

New homes are part of the supply. CMHC counted 18,544 homes under construction in the Edmonton area in August 2026, and its September count comes out October 16. As those homes are finished, they compete with resale listings for the same buyers.

That shows up as leverage. A builder holding a finished home has carrying costs every month, so builders with finished homes are negotiating on upgrades, closing costs or price. A home that hasn't been started yet gives you less room on price and more choice on the plan and finishes. I compare the two in new construction vs. resale in Edmonton, and the supply numbers are in is Edmonton a buyer's market?

I also list homes for some builders. If you're interested in one of them, I'll tell you up front and explain how representation works.

How do the towns around Edmonton compare?

Here are September's sales and average prices from the same report. One month in a smaller town can be a few dozen sales, so the average swings with which homes sold. Treat these as a snapshot.

Within the City of Edmonton, the detached average was $547,426, compared with $540,159 a year earlier.

What about interest rates?

The Bank of Canada's policy rate is 2.25%. It held there on September 2, and the next decision is October 28, 2026. If you have a rate hold, ask your mortgage broker when it expires and what happens if the rate changes before your possession date. If you don't have a broker, the team at Mortgages For Less can go through it with you.

Should you wait for prices to drop more?

Nobody can tell you where prices will be in the spring, and I won't pretend to. What the September numbers do show:

• If you are buying: you have more homes to choose from than last fall, and homes are taking longer to sell. That usually means more room for conditions, for time to think, and for negotiating.

• If you are selling: you are competing with more listings than a year ago. Price against what is for sale today, because last spring's sales are already out of date.

• If you are doing both: the two sides tend to offset each other. What you give up on your sale you can often get back on your purchase.

Home prices change often with market conditions and world events. These figures are averages and benchmarks for one month. They are estimates of the market and say little about what one particular house is worth.

Get my free New-Construction Buyer Checklist

If a new build is on your list this fall, the checklist walks you from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

What is the average home price in Edmonton right now?

In September 2026 the average sale price for all residential homes in the Greater Edmonton Area was $466,080, and the average detached home sold for $569,820. Prices change often with market conditions and world events.

Are Edmonton home prices going down?

Compared with a year earlier, the overall average is up 2.9% and the benchmark is down 0.3%. Semi-detached homes are down 4.8% and townhomes are down 4.5%. Every category was lower than in August, which is typical for fall.

Is Edmonton a buyer's market in fall 2026?

It is leaning that way. There were 8,062 homes for sale at the end of September, up 16.7% from a year earlier, and the sales to new listings ratio was 51%.

How long does it take to sell a home in Edmonton?

The average was 44 days on market in September 2026, five days longer than a year earlier. Detached homes averaged 42 days and apartment condos 50.

Thinking about a move this fall?

Text me first at 780-220-8449, or book a 20-minute call. I'll pull the current numbers for your neighbourhood and price range so you can decide on facts. I work with buyers and sellers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove, Stony Plain, St. Albert, Leduc and Beaumont.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: REALTORS® Association of Edmonton: Monthly Market Statistics, September 2026 · CMHC housing starts, August 2026 · Bank of Canada: policy interest rate

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

This article is general information, not legal, tax or mortgage advice. Market statistics are estimates that change often with market conditions and world events. Average and benchmark prices are not a valuation of your home.

Short answer: A builder deposit is money you pay toward the purchase price before your new home is finished, usually in stages set out in your purchase contract. How it is protected depends on what you are buying. For a new condominium unit, Alberta's Condominium Property Act requires your payments to be held in a trust account or covered by an approved purchaser protection program. For a house or duplex on its own lot, protection comes from your contract and from optional deposit insurance, so ask for the details in writing before you pay.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 7, 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.

I've worked in new construction for more than 25 years, on the trades side (framing, renovations and full contract builds) and the sales side. On a build, the deposit is the first money that moves, and it moves months before there is a finished house to walk through. Buyers ask me about paint colours and lot sizes all day. Very few ask where their deposit sits while the house goes up. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one. Several of the questions below are lawyer questions, and I've marked them.

What is a builder deposit?

It is money you pay the builder (or the builder's lawyer) when you sign a purchase contract and at set points afterward. It shows you are committed, and it is credited toward the purchase price when you take possession. The rest of the price is paid through your lawyer on possession day, from your down payment and your mortgage.

There is no single standard amount. Each builder sets its own schedule, and the schedule for a quick possession home can look different from a build that starts with an empty lot. Deposit amounts change often with market conditions and world events, so treat any figure you hear in a show home as an estimate until it is written into your contract.

Illustrative image.

When do I pay the deposit?

Deposits are often split into stages. Your contract should answer each of these:

• How much is due when you sign?

• Is more due when you remove your conditions, such as financing or the sale of your current home?

• Is a separate deposit due for upgrades or changes you choose after signing?

• Who is each payment made out to: the builder, or a law firm in trust?

• When is the balance due, and how does it reach the builder?

If you are building from scratch, the gap between your first payment and your possession date can be long. I walk through the stages in how long it takes to build a house in Edmonton. With a quick possession home the house is already built or close to it, so your deposit is outstanding for a much shorter time.

Is my deposit protected if I buy a new condo?

Yes, and the rules are in provincial law. If you buy a new or converted condominium unit from a developer, the Condominium Property Act and its regulations say:

• Trust or an approved program. While the unit is under construction, your deposit and other payments are protected by a trust account managed by a prescribed trustee, by a purchaser protection program, or by a combination of the two. The Government of Alberta describes a prescribed trustee as a lawyer who is an active member of the Law Society of Alberta.

• Three days. A developer who receives money that must be held in trust has to deposit it into the trust account within 3 days, not counting holidays and Saturdays.

• Ten days to cancel. You can cancel the purchase agreement within 10 days of signing. If you didn't receive all the required documents before you signed, the 10 days run from the day you receive them.

• Fifteen days for the refund. If you cancel within that period, the developer must return your money within 15 days of receiving your written notice.

If the project is covered by a purchaser protection program, other rules may apply, and the province says to contact the program provider for the details.

Two cautions. Some townhomes and duplexes are sold as condominiums and some are freehold, and it isn't always obvious from the show home. Ask which one you are buying, because it decides which rules apply. And the 10-day period is the only automatic way out. Once it has passed, your contract decides what happens to your deposit.

Is my deposit protected if I buy a house or duplex on its own lot?

The trust rules above come from the Condominium Property Act, so they apply to condominium units. For a freehold house or duplex, look at two things: your contract and deposit insurance.

Start with what the mandatory warranty covers. Every new home in Alberta has to be enrolled with a warranty provider, with coverage of at least:

• 1 year for labour and materials

• 2 years for delivery and distribution systems such as electrical, plumbing and heating

• 5 years for the building envelope

• 10 years for major structural components

All four are about defects in the house. The province's overview of this coverage doesn't mention deposits. Deposit protection is a separate product that a builder may or may not include.

One example is the Alberta New Home Warranty Program, which describes its pre-possession insurance as optional. As published on its website:

• Single-family homes: Deposit Protection Insurance covers the payments you made to secure your building commitment until building begins, up to a maximum of $100,000. Home Completion Insurance then applies while the home is under construction, until you take possession.

• Multi-family homes: deposits are protected from the time they are paid until you take possession, up to a maximum of $50,000.

The program recommends confirming with your builder how much coverage applies to your own purchase agreement. Those maximums are the provider's published figures and can change. Other warranty providers work in Alberta too, so ask your builder which provider it uses and whether deposit coverage is part of your contract.

How do I check a builder before I pay?

The province runs two free public searches, and both take a couple of minutes.

• Builder registry. All residential builders constructing new homes in Alberta since December 1, 2017 need a valid builder licence. Search the builder's name and confirm the licence is active.

• Property registry. Search the address or legal description to see the warranty information for a specific home.

What happens to my deposit if I back out?

Your contract decides, and this is a lawyer question. In general, a contract has conditions with deadlines, such as financing or the sale of your current home. The contract says what happens to your deposit if you can't meet a condition by its date. Once your conditions are removed, the deal is firm, and walking away can cost you the deposit and possibly more.

Builder contracts are written by the builder, and the deposit clauses are some of the most important lines in them. Have a real estate lawyer read the contract before your conditions come off. My Alberta builder contract checklist lists what to look for, and show home sales rep vs. buyer's agent explains who works for whom when you sign.

What should I ask before I hand over a deposit?

• Is this home a condominium unit or freehold?

• Who is the cheque or transfer payable to, and is the money held in trust?

• Which warranty provider is the home enrolled with?

• Is my deposit covered by deposit insurance or a purchaser protection program? Up to what amount, and can I see it in writing?

• What are the deposit stages and dates?

• Under what conditions do I get the deposit back, and how quickly?

• What happens to my deposit if possession is delayed?

• Are upgrade deposits treated the same way as the main deposit?

I also list homes for some builders. If you're interested in one of them, I'll tell you up front and explain how representation works.

Get my free New-Construction Buyer Checklist

The checklist covers what to ask and check at each stage, from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

How much is a builder deposit in Alberta?

It varies by builder, by home type and by whether the home is already built. The amount and the payment dates are set in your purchase contract. Deposit amounts change often with market conditions and world events, so any figure is an estimate until it is in writing.

Is a builder deposit refundable?

It depends on your contract. New condominium buyers have a 10-day cancellation period under the Condominium Property Act, with the money returned within 15 days of the developer receiving written notice. Outside that, your conditions and their deadlines decide. Ask a real estate lawyer before you sign.

Does the Alberta new home warranty cover my deposit?

The mandatory coverage is for defects: 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. Deposit protection is separate. The Alberta New Home Warranty Program, for example, offers it as optional pre-possession insurance.

Who holds my deposit when I buy a new condo?

A prescribed trustee holds it in a trust account, unless the project is covered by an approved purchaser protection program. The developer has 3 days, not counting holidays and Saturdays, to deposit trust money after receiving it.

How do I know if a builder is licensed?

Search the builder's name in the Government of Alberta's public builder registry and confirm the licence is active. Builders constructing new homes since December 1, 2017 need one.

Planning show home visits?

Text me first at 780-220-8449, or book a 20-minute call. I'll go through the deposit schedule and the contract with you before you sign anything, and I'll tell you when it's time to call a lawyer. I work with buyers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove and Stony Plain.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: Condominium Property Act (Alberta King's Printer) · Government of Alberta: condominium information · Government of Alberta: Purchasing a Condominium · Government of Alberta: new home warranty overview · Government of Alberta: builder registry · Government of Alberta: property registry · Alberta New Home Warranty Program: pre-possession insurance

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This article is general information, not legal, tax or mortgage advice. Deposit amounts, insurance limits and program rules are estimates that change often with market conditions and world events. Confirm the details with the builder, the warranty provider and a real estate lawyer before you sign.

Short answer: A lot premium is an extra charge a builder adds for a lot that's more desirable than the standard lot in a phase, such as a walkout, a pie-shaped lot, a corner, or one backing onto a pond, park or green space. It's added on top of the home's price, so always ask for it separately. Whether it's worth paying depends on how long you'll stay, how you'll use the yard, and whether the feature is likely to matter to the next buyer.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 5, 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 check on the lot before you sign.

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've built on just about every lot type there is, and the lot is the one thing you can't change later. Here's how lot premiums work and how I help buyers decide.

What is a lot premium?

When a builder prices a floor plan, the price usually assumes a standard lot. Lots with features buyers pay more for carry an extra charge, the lot premium. Premiums are set by the builder or developer and vary by community, phase and market conditions, so the same kind of lot can cost very different amounts in different places.

Which lots usually cost more?

• Walkout and partial walkout lots: the land slopes so the basement opens to the backyard, with more natural light downstairs. They often need extra foundation work and a deck.

• Pie-shaped lots: narrow at the street and wide at the back, giving a bigger backyard.

• Backing onto a pond, park, ravine or green space: no neighbours directly behind, and a view.

• Corner lots: more space and light, but also more sidewalk to shovel, less privacy and sometimes extra fencing.

• Backyard orientation: in some communities, lots with a south- or west-facing backyard carry a premium for afternoon sun.

• Larger or wider lots: room for a wider home, a bigger garage or a larger yard.

Illustrative image.

What should I check before paying a lot premium?

1. The exact amount, in writing: separate from the home price, and whether GST applies to it.

2. What the premium includes: for a walkout, whether the extra foundation work, larger windows, a deck and stairs are included or extra.

3. Grading and drainage: how water is designed to move on and around the lot. This matters most on walkouts and lots next to ponds.

4. What's planned next door and behind: future phases, roads, parks, walkways, utility boxes and easements. The quiet green space behind you today may be a school or a road later. Ask for the community plan.

5. Restrictions: architectural guidelines, fencing rules on ponds and parks, and easements that limit where you can build a deck or shed.

6. Sun and wind: stand on the lot at different times of day if you can.

All of this should be reviewed alongside the purchase agreement. My Alberta builder contract checklist covers what to confirm in writing.

Is a lot premium worth it?

It depends on you and on the lot. A premium tends to be easier to justify when:

• You'll use the feature every day, such as a bigger yard for kids or a dog, or a bright walkout suite

• You plan to stay long enough to enjoy it

• The feature can't easily be added later (you can't add a view or a walkout after the fact)

• Similar lots in the area have tended to attract buyers when they resell

It's harder to justify when the premium stretches your budget, or when the same money would buy a better location, a larger home or upgrades you'd actually use. For help weighing upgrades, see which new home upgrades are worth it.

Lot premiums, like all new-home prices, change often with market conditions and world events, so compare current written pricing rather than past examples.

Can I negotiate a lot premium?

Sometimes. Builders may have more flexibility on lots that have been available for a while, at the end of a phase, or when the market is slower. Ask, but get any change in writing in the agreement.

How do lot premiums affect my total cost?

A premium raises the price you finance and can add costs you don't see on the price sheet, such as a larger deck on a walkout, extra fencing on a corner, or landscaping for a bigger yard. Add these to your all-in budget with GST, upgrades and closing costs. See new construction cost per square foot in Edmonton for how to compare builders' pricing.

Get my free New-Construction Buyer Checklist

The lot is one of the biggest decisions in a new build. My free, printable checklist covers what to check on the lot, in the contract and at every stage through your one-year warranty.

Get the free checklist →

Frequently asked questions

What is a lot premium on a new home?

An extra charge on top of the home's price for a more desirable lot, such as a walkout, pie lot, corner, or one backing onto a pond or green space.

Is a walkout lot worth the premium?

Often, if you'll use the basement as living space or a suite, because of the extra light and backyard access. Ask what the premium includes, since walkouts usually need more foundation work and a deck.

Are pie lots better?

They give you a bigger backyard but a narrower frontage. They suit buyers who want outdoor space more than a wide front yard or driveway.

Do lot premiums include GST?

Ask the builder. GST generally applies to new homes, and how the premium is taxed and shown should be clear in your agreement.

Can I negotiate the lot premium?

Sometimes, especially on lots that have been available for a while or late in a phase. Get any change in writing.

Choosing a lot in the Edmonton area?

If you're comparing lots in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, text me first at 780-220-8449, or book a 20-minute call. I'll walk the lot with you and help you weigh the premium against your budget. My area guides for Spruce Grove and Sherwood Park list communities building now. 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. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: Canada Revenue Agency: GST/HST new housing rebate

This article is general information, not legal, tax or financial advice. Confirm pricing and terms in writing with the builder.

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Short answer: Not directly. On October 19, 2026, Albertans vote on ten non-binding questions, and nothing on the ballot changes your title, your mortgage, your closing date or your property taxes the next morning. Edmonton prices are being set by three other things: how many homes are for sale, interest rates, and how many people are moving here. The one thing the vote could touch, slowly, is that last one.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 4, 2026

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

I'm not going to tell you how to vote. That isn't my job. I've worked in new construction for more than 25 years, on the trades side (framing, renovations and full contract builds) and the sales side. What I can do is what I do on a job site, which is separate what's holding the house up from what's just noise. Here is what the vote is, what it isn't, and what is moving home values in Edmonton right now.

Illustrative image.

What are Albertans voting on October 19?

Ten questions, each on its own colour-coded ballot (mail-in ballots are all white). Elections Alberta lists the results of all ten as not binding.

• Questions 1 to 4 are about immigration and who qualifies for provincially funded programs.

• Question 5 asks about requiring proof of citizenship to vote in provincial elections.

• Questions 6 to 9 are constitutional, such as abolishing the Senate and how judges are chosen.

• Question 10 is the one everyone is talking about.

Question 10 is not a yes or no question. You choose one of two options:

• "Alberta should remain a province of Canada", or

• "The Government of Alberta should commence the legal process required under the Canadian Constitution to hold a binding provincial referendum on whether or not Alberta should separate from Canada".

So the second option does not separate Alberta from Canada. It asks the government to start a legal process toward a possible future vote, and that future vote is the one that would count. The Premier has said the government will respect the result and that she will be voting for Alberta to remain in Canada.

Polls are open 9 a.m. to 8 p.m. on October 19, and advance voting runs October 13 to 17.

How far is a vote from actually leaving?

A long way. The Supreme Court of Canada ruled in 1998 that a province has no right to leave on its own. A clear majority on a clear question only creates a duty to negotiate, and the federal Clarity Act lets the House of Commons decide whether the question and the majority were clear.

Treaty rights are part of it too. Most of Alberta is covered by Treaties 6, 7 and 8, all signed before Alberta became a province in 1905. In May 2026 an Alberta court found the province had breached its duty to consult First Nations on an earlier citizen petition for an independence vote. That ruling is under appeal, and it is the reason Question 10 is worded the way it is.

What do the polls say, and what about Edmonton?

The polling has been steady. In August, the Angus Reid Institute asked Albertans the exact ballot question: 61% chose remain and 33% chose to start the process. Asked a simpler stay-or-leave question, it was 65% to 30%. An Ipsos poll in September had 70% for remain and 20% for starting the process.

Edmonton leans further toward staying than the province as a whole. That same Ipsos poll found 79% of Edmontonians choosing remain.

Two things keep it from being a sure thing. In the Angus Reid poll, 88% of people on the "start the process" side said they were certain to vote, compared with 81% on the remain side. And turnout looks high: about 658,000 Albertans requested mail-in ballots, compared with fewer than 60,000 in the 2023 provincial election.

What changes for your home on October 20?

Does not change with either result:

• Who owns your home (your title)

• Your mortgage contract and rate hold

• Your closing date

• Your property taxes

Could change slowly, over years:

• Business confidence and hiring

• How many people choose to move here

• The tax base

If you have a mortgage approval in place and the vote has you frozen, call your mortgage broker and ask plainly: "Has anything changed about my approval or my rate hold because of the referendum?" In almost every case the answer will be no, and it's worth more hearing it from the person who holds your file. If you don't have a broker, the team at Mortgages For Less can answer that for you.

What is actually setting Edmonton home prices right now?

Three things, and none of them is on the ballot.

1. How many homes are for sale

This is the big one in Edmonton. In September 2026 the REALTORS® Association of Edmonton reported:

• Sales: 1,959, down 10.3% from a year earlier.

• New listings: 3,864, up 11.3%.

• Inventory: 8,062 homes for sale, up 16.7%.

• Average price: $466,080, up 2.9% from a year earlier. The benchmark price was $423,100, down 0.3%.

• Detached homes: average $569,820, up 2.9%.

• Townhouses: average $289,640, down 4.5%.

• Apartment condos: average $208,672, up 0.6%.

• Days on market: 44 on average, five more than a year ago.

That works out to roughly four months of inventory: a balanced market that has been tipping toward buyers. The Association's chair said rising inventory "could soften that growth even further". The Association's releases for July, August and September don't mention the referendum at all. They point to seasonality and supply.

The supply came from building that started years ago. Edmonton had 21,337 housing starts in 2025, and CMHC counted 18,544 homes under construction in the Edmonton area in August 2026.

I see it in my own MLS® searches for new family homes around Edmonton this week. New-construction inventory is sitting at about 7 to 9 months in Leduc, Fort Saskatchewan and Spruce Grove, while resale family homes in those same places are at 1 to 3 months. That gap is about how many homes builders have finished. It has nothing to do with the vote. I explain how to use it in new construction vs. resale.

2. Interest rates

The Bank of Canada's policy rate is 2.25%. It held there on September 2, and its next decision is October 28, 2026, nine days after the vote. The Bank sets rates for the whole country no matter how Alberta votes.

3. How many people are moving here

The Edmonton area grew 3.0% in the year to July 1, 2025, the fastest of any metropolitan area in Canada, with the largest gain from other provinces. Growth has cooled since: Alberta's population was up 1.5% in the year to July 1, 2026. That is still the fastest of any province, and people moving from other provinces have added to Alberta for 20 quarters in a row. The slowdown came mostly from lower federal targets for temporary residents.

Is Edmonton different from Calgary?

A few things are different here:

• Prices are lower. Edmonton's benchmark price in September was $423,100. Calgary's was $566,700. That is about $143,600, or 25%, less.

• Prices are holding. Edmonton's benchmark was down 0.3% from a year earlier and Calgary's about 1%. In August, Greater Toronto was down about 4.5% and Metro Vancouver about 5.6%.

• Affordability is the draw. RBC estimates that owning a home in Edmonton took about 37% of a typical household's income in early 2026, compared with 53% nationally.

• Support for staying is higher here than in the province overall, as the polling above shows.

So is there any real risk to home values?

Yes, and I'd be doing you a disservice to say otherwise. It just isn't a next-morning risk.

The risk is confidence. If businesses hold back on hiring or expanding, fewer people move here, and people are the slowest of the three drivers to show up in prices and the biggest. Business groups have said so. The head of the Edmonton Chamber of Commerce said in June that the debate is "chilling the brand", and Edmonton's mayor has said it creates "severe economic uncertainty". A Calgary Chamber survey of 137 members in June found 80% saying the debate was hurting Alberta's economy. University of Calgary economist Trevor Tombe estimated that a shock to confidence like the recent trade dispute could cost about 50,000 jobs, and he said himself to take that number with "several grains of salt".

Supporters of independence make the opposite case, that Alberta would be better off financially, and the frustrations behind the vote are real and long-standing. I'm not here to settle that.

What I can tell you is what the numbers show so far. I haven't found a source that has measured any effect of the referendum on Edmonton home prices or sales. Anyone telling you it has already moved prices, in either direction, is guessing.

Should you buy or sell before the vote, or wait?

Make the decision on your own plan, not on the ballot.

• Buying a resale home: good family homes in many areas still sell in a few weeks. Waiting for a vote result doesn't change that.

• Buying new construction: builders with finished homes are already negotiating on upgrades, closing costs or price. That leverage comes from inventory, and it's there this month.

• Selling: you are competing with more listings than a year ago, so price and presentation matter more than timing the vote.

I also list homes for some builders. If you're interested in one of them, I'll tell you up front and explain how representation works.

Get my free New-Construction Buyer Checklist

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Frequently asked questions

When is the Alberta referendum?

Monday, October 19, 2026. Polls are open 9 a.m. to 8 p.m., and advance voting runs October 13 to 17.

Does the referendum separate Alberta from Canada?

No. All ten questions are non-binding. Question 10 asks whether Alberta should remain a province or whether the government should start the legal process toward a future binding referendum on separation.

Will my mortgage or rate hold change after the vote?

The vote doesn't change your mortgage contract. Rates follow the Bank of Canada and the bond market. If you have an approval, ask your mortgage broker directly whether anything has changed.

Has the referendum lowered Edmonton home prices?

There's no evidence of that so far. In September 2026 the average Edmonton-area price was $466,080, up 2.9% from a year earlier, and the benchmark price was down 0.3%. The market has softened because there are more homes for sale.

What matters more to Edmonton home values than the vote?

Supply, interest rates and migration. Inventory is up 16.7% from a year ago, the Bank of Canada rate is 2.25%, and population growth has slowed from its 2025 pace.

Thinking about a move this fall?

Text me first at 780-220-8449, or book a 20-minute call. I'll pull the current numbers for your neighbourhood and price range so you can decide on facts. No pressure. I work with buyers and sellers in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove, Stony Plain, St. Albert, Leduc and Beaumont.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Elections Alberta: 2026 referendum · Government of Alberta: Premier's address · Supreme Court of Canada: Reference re Secession of Quebec · Clarity Act · Angus Reid Institute, August 2026 · REALTORS® Association of Edmonton, September 2026 · CMHC housing starts, August 2026 · Statistics Canada: population of metropolitan areas · Statistics Canada: population estimates, July 1, 2026 · Bank of Canada, September 2, 2026 · RBC Economics: Housing Affordability, June 2026 · Calgary Real Estate Board, September 2026 · Ipsos poll, September 2026 (Global News) · Trevor Tombe, The Hub, February 2026

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This article is general information, not legal, tax, mortgage or political advice. Poll results and market statistics are estimates that change often with market conditions and world events. Home prices are averages and benchmarks, not a valuation of your home.

Short answer: The pre-possession walkthrough is your inspection of the finished home with the builder's representative, usually shortly before you get your keys. You go room by room, test what works, and write down every deficiency, from paint touch-ups to doors that don't close properly, on the builder's form. That written list is what the builder commits to fix, so take your time and don't sign until everything you found is on it.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 2, 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 track after your walkthrough.

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've been on both sides of the walkthrough, so I know what builders expect to hear and what buyers tend to miss. Here's how to get the most out of it.

What is a pre-possession walkthrough?

Builders call it a pre-possession walkthrough, PDI (pre-delivery inspection) or orientation. It usually happens once the home is complete and cleaned, shortly before possession. The builder's representative shows you how the home works, and together you record any deficiencies on a form. You typically sign that list, and the builder uses it to schedule repairs.

How long does a new home walkthrough take?

Plan on one to two hours for a typical house, and longer for a larger home. Book it for daylight if you can: marks on walls, floors and cabinets are much easier to see in natural light. Ask the builder how long they've scheduled, and don't let the clock rush you.

What should I bring to the walkthrough?

• Your purchase agreement, signed selection sheets and any change orders

• Blue painter's tape to mark spots as you find them

• Your phone for photos, and a small flashlight

• A phone charger or small plug-in tester to check outlets

• A tape measure, if any dimensions matter to you

• Your REALTOR®, if they attend walkthroughs (I do)

What should I check at the walkthrough, room by room?

Everywhere

• Walls and ceilings: drywall cracks, nail pops, dents and paint coverage

• Floors: scratches, chips, gaps, squeaks and transitions between rooms

• Doors: they open, close and latch without rubbing, and the hardware is tight

• Windows: they open, close and lock; screens are there; glass isn't scratched

• Trim and caulking: gaps, missing pieces and messy caulk lines

• Lights, switches and outlets all work

Kitchen and bathrooms

• Cabinets and drawers open, close and line up; no chips or scratches

• Countertops are undamaged and sealed where they meet the backsplash

• Taps run hot and cold, drains drain, toilets flush and don't rock

• Appliances are the models on your selection sheets and work

• Exhaust fans run

Illustrative image.

Mechanical and basement

• Furnace, hot water tank and any air conditioning are installed and the builder shows you how they work

• Ask where the main water shut-off and electrical panel are

• Look for signs of water on the basement floor and around the foundation walls

Exterior

• Siding, stone and trim are complete and undamaged

• Grading slopes away from the house, and downspouts discharge away from the foundation

• Driveway, walkways and steps are complete; note any unfinished exterior work and the date it will be done

• Garage door opens, closes and reverses safely

Should I compare the home to my selection sheets?

Yes. Check that the flooring, cabinets, countertops, fixtures and upgrades match what you chose and paid for. Mix-ups happen, and it's far easier to fix them before you move in than after.

What if I find a lot of deficiencies?

That's normal, and it's the reason the walkthrough exists. Put every item on the builder's form, be specific about the location, and take a photo of each one. Before you sign, ask:

• When will each item be fixed?

• Who do I contact to follow up?

• How do I report problems that show up after I move in?

If something serious is unfinished, such as missing safety items or systems that don't work, talk to your lawyer before possession about how it's handled under your purchase agreement.

Should I hire a home inspector for a new build?

You can, and many buyers do. A licensed home inspector looks at things most buyers don't know to check. The best times are before drywall, while framing and rough-ins are still visible, and before your walkthrough. Ask the builder about site access rules first.

What does the Alberta new home warranty cover after the walkthrough?

Every new home in Alberta must have warranty coverage of at least:

• 1 year: labour and materials

• 2 years: delivery and distribution systems (electrical, plumbing, heating and air)

• 5 years: building envelope

• 10 years: major structural components

Coverage on a house, duplex or townhome starts at the earliest of first occupancy, the date the municipality or its accredited inspection agency grants permission to occupy, or the date your title transfer is registered. For a condo, it’s the earlier of first occupancy and permission to occupy. That means it can start before you get your keys, so ask the builder for the exact start date. Keep your walkthrough list, photos and warranty documents together, and report new issues in writing. Book your own check of the home well before the one-year mark so nothing covered is missed.

Get my free New-Construction Buyer Checklist

The walkthrough is one step of many. My free, printable checklist covers everything from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

When does the pre-possession walkthrough happen?

Usually once the home is complete and cleaned, shortly before possession. Your builder will schedule it.

Can I bring someone to my new home walkthrough?

Usually, yes. Many buyers bring their REALTOR® or a family member. Check the builder's policy, especially for home inspectors.

What happens if the builder doesn't fix the deficiencies?

Follow up in writing with the builder first. Covered defects can be reported to your warranty provider under Alberta's new home warranty.

Should I sign the walkthrough form if items are still unfinished?

Only once every item you found is written on it. Signing usually confirms the list, not that the work is done.

Is a walkthrough the same as a home inspection?

No. The walkthrough is with the builder's representative; a home inspection is done by a licensed, independent inspector you hire.

Want a second set of eyes at your walkthrough?

If you're buying a new home in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, text me first at 780-220-8449, or book a 20-minute call. I attend walkthroughs with my buyers and help document deficiencies. 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. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: Government of Alberta: new home warranty · Alberta New Home Warranty Program: when coverage starts

This article is general information, not legal or inspection advice.

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Short answer: A quick possession home is a new home the builder has already built or nearly finished, so you can usually move in within about 30 to 90 days instead of waiting 7 to 12 months for a new build. You trade most design choices for speed and a firm price. Before you buy one, check what's included, when the warranty actually started, and whether there's room to negotiate.

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 before you buy a quick possession home.

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. Quick possession homes can be a great option, but because they're already built, you have to look at them differently from a home you're about to order. Here's how I walk buyers through them.

What is a quick possession home?

Builders use a few names for the same idea: quick possession, move-in ready, inventory home or spec home. The builder started the home before it sold, chose the floor plan and finishes, and is now finishing or has finished construction. Some are brand new and have never been lived in; some are former show homes.

• Complete: ready now. Possession is mostly the time for financing, your lawyer and the walkthrough.

• Nearly complete: in the final stages, often with a set possession date in the coming weeks or months.

• Former show home: usually full of upgrades and sometimes sold with furniture or on a lease-back. Terms vary a lot, so read them carefully.

How fast can I move into a quick possession home in Edmonton?

If the home is complete, possession can often happen in about 30 to 60 days, depending on your financing and the builder's process. If it's nearly finished, it depends on the construction schedule. Either way, get the possession date in writing in the purchase agreement.

For comparison, a new home that hasn't started usually takes about 7 to 12 months from signing to keys. See how long it takes to build a house in Edmonton.

What are the pros and cons of a quick possession home?

Pros

• Speed: you can match your move to a sale, lease end or job start.

• What you see is what you get: no guessing from a show home and a colour board.

• Price certainty: the finishes are already in the price, so there are no surprise design-centre totals.

• Sometimes more room to negotiate: builders carry costs on finished homes, and some offer incentives to move them. It depends on the builder and the market.

Cons

• Few or no choices: the layout, lot and finishes are set.

• Paying for upgrades you might not have picked: especially in former show homes.

• Less time to plan: financing, your lawyer's review and your move all happen quickly.

• Warranty timing: part of the warranty may already have been used up (see below).

When does the warranty start on a quick possession home?

This is the question I make sure every buyer asks. Under Alberta’s new home warranty rules, coverage on a house, duplex or townhome starts on the earliest of three dates: when the home is first occupied, when the municipality or its accredited inspection agency grants permission to occupy, or when the transfer of title to the buyer is registered. For a condo, it’s the earlier of first occupancy and permission to occupy.

That means the warranty can start before you own the home. If a finished home received permission to occupy months before you buy it, some of the 1-year labour and materials coverage may already be used up. That isn’t a reason to avoid a quick possession home, just a detail to confirm: ask the builder, in writing, for the warranty start date and the warranty provider before you firm up. Alberta’s minimum coverage is:

• 1 year: labour and materials

• 2 years: delivery and distribution systems (electrical, plumbing, heating and air)

• 5 years: building envelope

• 10 years: major structural components

What should I check before buying a quick possession home?

1. What's included: appliances, window coverings, landscaping, fencing, the driveway and air conditioning. Get the list in writing.

2. The all-in price: whether GST is included and whether a GST rebate has been assumed. Eligible first-time buyers may qualify for significant GST relief on a new home; see my 2026 Alberta new-home GST rebate guide.

3. The warranty start date and provider, as above.

4. The lot: orientation, grading and drainage, and what's planned next door. See my builder contract checklist for what to confirm in the agreement.

5. Condition: a finished home can still have deficiencies. A licensed home inspector can look at it before possession, and you should still do a full pre-possession walkthrough.

6. For former show homes: wear and tear, what furniture or decor is included, and any lease-back terms.

Can I negotiate on a quick possession home?

Often, but not always. Depending on the builder and the market, room to negotiate may show up as a price reduction, upgrades, help with closing costs, or appliances and landscaping included. Prices and incentives change often with market conditions and world events, so treat any incentive as a snapshot. Having your own REALTOR® helps here: I compare what's being offered across builders so you know whether a deal is actually a deal.

Illustrative image.

Where can I find quick possession homes around Edmonton?

Most active builders have some, and the list changes month to month. My area guides cover the communities where new homes are being built, including Spruce Grove, Sherwood Park, Fort Saskatchewan and Stony Plain. Text me what you're looking for and I'll send you what's available now.

Get my free New-Construction Buyer Checklist

Everything to check before you buy a new home, including a quick possession, on two printable pages, from your first show home visit to your one-year warranty.

Get the free checklist →

Frequently asked questions

What does quick possession mean?

It means the home is already built or nearly finished, so you can take possession soon after buying, often within about 30 to 90 days.

Is a quick possession home cheaper?

Not automatically. It may include upgrades you wouldn't have chosen, but builders sometimes offer incentives on finished homes. Compare the all-in price with a similar home you'd build.

Do quick possession homes come with a warranty?

Yes. New homes in Alberta need warranty coverage, but it starts at the earliest of first occupancy, permission to occupy or registered title transfer (for condos, occupancy or permission to occupy). Ask for the start date before you buy.

Can I still choose finishes on a quick possession home?

Usually not, although a home in the earlier stages of construction may still allow a few choices. Ask the builder what's still open.

Do I need my own REALTOR® for a quick possession home?

It isn't required, but the show home staff represent the builder. See Do I need a REALTOR® for a new build?

Looking for a home you can move into soon?

If you're weighing quick possession homes in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, text me first at 780-220-8449, or book a 20-minute call. 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. I'm not a home inspector, engineer or lawyer, and I'll tell you when you need one.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources: Government of Alberta: new home warranty · Alberta New Home Warranty Program: when coverage starts · Canada Revenue Agency: First-Time Home Buyers’ GST/HST rebate

This article is general information, not legal, tax or mortgage advice. Confirm details in your purchase agreement and with the appropriate professionals.

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