What’s happening in the market today?

If you’re wrestling with the classic question—should I keep renting or buy a home in Edmonton?—you’re not alone. With mortgage rates shifting and rents creeping up, the answer isn’t one-size-fits-all. It comes down to your numbers: monthly cash flow, how long you’ll stay put, appreciation potential, condo fees, taxes, maintenance, and what your down payment could earn if you didn’t buy.

What “winning” actually means

People often compare mortgage payment vs. rent and stop there. That’s only Act One. A true comparison tracks:

• Cumulative cash out (mortgage + taxes + insurance + maintenance + condo fees)

• Equity you build (your mortgage principal paydown + appreciation, less selling costs if you sell)

• Opportunity cost (what your down payment & closing costs could earn if invested while you rent)

• Time horizon (buying usually shines the longer you hold)

The Edmonton-specific inputs that matter most

1) Rent inflation – Edmonton rents can climb in bursts. A 3% vs 5% annual increase looks small now, but compounds fast. If your landlord has raised rent lately, nudge the slider up and see the effect.

2) Home value appreciation – Edmonton tends to be steadier than boom-and-bust markets, but even a conservative 2% appreciation adds up over 7–10 years. Try 0% for a stress test, then 2–3% as a base case.

3) Property taxes & condo fees – Taxes vary by neighborhood and assessment; condo fees vary by building and amenities. If you’re eyeing a townhome in Secord or a condo in the west end, plug in accurate numbers from a real listing.

4) Maintenance – A common rule of thumb is 1% of home value per year. Older or larger homes may need more. Condo owners pay less direct maintenance but more in condo fees.

5) Mortgage rate & amortization – A lower rate or a longer amortization can smooth monthly cash flow. The calculator assumes fixed payments and tracks your remaining balance to show real equity.

6) Opportunity cost – If you kept renting and invested your down payment, what would it earn? Set an after-tax return assumption (e.g., a diversified portfolio in a taxable account). This is the most overlooked input—and a huge reason renting can “win” in short holding periods.

Three sample scenarios (play with these in the calculator)

A) The west-end starter

• Home price $400k, 10% down, 3.9% rate, 25 years, taxes 0.9%, maintenance 1%, rent $1,800 rising 3%, investment return 4% after tax.

• Result: Break-even often around year 5–7. Push rent growth to 5% and owning pulls ahead sooner.

B) Condo with higher fees

• Same as above, but add $400/mo condo fees.

• Result: Break-even shifts later. If you find a building with strong reserves and lower fees, it meaningfully improves the buy case.

C) Short-stay wildcard

• Plan to move in 3 years. Even with modest appreciation, selling costs (legal + commissions) can erase gains. Renting + investing may win in the short run.

Hidden costs and how to budget for them

• Closing costs (buying): Legal, title insurance, appraisal, inspection, CMHC premium (if <20% down), tax adjustments. The calculator uses a conservative default; replace with your real quote.

• Selling costs: Budget a few percent for commissions, legal, and incidentals. The tool nets this out when estimating your equity if you sold at each year mark.

• Home improvements: Not every dollar returns a dollar. Prioritize safety, efficiency, and wide-appeal upgrades.

What first-time buyers ask me most

“Is a bigger down payment always better?”
Not always. Higher down = lower payment, but it also increases opportunity cost. If the market offers better after-tax returns than your mortgage rate, a smaller down payment can be rational—as long as you’re comfortable with the payment and CMHC costs.

“What if rates drop?”
Your payment falls at renewal—or you can refinance if it makes sense. Renting doesn’t capture this upside, but it remains flexible if you’re uncertain about staying put.

“What if prices go sideways?”
That’s why time horizon matters. If you’re buying for lifestyle + stability and can hold 7–10 years, sideways years are less scary.

Bottom line

If you plan to stay in Edmonton for a while, owning often wins—especially once you cross the break-even point. If you’re unsure about the next 2–3 years, renting and investing the difference can be the smarter, safer play. The calculator above turns this from a gut call into a data-backed decision.

FAQ

What amortization should I choose?
25 years is common. Longer amortizations lower the payment (easier cash flow) but slow principal paydown. Try both in the tool.

How do I estimate maintenance on a new build?
New builds may be lighter on maintenance early, but plan for 0.5–1% of value even if it feels conservative. Systems still age.

I don’t have 20% down—what changes?
You’ll likely have mortgage insurance (CMHC or similar), which increases the effective cost of borrowing. Add that into the closing costs field if your premium is paid upfront, or account for it in the mortgage amount if it’s rolled into the loan.

Should I count tax deductions?
In Canada, mortgage interest on your principal residence isn’t typically deductible. If part of your home is a legal suite or you’re house-hacking, talk to an accountant—your numbers may improve.

Can I model a legal basement suite?
Yes. Subtract expected net suite income from the monthly ownership cost (or enter negative condo fees as a quick proxy). For a cleaner setup, I can create a version with a dedicated suite-income input.

What return should I use for investments?
Use a realistic, after-tax long-term average. If you invest in a TFSA/RRSP, after-tax treatment changes. The tool keeps it simple; I can tailor a version for registered vs. taxable accounts.

Ready to run real numbers?

Send me a couple of listings you’re eyeing in Edgemont, The Hamptons, or Secord, plus your pre-approval details. I’ll plug in the actual taxes/fees and deliver a one-page comparison with my recommendation—and we’ll lock in showings if the math (and the house) looks right.

Fall in Edmonton is golden light, crisp mornings, and serious buyers who want to move before the holidays and deep winter. If you prep smartly—and lean into the season—you can capture that momentum for a faster sale at a stronger price. The clock is ticking - when the snow hits, we see a massive change in the number of transactions per month. Here’s your expanded, long-form plan, tailored for autumn, with practical tips you can put to work this week.

1) Win the driveway: fall curb appeal that actually sells

Leaves on the lawn read as “work.” Keep walks, decks, and gutters clear; trim back overgrown shrubs; and power-wash windows so shorter days don’t make interiors feel dull. Add a couple of planters with fall mums or ornamental cabbage, refresh your mulch, and consider a quick front-door paint refresh in a complementary colour. Evening showings? Path lighting and a bright, working porch light are non-negotiable. (RE/MAX Canada)

Edmonton tip: Schedule listing photos early in the season while the trees still pop; that colour carries through online even after the leaves drop. Wash those windows—clean glass makes rooms look bigger in fall photos. (RE/MAX Canada)

2) Light it right: shorter days, warmer rooms

Autumn light is beautiful but brief. Wash interior and exterior glass, swap in higher-lumen warm LED bulbs, and layer lamps in darker corners. For daytime showings, open blinds fully; for evenings, create pools of warm light that feel cozy—not cave-like. If you have darker paint, a few strategic lamp placements can transform photos and first impressions. And never underestimate the value of a good, warm lamp that can add cozy and comfortable splashes of light. (RE/MAX Canada)

3) Cozy—not kitschy: stage for sweater-weather

Lean into “hygge” without theme-park Halloween. Think textured throws, a neutral fall wreath, and a tidy entry with a bench, boot tray, and hooks. Keep décor subtle so buyers notice square footage and storage (mudrooms are a fall hero feature here). If you have a fireplace, clean the surround and stage with stacked logs or candles; buyers love a ready-to-enjoy hearth. (Realtor)

4) Handle the senses (the subtle way)

Artificial pumpkin-spice can overwhelm. Before showings, crack a window, simmer apple slices with a cinnamon stick, or offer fresh cookies. Pet odours and mustiness are deal-killers; deep-clean carpets and soft goods now, not after feedback rolls in. Keep it fresh, neutral, and light. (Realtor)

5) Do the unsexy maintenance: it’s ROI gold

Buyers in fall look hard at cold-weather readiness. Service the furnace, replace filters, test CO/smoke alarms, clean the chimney if you burn wood, and show receipts to highlight efficiency. Address little leaks, slow drains, loose handrails, and squeaky doors so they don’t snowball during inspection. You’ll impress the inspector and reduce renegotiation risk later. (RE/MAX Canada)

Pro move: If you suspect issues (roof, moisture, aging HVAC), consider a pre-listing once-over so you can fix problems on your schedule instead of discounting under pressure post-inspection. Transparency avoids deal-breaking surprises. (Investopedia)

6) Photograph for autumn: timing and technique

Clean, decluttered rooms with impeccable windows photograph bigger and brighter. Book photos on a sunny day, preferably before 2 p.m., and capture any remaining foliage out back. If leaves are mostly gone, use twilight exteriors to add warmth and drama. Don’t skimp on professional photography—weak images get skipped, and good photos can boost online traffic and offers. I can’t emphasize this enough! Pay for photography; it’s often the only chance you’ll get to attract buyers to view your home. (RE/MAX Canada)

7) Price with precision (not emotion)

Overpricing leads to staleness and price cuts—especially as we head toward winter. Use a data-driven comparative market analysis, account for condition, upgrades, and the season’s buyer pool, and set a number that attracts offers instead of “testing the market.” Flexibility in negotiations beats chasing the market down. Your realtor will help you set a price that helps you meet your goals while maximizing value. (Investopedia)

8) Make showings easy in a busy season

Accommodate buyer schedules while daylight is limited—earlier showings showcase natural light best. Keep a 15-minute “go bag” checklist: lights on, blinds up, counters clear, entryway tidy, boot tray in place. Buyers who feel welcome stay longer—and write stronger. Keep walkways leaf- and ice-free to protect guests and your deal. (Realtor)

9) Safety, disclosure, and peace of mind

Ensure your home insurance provides adequate liability coverage during showings, keep walks ice-free as temps dip, and be upfront about material issues—buyers and inspectors will find them anyway. Transparency reduces fallout, preserves trust, and keeps your deal on track. (Investopedia)

10) Highlight fall-friendly features buyers love

If you’ve got a heated garage, newer windows, high-efficiency furnace, smart thermostat, or great mudroom storage—surface it in your feature sheet and photos. Leave recent utility bills to demonstrate operating costs, and set the thermostat to a comfortable temperature before showings. Don’t assume people notice; signpost the value. (Coldwell Banker Preferred Real Estate)

11) Your 10-Day Fall Listing Sprint (quick roadmap)

• Day 1–2: Audit & plan—fix safety/maintenance first, then easy cosmetic wins (paint, caulk, lighting). (Investopedia)

• Day 3–4: Exterior glow-up—rake, edge, mulch, planters, windows, numbers, porch light. (RE/MAX Canada)

• Day 5: Light & air—warm LEDs, extra lamps, curtains/blinds open, fresh air. (RE/MAX Canada)

• Day 6: Pre-inspection mindset—catch “obvious flags” now. (Investopedia)

• Day 7: Declutter & depersonalize—sell space, not stuff; secure valuables. (Investopedia)

• Day 8: Subtle seasonal staging—cozy textures, tidy entry, tasteful scent. (Realtor)

• Day 9: Photo day—sunny midday + one twilight exterior; pro photographer. (RE/MAX Canada)

• Day 10: Price and launch—CMA-based list price, full media package, flexible showings. (Investopedia)

A crisp-season checklist (save this)

• Curb appeal: Rake, edge, mulch; add two fall planters; replace the doormat; bright porch light; visible house numbers. (RE/MAX Canada)

• Windows & lighting: Wash all windows/screens; swap in warm LED bulbs; add two lamps for corners. (RE/MAX Canada)

• Maintenance: Service furnace & fireplace; replace filters; test CO/smoke alarms; fix small leaks; document the work. (RE/MAX Canada)

• Declutter: Box up extras, off-site storage if needed; remove personal photos and bulky furniture. (Investopedia)

• Staging: Neutral textiles, tidy entry, subtle scent; leave throw blankets—not animatronics. (Realtor)

• Media: Hire a pro; schedule for sun + twilight; include floor plan if possible. (RE/MAX Canada)

• Pricing & launch: Price to the market, not to memories; be flexible on showing times. (Investopedia)

Common fall seller mistakes (and easy fixes)

1. Overpricing at launch.
   Solution: price to comparable sales and condition; your first week is your leverage week. (Investopedia)

2. Skimping on photos and prep.
   Solution: professional photography, clean windows, layered lighting, and clutter-free rooms. (RE/MAX Canada)

3. Hiding known issues.
   Solution: disclose material problems; the inspection will surface them anyway, often with a bigger discount. (Investopedia)

4. Ignoring cold-weather features.
   Solution: highlight efficiency upgrades, mudroom storage, fireplaces, and heated garages—buyers value them most right now. (Coldwell Banker Preferred Real Estate)

5. Making showings difficult.
   Solution: maximize daylight slots, keep the 15-minute checklist handy, and maintain safe, clear walkways. (Realtor)

FAQ

Is fall really a good time to sell in Edmonton?
Yes. You’ll face motivated, deadline-driven buyers and often less listing competition than peak summer—strong positioning if you price and present well. (RE/MAX Canada)

How much should I decorate for Halloween or Thanksgiving?
Keep it neutral: pumpkins, a wreath, textured throws. Skip oversized inflatables or anything polarizing—buyers need to see space and features, not décor. (RE/MAX Canada)

What single improvement shows best in fall photos?
Crystal-clean windows plus warm, layered lighting. It brightens every room and photographs beautifully as daylight shrinks. (RE/MAX Canada)

Do scented candles help during showings?
Use scent sparingly. Fresh air and light, natural aromas beat heavy fragrances that can read as “cover-up.” (Realtor)

Should I service the furnace before I list?
Yes. A tidy, recently serviced system (with a receipt) reassures buyers and smooths inspection. (RE/MAX Canada)

What are the biggest mistakes sellers make?
Overpricing, skimping on presentation/media, hiding defects, and restricting showings. Avoid these and your odds of a smooth sale jump. (Investopedia)

Ready to list?

If you want a tailored fall prep plan for your neighbourhood and price point—plus a data-driven pricing strategy and staging help—I’m happy to come by, walk the property, and map out your next steps. Call me! Like that well-known pizza chain, I’m Hot & Ready to help you today!

Sources

1. RE/MAX Canada – 6 Tips for Selling your Home this Fall (2025). (RE/MAX Canada)

2. RE/MAX Canada – Curb Appeal Tips for Selling a Home this Fall / 6 Ways to Make Your Home Stand Out in the Fall (2025). (RE/MAX Canada)

3. REALTOR.ca – Get Your Home Ready to Sell in Fall 2024 (2024). (Realtor)

4. Coldwell Banker Preferred Real Estate – Make Them Fall for It: Secrets to Help Sell Your Home This Season (Sept 3, 2025). (Coldwell Banker Preferred Real Estate)

5. Investopedia – Avoid These Mistakes When Selling Your Home (updated 2025). (Investopedia)

If your 2025 property tax bill feels higher than you expected, you are not imagining things. City Council approved a 5.7 percent municipal increase for 2025. Your total still depends on your assessment and the education portion set by the Province of Alberta, so individual results vary. Below is the plain-English version of what changed, how to estimate your number in three minutes, exactly where your taxes go, and when an appeal is actually worth it. (City of Edmonton)

What changed (and why your total may not equal 5.7 percent)

• Municipal increase: Council set the municipal portion to rise 5.7 percent for 2025 (revised in April after provincial grant changes). That 5.7 percent applies to the municipal slice, not your entire bill. (City of Edmonton)

• Education portion: The education tax is set by the Province of Alberta and collected on your bill. It moves separately from the municipal increase, which is why many owners see totals that differ from 5.7 percent. (City of Edmonton)

Bottom line: The headline number is municipal only. Your assessment change and the education share determine your personal result.

How your Edmonton property tax is actually calculated

Think of two stacks that get added together:

1. Municipal portion – funds local services (roads, transit, police, fire, recreation, libraries). Council sets the total levy; your share is based on assessed value. (City of Edmonton)

2. Education portion – set by the Province of Alberta, collected by the City, also based on assessed value. (Alberta.ca)

You cannot appeal the tax rate. You can question or appeal the assessment value that drives both portions. (City of Edmonton)

Three-minute walkthrough: estimate your 2025 taxes

1. Open the City of Edmonton Property Tax Estimator. (taxestimator.edmonton.ca)

2. Choose Residential and enter the assessed value from your 2025 notice.

3. Review the estimated total and the line items (municipal, education, other requisitions).

4. If monthly cash flow helps, explore the City’s Monthly Payment Plan from the same page. (taxestimator.edmonton.ca)

Pro tip: The estimator is a model. If your home is unusual (major renovation, a new legal suite, atypical condition, unique location benefits or constraints), treat the output as a baseline—then compare to truly similar homes on your street.

Simple illustration: how the municipal increase scales

These examples show how a 5.7 percent municipal change scales with value. Your actual total will depend on your final assessment and the provincial education share. Use the City estimator for precision. (taxestimator.edmonton.ca)

*Use your 2024 bill or the estimator’s “previous year” as the baseline. The point is the scaling.

Where your 2025 Edmonton property taxes go (plain-English breakdown)

A typical detached home assessed at $465,500 pays about $394 per month in total 2025 property taxes. Roughly three-quarters of that (about $296) supports City services; about one-quarter (about $98) goes to the Province of Alberta for education. Here is how that $296 for City services breaks down each month, according to the City: Police Service ($44), Fire Rescue ($24), Transit operations ($30), Parks and Roads ($23), Neighbourhood Renewal ($23), Community Recreation and Neighbourhood Services ($13), Edmonton Public Library ($5), City Planning and Infrastructure Services ($8), Boards, Agencies and Commissions excluding Police and Library ($6), Social Development ($6), Governance and Oversight ($6), Support Services such as 311, information technology, finance, and legal ($21), Fleet and Facility Services ($7), Debt repayment on past construction ($33), and Pay-As-You-Go transfers to current capital projects ($20). (City of Edmonton)

Note: The City provides the full breakdown and context on its “Where Your Taxes Go” page, including explanations for each category and how capital funding works. (City of Edmonton)

When an appeal is worth it (and when it is not)

Good reasons to request a review or file a complaint

• The City overstated your living area, garage, lot size, finish level, or effective year.

• The valuation missed material condition issues (foundation, roof, mechanical) present on December 31 of the valuation year.

• The model leaned on stronger, non-comparable sales (different exposure, backing a park versus a roadway, heavy renovations versus original condition).

How to build a persuasive evidence package

• Comparable sales: Three to five truly similar properties around the valuation date.

• Documentation: Photos, inspection reports, quotes, or permits that prove condition differences.

• Clarity: A calm, step-by-step narrative. Boards reward facts and organization.

If the facts on your notice are correct and your value is in the band of similar sales, an appeal rarely moves the needle. If critical facts are wrong, act within the window outlined on the City’s assessment site. (City of Edmonton)

Make your bill easier to live with

Prefer predictable cash flow? The City offers a Monthly Payment Plan with automatic withdrawals across the year. For many owners this is the simplest way to smooth expenses without risking late fees. (taxestimator.edmonton.ca)

What this means for Edmonton owners in 2025 (quick guidance)

• If your assessment jumped: Do a side-by-side with three similar homes on your block. If you are clearly high, contact me. I will tell you—quickly—whether a formal complaint is worth it this year.

• If your taxes are manageable but annoying: Join the Monthly Payment Plan, then revisit insurance and utilities to free up the same dollars elsewhere. (taxestimator.edmonton.ca)

• If you are planning to sell in 2025: Tighten your disclosure and documentation (permits, improvements, service records). A clean paper trail increases buyer confidence and can reduce post-inspection renegotiations.

• If you are planning to buy: Use this tax reality in your monthly payment math—especially if you are moving between neighbourhoods with different assessed patterns. Start with your market context and buying power articles below.

Frequently Asked Questions

Is everyone paying exactly 5.7 percent more?

No. 5.7 percent is the municipal increase. Your total also includes the education portion and depends on your assessment relative to the city-wide roll. Use the City estimator for your exact situation. (City of Edmonton)

Where can I see a trustworthy estimate for my 2025 bill?

Use the City of Edmonton Property Tax Estimator. It shows the municipal and education portions based on your current assessment. (taxestimator.edmonton.ca)

What exactly does my tax bill fund?

About three-quarters of a typical bill supports City services, and about one-quarter goes to the Province of Alberta for education. The City publishes a clear monthly breakdown for Police, Fire, Transit, Parks and Roads, Neighbourhood Renewal, Recreation, Library, and more. (City of Edmonton)

Can I appeal my taxes?

You cannot appeal the rate. You can appeal the assessment value within the review period listed on your notice. Deadlines matter. (City of Edmonton)

I never received my 2025 assessment notice. What should I do?

Go to the City’s assessment page to view your information and contact the team right away. Notices were mailed on January 10, 2025. (City of Edmonton)

Who decides the education portion?

The Province of Alberta sets uniform education tax rates and requisitions; the City collects and remits that share. (Alberta.ca)

Keep learning (internal link stubs for your site)

• Edmonton Real Estate Market Update – September 2025

• Rent vs. Buy in Edmonton: Why Owning Your Home Makes More Sense Than Ever

• Why Hiring a Realtor is Essential When Purchasing a New-Construction Home

• West-End Watch: Valley Line West and the Lewis Farms Recreation Centre

Sources

• City of Edmonton — Budget Frequently Asked Questions (confirms the 5.7 percent municipal increase and April revision). (City of Edmonton)

• City of Edmonton — Property Tax Estimator (estimates, monthly plan link). (taxestimator.edmonton.ca)

• City of Edmonton — Assessment (mailing date, how to review/appeal). (City of Edmonton)

• City of Edmonton — Where Your Taxes Go (2025 monthly breakdown and shares). (City of Edmonton)

• Province of Alberta — Education property tax (who sets the education portion, mill rate concept). (Alberta.ca)

If you’re trying to buy your first home in Edmonton, the mortgage rule changes over the past year will impact your monthly number. Since August 1, 2024, first-time buyers of newly built homes can qualify for insured 30-year amortizations—a longer payback period that lowers the monthly payment compared with a traditional 25-year term.

Ottawa followed that by raising the insured purchase-price cap to $1.5 million, widening the pool of homes that can be bought with less than 20% down (you still have to meet the minimum down-payment formula and standard approval ratios). Taken together, these changes can open doors for Edmonton buyers who were just shy on cash flow or down payment before the changes came into effect last year. (Canada.ca)

The government’s June and July 2024 releases introduced the 30-year insured option for first-time buyers of new builds. This isn’t a silver bullet—stretching payments to 30 years increases the total interest you pay—but it’s a practical lever for entry-level affordability and provides more options to folks looking to enter the housing market. (Canada.ca)

On the insurer side, CMHC’s “Home Start” program describes the nuts-and-bolts for new-build purchases, including the maximum 30-year amortization, that the property must be suitable for year-round occupancy, and that insured loans apply to homes under $1.5 million. In plain English: if you are a first-time buyer looking at a new-construction home in Edmonton and you meet the usual income/credit tests, the 30-year insured path is a viable option. Your lender or broker will confirm whether your specific file routes through CMHC or another insurer and how premiums apply. (Canada Mortgage and Housing Corporation)

Keep in mind that the $1.5M limit was brought in to effect for housing markets in markets like Vancouver and Toronto. In Edmonton, there are plenty of attractive and viable options for single-detached new homes for well under $500 000. It’s important to keep this in mind, as a lot of the changes to the rules don’t really make a meaningful difference in the Edmonton market.

Before we go further, two quick, practical clarifications. First, minimum down-payment rules did not change: it’s 5% on the first $500,000 of price, 10% on the portion from $500,000 to under $1.5 million, and 20% down if the price is $1.5 million or more (because those cannot be insured). Second, the old First-Time Home Buyer Incentive (shared-equity) is not coming to the rescue—it stopped accepting new applications in March 2024. Build your plan without it, with help from your Realtor.

What the 30-Year Option Actually Does to Your Payment

At today’s common fixed rates, moving from 25 to 30 years generally trims the monthly payment by roughly a high-single-digit percentage—often enough to make the budget work, even though you’ll pay more interest over the life of the mortgage. I can’t stress this enough - yes, your monthly payment will be lower, but your overall cost of borrowing will increase.

If you want a concrete feel for the difference at typical Edmonton purchase sizes, I’ve prepared a simple comparison you can open or share: 25 vs 30-Year Payment Comparison (CSV). Use it to pressure-test your comfort zone before you lock anything in.

The “Zero-Down” Question—What’s Real (and Safe) in Canada

A literal $0 down insured mortgage on a primary residence is not permitted in Canada. You must meet the minimum down-payment formula above. But there are legitimate ways to reduce the cash you bring to the table by sourcing the down payment differently.

The first—and most buyer-friendly—tools are registered accounts you control. The First Home Savings Account (FHSA) lets you contribute up to $8,000 per year (to a lifetime $40,000), deduct those contributions at tax time, and then withdraw tax-free for a qualifying first home.

You can also stack this with the RRSP Home Buyers’ Plan (HBP), which now allows $60,000 per buyer to be withdrawn and repaid over 15 years. Together, FHSA + HBP can cover all or most of an entry-level down payment for many Edmonton purchases.

Next are traditional gifts from immediate family. Insurers treat non-repayable family gifts as an acceptable, “traditional” source of down payment, provided the paperwork is in order and the funds are in place before closing. This can bridge the last few percentage points when your own accounts are close but not quite there. (Canada Mortgage and Housing Corporation)

A third path is the much-talked-about “borrowed down payment,” sometimes called Flex Down. Here, the buyer borrows the 5% (e.g., via a personal loan or line of credit), and the lender/insurer underwrites the file only if you still pass debt-service ratios after counting that new payment. This option exists in the market through private insurers—Sagen and Canada Guaranty publish product pages outlining borrowed-down-payment programs, and you’ll also see recent broker materials referencing acceptable structures. The trade-off is obvious: you’re layering a second payment on top of your mortgage, so qualification and long-run cost both tighten. Move carefully, compare the APRs, and get professional advice before making any big decisions. (Sagen)

Finally, there are alternatives that can function like “no-down” in practice but come with strings attached. RE/MAX Canada’s consumer explainer on buying with no down payment walks through options such as private lenders (usually higher rates/fees on short terms), vendor take-back (VTB) mortgages where the seller finances part of the deal, and rent-to-own models that credit a slice of your rent toward a future purchase. Each can be a stepping stone, but none are free money—you’ll want to review these plans with your Realtor, a licensed mortgage provider, and in some cases even your lawyer to ensure that you are making an informed decision.

For many first-timers, it’s still smarter to use FHSA + HBP and buy a new build with a 30-year insured amortization than to jump into expensive private financing just to move in to your first home a few months sooner. (RE/MAX Canada)

A Simple Edmonton Playbook

Start with a real pre-approval from a broker who places insured files every day and ask them to price both 25-year and 30-year scenarios, with and without a borrowed down payment. While they’re working, open an FHSA if you qualify, map out what you could withdraw under the HBP, and decide whether a family gift is possible (or preferable to adding new debt).

If you’re aligned on the 30-year route, shortlist new-build options that fit your lifestyle—townhomes and compact singles are common, and Edmonton’s west-end and southwest corridors have steady builder activity. In fact, Mike Pabian (the author and licensed Realtor with REMAX Excellence) is a VIP Realtor with Cantiro Homes. 

Lock realistic financing conditions on your offer, seek a rate hold if appropriate, and plan your new-construction walkthroughs and timelines with your Realtor and lender so nothing is rushed at the finish line. (Canada Mortgage and Housing Corporation)

Quick FAQ

Do all first-time buyers automatically get 30 years?
No. The 30-year option is tied to insured mortgages and, in practice, is centered on new-build purchases under the current rules. Your lender will confirm what’s available for your file today. (Canada.ca)

What’s the minimum down payment now that the cap is $1.5M?
The formula is unchanged: 5% to $500,000, 10% on the portion from $500,000 to under $1.5M, and 20% if the price is $1.5M or more (no insurance available at or above $1.5M). (www.gazette.gc.ca)

Is the shared-equity First-Time Home Buyer Incentive still available?
No. It closed to new submissions in March 2024, with no new approvals after March 31, 2024. (Canada Mortgage and Housing Corporation)

Is “zero-down” really allowed?
You must meet the minimum down-payment rules. But you can source that down payment via FHSA, HBP, family gifts, or—case-by-case—borrowed down payment programs if you still pass debt-service ratios. Each path has conditions; work with a professional mortgage broker and your realtor to model the full cost. (Canada.ca)

Sources

• Department of Finance Canada – 30-year insured mortgages for first-time buyers of new builds; backgrounders and timing. (Canada.ca)

• Canada Gazette, Part II – Regulations amending Insurable Housing Loan rules; insured purchase-price limit to $1.5M; effective dates. (www.gazette.gc.ca)

• Reuters – Coverage of the insured cap increase to $1.5M and extension of 30-year options, providing context on policy goals and market impacts. (Reuters)

• CMHC – Home Start program page and news release outlining 30-year insured options on new builds and core eligibility factors. (Canada Mortgage and Housing Corporation)

• CRA – FHSA contribution/withdrawal rules and HBP withdrawal limit increase to $60,000 with 15-year repayment. (Canada.ca)

• CMHC – First-Time Home Buyer Incentive status (closed to new applications). (Canada Mortgage and Housing Corporation)

• Insurer examples – Borrowed down-payment programs (Sagen; Canada Guaranty Flex 95 Advantage) and recent broker documentation. (Sagen)

• RE/MAX Canada – Consumer explainer: How to Buy a Home with No Down Payment (private lenders, VTB, rent-to-own, equity strategies). (RE/MAX Canada)

Looking for more information? Have questions? Call Mike Pabian with REMAX Excellence for a no-pressure, free consultation. Mike specializes in helping First - Time buyers. In fact, over 90% of Mike’s business in 2025 involved a first-time buyer. Check out his glowing reviews here or text him at 780-232-2064.

(covering September 2025 activity; published October 6, 2025)

As autumn arrives, Edmonton’s resale market is easing from summer pace—yet several ground-oriented segments are still showing life. The REALTORS® Association of Edmonton reports more new listings than a year ago, slightly softer month-over-month prices, and a notable bright spot in semi-detached (and continued resilience in row/townhouses). Here is what changed in September and what it means for you. (REALTORS® Association of Edmonton)

At a Glance – Greater Edmonton Area (September 2025)

Seasonal Slowdown and Context

September typically marks a step down from peak summer activity—and that pattern held this year. Listings edged up versus last month while sales slipped, lifting choice for buyers. Prices softened month-over-month but remained higher than a year ago at the headline level. RAE’s Board Chair also flagged the possibility that another Bank of Canada cut could juice year-end activity by improving affordability for rate-sensitive buyers. (REALTORS® Association of Edmonton)

Property Type Deep Dive

Detached Homes

Average price eased to $554,084 (–2.8% m/m; +0.2% y/y). Sales dipped 7.7% from August as buyers became more selective at higher price points. New listings fell month-over-month but remain well above last year, keeping conditions balanced. (REALTORS® Association of Edmonton)

Takeaway: Pricing precision and presentation matter. Homes needing updates or listed above the pack are more likely to see longer days and negotiation.

Semi-Detached Homes

The month’s standout: average price rose to $433,760 (+3.1% m/m; +5.3% y/y). Though sales eased 5.9% m/m, tighter new-listing supply versus August helped support values. (REALTORS® Association of Edmonton)

Takeaway: Space-efficient layouts with lower carrying costs remain compelling. The best listings can still draw strong interest.

Row/Townhouses

Average price nudged up to $303,382 (+0.5% m/m; +3.4% y/y), marking a second consecutive monthly gain. Inventory coming to market increased, but so did buyer preference for ground-oriented, budget-friendly homes. (REALTORS® Association of Edmonton)

Takeaway: A sweet spot for first-time buyers who want more space than a condo without detached-home payments.

Apartment Condominiums

Average price slipped to $207,363 (–4.9% m/m) but remains +3.8% y/y. Both sales and new listings cooled from August. (REALTORS® Association of Edmonton)

Takeaway: Affordability keeps the floor under values year-over-year, but month-to-month momentum has softened. Intelligent pricing, clean condition, and strong marketing matter.

What This Means for Buyers

• More selection than last year: With inventory up year-over-year, buyers can compare more options and negotiate on condition, timing, and minor price adjustments. (REALTORS® Association of Edmonton)

• Move quickly on value segments: Semi-detached and townhouses showed price resilience—well-presented homes here can still get attention. (REALTORS® Association of Edmonton)

• Be rate-ready: If the Bank of Canada cuts again, a mini-surge is possible. Have financing updated so you can act decisively. (REALTORS® Association of Edmonton)

What This Means for Sellers

• Win on the basics: Sharp pricing against today’s comps, professional photos/video, and turnkey condition remain decisive in a balanced market.

• Lean into strengths by segment: Semi-detached sellers can cite current price strength; townhouse sellers benefit from sustained entry-level demand. Condo sellers should focus on immaculate presentation and realistic pricing to overcome softer monthly momentum. (REALTORS® Association of Edmonton)

Market Outlook

Seasonality should continue into October and November. The wild card is monetary policy: a further rate reduction could pull forward demand and tighten conditions in the most affordable, ground-oriented segments (semi-detached, townhouses). Otherwise, expect a steady, negotiating-friendly environment into late fall. (REALTORS® Association of Edmonton)

Edmonton Real Estate FAQ — September 2025

Is the market shifting toward buyers?
Not outright. September brought a typical fall cooldown, but average prices and the Home Price Index composite are still higher than a year ago, indicating stability rather than a sharp swing. (REALTORS® Association of Edmonton)

Why are semi-detached and townhouses holding up?
They balance space and affordability. September data showed month-over-month price gains in both categories, with semi-detached also up year-over-year. (REALTORS® Association of Edmonton)

What does the year-over-year inventory jump mean?
Choice is back. Buyers regain leverage on terms and modest pricing—especially for homes needing updates or that have been on the market longer. (REALTORS® Association of Edmonton)

Could prices firm up again before year-end?
Possibly. A rate cut would likely increase purchasing power and could spark a short-term bump in activity and firmer pricing in value segments. (REALTORS® Association of Edmonton)

Takeaway

Edmonton’s market is seasonally cooler but fundamentally steady. Listings are plentiful, buyers have room to negotiate, and semi-detached and townhouses continue to punch above their weight. If you are planning a move, strategy and timing matter more than ever.

Thinking about buying or selling this fall?
Let’s tailor a plan to your community, budget, and timeline—using today’s comps and absorption realities to your advantage.

Call or text Mike Pabian — RE/MAX Excellence
Website: PabianRealty.ca • Instagram: @pabianrealty • YouTube: Inside Edmonton

Source: REALTORS® Association of Edmonton, Monthly Market Statistics Update — “Cooling market still seeing some heat in semi-detached units,” released October 2, 2025. (REALTORS® Association of Edmonton)

When classes pause, families across Edmonton scramble to build structure back into the day. The good news: this city is packed with learning-rich programs that can keep kids engaged—without feeling like school. From hands-on science to living history, art making, aviation, plants, and animal care, the places below are running timely day camps and drop-in programs designed for school-aged children, with strong options for preschoolers and teens, too. Dates, prices, ages, and getting-there tips (including public transit) are included so you can plan at a glance.

Telus World of Science – Edmonton: One-Day “Strike Camps” (Ages ~6–12)

Why go: Structured, hands-on science days built specifically for strike periods. Each day has a fresh theme, with live demonstrations, gallery time, and science theatre woven in. (TELUS World of Science)

When and price: One-day camps commonly run 9:00 a.m. to 4:00 p.m. with 8:45 a.m. drop-off and 4:15 p.m. pick-up. Recent strike-period pricing shows $75 + GST per day (and $80 + GST on dates that include the special exhibition). Capacity is typically 20 campers per day; members receive a discount. Check the current strike-week calendar for exact dates. (TELUS World of Science)

Educational value: Core STEAM learning through experiments and exhibit-linked activities—high engagement, minimal idle time. (TELUS World of Science)

How to get there (public transit): Multiple Edmonton Transit Service bus stops sit within a short walk; use the official Edmonton Transit Service Trip Planner for the fastest live route based on your location (the planner includes real-time tracking and alerts). Many families connect via Churchill Light Rail Transit and transfer to a bus for a short hop west. (tripplanner.edmonton.ca)

City of Edmonton “Pop-Up Day Camps” (Ages 6–12): Zoo, Muttart Conservatory, John Walter Museum, Fort Edmonton Park, Whitemud Park

Why go: In direct response to the strike, the City is running supervised, education-forward day camps across major attractions. Sites include the Edmonton Valley Zoo, Muttart Conservatory, John Walter Museum, Fort Edmonton Park, and Whitemud Park. These are designed for elementary-aged children and emphasize safe, active, and hands-on learning. (City of Edmonton)

Ages and examples:

• Edmonton Valley Zoo – animal care and enrichment themes; sample “Junior Zookeeper” content appears throughout the year and is a good proxy for strike-week activities. Recent pricing examples on the City portal show multi-day options and a Leisure Access rate. (movelearnplay.edmonton.ca)

• Muttart Conservatory – plant science inside the pyramids with rotating feature exhibits, creative builds, and guided exploration. (City of Edmonton)

• John Walter Museum – hands-on heritage, crafts, and river-valley activities. (City of Edmonton)

• Fort Edmonton Park – living-history programs adapted for single-day camps; spaces release in waves and often use a waitlist. (fortedmontonpark.ca)

When and price: Schedules are posted in the City’s move.learn.play portal. A recent “Pop Up Camp (Ages 6–9)” block at the Zoo lists 9:00 a.m.–4:00 p.m. days at $232 for a four-day set (with a Leisure Access Program price of $58), which helps benchmark daily costs; look for single-day strike entries for the current week and location. (movelearnplay.edmonton.ca)

How to register: Filter by location and date in the City’s booking site (search “Day Camps,” then choose your venue). (movelearnplay.edmonton.ca)

How to get there (public transit): Use the Edmonton Transit Service Trip Planner for the fastest live route; On Demand connections are available in many neighbourhoods. (City of Edmonton)

Royal Alberta Museum (All ages; sweet spot 6–14)

Why go: Alberta’s flagship museum pairs huge natural history halls with human history, Indigenous stories, live bugs, and a dedicated Children’s Gallery—ideal for a whole-day, self-guided “school day.” Front desk staff often have scavenger hunts or inquiry prompts for families. (Royal Alberta Museum)

Admission (benchmark): The museum posts a full admission grid and offers the “Mammoth Pass” for repeat visits; check “Hours and Admission” for current rates and free-admission days. (Royal Alberta Museum)

How to get there (public transit): The museum sits near Churchill Light Rail Transit and is reachable indoors through the downtown pedway network—handy in poor weather. The museum’s “Getting Here” page includes parking options and confirms Light Rail Transit proximity and pedway access. The City’s 2025 pedway map shows typical hours and connections. (Royal Alberta Museum)

Muttart Conservatory (All ages; sweet spot 4–12)

Why go: Four glass pyramids—three climate biomes plus a rotating Feature Pyramid—turn plant science into a tactile, camera-ready day out. Strike-week City camps often run here; general admission visits work well for multi-age siblings. (City of Edmonton)

Admission (general visit): Current City rates list Child 2–12: $7.75; Youth/Senior: $12.95; Adult: $14.95; under 2: free. (City of Edmonton)

How to get there (public transit): The Muttart stop on the Valley Line Southeast Light Rail Transit sits adjacent to the pyramids (surface stop with side platforms). Trains typically connect downtown at Churchill to the Valley Line. (Wikipedia)

Edmonton Public Library – Citywide Children’s Programs (Birth to 12)

Why go: Free, daily, librarian-led literacy blocks at branches across the city, from baby programs to school-age workshops. The program Sing, Sign, Laugh and Learn is a 45-minute class for ages 0–36 months, offered with the Edmonton Early Intervention Program; family Storytimes and maker activities cover older ages. These are perfect for filling half-days around camps. (Edmonton Public Library)

How to get there (public transit): Nearly every neighbourhood has an accessible branch; use the Edmonton Transit Service Trip Planner or the Transit App for the most direct bus or Light Rail Transit route. (City of Edmonton)

Art Gallery of Alberta (Families; best for 3–12 with caregivers)

Why go: Tours for Tots runs weekly on Wednesday mornings—gallery exploration, storytelling, and studio-style art making for children ages 3–5 and their grown-ups. The gallery often runs family-wide creation days on select Sundays. Children 17 and under are typically free with a paid adult admission, making this an economical creative day. (youraga.ca)

How to get there (public transit): The gallery faces Sir Winston Churchill Square, a short, accessible walk from Churchill Light Rail Transit; the gallery’s “Getting Here” page lists current pedway notes and encourages planning with the Edmonton Transit Service route tools. (youraga.ca)

Alberta Aviation Museum (Ages 6–12 sweet spot; teens love it, too)

Why go: Aviation and engineering come alive in a historic hangar. The museum runs Professional Development Day and strike-day-style camps during the school year and a rolling series of Homeschool Days (for example, “Science of Flight”). This is a strong pick for kids who love mechanics, design challenges, and local history. (albertaaviationmuseum.com)

Typical day and price cues: Program blocks commonly run 9:00 a.m.–4:00 p.m. with standard camp-style drop-off and pick-up windows; check the current week’s calendar for strike-specific listings and fees. (albertaaviationmuseum.com)

John Janzen Nature Centre (Ages vary; strong 6–10 lineup)

Why go: Nature-skills day camps connect kids with ecology through exploration, survival basics, and art-in-nature. City listings frequently include themes like Eco-Art, Dino-Mania, and Wild for Survival with clear age bands. Great for kids who need fresh air and hands-on learning. (City of Edmonton)

How to get there (public transit): Plan the fastest route and connection with the Edmonton Transit Service Trip Planner; On Demand coverage helps fill gaps to river-valley sites. (City of Edmonton)

Bennett Environmental Education Centre (Programs and Camps; contact for strike-period offerings)

Why go: Operated by Edmonton Public Schools, the Bennett Centre hosts immersive day programs and multi-day residencies (including writing camps) during the year. During a strike, public school field trips pause, but families can inquire about community programming, rentals, or upcoming camp opportunities at the facility on 94 Street Northwest. (Edmonton Public Schools)

Contact: 780-468-1439; bennett.centre@epsb.ca. (Edmonton Public Schools)

Getting Around: Fast Transit Planning for Families

• Use the Edmonton Transit Service Trip Planner and Trip Tools for live routing, detours, and real-time vehicle positions. These tools are now city-owned and integrate directly with Edmonton Transit Service data. (tripplanner.edmonton.ca)

• Downtown cluster (Royal Alberta Museum, Art Gallery of Alberta, Stanley A. Milner Library): Base yourself at Churchill Light Rail Transit; the downtown pedway network provides mostly indoor connections—very stroller-friendly. (Royal Alberta Museum)

• Muttart Conservatory: Hop the Valley Line Southeast to Muttart stop, directly adjacent to the pyramids. (Wikipedia)

• Frequency cues: The Valley Line typically runs every 5–10 minutes at peaks and every 10–15 minutes off-peak; confirm current frequency on the stations page before you go. (City of Edmonton)

Money-Saving Notes

• Watch for family pricing and passes at the Royal Alberta Museum (see “Hours and Admission” and “Mammoth Pass”) and for member discounts at Telus World of Science – Edmonton. (Royal Alberta Museum)

• City of Edmonton Leisure Access Program rates appear on many camp listings within the booking portal—an excellent way to reduce costs. (movelearnplay.edmonton.ca)

Sample Five-Day Plan (mix and match)

• Monday – Science: Telus World of Science – Edmonton one-day camp, 9:00 a.m.–4:00 p.m.; optional evening star talk at home. (TELUS World of Science)

• Tuesday – Nature: John Janzen Nature Centre day camp; creek-bank walk after pick-up. (City of Edmonton)

• Wednesday – History: City Pop-Up Camp at Fort Edmonton Park or John Walter Museum. (City of Edmonton)

• Thursday – Art and Literacy: Art Gallery of Alberta Tours for Tots (if you have little ones) or self-guided missions for older kids; stop at your nearest Edmonton Public Library branch for an afternoon program. (youraga.ca)

• Friday – Plants and Animals: Muttart Conservatory visit or City camp; add a stop at the Edmonton Valley Zoo if you want more creature time. (City of Edmonton)

Conclusion

Strike days are disruptive—but they can also be a window into the best learning Edmonton offers outside the classroom. Whether you book a one-day science immersion, dive into aviation and engineering, get your hands dirty with plant science, or brighten a morning with story time and art, the city’s museums, galleries, gardens, and parks are ready to help you build a week that is fun, structured, and genuinely educational.

Call-to-Action: If you would like this guide customized for your neighbourhood—with transit step-by-steps from your home and a printable day-by-day schedule—reach out to me at PabianRealty.ca. I will create a tailored, map-linked itinerary you can share with family and friends.

Frequently Asked Questions

Are camps actually running this week?
Yes. Telus World of Science – Edmonton has posted one-day strike camps tied to this period. The City of Edmonton has launched Pop-Up Day Camps at the Edmonton Valley Zoo, Muttart Conservatory, John Walter Museum, Fort Edmonton Park, and Whitemud Park. Availability fluctuates; check each site’s current listings. (TELUS World of Science)

What do these programs cost?
Recent strike-period pricing at Telus World of Science – Edmonton shows $75 + GST per day (or $80 + GST when a special exhibition is included). City Pop-Up Day Camps show examples such as a four-day, 9:00 a.m.–4:00 p.m. block at $232 (with Leisure Access pricing at $58)—useful as a benchmark; single-day strike listings will show their own fees. (TELUS World of Science)

What ages are these aimed at?
City Pop-Up Day Camps target elementary-aged children (commonly ages 6–12, with some sites listing 6–10). Telus World of Science – Edmonton camps generally suit ages 6–12. The Art Gallery of Alberta’s Tours for Tots is built for ages 3–5, and Edmonton Public Library serves everything from infants through tweens. (heartlandnews.ca)

Are public school field trips still happening?
No. Edmonton Public Schools state that all school-organized activities, including field trips, pause during a strike. That makes family-booked community programs the best substitute. (Edmonton Public Schools)

How do I plan transit with kids?
Use the City’s Edmonton Transit Service Trip Planner and Trip Tools for live routes, detours, and real-time tracking; it is built on the City’s data feed. If you are stacking multiple downtown activities (Royal Alberta Museum, Art Gallery of Alberta, Stanley A. Milner Library), use Churchill Light Rail Transit and the downtown pedway network for mostly indoor transfers. For the Muttart Conservatory, take the Valley Line Southeast to Muttart stop. (tripplanner.edmonton.ca)

Any other strike-week ideas beyond the big attractions?
Yes—community roundups are tracking a wide range of sports, coding, and recreation day camps during the strike (for example, gymnastics, martial arts, and more). Check local listings as spots appear. (CityNews Edmonton)

Sources and official pages to check before you go

• Telus World of Science – Edmonton: One-Day Strike Camps and Camp Info. (TELUS World of Science)

• City of Edmonton: Pop-Up Day Camps hub and attraction-specific day camp pages. (City of Edmonton)

• Royal Alberta Museum: Hours, Admission, Getting Here. (Royal Alberta Museum)

• Muttart Conservatory: Admission rates and “Plan Your Visit” (transit and parking). (City of Edmonton)

• Art Gallery of Alberta: Tours for Tots and “Getting Here.” (youraga.ca)

• Alberta Aviation Museum: Homeschool Days and Professional Development Day Camps. (albertaaviationmuseum.com)

• Edmonton Public Library: Program details and live event listings for children. (Edmonton Public Library)

• Edmonton Transit Service: Trip Planner, Trip Tools, Valley Line overview, pedway map. (tripplanner.edmonton.ca)

Curious about the city? Want to learn more? Call Mike today to book a discovery day. Mike has spent his life working, playing, and exploring Edmonton. He’s available via call or text at 780-232-2064.