What’s happening in the market today?

As we conclude 2025 and look toward 2026, the Edmonton real estate landscape is undergoing a significant transition. I had an opportunity to do a bit of a deep dive into the forecasts and data on the Edmonton market, pulling insights from both local and national sources. The primary narrative that is forming for 2026 is one of balance. Edmonton is solidifying its position as a rare market where financial sanity and wage growth remain aligned with housing costs.

Key Market Numbers: Late 2025 Snapshot

According to the REALTORS Association of Edmonton (RAE) November 2025 Market Report released earlier this month, the Greater Edmonton Area (GEA) has shifted from the high-velocity (and frankly, wacky) conditions of the previous year toward a more stable environment. I’ve already covered that in an update earlier this month, but as a recap:

• Inventory Growth: Overall inventory is up 33.3% compared to late 2024.

• Detached Average Price: $553,746, representing a modest 2.5% increase year-over-year for November (it usually sags this time of year, so this is normal)

• Average Days on Market: Current listings are averaging 54 days on the market, providing buyers with the time for due diligence that was absent in 2024. Multiple offer situations have subsided as well. They do still occur, albeit with less frequency and rapacity. Homes in the sub-$500k range are generally listed more frequently, and take less time to sell than homes at higher price ranges.

The Affordability Audit: Income vs. Housing Prices

A critical metric for any market is the relationship between median earnings and housing costs. In 2024, the average detached home in Edmonton cost approximately 5.6 years of total household income. By late 2025, that ratio improved slightly to 5.5. This pertains only to single-detached home prices. When we average this ratio across all property types, the average drops to 3.4 years - by far the best for a major city in Canada.

This improvement occurred because Edmonton’s wage growth has slightly outpaced home price appreciation over the last 12 months. While other major Canadian hubs are seeing affordability continue to erode, Edmonton residents are effectively gaining purchasing power. The secret is out - folks that are being priced out of their homes in places like Vancouver and Toronto can move to Edmonton, buy a larger home with a yard, and have tens or even hundreds of thousands of dollars left over to seriously enhance their quality of life. As a bonus, our NHL team even makes it out of the second round once in a while!

The National Landscape: How Edmonton Stacks Up

The Edmonton Advantage is best understood by comparing our price-to-income ratios with other major Canadian cities. The following data is synthesized from the National Bank Housing Affordability Monitor and Ratehub.ca’s late 2025 analysis.

In cities like Vancouver or Toronto, residents must commit over a decade of total earnings to secure an average home. In Edmonton, that timeline is reduced by half. This remains the primary driver for interprovincial migration into Alberta. Keep in mind - this is total income. You won’t qualify for a mortgage if your total debt servicing ratio exceeds 44% so the income-to-cost metric is best viewed only as an overall indicator of a region’s average affordability.

The REMAX Canada 2026 Outlook: Renewed Momentum

The RE/MAX 2026 Canadian Housing Market Outlook suggests a national rebound in sales activity as consumer confidence returns.

• Projected Sales Rebound: National home sales are projected to increase by 3.4% in 2026 as buyers who were sidelined by high rates in 2024-2025 re-enter the market.

• Rising Buyer Confidence: A Leger survey commissioned by RE/MAX found that 10% of Canadians plan to purchase a home in the next 12 months, up from 7% earlier in the year.

• Edmonton Market Status: REMAX Excellence and other REMAX brokerages in the region anticipate the city will remain in a balanced market throughout 2026, offering a healthy environment for both buyers and sellers. Balance doesn’t mean growth will slow or that the market is “crashing”. It does mean that there is more choice, more inventory, and more opportunity for both parties to negotiate. And that’s never a bad thing.

Interest Rates: The 2.25% Neutral Point

On December 10, 2025, the Bank of Canada held its policy rate at 2.25%, signaling that interest rates have reached a neutral level intended to maintain 2% inflation.

For Edmonton buyers, this stability is a significant catalyst. Even with the slight rise in home prices, the monthly mortgage payment on an average detached home has dropped by roughly $250 per month compared to the peak rates seen in late 2024.

Infrastructure Watch: Valley Line West LRT

Value growth is often tethered to municipal infrastructure. The City of Edmonton’s 2025 LRT Update highlights major progress on the Valley Line West extension.

Key 2025 milestones included the completion of accelerated roadwork at Stony Plain Road and 149 Street. As these projects move toward their (planned) 2028 completion, neighborhoods along the route are positioned for long-term appreciation due to increased connectivity. For a deeper look at this, check out my article here or my video overview on YouTube.

What This Means for You

For the Buyer: The Return of Leverage

The increase in inventory by 33% marks a market flip. Buyers are no longer forced into unconditional offers. There is now sufficient supply to prioritize home inspections and financing clauses and to negotiate for fixes to be completed prior to condition removal. There is also more flexibility in closing terms and timelines.

For the Seller: Strategic Marketing

A balanced market requires a more sophisticated approach. With more competition, property presentation is paramount. High-resolution photography and virtual digital tours coupled with precision pricing based on localized data are now essential to avoid stagnant listings. If your agent isn’t willing to cover professional photography backed by paid digital marketing, open houses, flyer drops and more - what are you actually paying for?

There’s a reason I’ve averaged less than 2 weeks from listing to sold for my clients this year, and it’s not luck. Selling is a skill, and one that should be taken seriously.

For the Investor: High Cash-Flow Potential

With median rents in areas like Garneau and Chappelle reaching between $1,755 and $1,995 (Source: Zumper Edmonton Rent Research), and average condo prices remaining at $205,314, Edmonton continues to offer the most compelling price-to-rent ratios in Canada. Check out my blog articles on this topic elsewhere on this site.

FAQ: Edmonton 2026 Forecast

Q: Will home prices in Edmonton drop in 2026?

A: Projections from TD Economics suggest Alberta home prices will rise by approximately 4.4% in 2026. While inventory is higher, population growth prevents a significant price correction.

Q: Is it currently a Buyer’s or Seller’s market?

A: Edmonton has officially entered balanced territory. This is the healthiest environment for the real estate cycle, allowing for fair negotiations for both parties.

Q: Should I choose a Fixed or Variable mortgage?

A: I’m not a mortgage broker, but I can refer you to some excellent professionals that will guide you through the process from start to finish. 

Ready to Master the 2026 Market?

The 2026 forecast is defined by opportunity for those who understand the data. Whether you are selling a registered historical landmark home in Glenora or buying your first home in Secord, you need a partner who values transparency and who can take the complex and simplify it, without watering it down. Check out what my clients have to say and reach out - you’ll be glad you did :o)

Call or Text Mike Pabian: 780-232-2064
Email: mike@pabianrealty.ca
YouTube: InsideEdmonton
Instagram: @pabianrealty

If you’re wondering what to do in Edmonton for New Year’s Eve, you’ve got a lot more choices than “pick a random bar and hope for the best.” Downtown has the fun public countdowns, the Oilers are home against Boston, and there are many family-friendly events throughout the day that wrap up before the more spirited celebrations spill out into the streets. Personally I’ll be in bed by about 12:15AM but for those that want to fight for your right to party, I got you.

Top 5 New Year’s Eve events in Edmonton

1) Oilers vs. Bruins at Rogers Place

Where: Rogers Place (ICE District), 10220 104 Ave NW (Rogers Place)
When: Doors listed 6:30 pm; game listed 7:30–10:30 pm (Rogers Place)
Cost: Ticketed; pricing varies by seat and resale market (Ticketmaster)

Poking around online there are still tons of resale tickets available for purchase at reasonable-for-an-NHL-game prices. 

Best way to get there:

• LRT is the easiest. Rogers Place recommends taking the Capital Line to Bay/Enterprise Square and walking a few blocks north; they also list nearby stops including MacEwan, Churchill, Central, and Corona. (Rogers Place)

Parking (what to know):

• Event parking is available in surrounding lots/parkades and some lots allow you to reserve a spot in advance online. (Rogers Place)

• If you’re using City of Edmonton paid parking downtown, the City posts specific evening rates and a “Rogers Place event nights” rate window on their parking rates page. (edmonton.ca)

Pro Tip: 

• Arrive early and enjoy a meal before the game at any of the several restaurants attached to Edmonton Tower and Bell Tower including Boston Pizza and Canadian Brewhouse, then pop over to the game via the indoor pedways. If you do it right, you can park and make it to your seat in Rogers Place without ever going outside.

2) New Year’s Eve @ ICE District Plaza (free, but space is limited - no ticket required)

Where: ICE District Plaza, 10360 102 St NW (ICE District)
When: Starts 6:00 pm; runs late (ICE District lists programming into the night) (ICE District)
Cost: Free (space is limited—arrive early) (ICE District)

Best way to get there:

• See #1

Parking (what to know):

• No really, it’s all listed under #1 :o)

3) City of Edmonton Downtown Festival & Fireworks at Churchill Square (free with not one but TWO fireworks shows)

Where: City Hall / Sir Winston Churchill Square / City Hall Plaza (edmonton.ca)
When: Programming 6:00 pm–midnight; fireworks at 8:00 pm and midnight (edmonton.ca)
Cost: Free (edmonton.ca)

Best way to get there:

• LRT to Churchill Station is the simplest (you’re basically there when you exit).

• If you’re driving in from outside downtown, consider Park & Ride to avoid the downtown crunch. (edmonton.ca)

Parking (what to know):

• Downtown parking fills up fast on NYE. Plan for paid lots/parkades and walk a few blocks. Remember, there is also an Oilers game so downtown will be hoppin’

• Important heads-up: downtown NYE programming can affect traffic patterns, and ETS notes road closures/detours around Churchill Square. (edmonton.ca)

• The Edmonton Downtown Business Association notes the Library parkade won’t be open for the event, so don’t count on it. (Edmonton Downtown)

• The Citadel is also hosting their own viewing party, so I wouldn’t count on that parkade either. Arrive early, get a rideshare there, or plan to be on the struggle-bus

4) TELUS World of Science: “Noon Year’s Eve” (family-friendly, earlier in the day)

Where: TELUS World of Science – Edmonton, 11211 142 St NW (TELUS World of Science)
When: 12:00 pm demo on Dec 31 (they also run it Jan 1) (TELUS World of Science)
Cost: Included with Science Centre General Admission (Adult $24.95 / Child $19.95 / Senior $21.95 / Family $75.95, plus GST noted) (TELUS World of Science)

Best way to get there:

• Easy drive from most of the city; it’s also transit-accessible depending on where you’re coming from.

• The LRT does not go to the Telus World of Science, but it’s on several major bus routes, so public transit is an option. If parking at Westmount, be sure to keep an eye out for parking restrictions, as the mall is private property.

Parking (what to know):

• They have on-site visitor parking. A local event listing notes free parking, but as always, follow posted signs when you arrive. (To Do Canada)

5) West Edmonton Mall – World Waterpark “New Year’s Eve Beach Ball” (indoors, full evening event)

First things first, the above image is not the Waterpark, though it’s close. Don’t swim here unless you want to start 2026 with a new and exciting rash :o)

Where: World Waterpark at West Edmonton Mall, 8882 170 St NW (West Edmonton Mall)
When: 6:00 pm–12:00 am (West Edmonton Mall)
Cost: Ticketed. WEM’s ticket portal lists $89 for individual admission (other ticket types may be available). (West Edmonton Mall Tickets)

Best way to get there:

• Driving is usually the easiest for WEM, especially for families.

• There is still construction along 87 Avenue which will cause backups along 170 Street and 178 Street, so plan to arrive a bit earlier than you normally would if you’re driving.

Parking (what to know):

• WEM has extensive surface lots around multiple entrances and does not allow overnight parking. (West Edmonton Mall)

• If you want a “no-hassle” arrival, WEM also offers valet parking at Entrance 50 (fees apply). (West Edmonton Mall)

Getting home safely

If you’re going downtown, I’d highly recommend just not bringing a car. Even with a designated driver, there will be 18 000+ Oilers fans in various stages of sobriety plus several thousand partygoers crammed into an area still rife with construction, lane closures, windrows, snow and general congestion. Rideshare providers can become quickly overwhelmed, which then leads to some rather aggressive surge pricing. 

But don’t despair - ETS is here!

ETS (Transit): free after 6 pm & extended late-night service

ETS states that from 6:00 pm until end of service, transit is free (buses, LRT, and DATS), with extended service on some routes and LRT lines until approximately 3:00 am. (edmonton.ca)

Also: ETS flags detours/closures around Churchill Square, so give yourself extra time. (edmonton.ca)

FAQ

Is the Churchill Square New Year’s Eve event free?
Yes—City of Edmonton lists it as free. (edmonton.ca)

Are there fireworks at both 8 pm and midnight downtown?
Yes—City of Edmonton lists fireworks at 8 pm and midnight. (edmonton.ca)

What time is Oilers vs. Bruins on Dec 31?
Rogers Place’s event calendar lists 7:30–10:30 pm (with doors listed at 6:30 pm). (Rogers Place)

Is transit really free on New Year’s Eve?
ETS states rides are free from 6 pm until end of service, with late-night extensions on some routes/LRT lines to about 3 am. (edmonton.ca)

Can I park at West Edmonton Mall overnight if I’m out late?
No—WEM states there is no overnight parking. (West Edmonton Mall)

If you want, tell me which part of the city you’re coming from (west end, south, St. Albert, Sherwood Park, etc.) and I’ll recommend the single easiest option + the cleanest “get there / get home” plan for your area. I’m available via email at mike@pabianrealty.ca, or call/text 780-232-2064.

(And how Edmonton buyers can avoid them)

If you’re dreaming about buying a home in Edmonton, you probably expect the usual hurdles: saving a down payment, qualifying for a mortgage, and finding the right place before someone else scoops it up. What most people don’t expect is that it’s often not the house that kills your dream.

It’s the money traps you stepped into years before you ever booked a showing.

As a Realtor, I see perfectly good people get blocked from homeownership not because they’re irresponsible, but because they made “normal” money decisions that don’t play nicely with Canada’s mortgage rules.

Let’s walk through 7 of the biggest money traps that quietly sabotage your ability to buy a home in Edmonton – and what you can do about each one.

1. The “Nice Car, No House” Trap

High vehicle payments that crush your mortgage approval

Edmonton is a driving city. Between winter, the Henday, and long commutes, it’s tempting to splurge on a vehicle, even if it may be beyond your reasonable means. The reality is that lenders don’t care how much you love your vehicle. They care what that payment does to your debt ratios.

A $700–$900/month vehicle payment can:

• Dramatically reduce the maximum mortgage you qualify for

• Push your Total Debt Service (TDS) ratio too high

• Make a perfectly affordable Edmonton home “out of reach” on paper

I’ve seen buyers disqualified from homes that were easily within their income range, except for the truck.

Quick note: what are GDS and TDS “debt ratios”?

When lenders and mortgage insurers like CMHC look at your file, they’re usually checking two key numbers: your Gross Debt Service (GDS) ratio and your Total Debt Service (TDS) ratio.

• Gross Debt Service (GDS) is the share of your gross household income that goes to core housing costs:

  • mortgage principal and interest

  • property taxes

  • heating

  • plus 50% of condo fees if you’re buying a condo or townhouse (Canada Mortgage and Housing Corporation)

• Total Debt Service (TDS) takes your GDS housing costs and adds all your other monthly debt payments: car loans or leases, lines of credit, credit cards, student loans, and so on. (Canada Mortgage and Housing Corporation)

For insured mortgages, CMHC’s current guidelines generally cap these at 39% for GDS and 44% for TDS. In plain terms: after they plug in your expected housing costs and all other debts, most insured-lender products want those totals to be under roughly 39% and 44% of your gross income. (Canada Mortgage and Housing Corporation)

That’s why a big vehicle payment can hurt so much: it eats up room in your TDS ratio, leaving less space for the home you actually want.

How to avoid it

• Right-size your vehicle before you buy a home. If you know a home purchase is 12–18 months away, consider downsizing or paying off your vehicle sooner.

• Avoid stacking multiple vehicle loans. Two car payments can crush an otherwise solid application.

• Talk to a mortgage professional before upgrading your vehicle. A quick call can save you years of regret.

If you’re not sure how your vehicle payment affects your approval, ask me and I’ll connect you with a trusted Edmonton mortgage broker who can run the numbers.

2. The “Buy Now, Regret Later” Trap

Credit cards, Buy Now Pay Later, and expensive consumer debt

Credit cards, store financing, and Buy-Now-Pay-Later (BNPL) plans are everywhere: furniture, electronics, phones, travel, you name it. Individually, they don’t feel like much:

• “It’s only $85 a month.”

• “The minimum payment is tiny.”

• “There’s a promo rate.”

But lenders don’t look at what you owe in total. They look at:

• Your required minimum monthly payments

• How close your balances are to the limits (also known as credit utilization)

• The pattern: are you consistently carrying balances?

High-interest consumer debt is a double hit:

1. It increases your monthly obligations and lowers how much house you qualify for.

2. It slows (or stops) your ability to save for a down payment.

How to avoid it

• Treat consumer debt like a fire alarm. If you can’t pay it off within a couple of months, it’s a warning sign.

• Pay down high-interest debt first. Those 19.99% credit cards are mortgage-killers.

• Avoid “no payments for 12 months” deals in the year before you buy. Lenders still count the obligation (the total amount owing) whether you’re required to make payments now or not

If you’re already in this trap, you’re not alone. A good broker can often help you build a plan that balances debt repayment with realistic savings.

3. The “Invisible Borrower” Trap

Thin credit history or late payments

Another surprise for a lot of would-be buyers:
You can have a decent income, zero debt… and still struggle to get a mortgage.

Why? Because lenders need to see a track record of responsible borrowing and repayment.

Common issues:

• No credit cards or loans at all (“I hate debt, so I’ve avoided it”)

• Only one small credit product with a very low limit

• A history of late payments, collections, or “forgotten” phone/internet bills

From a lender’s perspective, no credit history can be almost as problematic as bad credit history.

How to avoid it

If you’re 12–24 months away from buying:

• Use credit on purpose.

  • Have at least one major credit card in your name.

  • Use it monthly and pay it off in full.

  • Look for rewards cards that offer additional discounts on groceries, or cash back rewards

• Set every bill to auto-pay.
  Cell, internet, utilities, credit cards – late payments leave marks.

• Check your credit report once a year.
  You can pull it for free from the major bureaus and look for errors or old collections. Alternatively, consider a service like Borrowell.com where you can view your live credit report without incurring a credit hit.

If your credit has a few bruises, time and consistent good habits go a long way. Lenders love stability.

4. The “Helping Hand That Hurts You” Trap

Co-signing and carrying other people’s debt

This one is incredibly common and usually comes from a good place. You co-signed a car loan for a partner, family member, or friend, or Co-signed a student loan. Maybe you even added your name to someone else’s credit card “just in case”.

Here’s what most people don’t know:

If your name is on the debt, lenders treat it as your debt, even if you’re not the one making the payments. So when you go to buy a home:

• That vehicle loan or line of credit still counts against your debt ratios

• Your maximum purchase price is lowered

• In some cases, it can be the difference between “approved” and “sorry, not yet”

How to avoid it

• Think very carefully before co-signing anything.
  You’re not just helping them; you’re putting your future borrowing power on the line.

• If you’ve already co-signed, see if the primary borrower can refinance solely in their name once they qualify on their own.

• Document who is paying what, and when.
  In some rare scenarios, lenders may consider excluding certain debts with strong proof another party has been making consistent payments – but this is a broker conversation, not a DIY move.

Helping family is generous. Just make sure you aren’t unintentionally blocking your own homeownership goals.

5. The “Forgot About The Rest Of Life” Trap

Underestimating taxes, utilities, and homeownership costs

A lot of buyers focus on one number:
“How much will my mortgage payment be?”

But when lenders (and smart buyers) look at affordability, they account for:

• Property taxes

• Heat and utilities (especially in Edmonton’s winters)

• Insurance

• Condo fees (if applicable)

• Basic maintenance and repairs

If you stretch to the absolute max mortgage the system says you can qualify for, you may leave yourself no room for the actual cost of living in the home. That’s how people end up “house poor”.

How to avoid it

• Work backwards from a comfortable monthly number, not the maximum amount a bank offers.

• Ask for realistic estimates of:

  • Property taxes in the neighbourhoods you’re targeting

  • Typical utilities for Edmonton homes of that size/age

  • Condo fees if you’re looking at townhomes or apartments

• Keep an emergency cushion.
  Even $2,000–$5,000 set aside for “house stuff” can be a game changer.

When we work together, I’ll walk you through the total monthly picture, not just the mortgage line item.

6. The “Big Spend After Pre-Approval” Trap

Major purchases between approval and possession

This is the trap that hurts the most, because it often happens after buyers think they’re “safe.”

Typical pattern:

1. You get pre-approved.

2. You write an offer and it’s accepted.

3. You start celebrating and planning your new life.

4. You buy:

   • New furniture

   • Appliances

   • A vehicle

   • A big vacation

Then, just before closing, the lender:

• Re-checks your credit and debts

• Sees the new loan or credit card balance

• Realizes your debt ratios no longer fit their guidelines

In extreme cases, the mortgage approval can be reduced or pulled. Nobody wants that phone call.

How to avoid it

Between pre-approval and possession:

• Do not take on new credit. No vehicles, no furniture financing, no surprise lines of credit.

• Avoid big swings on your credit cards. Keep balances as low as possible, pay them down regularly.

• If you must buy something big, talk to your broker first. Let them run the numbers and give you a clear green or red light.

The rule of thumb:
Until you have keys in your hand, live like the lender is still watching… because they are.

7. The “Unsteady Income” Trap

Job changes and unpredictable earnings at the wrong time

Lenders love stability. Sudden changes right before a home purchase can raise red flags, even if they’re positive changes.

Potential issues:

• Switching from salaried to commission-based work

• Moving to self-employment or contract work

• Changing jobs multiple times in a short period

• High overtime income that isn’t guaranteed

Even a raise can complicate things if it changes the structure of your pay (for example, moving from base salary to mostly commission).

How to avoid it

In the 3–12 months before you buy:

• Avoid major employment changes if you can.
  If a move is necessary, talk to a broker first about how it might impact your approval.

• If you’re self-employed, keep your financials clean, file your taxes on time, and work with someone who understands how lenders view business income.

• Don’t “game” your income on paper.
  Writing off everything to minimize taxable income can make it look like you earn less than you actually do when a lender reviews your file.

If you’re already mid-transition, it doesn’t mean you can’t buy – it just means you need the right game plan and expectations.

What to do if you’re already in a few of these traps

First: you’re not alone.

Most Canadians are juggling some combination of vehicle payments, credit cards, subscriptions, and changing work situations. The goal isn’t perfection; it’s progress.

Practical next steps:

1. Talk to a Realtor and broker early.
   You don’t need to “have everything figured out” before you reach out. In fact, the best time to talk is when you still have time to make changes.

2. Get a clear picture of your current debt and credit.
   List:

   • Every loan and credit card

   • Limits and balances

   • Monthly payments

   • Interest rates

3. Work backwards from a timeline.

   • Buying in 3–6 months? Focus on not making things worse and cleaning up obvious issues.

   • Buying in 12–24 months? You may have time to restructure debt, build credit history, and right-size vehicles or other obligations.

4. Build a simple, realistic plan.
   This might include:

   • Paying off a specific card

   • Refinancing or selling a vehicle

   • Consolidating certain high-interest debts (with professional advice)

   • Setting up automatic savings for your down payment

FAQ: Money traps and buying a home in Edmonton

1. How much debt is “too much” to qualify for a mortgage?

Every file is different, but lenders look at your debt service ratios: how much of your gross income goes toward housing costs (GDS) and how much goes toward housing plus all other debts (TDS). For insured mortgages, CMHC’s guidelines generally use 39% GDS and 44% TDS as maximums. (Canada Mortgage and Housing Corporation)

High monthly payments on vehicles, credit cards, lines of credit, or student loans can quickly push you over those thresholds, even if your income looks strong.

The only way to get a precise answer is to sit down with a broker who can plug your numbers into their system and test scenarios.

2. Should I pay off debt or save for a down payment first?

It depends on:

• How high your interest rates are

• How close you are to a realistic down payment

• How those debts affect your ratios

In many cases, paying down high-interest consumer debt gives you more breathing room than adding a little more to your down payment. A good broker will help you decide where each dollar does the most good.

3. Can I still buy a home if I have a car loan?

Often yes, but:

• The size of the payment matters

• Your other debts matter

• Your income and credit profile matter

Sometimes we can find a great home within your current approval amount. Sometimes, waiting 6–12 months to pay down or restructure a vehicle loan can open up a lot more options.

4. I’ve missed a few payments in the past. Am I out of luck?

Not necessarily.

A couple of late payments a year or two ago with strong recent history is very different from ongoing issues or collections. Time heals a lot of wounds in the credit world, especially if you:

• Keep everything current going forward

• Avoid maxing out cards

• Show consistent, responsible use of credit

There are also different types of lenders with different levels of flexibility, but that’s where professional guidance is crucial.

5. When should I talk to a Realtor or broker if I’m not “ready” yet?

Honestly: as soon as you know homeownership is a goal.

I work with plenty of buyers who are 6, 12, even 24 months away from making a move. The earlier you start:

• The more time you have to avoid (or undo) money traps

• The more realistic your plan gets

• The less stressful the process feels when you’re actually ready to write an offer

Ready to turn things around?

If some of these money traps hit a little too close to home, don’t beat yourself up. Most buyers I work with have at least one of them in their story. The difference between “we’ll probably never buy” and “we got the keys” is usually:

• Understanding the rules of the game

• Making a few strategic changes

• Having the right people in your corner

If you’d like a clear, no-pressure look at where you stand today – and what needs to happen to get you into a home in Edmonton – I’m here to help.

Reach out anytime and we can:

• Review your homeownership goals

• Connect you with a trusted local mortgage broker

• Build a simple, step-by-step plan to get you from “stuck” to “homeowner”

You don’t have to navigate this alone. And you definitely don’t have to let a truck payment or an old credit card bill decide your future in Edmonton. I’m available via text or phone at 780-232-2064.

They’re related, but they’re not the same thing – and they don’t do the same job. This article walks you through, in plain language:

• What an RPR is (and why lawyers are obsessed with it)

• What title insurance actually covers – and what it doesn’t

• Who is normally responsible for paying for what in a typical Alberta home purchase

• How RPRs and title insurance can work together to protect you

As always, this is general information only, not legal advice. Your specific contract and situation matter a lot, so always run your questions past your real estate lawyer and other qualified professionals.

Real Property Report (RPR): The “snapshot” of the property

What is an RPR?

In Alberta, a Real Property Report is a legal document prepared by an Alberta Land Surveyor. It’s a detailed drawing of the property that shows:(alsa.ab.ca)

• Property boundaries

• The location of all visible improvements (house, garage, deck, fences, sheds, etc.)

• Distances from those improvements to the property lines

• Easements, rights-of-way, and some registered encroachments

Think of it as a “survey plus” – a scaled map that shows what’s on the land and how it sits relative to the boundaries on title.

What is “municipal compliance”?

An RPR by itself is only part of the story. In most Alberta cities (including Edmonton), the municipality will review the RPR and issue a Compliance Certificate. That certificate confirms whether the buildings and structures shown on the RPR meet the current zoning bylaw and permit requirements.(City of Edmonton)

You’ll usually see one of three statuses:

• Complies – everything on the RPR meets the current bylaws and has the necessary permits.

• Non-conforming – something doesn’t meet the current rules, but it may be allowed to remain (for example, an older garage that’s too close to the lot line).(albertarealtor.ca)

• Non-compliance – there’s an actual bylaw problem (encroachment, setback issue, missing permit, etc.) that the municipality expects to be addressed.(albertarealtor.ca)

Does an RPR ever “expire”?

Technically, no – what matters is whether it shows the current improvements, not how old the paper is. The Law Society of Alberta’s recommended practice is that the age of the RPR is less important than whether it accurately reflects all existing improvements on the property.(documents.lawsociety.ab.ca)

If anything has been added, moved, or removed since the RPR was prepared (new deck, larger driveway, relocated fence, etc.), it usually needs to be updated.

Who is normally responsible for the RPR in Alberta?

In a typical Alberta freehold home sale (non-condo), using the standard AREA purchase contract:

• The seller is usually responsible for providing a current RPR with evidence of municipal compliance or non-conformance, at the seller’s cost.(RECA)

• The buyer and their lawyer review it and decide whether it’s acceptable before waiving conditions or closing.(RECA)

A few important nuances:

• Conventional condos: A traditional apartment-style condo usually doesn’t require an RPR. The building is covered by its own overall survey; buyers rely instead on the condo plan, estoppel, and documents.(Alberta Real Estate)

• Bare land condos and detached homes: These usually do require an RPR because you’re buying a defined parcel of land.(Alberta Real Estate)

• Judicial sales or “as-is” properties: An RPR may not be provided at all. In those cases, buyers often rely more heavily on title insurance and legal advice.(albertarealtor.ca)

Remember: your contract can always say something different. That’s why it’s critical to review it with your lawyer before you firm up your purchase.

Title Insurance: Protecting the legal side of ownership

Where an RPR is a drawing of “what’s on the land,” title insurance is an insurance product that protects you from certain legal problems with your ownership (your title) that you didn’t know about at the time of closing.

Banks, regulators, and insurers all describe it in essentially the same way: it’s an insurance policy that protects you against unknown title defects and certain off-title issues that existed on the policy date, often including fraud, survey problems, and some municipal issues.(RBC Royal Bank)

Key features:

• One-time premium (no annual renewal)

• Coverage normally lasts as long as you own the property (and often for your heirs, depending on the policy).(FCT)

• Separate policies exist for:

  • Lenders – protecting the bank’s mortgage interest

  • Owners – protecting the buyer’s equity in the property(RECA)

What does title insurance usually cover?

Exact coverage depends on the insurer and policy, so your lawyer is the one who will walk you through the fine print. But in broad strokes, Alberta consumers are typically protected against three big categories of risk:(Kahane Law Office)

1. Title-related issues

These are problems with the legal ownership of the property itself, for example:

• Errors on title (wrong legal description, missing or forged signatures, mistakes in prior transfers)

• Unknown registered interests like unpaid liens, prior mortgages, or easements that weren’t properly disclosed

• Certain defects in the chain of title that might otherwise require a court application to fix

• Title fraud – someone impersonating you or a prior owner to register a bogus mortgage or transfer

Title insurance will often pay to fix the issue and cover your legal costs to defend your ownership if someone challenges it.(lians.ca)

2. Off-title and survey-type issues

These are things that aren’t always obvious from just reading a title or driving by the house, such as:(Kahane Law Office)

• Building permit problems that existed before you bought:

  • A previous owner finished the basement or built a deck without permits, and the municipality later orders remediation or removal.

• Certain setback / encroachment issues:

  • A garage or fence encroaches onto a utility right-of-way or neighbour’s lot and this only becomes a problem later.

• Some zoning/bylaw issues that were unknown at closing and result in a loss (for example, being forced to remove or modify a structure because it violates existing rules).

• Errors that a fresh survey would have uncovered but weren’t known when you purchased.

Not every policy covers every scenario – but these are common examples your Alberta lawyer will discuss with you.

3. “Gap” coverage between closing and registration

In Alberta, there is often a time gap between the day you pay for the home and receive keys, and the day the Land Titles Office actually registers you as the new owner. During that window, there is a theoretical risk that something else is registered on title that could affect your or your lender’s position.

Title insurance policies often include gap coverage for lenders (and sometimes owners) to protect against that risk.(albertarealtor.ca)

It’s worth noting: Alberta lawyers also have access to the Western Law Societies Conveyancing Protocol, which is another way to manage gap risk without title insurance in some transactions.(Law Society of Alberta)

What title insurance does not cover (common misconceptions)

This is where a lot of buyers get tripped up.

Title insurance is not a home warranty and not a replacement for a proper home inspection or RPR. Across Canadian insurers and regulators, you see very consistent exclusions:(RECA)

1. Physical condition or workmanship

Title insurance usually doesn’t cover:

• Leaky roofs, foundation cracks, shifting concrete, or poor grading

• Outdated electrical or plumbing

• Defective furnaces, AC units, or other mechanical systems

• General wear-and-tear or poor construction quality

These are home-inspection and warranty issues, not title issues.

2. Problems you already knew about

Most policies exclude known defects, especially if they weren’t disclosed to the insurer:

• If you know the deck doesn’t have permits and you don’t tell anyone, the insurer may refuse to cover it later.

• Many providers also exclude risks you created or agreed to, like encroachments you knowingly allowed.(FSRA)

(Some insurers will underwrite and cover specific known issues if they’re fully disclosed up front – another reason to let your lawyer handle the discussions.(albertarealtor.ca))

3. Environmental and non-title risks

Title insurance typically does not cover:

• Environmental contamination (soil or groundwater issues, mold, UFFI, etc.)

• Most Indigenous/First Nations land claims

• General property assessment or market value changes

• Damage from natural disasters

These are either public-policy matters or are treated as non-title risks and excluded by standard wording.(FSRA)

4. Future events and new problems

Title insurance usually protects you against unknown issues that already existed when you bought – not future events. That means:(REMAX Canada)

• New liens you incur after closing aren’t covered.

• Future bylaw changes that reduce how you can use the property usually aren’t covered.

• New defects that appear because of aging, wear, or your own renovations aren’t covered.

RPR vs. Title Insurance: They do different jobs

Here’s the simplest way to think about it:

• RPR with compliance

  • Shows you exactly what’s on the land and how it relates to property lines and bylaws before you own it.

  • Helps identify and resolve fence, deck, garage, and encroachment problems in advance.

  • Required by most Alberta purchase contracts and strongly recommended by RECA and the Alberta Land Surveyors’ Association.(alsa.ab.ca)

• Title insurance

  • Helps protect you from surprises tied to your legal ownership (title defects, some permit/zoning issues, fraud, and certain survey-type risks).

  • Kicks in when a covered problem is discovered after you’ve bought.

  • Does not tell you where structures actually sit or whether you’ll like what you bought.

Both RECA and AREA are clear that:

Title insurance is not a replacement for a current RPR with evidence of municipal compliance or non-compliance.(RECA)

In most Alberta transactions, the best protection is having both:

1. A current RPR with compliance (to understand the physical and bylaw situation), and

2. Title insurance (especially an owner’s policy) for extra protection against the things nobody could reasonably see coming.

Who pays for what? (Typical Alberta practice)

Every contract is negotiable, but as of 2025, common practice looks roughly like this in a standard residential purchase:

Seller responsibilities (typical)

• Order and pay for a current RPR prepared to Alberta Land Surveyors’ standards.(RECA)

• Obtain municipal compliance (or non-conformance) on that RPR, and provide both to the buyer’s lawyer before closing.(RECA)

• Resolve RPR-related problems, such as:

  • Applying for missing permits

  • Entering into encroachment agreements

  • Negotiating a price adjustment or holdback where issues can’t be practically fixed before closing(RECA)

Buyer responsibilities (typical)

• Review the RPR and compliance with their lawyer and Realtor to confirm they’re comfortable with the situation.(RECA)

• Decide, with their lawyer, whether to purchase owner’s title insurance, and which options are appropriate.

• Pay the title insurance premium if they choose coverage (or if it’s required by their lender – often a one-time cost, commonly a few hundred dollars in Alberta).(RECA)

• Understand what their particular policy does and does not cover.

Lender responsibilities (behind the scenes)

• Decide whether they require:

  • A current RPR with compliance,

  • Lender’s title insurance, or

  • Both.(RECA)

• Work with the buyer’s lawyer to ensure their security interest (mortgage) is properly protected.

Again, these are typical patterns, not rules. Talk to your lawyer about what your actual contract says.

How I coach buyers on RPR vs. title insurance

When I’m helping buyers here in Edmonton and across Alberta, we usually walk through three key questions:

1. Do we have a current RPR with compliance?

   • If yes, that gives you a strong picture of the property and puts pressure on the seller to fix issues.

   • If no, we talk about the risks, alternatives, and whether it’s worth negotiating for one or relying more heavily on title insurance and legal advice.

2. What is your tolerance for risk and surprise?

   • If you’re risk-averse, an owner’s title policy is often a relatively inexpensive way to sleep better at night.

3. What does your lender require and your lawyer recommend?

   • Your lawyer is the one who actually reads the policy and the title; my role is to make sure you’re asking the right questions and understand the moving parts.

FAQ: RPR vs. Title Insurance in Alberta

1. Is title insurance mandatory when I buy a home in Alberta?

No. Title insurance itself is not mandatory under Alberta law, but your lender might require a policy as part of your mortgage instructions.(RECA)

2. Can title insurance replace an RPR with compliance?

Generally, no. Both RECA and the Alberta Real Estate Association emphasize that title insurance does not replace the benefits of a current RPR with compliance – especially knowing exactly where improvements sit and whether they meet municipal bylaws.(RECA)

Title insurance may be used to help manage risk when an RPR isn’t available, but that’s a case-by-case legal question.

3. If I’m buying a condo, do I still need an RPR or title insurance?

• Standard (apartment-style) condos:

  • You usually don’t get an RPR for your individual unit.

  • Title insurance can still be very useful for title defects, fraud, and certain off-title risks.(Alberta Real Estate)

• Bare land condos:

  • These often do require an RPR because you’re buying a defined piece of land.(Alberta Real Estate)

Your lawyer will tell you exactly what’s required for your specific purchase.

4. Does title insurance cover future basement leaks, roof issues, or shifting foundations?

Almost always no. Those are physical condition or maintenance issues, not title defects. Title insurance generally excludes construction quality, structural problems, and regular wear-and-tear.(stewart.ca)

That’s why a good home inspection and realistic maintenance budget are still critical.

5. How much does title insurance cost?

Costs vary by property value, insurer, and location, but in Alberta it’s typically a one-time premium, often in the range of a few hundred dollars, paid as part of closing.(Sterling Homes)

Your lawyer or mortgage broker can give you a current quote for your specific transaction.

6. If I already own my home, can I still get title insurance?

Yes. Many insurers offer “existing homeowner” policies you can buy after the fact, primarily to protect against title fraud and some other risks that existed before you bought but weren’t known at the time.(FCT)

Talk to your real estate lawyer or an insurance professional about whether that makes sense in your case.

7. Who should I talk to if I’m still confused?

• For legal and coverage questions (what’s covered, what’s not, and how it interacts with your contract):
  → Talk to your real estate lawyer. They are the only ones who can properly interpret your policy and contract for your situation.

• For practical, on-the-ground guidance about how RPRs, title insurance, and conditions are handled in our local market – and to coordinate everything between you, the seller, and your lawyer:
  → Reach out to your REALTOR® (that’s where I come in).

Final thoughts (and how I can help)

Buying a home in Alberta involves more than just picking a house you love.

• Your RPR with compliance helps you understand exactly what you’re buying and gives you leverage to have issues dealt with before you own the home.

• Title insurance adds a layer of protection against legal and title-related surprises that might pop up later.

Used properly together, they can dramatically reduce the risk of nasty surprises after you move in.

If you’re thinking about buying a home in Edmonton or surrounding communities and you’d like someone to walk you through RPRs, title insurance, and the rest of the process in plain language:

👉 Get in touch with me as your REALTOR®, and I’ll help you:

• Understand what your contract actually expects from the seller

• Coordinate with a qualified real estate lawyer

• Decide, with your professional team, what mix of RPR, inspections, and title insurance makes the most sense for your situation

And again, this article is general information only. For advice on your specific purchase, please contact a qualified Alberta real estate lawyer and other appropriate professionals.

Below is your November 2025 market update for the Greater Edmonton Area and the City of Edmonton.

Sales slowed from October, but listings fell even faster and prices remain a few percent higher than last year. Inventory is about one-third higher than November 2024, giving buyers more choice while still sitting in that “leaning-toward-seller” 3–4 months-of-inventory range.

At a Glance — Greater Edmonton Area (November 2025)

Total residential (detached, semi-detached, row/townhouse, apartment condo). RAE News Release - December 202… NOVEMBER_2025_MonthlyStatsBoard

Quick read: sales slowed from October, but listings fell even faster and prices remain a few percent higher than last year. Inventory is about one-third higher than November 2024, giving buyers more choice while still sitting in that “leaning-toward-seller” 3–4 months-of-inventory range. NOVEMBER_2025_MonthlyStatsBoard

At a Glance — City of Edmonton (November 2025)

Zooming in on the City of Edmonton only: NOVEMBER_2025_MonthlyStatsBoard

Edmonton proper is following the same script: fewer sales than October, more listings than last year, and prices that are still up modestly year-over-year.

Segment Breakdown — November 2025

1. Average Prices by Property Type (Greater Edmonton Area)

2. Sales Counts by Property Type (Greater Edmonton Area)

Detached homes still dominate the market, but the gap between single-family and attached/condo product remains much smaller than it was a few years ago.

3. Days on Market by Property Type (Greater Edmonton Area)

(Blue bars on page 3 of the stats board.) NOVEMBER_2025_MonthlyStatsBoard

We’re clearly in “longer than last year, but not extreme” territory—especially for semis and condos, where DOM has stretched the most.

The Bigger Picture: 2025 vs 2024 So Far

CREA’s five-year activity tables are helpful for putting this year in context. NOVEMBER_2025_CREA EDMOstats

Greater Edmonton Area — Year-to-Date (Residential)

Takeaways:

• More listings, fewer sales: YTD, we’ve had more new listings than 2024, but slightly fewer completed sales.

• Prices are higher: The average residential price year-to-date is up over $25,000 compared to last year, and the median is higher as well.

• Market balance is improving: A lower sales-to-new-listings ratio means buyers have a bit more leverage than they did in 2024, even though it’s far from a deep buyer’s market.

What This Means for Buyers

If you’re shopping this winter, November’s numbers are quietly good news:

• More choice than last year. Inventory is about one-third higher than last November, and months of inventory sit in the mid-3 range—enough supply to compare options instead of jumping at the first listing that appears. RAE News Release - December 202…

• Longer days on market = more negotiation. Semis, townhomes, and condos are spending 10–15 extra days on market compared to last year on average. That usually translates into more flexibility on price, conditions, or possession dates. NOVEMBER_2025_MonthlyStatsBoard

• Prices are stable, not spiralling. Average prices did dip slightly from October, but they’re still a couple of percent higher than last year across most segments. That’s a sign of a market cooling seasonally, not collapsing.

And in the background, the Bank of Canada’s overnight rate is now 2.25% after the October cut, which has taken a bit of pressure off variable-rate borrowing and signalled a more stable rate path for 2026. Bank of Canada+1

Buyer tip:

Get pre-approved with a 90–120 day rate hold, then focus your search on homes that have been on the market longer than 30 days or have had a recent price adjustment. In this environment, those listings often represent the best combination of motivation + value.

What This Means for Sellers

For sellers, November’s stats are a reminder that strategy matters more as the market balances out:

• Price has to match today’s market. Average and median values are up year-over-year, but buyers are price-sensitive and have more options than they did in 2024. Overpricing, even slightly, can push your DOM well above the average 40–45 days. NOVEMBER_2025_MonthlyStatsBoard

• Detached is still the star of the show. Single-family homes hold the highest price point and continue to see the most sales. A well-prepared detached listing in a sought-after neighbourhood can still move quickly—especially if it’s updated, move-in ready, and marketed properly. RAE News Release - December 202…

• Attached and condo sellers need a sharper game plan. With higher DOM and more competition, presentation (staging, decluttering, professional photos/video) and smart pricing bands are critical for townhomes and condos in particular.

Seller tip:

Watch the first two weeks on the market like a hawk. If we’re not getting showings or serious interest by then, it’s usually better to adjust strategy quickly than to sit for 60+ days and become “stale inventory.”

Planning a Move in Early 2026?

Putting this all together:

• Buyers are walking into a market with more listings, stable prices, and slightly friendlier borrowing costs than earlier in 2025.

• Sellers still benefit from relatively low months-of-inventory and year-over-year price gains—but need to be realistic and data-driven on pricing. NOVEMBER_2025_CREA EDMOstats

If your goal is to make a move in the first half of 2026, this winter is a great time to:

1. Get your financing plan in place.

2. Have me prepare a hyper-local market evaluation for your specific neighbourhood and property type.

3. Build a timeline that lines up prep work, listing, purchase, and possession in a low-stress way.

FAQ

Is Edmonton in a buyer’s market yet?
Not at this point. With roughly 3.6 months of inventory across the Greater Edmonton Area and just under 4 months in the city, we’re closer to “balanced with a slight seller tilt” than a true buyer’s market. NOVEMBER_2025_MonthlyStatsBoard

Which segment has the best opportunities right now?
Condos and some row/townhomes offer the most negotiating room, thanks to higher days on market and more active listings relative to demand. Detached homes still see strong interest, especially in family-friendly communities and updated product.

Should I wait until spring to list?
Not necessarily. Serious buyers keep shopping through winter—often with less competition from other listings. If your home photographs well in winter and you’re priced in line with recent sales, you can still achieve a strong result before the traditional spring rush.

Let’s Make a Plan

Whether you’re thinking about buying your first place, trading up, downsizing, or relocating within Edmonton, the right move in this market is a planned move.

If you’d like a breakdown of what these November numbers mean for your street, building, or community, reach out anytime and I’ll put together a custom strategy tailored to your goals.

Call or text 780-232-2064 or email mike@pabianrealty.ca and we’ll map out your plan for 2026.

Sources

• REALTORS® Association of Edmonton — November 2025 Residential Statistics & Monthly Market Statistics. NOVEMBER_2025_MonthlyStatsBoard RAE News Release - December 202…

• CREA / REALTORS® Association of Edmonton — November 2025 CREA EDMO Stats & Five-Year Residential Activity. NOVEMBER_2025_CREA EDMOstats

• Bank of Canada — Policy rate announcement, October 29, 2025 (2.25% overnight rate).