Edmonton Real Estate Agent - Edmonton Homes

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CHARLENE'S STORY: FINDING OUT TOO LATE 

A REALTOR® could have helped Charlene see the complete picture of what she was buying before the deal closed.


Using an Edmonton real estate who is familiar with areas of the city can save you headaches, worries and stress. For the most prone areas of flooding in Edmonton, high crime rate areas or the best communities to purchase a home in Edmonton, contact a REALTOR®  realtor today.

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JENNIFER'S STORY: DISCOVERING WHAT GOES ON BEHIND THE SCENES


This for sale by owner has lost a lot of time, money and felt extremely stressed trying to sell the house on her own. One of her biggest regrets of selling on her own was not understanding what  REALTORS® really do and how a real estate agent can help. Watch this video to find out what the two biggest regrets of this home seller are. 


If you are looking to avoid real estate contract mistakes during the offer process, contact us today. We are here to help.

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I have listed a new property at 1079 Genesis Lake BLVD in Stony Plain.
Welcome to our meticulous executive walkout bungalow. This magnificent home is located in the prestigious community of Genesis Lake featuring a professionally landscaped callosal backyard with a harmonious patio area overlooking Genesis Lake. This prime location bungalow features barn wood oak flooring, heated ceramic tiles, underground sprinklers, gorgeous gourmet kitchen with large island and cabinetry soaring to the top of the 10' ceilings, and central air. Main floor includes a shared double-sided gas fireplace between the living room and exterior balcony, monumental windows with custom blinds in dining and master bedroom providing tranquil views of the lake, front piano room, and a spacious mud off the heated garage. Basement is finished w/ the same quality, upper-end finishings and attention to details that one would expect in a home of this caliber. More perks of this great fully finished bungalow include a recreation/gym room, second and third bedrooms, prodigious bar w/quartz counters & more.
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What classifies an Edmonton home as luxury?

Luxury home prices vary from city to province to state to country. What classifies a home in the luxury market consists of a few variables. Luxury homes are no longer based on price alone. To classify a property into the luxury home category, it mush have desired indulgences. A home can be considered "a luxury property" when it offers these features:


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  • A grand foyer with soaring ceilings to greet your guests.
  • Adequate nanny/guest living quarters which are private and away from the main living area.
  • Personal conveniences and amenities such as pools, in-home gyms, Imax movie theaters, arcade rooms, wine cellars, decontamination showers, backyard tennis courts, solarium, and game rooms. There are several homes in Edmonton with personal amenities which can be found in Cameron Heights and Glenora.
  • State of the art kitchens. With duel ovens, smart refrigerators to keep track of your food items, wine storage, ample counter space, built in computer screens.
  • Technology. Homes controlled with voice activation or the touch of a bottom from anywhere in the world are now one of the must haves with elite buyers.
  • Privacy. Many elite home buyers require privacy, especially media icons who get accosted by paparazzi.
  • A prime location. A view is one of the things that make homes fall into the luxury category no matter where you live. It can be an unobstructed view of a mountain, beach front, or overlooking the sparkling lights of the city. Beach front properties in Edmonton can be found in Summerside.
  • Premier quality, reputable builders and renowned architect. The construction materials, lighting, finishes, appliances, and design all must be a cut above what's considered standard. Dominate renowned Edmonton communities include Griesbach and Windermere.

A luxury home can mean different things to different people. Bottom line, a luxury home is where you can relax and retreat from the rest of the world, enjoying a dwelling which fits your life style.


View luxury homes for sale in Edmonton Alberta

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3rd Canadian Division Support Base Edmonton

History of Canadian Armed Forces Base, CFB Edmonton Garrison

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The third Canadian Division Support Base, CFB Edmonton is a Canadian Forces base located in Sturgeon County north Edmonton and east of St. Alberta municipality. CFB Edmonton Garrison is also known as the Steele Barracks.

The history of this Canadian Armed force Edmonton Base begins the old Blatchford Field airfield, named after Kenny Blatchford who was a former mayor of Edmonton.


During the First World War, this airfield began operating and became vital to the development of the Canadian north, a staging point for the U.S. defense of Alaska and was heavily used by the U.S. military.


During the Second World War, the Blatchford Field was a training station under the British Commonwealth which formed a Royal Canadian Air Force Flying Training School and used the aerodrome.


Since the Blatchford Field airfield could not be expanded due to the proximity of Edmonton, the United States Government built a new air facility at Namao, a hamlet within Sturgeon County located approximately seven kilometers north of our city limits. It was the namesake of RCAF Station Namao, now CFB Edmonton, which is directly south of the hamlet.


The RCAF Station Namao was used by the United States Strategic Air Command, during the Cold War. It constructed a "Nose Dock" capable of servicing the nose and wings of heavy jet bombers and tankers on the south side of the airfield and also hosted the Edmonton Rescue Coordination Center, and served as home base for United Nations Food Aid flights, delivering much-needed aid third world countries, and was a designated an emergency Space Shuttle landing site by NASA.


When Canada's armed forces were amalgamated in 1968, the RCAF Station Namao was re-designated CFB Edmonton and was under command of the new Air Transport Command. Today, both runways are still visible, but they are no longer in use with the exception of helicopters.


Download a map of the Edmonton Garrison


View Homes for sale near CFB Edmonton Garrsion



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Is it time to Say Goodbye to Your Real Estate Agent

In all relationships, ending a relationship can sometimes be difficult, especially when you are under a signed agreement. Buying and selling homes is more than working with a friend. It is also about making the right choices for yourself and your families best interests. There are expectations when relying on Real Estate Agents to help you Buy and Sell and professionalism should be at the top. If you are unhappy with your real estate agent, there are a few things you can do.  


How to fire a Realtor
First, communicate your concerns and try to mutually solve the issue with your REALTOR. If you are having difficulty reaching your real estate agent, contact their brokerage. The agreement you entered into is with the Brokerage, not the real estate agent and the brokerage may re-assign a different REALTOR® to you. Most Edmonton Real Estate Brokers are very reasonable and do what they can to help you.


Your agent may also choose to terminate your Listing Agreement or Buyers Brokerage Agreement without any compensation or there may be a clause in your contract with a set dollar amount to terminate the agreement to cover some of the expenses which cost your agent to market the home.


Once you receive the cancellation or termination document, in the province of Alberta, you are free to enter into another agreement with a different real estate agent. Read your termination over before signing. There may be parts in your cancellation agreement that may still be in effect even after the termination.

Below are signs telling you that it may be time to fire your real estate agent.

A breach of Fiduciary Duties (The consumer Relationship Guide) which forms part of your agreement you originally signed with your REALTOR. You have expressed your concerns repeatedly which have not been addressed or worse, have been completely ignored by the other party.


You have no communication with your real estate agent, leaving you in limbo, not knowing what your REALTOR® is doing to sell your home, or the actions being taken to find you a new one. This can be extremely frustrating and you deserve to know what is happening on a regular basis.


Your Real Estate Agent keeps pushing for price reductions without providing the reason. If your home, needs a price adjustment, there will be a reason, whether it is negative feedback from other agents who have shown your home, not enough showings (normally in Edmonton, you should be getting a few showings every week with the exception of multi-million dollar homes), a surplus of recent inventory in your neighborhood, recent economic factors, etc. This information should have been discussed prior to you signing the agreement during the Comparative Market Analysis (CMA)stage.


If you are still interested in selling your home and would like an experienced marketing real estate team to work with you in your best interest, contact us.

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I have listed a new property at 106 10345 123 ST in Edmonton.
Welcome to the well managed Royal Oak III in Oliver Edmonton. This fully renovated, private 2 bedroom, 2 bath end unit is one of a kind. As you step in the door to your suite #106 you know you've come home and can enjoy your time in this modern kitchen with a space saving microwave range, newer appliances & cabinets. Share a meal in the dinette with friends and family or enjoy the spacious bright living room, accented with LED lighting. Down the hall you'll find a 2nd bedroom, then down the hall, separated by a 4 piece bathroom, large storage room, & closets, you reach the large master retreat with Ensuite. With Grant Mac, Arena & Brewery District close & Only one block away from 124th St, said to be Edmonton's most vibrant shopping, fine food & arts district, why wait? Move in Today!
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Looking for new homes in southwest Edmonton?

New homes in Riverview, River's Edge, Uplands and Stillwater are now selling.



Riverview located at the outer ridges of southwest Edmonton is now building. Similar to the rural West Big Lake district, the Riverview community is nestled away from the big city, south of the Grange and features an urban lifestyle, lined with trees along the Wedgewood Creek ravines. This up and coming community will be filled with the amenities of a modern city including playgrounds, parks, recreation and walking trails integrated with new and modern homes, a variety of restaurants, shops and services.


House prices in Riverview will range from starter home prices to the multi-millions. Also known as River's Edge - the Riverview Area offers some of the cities best country residential homes. The Edgemont community features houses and attached dwellings built 2016 and later. Residential construction of Uplands and Stillwater is already underway and will will be the hottest new home district in Edmonton in 2019 & 2020. View currently listed Riverview homes for sale.

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Learn How to Write a Real Estate Offer to Purchase

As a buyer, when writing an offer on a property, you want to be able to pay the least possible amount for your

home. Sometimes buyers will offer 5-10% off of an asking price for no reason other than they were told to by a "friend" This is so silly You may want to offer more, you may want to offer less. The only way to make a reasonable offer is to do your homework.


REAL ESTATE TIP #1 - What the seller paid for their home is irrelevant.

REAL ESTATE TIP #2 - What the seller is asking for their home is also irrelevant.


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Knowing why a seller is selling is always helpful when you make an offer, but this information is protected by the sellers real estate unless it is allowed in writing to be disclosed. However knowing the reason for selling is still irrelevant on the true market value of the home, as is the asking price. There are several things to take into consideration, prior to making an offer on any home.


  • Market Conditions: Is it a buyers market or a sellers market? Knowing what type of real estate market you are in will help you choose an initial offer price. Completing a community absorption rate is the easiest way to know.
  • Possession Date:Edmonton Real Estate Agents have access to this information and as a rule of thumb, the quicker, the possession date, the more motivated the seller is. Most homeowners in Edmonton have a 30-day negotiable possession date. If a longer possession date or a set date is asked for, this is an indication which the seller needs a specific date and can be more important than price. Keep in mind, if the property is tenant occupied, tenants do have a 90-day tenant right. Normally, homeowners with tenant occupied properties or a vacant property are more motivated.
  • History: Your REALTOR® will know the history of this home. How long the sellers have owned the property, how long they have been trying to sell it and if there have been any price adjustments. Your real estate agent is also required to pull the title of the property which will indicate any recent financial debts including the current mortgage to ensure there will be enough funds to close on possession date.
  • Condition and Size: Size is a factor of price more in places like China than Edmonton. The value of a home is in the condition. You may want to go back into the home to take a better look at the overall condition. Is the flooring laminate or hardwood? Are the faucets Walmart or Moen? Has the yard been meticulously maintained properly or neglected? Will you be replacing any fixtures, chattels, windows, shingles in the near future? Look at the property through the eyes of your experienced real estate agent. They will notice things you don't.
  • Complete a Buyers Comparative Market Analysis: Examine all recent comparable sales. Only use recent properties that are similar in configuration, age, and location to the home you want to buy. Your REALTOR® can complete this for you.

REAL ESTATE TIP #3 - If the property has been staged, don't be fooled by how pretty it looks. Staging a home does not increase property values.


Read more about purchasing a home in Edmonton with our simple 5 step process

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CAN YOU AFFORD TO SELL YOUR HOME

The Edmonton real estate market is soft and house prices have been dormat for the last decade. Before you sell your home, do your homework and estimate your closing costs to ensure you have enough money to make your move. There is nothing worse than sitting with your lawyer and not having enough funds to close your sale.


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When a home is sold, the seller incurs various closing costs in addition to paying out the remaining balance on their mortgage and payout penalties. Typical closing costs for a seller may include any property taxes which are in arrears, encumbrances, the cost of a real property report with compliance and/or title insurance, any permits which were not obtained earlier, real estate commissions, any provincial, GST revenue, agricultural or business taxes, liens and legal fees. If the property is a condominium, the seller may also have costs of condominium documents, unpaid condo fees, levies and the estoppel certificate. When selling a house, the seller's costs vary from a few thousand to several thousand.


Since our Edmonton economy is not in the best shape and buyers have become nervous about making large purchases, there are several ways to maximize the value in your home without major renovations including staging and a little bit of home maintance. Pricing your home correctly in todays Edmonton Real estate market is crucial and timing is also a factor. Read more on your community absorption rate.


If you are not sure if you have enough equity in your home, contact one of our real estate experts for a free home evaluation.

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Should I get title insurance in place of a real property report?

If possible, it is still best to have a current Real Property Report with compliance when buying or selling a home to ensure all property buildings are within the municipality guidelines. If an RPR is not an option, title insurance is a good substitute.


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Title insurance without a Real Property Report and compliance is acceptable to most major mortgage lenders and will often provide coverage for the lender for known defects. Unlike other insurance products, there is only one premium paid at the time of closing which provides coverage to the owner throughout their ownership of the property. It also offers a wide range of protection for issues that are not covered by an RPR and compliance.


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Title Insurance Benefits include

  • Intervening registrations – Anything registered on title between the time the lawyer submits to the Land Titles Office and the time of actual registration.
  • Unknown Liens, encumbrances, tax arrears or defects in the title to a property.
  • Unknown special assessments on condos that were implemented prior to closing.
  • If an RPR or compliance is not obtained, it covers any defects that would have been revealed by an accurate up-to-date RPR and compliance.
  • The forced removal of an existing structure with the exception of a boundary wall or fence where there is only limited coverage
  • Forced compliance with work orders or deficiencies on an existing building permit.
  • Loss of priority due to matters such as construction liens, agreements on a title, and other mortgages.
  • Another party claims an interest in the property.
  • Protection against title defects or encumbrances that were unknown or undiscovered at the time of closing.
  • Protection against identity theft, mortgage fraud, and fraud against the title.
  • Cost savings. Typically, the cost for title insurance is far less than the cost of an RPR and compliance and is available on short notice

Drawbacks of Title Insurance

  • It is an insurance product. This means when an issue arises, it may not be covered by the policy and if there is coverage the insurer can decide the method used to solve the issue which may not be the preferred choice of the insured party.
  • There is a lack of disclosure and certainty, especially for the buyer, at the time of closing. If an issue is discovered later, it is more difficult to pursue the seller for a fix after closing.
  • There is no coverage for known defects, except for some coverage for the lender only.
  • There must be some form of enforcement or government action to trigger coverage in most cases.  For example, the previous owner did renovations that do not meet the requirements of the building permit or development permit. The title insurance will only pay for the cost to fix these deficiencies if there is some form of enforcement and not simply due to the deficiencies.
  • It does not guarantee that all structures will remain in the current state;. For example, if the municipality mandates the alteration or destruction of a certain structure, the title insurance company may pay for the cost of appealing that decision however they cannot guarantee a favorable result.
  • The coverage of Title Insurance is for the buyer only (not the seller).
  • If a buyer or their lawyer purchases a lender only policy that is sufficient to close the deal however the buyer still has no title insurance protection. /li>
  • There is no specific protection or coverage for the seller. If a claim is made and the title insurance company determines it is the seller who created the deficiency, the title insurance company can pursue the seller for recovery of the costs they have paid.
  • In most instances, title insurance only defers the need to deal with a particular issue. It does not solve it. The issues will still be there when the property is resold.
  • Title insurance cannot be passed onto a new owner. Every new owner must purchase their own policy.


For more information on real property reports and the effects on the resale of your residential dwellings and a free Edmonton Home Evaluation, contact one of our Homes & Gardens Realtors.

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Living in Lewis Estates Edmonton

Lewis Estate Edmonton Golf Course Image


Lewis Estates was originally developed as a retirement community. When Lewis Estates, also known as "Lewis Farms" began the construction of single family houses, it was focused around the popular Lewis Estates golf course which features an incredible 6,742 yard 18-hole championship course. Several of the houses in this part of West Edmonton feature large picture windows which overlook the golf course. This is also one of the few areas in west Edmonton which houses are relatively newer and offer many bungalow style homes. Keep in mind when purchasing one of these Lewis Estates homes to seek out extra glass insurance for those hard hitters! There is also a very popular community focused Seniors Care Living Residence with an aquatic center and fitness room which features a full-time health and wellness director to inspire and entertain the most discerning and active seniors.


Today, the community of Lewis Estates is changing with the expansion of the city and has added a few schools to accommodate the younger families with a major up-coming Lewis Farms Facility and Park project, currently in the design phase, with anticipated completion in 2020 and will be located within the Rosenthal neighborhood in the open space southwest of 92 Avenue and Rosenthal Way.


Lewis Estates, West Edmonton is comprised of seven communities. The original communities of Breckenridge Greens, Potter Greens, Stewart Greens, and Suder Greens which were constructed after 1990 and the most recently built communities of Rosenthal, Secord, and Webber Greens featuring a mix of single-family and duplex homes.


Everything you will ever need is also within minutes of Lewis Estates including West Edmonton Mall, the Misericordia Hospital, River Cree Casino, Costco, Sobeys Liquor, dental care, physical therapists, lawyer offices, a transit station and plenty of strip malls in the Grange. Lewis Estates is a perfect place to live for children, parents and grand-parents. It is a mixed district catering to both our aging population and offers all the perks of new community living.

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BUYING A HOME WITH A 5% DOWN PAYMENT

Investing in Edmonton's real estate market is relatively simple. For a small amount of money down, usually, five percent, (plus closing costs) and can own an asset worth significantly more and build your net worth. Your down payment must be from your own savings or a gift from a family member. You cannot use a loan or line of credit.


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To use the 5% down payment option, the following rules apply:

The home must be your principal residence - in other words, you will actually live in the home. So if you plan on buying a condominium or other property for residual income, you won’t be eligible for the Canada Mortgage and Housing Corporation’s 5% down payment option.


To calculate your GDS or Gross Debt Service ratio, factor in your monthly mortgage payment, utility costs, property taxes and condo fees, if applicable. This number cannot exceed more than 32% of your gross taxable income. Plus, all your consumer debt, loans, and housing-related payments cannot exceed 40% of your gross taxable income: this is your Total Debt Service ratio or the TDS.


Finally, you must have good credit and a minimum of one year with your current employer.


ALSO SEE: 5 Steps to buying a home


Keep in mind, as of January 1st, 2018, the government has imposed more qualifying restrictions on Canadians and you must now qualify at two-per-cent higher interest than your current rate. Once you have your pre-approval completed. Contact an experienced real estate agent with their ABR designation and start house shopping!

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I have listed a new property at 10714 98 AVE in Morinville.
Recently updated 2 story detached, single family house in Morinville! Spacious living room with bay window and hardwood flooring. Dining area feature ceramic tile flooring. Kitchen has been completely remodeled with espresso cabinetry, ample cupboard and counter space. Second level features soft plush carpet with 3 spacious bedrooms and good sized closets, 4 piece bath plus linen closet. Basement is partly finished with a family room area, laundry room and loads of storage. The backyard is fully fenced and ready for a spring garden. Located in a cul-de-sac, this home is well maintained and close to downtown and schools.
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Communities for Edmonton Dog Lovers

Edmonton has over 40 dog park and off leash areas where your best friend can run and play without having you on the other end of the leash. You too, can get physical and emotional benefits from exercise and by socializing with other dog owners. 



My top 3 places to live for Edmonton dog owners are near


  • Buena Vista - Great Meadow: A large off leash dog park near the valley zoo, north of Laurier Park and south of Melton Ravine in west central Edmonton. The Buesna Vista Dog Park feaures an open off-leash area, access to the river valley for those dogs who love to swim, park benches, ample parking and river valley trails with maps for walking and cycling. Note* No smoking or vaping tobacco or cannabis in this park.
  • Hermitage Point South located bewteen 129 Avenue and 137 Avenue, 22 Street and the River Valley in northeast Edmonton. It features plenty of natural walking trails, picnic sites, Ambassador, portable toilets, seasonal summer fishing and a large off-leash dog area. Our Edmonton Ambassadors at the Hermitage Park Dog Park help improve the quality of our off-leash areas, and enhance user experience for human and canine visitors by encouraging positive interactions, and creating a culture of community at the park. Homes near the Hermitage Point South Dog Park are very reasonably priced. Check them out!
  • Terwillegar Dog Park in southwest Edmonton accessable via Rabbit Hill in the Riverbend Distrct. Although the Terwillegar Dog Park is a multi-use area, it is most popular for pet lovers with larger canines. This park also has a 262-metre-long footbridge that links the park to Oleskiw River Valley Park on the north side of the river, perfect for long stolls with your best friend.
For other dog parks near you, visit Edmonton's off-leash dog parks



#28 - TERWILLEGAR PARK - Park access via Rabbit Hill Rd. This is amulti-use area

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How real estate agents help home buyers

There are several reasons why buyers prefer to work with real estate agents when buying a home, even when a buyer has sold their existing home via "For Sale by Owner". The few of these reasons include knowledge of the ever changing markets, expertise in both negotiations and communities, experience and exclusive real estate tools.


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A large portion of Canadian Real Estate Agents have earned their ABR (Accredited Buyers Representation) designation, which means, these REALTORS® have completed the education needed to service buyers with a higher standard. REALTORS® who are representing buyers expect to get paid for their services at some point in time. It is usually within a few weeks of the buyer taking possession of their new home. In the province of Alberta and to ensure real estate agents' are compensated for their services, a mandated agreement by RECA (Real Estate Council of Alberta) will need to be signed. It explains how much, the term of the agreement, what services will be provided and other relevant information.


If you have questions - ASK. Never sign anything you do not fully understand. Real Estate Agents deal with forms on a daily basis, and most of us can explain listing and purchase agreements without even looking at them. A good REALTOR® should have gone through each agreement and address questions or concerns you may have had. Near the bottom of both the Buyers Agreement and Sellers Agreement, there is an acknowledgement clause prior to signature placement. In an Exclusive Buyer Representative Agreement it states...


  • 14.1 You acknowledge that:
  • (a) you have read this agreement.
  • (b) you have received and read the Guide.
  • (c) this agreement creates a sole agency relationship with us, as the Guide describes.
  • (d) you had the opportunity to get independent advice from a lawyer before signing this agreement.
  • (e) this agreement accurately sets out what we and you agree to.

Which means you can obtain legal prior to signing or you may want to take the agreement home to read over more thoroughly. These agreements are not rocket science, but knowing what you are signing is important.


  • REAL ESTATE TIP#1: "The Guide" is referring to the Consumer Relation Guide which explains how the professional relationship including fiduary duties, and the real estate agency will interact with each other.
  • REAL ESTATE TIP#2: Buyers Real Estate Agents, normally do not charge an extra fee above what is offered by a seller, unless otherwise agreed in writing.

Have a real estate question? We are here to help. Contact us anytime

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Does Your Bank Require an Appraisal?

Appraisals are an important part of buying and selling homes in Edmonton. Real estate appraisals establish a property's sold market value price. Banks and financial Institutions require property appraisals when buyers require a mortgage on their new homes as security and provide financial institutions with a cost-effective assurance of the properties value for lending purposes. Appraisals are detailed reports compiled by licensed real estate appraisers.


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Don't confuse a comparative market analysis, or CMA, with a real estate appraisal. A CMA is a sales report based on data entered into the multiple listing service, or MLS. Real estate agents use CMAs to help their clients determine realistic asking and offering prices.


An appraisal is also not the same thing as a property inspection. Home inspectors test appliances and outlets, check the plumbing and electrical, confirm heating and cooling system are in working order, use inspection tools to look for any moisture issues, missing insulation, etc.. Such information is helpful for the buyer to know before moving in.


If your real estate appraisal comes in low, the bank may not lend you the money you need to satisfy your finance condition. You may need to come up with the difference in cash or re-negotiate the sale price of the property.

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Copyright 2019 by the REALTORS® Association of Edmonton. All Rights Reserved.
Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.