Home / Buying
Buying
Your first home or your forever home in Sherwood Park — found on your terms.
Buying a home is exciting and a little overwhelming. My job is to make sure you understand every step, every dollar and every page you sign — so you can enjoy the exciting part.
The Process
Buying a home, step by step.
Here's how it usually goes. Every purchase is a little different, and I'll walk you through yours.
We talk about what you want
Budget, neighbourhoods, must-haves, deal-breakers and timeline. The more honest we are here, the less time we waste later.
Get pre-approved
A mortgage pre-approval tells us exactly what you can spend and makes your offer stronger. I can connect you with mortgage professionals I trust.
Search & tour
I set up alerts for listings that match, flag the ones worth seeing, and book showings around your schedule.
Make an offer
I research what comparable homes have actually sold for, then we decide on price, deposit, conditions and possession date together.
Conditions & due diligence
Financing, home inspection, and condo document review if it applies. If anything comes up, we deal with it — or walk away with your deposit.
Close & get your keys
Your lawyer handles the paperwork and the money. I'm there for the final walk-through and I'm still a phone call away after you move in.
The Money
What buying actually costs in Alberta.
Good news first: Alberta has no provincial land transfer tax, which saves buyers thousands compared with most provinces. Here's what you should budget for beyond the purchase price.
- Down payment
- At least 5% on the first $500,000 of the price, and 10% on the portion above that (for insured mortgages). Less than 20% down means mortgage default insurance is added to your loan. Rules change — your mortgage professional will confirm the current numbers.
- Deposit
- Paid when your offer is accepted and held in trust. It counts toward your down payment at closing.
- Home inspection
- Optional but strongly recommended. An independent inspector looks at the structure, roof, mechanical systems and more before you remove conditions.
- Lawyer & registration
- A real estate lawyer reviews documents, registers the title and handles the funds. Alberta charges Land Titles registration fees based on the property value and mortgage amount instead of a transfer tax.
- Appraisal
- Sometimes required by your lender to confirm the home's value.
- Adjustments
- Property taxes, condo fees or utilities the seller has prepaid get prorated on closing day.
- Moving & setup
- Movers, utility hookups, locks, and the things every new home needs in the first month.
First-Time Buyers
Buying your first home? You've got options.
Canada has a few programs designed to make the first purchase easier. I'm not a mortgage broker or an accountant, but I'll make sure you know these exist so you can ask the right questions:
- First Home Savings Account (FHSA) — a registered account that lets you save for a first home with tax-deductible contributions and tax-free withdrawals.
- Home Buyers' Plan (HBP) — lets first-time buyers withdraw from their RRSP toward a down payment and repay it over time.
- Insured mortgages with 5% down — you don't need 20% to buy. Mortgage default insurance makes a smaller down payment possible.
Eligibility and limits change, so confirm the details with a mortgage professional before you count on them.
Good To Know
Things I wish every buyer knew.
- It usually costs you nothing to have your own agent. In most sales the seller pays both sides of the commission. We'll go over exactly how it works before we start.
- Conditions protect you. A financing or inspection condition means you can walk away with your deposit if something's wrong. Waiving them to "win" is a decision to make carefully.
- Buying a condo? Read the documents. Reserve fund, bylaws, meeting minutes and any special assessments tell you a lot about what you're really buying into.
- The listing price isn't the value. I'll show you what similar homes actually sold for so your offer is based on the market, not the asking price.
- Possession day isn't always moving day. We'll plan the timeline so you're not paying two mortgages or sleeping on a floor.
How long does it take to buy a home?
From the first conversation to keys in hand, a few weeks to a few months is typical — it depends on how quickly the right home comes up and the possession date we negotiate. Getting pre-approved early is the single best way to move faster when you find it.
Should I get pre-approved before we look at homes?
Yes. A pre-approval tells us your real budget, locks in a rate for a period of time, and shows sellers you're serious. Looking first and getting approved later is how people fall in love with homes they can't buy.
What's the difference between a deposit and a down payment?
The deposit is paid when your offer is accepted and shows the seller you're committed. The down payment is the total amount you contribute at closing — the deposit is part of it.
Do I need a home inspection?
It's your choice, but I recommend one on almost every purchase. A few hundred dollars now can save you from a major surprise after you move in — and if the inspection turns something up, we can negotiate or walk away.
Can you help me buy a new build?
Absolutely. Builder contracts, upgrade pricing and possession timelines work differently from resale, and it helps to have someone on your side who isn't working for the builder.
Ready When You Are
Let's find your home.
Start with a search, or start with a conversation — whichever feels right.