Edmonton Real Estate Agents

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 How many homes are Selling in Edmonton

 Information provided by the REALTOR® Association of Edmonton


2018


Detached Houses

    Jan.    Feb.    Mar.    Apr.    May    June    July    Aug.    Sep.    Oct.    Nov.    Dec.
List to Sale Ratio %   41   47   43   48    45    49    51    52    52   49        
Average Days on Market   67   56    49   48   43    47    49    58    58    52        



Condominiums     Jan.    Feb.    Mar.    Apr.    May    June    July    Aug.    Sep.    Oct.    Nov.    Dec.
List to Sale Ratio %   30   34   30   36    35    37    46    46    40    43        
Average Days on Market   92    76   70   65   62    65    64    70    72    68        



Duplexes/Row Houses
    Jan.    Feb.    Mar.    Apr.    May    June    July    Aug.    Sep.    Oct.    Nov.    Dec.
List to Sale Ratio %   41   50   51   49    46    45    62    60    52    39        
Average Days on Market   69    65    62   52   53    54    52    47    68    65        


TO find out how quickly homes are selling in your community, calculate the absorption rate or contact us.

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TERWILLEGAR HOUSES SOLD & AVERAGE DAYS ON MARKET

Statistics provided by the Edmonton REALTORS® Association

2018
    Haddow     Hodgson     Leger       Mactaggart     Magrath Heights     South Terwillegar     Terwillegar Towne
Jan-Mar                            
#Sold/DOM    2/18    5/49    4/74    8/40    5/62    16/44    11/45
Apr-Jun
                           
#Sold/DOM    7/38    8/32    7/55    9/68    12/55    40/34    22/43
Jul-Sep
                           
#Sold/DOM    7/57    3/51    10/66    13/96    13/83    18/56    29/53
Oct-Dec
                           
#Sold/DOM                            
                             
Annually                            

Terwillegar Edmonton Sold Houses Image

2017 TERWILLEGAR HEIGHTS HOUSES SOLD & AVERAGE DAYS ON MARKET

Statistics provided by the Edmonton REALTORS® Association

2017
    Haddow     Hodgson     Leger       Mactaggart     Magrath Heights     South Terwillegar     Terwillegar Towne
Jan-Mar                            
#Sold/DOM   11/52    1/248    3/42    4/69   5/61    16/55   12/57
Apr-Jun
                           
#Sold/DOM   13/44    12/46   6/38   8/29    7/65    41/35   30/38
Jul-Sep
                           
#Sold/DOM    10/34    9/39   10/39   7/64   14/48   24/46   27/37
Oct-Dec
                           
#Sold/DOM    16/56    5/48   2/65   6/85    5/86    17/39   12/67
                             
Annually    50/48   27/42    21/42    25/58    39/61    98/41   81/44

There were 341 houses sold in the Terwillegar Heights Area in 2017 with an average days on market of 47 Days. The average days on market for the city of Edmonton was 49 days.

2016 TERWILLEGAR HEIGHTS HOUSES SOLD & AVERAGE DAYS ON MARKET

Statistics provided by the Edmonton REALTORS® Association

2016
    Haddow     Hodgson     Leger       Mactaggart     Magrath Heights     South Terwillegar     Terwillegar Towne
Jan-Mar                            
#Sold/DOM    8/54    4/55   1/43    5/49   10/61    18/51   15/58
Apr-Jun
                           
#Sold/DOM    20/55   5/71   6/20   6/40    15/86   41/37   28/45
Jul-Sep
                           
#Sold/DOM    13/46    9/54    8/58   5/55   15/83    25/35   29/45
Oct-Dec
                           
#Sold/DOM    10/93    4/78   5/60   3/91    10/67   19/63   21/43
                             
Annually   51/60   22/52    20/46    19/54   50/76   103/45   93/45

There were 531 houses sold in the Terwillegar Heights Area in 2016 with an average days on market of 52 Days. The average days on market for the city of Edmonton was 49 days.

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RIVERBEND HOUSES SOLD & AVERAGE DAYS ON MARKET

Statistics provided by the Edmonton REALTORS® Association

2018
    Brander Gardens     Brookside .     Bulyea Heights     Carter Crest     Falconer Heights     Henderson Estates     Ogilvie Ridge     Ramsay Heights     Rhatigan Ridge
Jan-Mar                                    
#Sold/DOM    1/52    6/20    4/60    2/75    3/99    3/111    1/13    5/70    6/61
Apr-Jun
                                   
#Sold/DOM    2/42    8/34    17/20    6/18    6/27    6/15    1/17    3/62    12/43
Jul-Sep
                                   
#Sold/DOM    6/38    6/35    5/36    4/32    2/55    6/79    5/43    8/33    12/43
Oct-Dec
                                   
#Sold/DOM                                    
Summary                                    


Riverbend Edmonton Sold Houses Image

2017 RIVERBEND HOUSES SOLD & AVERAGE DAYS ON MARKET

Statistics provided by the Edmonton REALTORS® Association

2017
    Brander Gardens     Brookside .     Bulyea Heights     Carter Crest     Falconer Heights     Henderson Estates     Ogilvie Ridge     Ramsay Heights     Rhatigan Ridge
Jan-Mar                                    
#Sold/DOM    3/66   7/31   8/49    1/15    2/14    4/31    2/36    3/33   12/16
Apr-Jun
                                   
#Sold/DOM    2/109   4/23    9/28   1/113   5/38   8/35   4/66    10/35   14/22
Jul-Sep
                                   
#Sold/DOM    4/64    3/26    10/26    8/55    4/24   6/50   3/61   12/46    5/52
Oct-Dec
                                   
#Sold/DOM    3/43    9/95    5/25    3/25   2/49   2/43   1/60    5/33    4/38
                                     
Annually   12/67   19/45   32/32   14/39   13/32   20/43   10/58   30/40   35/26

There were 184 houses sold in Riverbend in 2017 with an average days on market of 40 Days. The average days on market for the city of Edmonton was 49 days.

2016 RIVERBEND HOUSES SOLD & AVERAGE DAYS ON MARKET

Statistics provided by the Edmonton REALTORS® Association

2016
    Brander Gardens     Brookside .     Bulyea Heights     Carter Crest     Falconer Heights     Henderson Estates     Ogilvie Ridge     Ramsay Heights     Rhatigan Ridge
Jan-Mar                                    
#Sold/DOM    3/33    3/35   12/54    1/15   0   2/215    2/52   1/81   10/29
Apr-Jun
                                   
#Sold/DOM    4/58    9/64   10/47    1/25   2/50    3/44   5/23   12/42   17/46
Jul-Sep
                                   
#Sold/DOM    1/8    2/7    14/43    3/62   4/36    6/47    2/102   6/40   8/42
Oct-Dec
                                   
#Sold/DOM    4/47    4/45    5/77    0    0    3/33   4/40   2/47   8/65
                                     
Annually   12/44   18/49   41/52   5/42   6/41   14/67   13/45   21/44   43/50

There were 173 houses sold in Riverbend in 2016 with an average days on market of 50 Days. The average days on market for the city of Edmonton was also 50 days.

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Old Riverbend Edmonton - A Favorite Place to Live

Riverbend is one of the best places to live in Edmonton. It is divided into two parts - East and west of Terwillegar Drive. House prices range from move-up to luxurious home prices. Unlike any other district in the city, Riverbend offers it's homeowners plenty of mother natures natural scenic beauty with community walking paths and river valley access all within walking distance. View all Riverbend houses currently listed for sale.


Riverbend consists of nine communities. .The new part of Riverbend is located on the east side of Terwillegar Drive and includes the communities of Bulyea Heights, Carter Crest, Falconer Heights, Henderson Estates, and Ogilvie Ridge.

Living in Old Riverbend

Old Riverbend is located on the west side of Terwillegar Drive, bounded by Rabbit Hill. North Saskatchewan River  and includes Brander Gardens, Brookside, Ramsay Heights,and Rhatigan Ridge.


Living in the Old Part of Riverbend Edmonton


Rhatigan Ridge was first subdivided in 1980 with various house styles from large luxury homes on spacious lots, especially near the edges of the river valley to a range of more modest executive-style houses. Rhatigan Ridge encompasses the Riverbend community league beside St. Mary Catholic School and features a high point of land with panoramic views south of Riverbend Road. Rhatigan Ridge was named in honor of Thomas Rhatigan, a farmer who was famous for the quality of his wheat and oats and was proclaimed World Oat King at the Royal Winter Fair three times.


Brander Gardens offers more deserve home ownership with plenty of townhouse and apartment condominiums to choose from. When originally build, the majority of these condos were focused on the upper-class and elite. Located in the west portion of Brander Gardens are some of Edmonton's most magnificent properties, originally called Glamorgan. Homeowners here are treated with the proximity to the Fort Edmonton Walking trails and Footbridge which crosses to the Wolf Willow Ravine. Brander Gardens was named in honor of George Brander, who established a peony garden in the Bonnie Doon Area until the 1940s.


Brookside is nesled away from the rest of Riverbend bounded by Whitemud Creek Ravine North with scenic views of Edmonton’s Downtown. Most houses in Brookside are executive style homes constructed in the 1970s with above average-sized lots and mature landscaping. Brookside homeowners enjpy the natural woodland habitat, skiing at the Snow Valley Ski Club and Rainbow Valley Park, access to river valley park trails, and other recreational facilities.


Ramsay Heights is Riverbends oldest community located in a prime real estate location and features a mix of housing equally split between single-family houses and condominiums. Ramsay Heights offers a high elevation vantage point with panoramic views of Edmonton. A large portion of the detached houses in Ramsay Heights run along the river Valley on 154 Street and Whitemud Road. There are also a few luxury houses located in the original Glamorgan subdivision adjacent to the river valley. Ramsay Heights was named in honor of Walter Ramsay, a principal at McKay Avenue Queen’s Avenue School, then became Edmonton’s first commercial florist.


Learn more about living in the newer part of Riverbend Edmonton


View Riverbend Edmonton House Sales


View Edmonton House Sale Statistics

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Riverbend Edmonton - An Extraordinary Place to Live

Riverbend is one of the best places to live in southwest Edmonton surrounded by mother nature. It is divided into two parts - Old Riverbend on the west and new Riverbend on the east. Riverbend is located off of Terwillegar drive a few minutes from the University of Alberta.


House prices in Riverbend Edmonton range from move-up to luxurious home prices. Old Riverbend is located on the west side of Terwillegar Drive and includes the communities of Brander Gardens, Brookside, Ramsay Heights,and Rhatigan Ridge. View all Riverbend houses currently listed for sale.

Living in Riverbend

The newer part of Riverbend is located on the west side of Terwillegar Drive, bounded by Whitemud Creek Ravine and 23 Avenue NW offering homeowners here breathtaking and beautiful scenery year round. This part of Riverbend includes the communities of Bulyea Heights, Carter Crest, Falconer Heights, Henderson Estates, and Ogilvie Ridge.


Riverbend Houses Edmonton Image


Bulyea Heights offers more walking trails than any other Riverbend community and with the presence of the Whitemud Creek Ravine, which runs the eastern length of Bulyea Heights, is the a most striking community. Almost every house in Bulyea Heights is owner-occupied with several of these homes touching the edges of the ravines with more walking trails, natural paths for hiking and run off streams from the North Saskatchewan River. Bulyea Heights was named after George Hedley Vicars Bulyea, the first Lieutenant-Governor of Alberta.


Carter Crest is a smaller upper-class Riverbend neighborhood features a combination single-detached housing, construction prior to 1990s. There are only a few roads in this community which swirl and curve to limit the negative effects of traffic, maximize land space and allows its homeowners bigger lots. Carter Crest is within walking distance to the Terwillegar Recreation Center and is named after Robert I. Carter, a Canadian government agent who advised Americans on their immigration prospects in Canada.


Falconer Heights is one of the few Riverbend communities which offer several amenities including medical center, a library, donation center, fast food restaurants, banks, and more located in Riverbend Square. This portion of Riverbend is popular with the aging community and features a fantastic retirement community. There is no school site located within Falconer Heights, but there is a large future school/park site adjacent to Henderson Estates. It was named after James F. Falconer, who was involved in the formation of Edmonton’s Names Advisory Committee in the mid 1950s.


The Henderson Estates is nestled between Old Riverbend and Haddow in Terwillegar Heights bounded by the River Valley which runs the length of the community, providing homeowners with excellent access to our greatest natural asset. Due to the natural beauty and breath-taking views, many of these Henderson Estates  properties will run into the multi-million dollar price range. Henderson Estates is named after Thomas Henderson, a homesteader in the Riverbend area in the late 19th century who imported Italian honey bees to his farm.


When originally built, Ogilvie Ridge was to be a private, elite, gated community until the city decided, Edmonton against any gated communities. It is bordered by Bulyea Heights, Whitemud Creek ravine, and west by the Rabbit Hill. Ogilvie Ridge features a natural topography with an integration of the North Saskatchewan River Valley ravine system defining tis neighborhood. Ogilvie Ridge was named after James H. Ogilvie, a politician, a lawyer, and a veteran of World War I.


Learn more about living in Old Riverbend Edmonton


View Riverbend Edmonton House Sales


View Edmonton House Sale Statistics

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Living Lewis Estates Edmonton

Living in Lewis Estates Edmonton 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. View currently listed houses for sale, contact us on Lewis Estates new builds or for a free Lewis Estate home evaluation.

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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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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.



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 absorptaion 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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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.



Knowing why a seller is selling is always helpful when you make an offer, but this information is protected by the sellers real estate agent 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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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.



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 thoroughly and address and, 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 information 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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What is the difference between a garage suite & a garden suite?

The official city description a garage suite is "a self-contained accessory dwelling above or attached to a rear detached garage, on a single detached lot which usually comes in the form of an apartment-sized living space, with its own kitchen, bathroom, and living space, on the second floor of your garage".


The city’s description of a garden suite is "an at-grade self-contained, accessory dwelling located in a building that is physically separate from the principal dwelling." Typically, garden suites are single story structures built in the backyards of single detached homes and must have their own kitchen, bathroom, and living space.



There are several benefits of purchasing a house with a garage or garden suite or building on an existing house in Edmonton including ...

  • Garage and garden suites are great ways to add some rental income to your property to help pay down your mortgage. It eliminates the shared interior space the way you would with a basement suite. These smaller living spaces are also a great way to add some diversity to your neighborhood because they allow a different demographic access to housing options on your street.
  • Garage and garden suites can keep family members nearby, yet allows for more personal space. It can be a great option for keeping your parents or your children close, while still maintaining some privacy by ensuring everyone has their own space. Alternatively, some aging empty nesters have decided to downsize into their own garden or garage suite, and allow their children’s family to live nearby, in the main house.
  • As with any good infill project, it’s all about creating more flexible living options so every Edmontonian can choose the neighborhood that suits them best.  For more information on Garage and Garden suites, visit the city of Edmonton's Infill website.

Popular communities in Edmonton with garage suites are located in the University Area, Griesbach and Westmount Area.

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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 the financial Institutions with a cost-effective assurance of the properties value for lending purposes. Appraisals are detailed reports compiled by licensed real estate appraisers.




Don't confuse a comparative market analysis, or CMA, with an 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.

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Making your home pet-friendly during the selling process


Your pets may be your best friend, but some buyers are allergic to and find pet odours offensive. Other buyers spend more time admiring your reptiles or playing with the cute puppy than viewing your home. When selling, it is best not to have them in the home. If this is not an option, keep them in a crate including cats.

Pets are smelly

  • No matter how often you bath your animals, they still smell. There are ways to eliminate some of the odors and pet dander. This means more cleaning and more cleaning. Wash your pet beds, blankets and toys on a weekly basis. If you own a bunny, ferret or reptile, cleaning their cages must be done on a daily basis. Don't forget the kitty litter! If not address, your pets can reduce the value of your property.

Pets are messy

  • Those cute and cuddly companions are very messy. We know as soon as we turn our back, they are jumping up on counters and couches. Vacumn your furniture daily. A buyer may sit at your kitchen table while writing you an offer and noticing animal hair hanging onto your counters and baseboards. Replace any chewed on baseboards or ripped carpets.

Don't forget the outside

  • Buyers will go into the backyard, garage and alleyway to check out your next door neighbours, pick up the dog faeces.

Don't "fabreeze"

  • If you are trying to cover up pet smells with a chemical, it will smell worse. The only way to really remove pet smells is by cleaning. Open those windows and air out your home.


One of the things Edmonton Real Estate Agents face when listing homes with pets is telling the seller that their home stinks! Homeowners need to understand those pet odours can kill a home sale! This can be a difficult conversation because there are folks who look at their pets as family members.

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Are your home shopping expectations realistic?

There is no such thing as a perfect house. If you are pre-qualified and have been looking for a home for a long time, there will be one of four reasons you haven't found your dream home



You can't afford the homes you like.

  • Either stop looking until you save enough money to purchase your dream home or be realistic with what you can afford. Your first home does not to be the forever home. Purchasing your first property is the first step to getting your dream home by building equity. However if you have found a few homes, which would only need a few touch-ups like a new kitchen, talk with your mortgage broker to see if it possible to add a renovation loan into your mortgage.

Chosen the wrong real estate agent to help you.

  • The majority of Real Estate Agents in Edmonton and the surrounding area have access to the same MLS Data, but if there hasn't been anything which has caught your attention, you can either fire your agent and find one who will work harder for you, which may include knocking on doors in a specific area or making community phone calls to find you a suitable property. Or maybe you are just too picky.

No motivation.

  • There are many people who prefer to rent. Every month, they pay for someone else's mortgage, helping the homeowner build equity. Or you have signed a long lease and are not in a position to buy. Or you may have a reason for not purchasing yet. If this is the case, stop looking until you are really ready. Every time you view a home, the seller must vacate the premises which means more cleaning and making arrangement to remove children and pets.

You are TOO cheap.

  • What the asking price of a home is, is irrelevant to the purchase price. For example: if two identical homes are listed at $400,000 and the other at $375,000 and you are still "Low Balling" the less expensive one, you will never get a good price. A good real estate agent will complete a buyers CMA for you, which will indicate a fair value market price and if it is below, you've already made money.


BEST REAL ESTATE TIP: No matter what type of market we are in, the longer you postpone your purchase, the more money you will lose. Eventually, house prices will go back up in Edmonton, but so will interest rates!

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Five Per-cent Down Payments are Still Possible



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.

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.
 


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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Questions to Ask a Buyers Real Estate Agent

Below is a great question list for all Edmonton new home buyers. Purchasing a home is one of the largest investments you will make in your lifetime. Choose your REALTOR carefully. Don't be afraid to ask questions. 



What type of properties do you mostly sell?

  • Purchasing a single-family detached house is different than buying a condominium, new builds or luxury properties. It is important that the Edmonton Real Estate Agent you choose has in-depth knowledge of the type of property you are planning on purchasing.

What is your negotiation style and experience in multiple offer situations?

  • Even in a buyers market, you may be in a multiple offer situation and great negotiating agents have personalized techniques for winning bidding wars. Some agents can be too aggressive and will lose due to their unlikeability, other agents can be too passive. Choose a real estate agent who is creative and on your side.

How many homes did you sell last year?

  • This is a very important question. The average real estate agent in Edmonton sells about 8 properties a year. Some agents will sell over 100 properties per year. If you want a REALTOR® who will spend time with you, is knowledgeable and experience, choosing a real estate agent who sells 25-50 homes a year is your best bet.

Do you have other professionals you work with on a regular basis?

  • Again, another very important question. Agents have relationships with other real estate providers and depending on how this question is answered, it will give you an insight on how long they have been in real estate, but more importantly on how they conduct their business.

Are you full-time real estate agent?

  • Not all Real Estate Agents are full-time REALTORS®. You don’t want someone doing this part-time or as a hobby. Looking at properties for fun is not the same as having fun when looking at homes. When viewing homes, great Edmonton real estate agents will point out the flaws of each home and they all have them, not commenting on how pretty the bedroom is set up.

Do you normally work in my price range?

  • Most Edmonton real estate agents work a wide range of prices, but if they usually help home buyers purchase million dollar homes, you might not be a top priority. Similarly, if you want to purchase new build homes and they normally work on older properties, the agent may not have the right connections for Edmonton home builders.

Will I be required to sign a buyers brokerage agreement?

  • If any Edmonton Real Estate Agents answers "No", find another REALTOR®. The Canadian Real Estate of Alberta has mandated to work with all residential buyers under an agreement. There are 2 types of agreements - Exclusive & Non-Exclusive.

Do I have to work with your recommended service providers?

  • If the agents say “yes”, it’s illegal. Find another REALTOR®. Good real estate agents in Edmonton should have solid recommendations for other service providers, but you should never feel pressured to use their recommendation. A good agent doesn’t do everything on their own. They have a team of other professionals including mortgage brokers, home inspector, contractors, Conveyancers, real estate lawyers, etc.

Can I review all documents before I sign them?

  • A good real estate agent will take the time to explain the documents and provide you with ample time to review important documents. Never feel pressured into signing. Real Estate Contracts are a binding agreement and it is important you understand them thoroughly prior to signing.

Do you use e-signature or DocuSign?

  • An e-signature is an electronic signature and gives you an indication of how internet savvy the real estate agent is. electronic signature also eliminates the need to print, fax, scan, and ship documents and are time documented. During this conversation, your agent will also mention auto-prospecting, which is a system to keep you updated the moment a new home which meets your criteria arrives on the Edmonton or surrounding area market.


How long have you been a licensed real estate agent?

  • This question is one that cannot be missed. Experience in the real estate industry is important. The longer a real estate agent has been selling real estate, the more transactions they have likely completed.

Do you attend the inspections?

  • Inspections are a contingency or buyers condition when purchasing a home. If any real estate agents in Edmonton or the surrounding area, tells you don't really need one, find another REALTOR®. You may think an inspection for a condominium or a brand new property is a waste of time and money, but have an inspection can save you thousands of future dollars and find unforeseen issues. New Home warranties have limitations.

How will I know how much to offer when I find a home?

  • Listen carefully to how the real estate agent answers this. If the REALTOR® pulls title and does a buyer's Comparative Market Analysis or CMA, congratulations, you have found yourself a great Buyers Real Estate Agent.


Feel free to contact us if you have any questions or need help with purchasing your dream home.

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Make My Kitchen Pretty

With so many choices, it's hard to choose a perfect "stone" countertop. Before you rush out and buy the prettiest one, you make want to consider resale value. When choosing a new counter-top, base it on your lifestyle, not on price.  If your kitchen looks dated, replacing your counter tops and backsplashes will make a huge impact and it is less expensive than replacing a whole kitchen.



  • Quartz countertops are a hard natural mineral. They are resistant to scratches, stains, heat, easy to clean are becoming the trend in luxury Edmonton houses. Depending on the grade, quartz countertops are about the same cost as granite.
  • Granite countertops are one of the most elegant materials that can be used for kitchen work surfaces. When sealed properly, it is stain and heat-resistant so it continues to look beautiful in the years to come. Granite countertops are a popular choice in our Edmonton homes due to its wearability and color choices.
  • Corian countertops are a mixture of binding resins and minerals and come in over a hundred colors. Corian is a flexible material when heat and can appear seamless once installed leaving a smooth, unblemished finish. It takes on a sandblasted stone look.
  • Marble countertops are stylish, elegant and drop-dead gorgeous. A countertop made of marble is usually less durable than granite, Corian or quartz and less resistant to stains and scratches. It is also more expensive to get installed. Marble Countertops are all about the look.


If you are planning to sell your Edmonton home in the near future, you may want to postpone changing those kitchen counters. Ask your REALTOR for the best advise. Today, buyers also have the option of a renovation loan which can be tied into their mortgage payments.

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What is a Real Estate Absorption Rate?

During listing appointment and the CMA process, sellers often ask "How long will it take to sell my house?" Although there is no magic way of knowing the answer, know what is currently happening economically and using a real estate absorption rate here in Edmonton will give us a good indication of how long a property will be on the market. An absorption rate will also tell us if it is a buyers market or a seller's market and is often used by real estate investors. It can also give a prediction on the demand of an Edmonton community.



Knowing how to use and calculate absorption rates using this real estate tool has several benefits. It's the best thing next to a crystal ball. An absorption rate It is a rate at which homes sell in a given area during a given time period. Absorption rate is calculated by dividing the number of sales in a given month by the number of available homes for sale. It is the inverse of months of supply.

  • For example, if there are 100 houses listed for sale in a certain area, and 10 houses sold over the last month, the absorption rate is 10/100=10%. Which means, assuming no other house listing are put on the market, it would take 10 months for buyers to purchase enough properties to absorb the real estate demand.
  • As a rule of thumb, an absorption rate of 20-25% or higher means that homes are selling quickly and the market favours sellers. Lower absorption rates mean that homes are not selling quickly and supply is much greater than demand, favouring buyers.

If you are thinking about selling in Edmonton or the surrounding area and would like to know the absorption rate in your community, contact us.

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Welcome to Heritage Valley Edmonton

Heritage Valley is one of Edmonton's largest and newest districts located in southwest Edmonton established in 2001. There are currently 14 communities including Allard, Blackmud Creek, Callaghan, Cavanagh, Chappelle, Desrochers, Graydon Hill, Hays Ridge, Heritage Valley Town Centre, MacEwan, Paisley, Richford, and Rutherford. Plus the future neighborhood of Cashman. Although nearby, Blackburne does not form part of the Heritage Valley. It is bounded by 170th Street NW, 41st Avenue SW, Ellerslie Road.



The nearby Currents of Windermere and Southgate shopping centers offer a variety of retail, dining, and medical and dental options. The Heritage Valley Town Centre will also provide many new shopping opportunities when construction is complete. Close proximity to the Anthony Henday, as well as the major bounding roadways, provides residents with access to amenities throughout the city.


The international Airport, Jagare Ridge Golf Club and South Edmonton Common are also nearby.

Each community in the Heritage Valley area has plenty of green spaces, and walking trails for homeowners to enjoy. Most of the Streets in the Heritage Valley Area are named after Edmontonians. There is also a new future hospital with plans underway and plans to extend the LRT.


Callaghan, Richford and Rutherford are the most presitious communities in the Heritage Valley Area, while Allard and Blackmud Creek feature more value per square foot than other Heritage Valley area homes.

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Come in, Welcome to our Open House!

Open houses are great for the listing real estate agents because it gives us an opportunity to meet the neighbors who may be thinking about selling their home and to pick up new buyers.




When real estate agents host an open house, the ultimate goal is to sell the home. The real estate agent who is hosting the open house is representing the seller, has already spent time and money and anyone who walks through the door needs to understand, the agent will be asking you questions.

If you are only looking for decorating ideas or you are already under a Buyer's Brokerage Agreement, let the hosting real estate agent know. We have Rules, Regulations and a code of Ethics, whereof, we are not allowed to interfere with another REALTORS® Clients. However, if you are not currently working with a real estate agent, REALTORS® are always looking for new business.

If you are interested in the property and would like more information on the home, call your current agent - DO NOT tell the listing agent. Anything you tell the hosting real estate agent will be disclosed to the sellers and in the event, you write an offer on this property, information can be used against you in negotiations. It is our job to work in the best interest of our clients which would include informing the sellers of all interested parties.

Real Estate Agents are also responsible for ensuring the proper care of the home while showing. If you have children, please hold their hands and don't be offended if the REALTOR® is following you everywhere.


If you are just starting your new home search and have questions or would like a real estate buyer representative to help you through the process (for free), contact us.

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