What’s happening in the market today?

Edmonton just had yet another glow-up. After years of anticipation, the doors are finally open at the Peter Hemingway Fitness and Leisure Centre. But this isn't just a reopening; it’s the centerpiece of a massive, $153 million transformation that has turned Coronation Park into North America’s premier indoor triathlon training hub.

As a passionate advocate for the City of Champions, we’re not just interested in where you live—we’re interested in how you live. This facility is a game-changer for West-End residents and an incredible asset for local property values.

A Meeting of Architectural Masters

Let’s start at the beginning. The magic of the new Coronation Park hub lies in the harmony between two of Edmonton’s most legendary architects: Peter Hemingway and Gene Dub.

The Hemingway Legacy

Originally built in 1967 as a Canadian Centennial project, the Peter Hemingway Leisure Centre is a masterpiece of "Prairie Modernism." Hemingway (1929–1995) believed that buildings in the North should be bold and simple to reflect the vast landscape.

Did you know? Its soaring, cable-stayed roof was so revolutionary it won the Massey Medal, Canada’s highest architectural honor. Today, it holds a Municipal Historic Designation, ensuring its "Space Age" silhouette is preserved forever.

The Gene Dub Vision

To bring the facility into the 21st century, the city partnered with Gene Dub (now 82 and still a powerhouse in the industry). Dub, the mastermind behind Edmonton City Hall, designed the new Coronation Park Sports and Recreation Centre. This 150,000-square-foot addition connects to Hemingway’s pool via a heated underground tunnel, creating a unified fitness "mega-hub."

Inside the Facility: "Shock & Awe" and More

The upgrades are as functional as they are beautiful. The rehabilitation project modernized the structural and mechanical "guts" of the original pool while adding cutting-edge new features:

1. Edmonton’s First Public Cold Plunge: Dubbed "Shock & Awe," this sub-10°C pool is a magnet for athletes and wellness enthusiasts looking for the ultimate recovery dopamine hit.

2. A Category A Velodrome: A 250-metre indoor Class-A cycling track that makes Edmonton a global destination for competitive track cycling. An experienced cyclist on a Class-A track can reach speeds exceeding 110 km/h - so no, you can’t just hop on and hope for the best. Not if you like your teeth and internal organs, that is.

3. The Triple Threat: With a 50m Olympic-sized pool, a 333m indoor running track, and a velodrome all under one roof, this is the only facility of its kind in North America. But you don’t need to be an elite athlete to enjoy it - go for a soak or take in one of the many facilitated classes - regardless of your fitness level or age, the City offers something for you.

The "Amenity Effect": Boosting Your Home Value

As real estate professionals, we’re often asked: “Does a gym really make my house worth more?” The answer is a resounding YES. And I’m not just talking out of my butt here, this is backed by multiple peer-reviewed studies including those from Statistics Canada, Texas A&M University, and multiple sources closer to home.

This effect is known as the "Proximate Principle." Research by experts like Dr. John Crompton and reports from the Alberta Recreation & Parks Association (ARPA) show that residential properties within 500 metres of high-quality recreation hubs command a price premium of 5% to 20%.

Beyond the raw numbers, these projects increase "Neighborhood Liquidity." Homes in Woodcroft, Westmount, Inglewood and North Glenora now offer a lifestyle—walking to a world-class training center or a historic landmark—that simply cannot be replicated in the suburbs.

Active Listings Near Coronation Park (Jan 2026)

Ready to live steps away from the action? Here is a snapshot of the current market:

Plan Your Visit: Hours of Operation

The facility is now open to the public daily.

• Monday – Friday: 5:30 AM – 10:30 PM (Pool: 5:30 AM – 10:00 PM)

• Saturday: 6:00 AM – 10:00 PM (Pool: 6:00 AM – 9:00 PM)

• Sunday: 6:30 AM – 10:00 PM (Pool: 6:30 AM – 9:00 PM)

• Statutory Holidays: 8:00 AM – 8:00 PM

Frequently Asked Questions (FAQ)

Q: Is the cold plunge included in general admission?

A: Yes! You can access the "Shock & Awe" pool with any standard drop-in or MoveLearnPlay membership.

Q: Did Gene Dub design the Muttart Conservatory too?

A: That is a common myth! Peter Hemingway designed the Muttart Pyramids. Gene Dub is responsible for Edmonton City Hall and the new addition at Coronation Park.

Q: Where can I see more about the renovation process?

A: Full details on the structural work can be found via Alberta Major Projects.

Q: I’d like a tour of the new facility, can that be arranged?

A: Yes! Ask the staff at the main entrance for a guided tour. They’ll be happy to show you around.

Q: Where can I find even more information on this facility?

A: On the City’s website here.

I’ll be heading there myself this weekend to try it out. If you’re not sure whether it’s for you, my only advice is to go there in person and walk around. After all, you helped to pay for it, you might as well enjoy it.

Mike Pabian is a REALTOR® with REMAX Excellence and lifelong Edmontonian. He’s called Wes Edmonton home since 2009 with his wife Grace and his senior-citizen pugs Frank and Pickles. For information on your property value, the market, or if you just want to know “What’s Up With That?!”, call or text Mike at 780-232-2064.

Before we get into the guts of this topic, I need to disclose that I’m a happy DINK (dual income, no kids) and I wouldn’t have it any other way. I’m fully aware that I am contributing to Canada’s low birth rate. My bad.

On the immigration file, since becoming a REALTOR® I have helped folks from 6 continents find their forever homes. Grab the peanut butter because diversity is my jam!

The fact of the matter is that we, like average Canadians from coast to coast, are simply not having enough children to support the tax base even enough to maintain existing services and infrastructure. Canada’s birth rate is 1.26. This means that, without immigration, the population of Canada would be cut in half in just 2 generations. 

So if you think that our country’s immigration policies are some grand conspiracy against blue collar workers, the work of some shady cabal, or a left wing scam, I’m here to tell you you’re wrong. It’s just math. In order to have a functioning health care system, social programs like the CPP and Service Canada, and infrastructure like roads, bridges, and air traffic controllers, we need people that pay taxes and contribute more to the economy than they take out. People pay taxes, and taxes fund the services we use every day, just by existing.

Regardless of what you believe and who you might think is out to “get you” today, the fact of the matter is that the Conservative Party, NDP, Liberal, Green and anyone else that forms government at any level in the next 100 years will have to solve the same problem - how do we maintain services when the population of Canada is not sustaining itself?

Where is Edmonton’s growth coming from?

First, let’s take a look at migration from other provinces.

Recently Edmonton has seen its highest net gain in inter-provincial migration in over 20 years. Here is the breakdown of the most recent data (2024–2025 cycle):

Please note that this inflow does not account for people moving out of Edmonton. When we factor in folks leaving, the net gain for 2024-2025 is about 11 742 people from just Ontario, BC and other places within Alberta.

What about the total population growth from all sources?

Annual Breakdown of Growth for the Edmonton Metropolitan Area (July to July):

• 2020 to 2021: +22,951 people

• 2021 to 2022: +40,314 people

• 2022 to 2023: +67,631 people

• 2023 to 2024: +91,282 people (The all-time record year - so far)

• 2024 to 2025: +50,700 people (Projected stabilization - the numbers aren’t in yet)

Total Increase (2020–2025): 272,878 new residents.

Why Edmonton? What’s so special?

If you’ve been reading my blogs, you know that Edmonton is the most affordable major city in Canada, far ahead of even Calgary, our closest (hockey-challenged) neighbour. But did you know that the average home in Calgary is now $200 000 more than the same home in Edmonton?

Residents in the Greater Toronto Area are trading in their $1.1M semi-detached homes in the GTA for detached luxury builds in Edmonton. In fact, the average home price in Toronto just hit $1.3M. For that much money, you could purchase one of many $1M luxury homes available in Edmonton and still have enough left over for a brand new Ferrari Roma. Or heck, skip the car and treat yourself to an early retirement - you’ve got equity now!

Vancouver speaks for itself with the average detached home now selling for over $2M. You either need to be rich or settle for a shoebox to live anywhere near the Vancouver metropolitan area, and it’s a dream that isn’t even worth disappointing yourself with for an entire generation of folks in BC’s capital. I’m a huge fan of the Vancouver area, but it’s just out of reach for the vast majority of people with no signs of relief coming.

In addition to home prices, Edmonton also boasts several highly regarded educational institutions including the University of Alberta, NorQuest, MacEwan University and NAIT, which cumulatively attract tens of thousands of tomorrow’s leaders, healthcare professionals, IT professionals, engineers and skilled labour. Many end up falling in love or finding gainful employment and end up choosing Edmonton as a place to start their careers and grow a family. 

We also don’t have HST, which is nice.

Moving to Alberta used to be Canada’s "best-kept secret," but if the traffic on the Henday or the line-ups at Sunday brunch are any indication, the secret is officially out.

At Pabian Realty, I’m seeing a fascinating mix of new faces from cool places these days. Some are lifelong Albertans looking for their first home, some are retirees moving from Ontario or B.C. for a breath of fresh air (and a smaller mortgage), and others are brand new to Canada, looking to plant roots in the City of Champions.

With all this growth comes a big question: Is the influx of people making it harder for everyone to find a home? We’re doing a deep dive into the policies, the data, and the myths to give you the full picture of the 2026 Alberta housing landscape.

The Policy Deep Dive: Why the sudden surge?

The growth we've seen wasn't an accident; it was the result of two different "playbooks" running at the same time:

1. The Federal "Growth & Stabilization" Plans

In 2022, the federal government launched an ambitious Immigration Levels Plan to bring in roughly 500,000 permanent residents annually. The goal was to combat Canada’s aging demographic—with nearly 9 million "Baby Boomers" hitting retirement age by 2030, the economy needed more taxpayers to support healthcare and infrastructure as mentioned in the intro of this article.

However, as housing supply struggled to keep up, the federal government pivoted in late 2024 to a Stabilization Plan. This included:

• The Student Cap: A national limit on international study permits, which reduced new arrivals by roughly 35%

• Target Reductions: The 2025–2027 plan actually decreased the target for permanent residents for the first time in decades, aiming for 395,000 in 2025 (down from the original 500,000 goal).

2. The Provincial Recruitment

While the federal doors were open, the Alberta government was running the "Alberta is Calling" campaign. By highlighting that our average home prices were a fraction of those in Toronto or Vancouver, they successfully convinced thousands of high-earning professionals to pack their bags and head east of the Rockies. I’d like to take this opportunity to remind the more vocal of my readers that this was not, in fact, an NDP led initiative. Like I said earlier, it’s just math, and Jason Kenney was Premier at this time.

Are citizens being priced out?

This is the "elephant in the room." When demand goes up and supply stays the same, prices rise. According to the Alberta Real Estate Association (AREA), the benchmark price for a home in Alberta has seen steady year-over-year increases, with Calgary and Edmonton leading the charge.

The Reality Check:

• The Inter-provincial Effect: People moving from Ontario/BC often arrive with significant equity from selling expensive homes. This allowed them to bid aggressively, making "bidding wars" more common in neighborhoods that hadn't seen them in a decade.

• The Affordability Advantage: While local prices are climbing, Alberta remains significantly more affordable than the national average. As of early 2026, the "affordability gap" is narrowing, but Alberta still offers a level of homeownership that is simply out of reach in Canada’s other major hubs.

So no, citizens aren’t being priced out. Citizens with more equity from other places are coming here and purchasing homes because we’re a great place to live. It’s supply and demand, simple as that.

Can Newcomers even buy houses? (The "Three Keys" to Eligibility)

There is a common misconception that international migration is driven by wealthy offshore investors. However, Canada’s Foreign Buyer Ban (the Prohibition on the Purchase of Residential Property by Non-Canadians Act) was recently extended through January 1, 2027.

Many people ask: Do I have to meet every requirement to buy a house? The answer is no. You only need one of these "keys" to be eligible to buy:

• Key 1: Citizen or Permanent Resident (PR) status. If you have this, you have the same rights to buy as anyone else.

• Key 2: A Valid Work Permit. Under the 2023 amendments, if you have 183 days or more remaining on your work permit and haven't purchased a property in Canada yet, you are eligible to buy. You do not need to be a PR yet but you do need to still meet the requirements for the CMHC including all of the same metrics that anyone else in Canada is subject to - a down payment, steady income, and a healthy debt ratio.

• Key 3: Specific Exemptions. This applies to refugees (who are generally exempt) or international students who meet strict residency and tax-filing requirements (typically 5 years in Canada).

Pabian Pro-Tip: Most of our "new-to-Canada" clients are actually workers and families who are here to stay. They aren't "foreign investors"; they are your new coworkers and the families moving in next door. In my experience (I’ve spent over 10 years as a professional recruiter), newcomers to Canada are highly educated, work their tails off, and take roles that born-and-raised folks like myself can’t or don’t want to take on. They may also be escaping war zones, genocides, political violence and even state-sponsored massacres - not unlike the grandparents of so many born-and-raised Canadians did in WW2.

Simply put, if your worldview is coming from the YEGWave comments section, I’m not your guy.

The 2026 Outlook: A Rebalancing Act

The data suggests we are finally moving into a stabilization phase. Federal caps on temporary residents and the natural cooling of the "Alberta is Calling" rush have slowed the population growth rate from its record 4.4% peak in 2023–24.

At the same time, Alberta has seen record-high housing starts. In 2025, builders worked double-time to get more supply onto the market. For buyers, 2026 is looking like a year of "more choice." We aren't seeing a massive drop in prices - in fact, they’re still going up in Edmonton - but the frantic pace of 2023 has evolved into a more balanced market where you can actually take a breath before putting in an offer.

The Pabian Perspective: A Warm Welcome

Growth brings challenges, but it also brings vitality. More people means more small businesses, more culture, and a stronger provincial economy. When you notice new faces from different places moving into your community, be thankful - your new neighbors are here to support the economy, not take your way of life away. In fact, your way of life depends on new people coming here in large numbers. Our economy depends on it.

I believe there is room for everyone—whether you’re a fifth-generation Albertan or you just stepped off a plane at YEG yesterday. If you’re feeling overwhelmed by the economic headlines, let’s chat. We’ll look at your specific neighborhood and unique situation and help you find a place to call home.

Sources & Data:

• Statistics Canada: Quarterly Population Estimates and Inter-provincial Migration Tables (2023-2025).

• IRCC: 2025–2027 Immigration Levels Plan (The Stabilization Plan).

• Alberta Real Estate Association (AREA): 2025 Annual Market Report & 2026 Forecast.

• Canada Mortgage and Housing Corporation (CMHC): 2025 Housing Market Outlook (Alberta Supplement).

• Government of Canada: Prohibition on the Purchase of Residential Property by Non-Canadians Act (and 2023/2024 Amendments).

• https://www150.statcan.gc.ca/t1/tbl1/en/tv.action?pid=1710013501

• https://www150.statcan.gc.ca/t1/tbl1/en/tv.action?pid=1710014201

• https://www150.statcan.gc.ca/t1/tbl1/en/tv.action?pid=1710014801

• https://www150.statcan.gc.ca/t1/tbl1/en/tv.action?pid=1710015301

If you have spent any time recently staring out your window at a mountain of white fluff—or perhaps more accurately, trying to excavate your car from a rut—you are not alone. In fact, the city has had over 4000 snow complaints via 311 - over double what they received in all 2025. As we prepare for the City to move into a Phase 2 Parking Ban, understanding the "why" and "how" is essential for keeping our streets clear and avoiding a costly ticket - or worse. While this might be old hat for some folks, a lot of Edmontonians are enjoying their first ever winter in the City of Champions, so let’s get to it.

How We Got Here: A Record-Breaking December

It is easy to feel frustrated when residential side streets look more like the finale of American Gladiator than roadways, but context is important. Edmonton is struggling to recover from its sixth snowiest December on record. What’s worse, the bulk of this accumulation came over the Christmas break.

During the final weeks of December, while many were celebrating or taking well-earned time off, city crews were working around the clock. However, the sheer volume of continuous snowfall created a "loop" effect. In Edmonton’s snow removal hierarchy, Priority 1 routes (major arterials like Whitemud Drive and Wayne Gretzky Drive) must be cleared first for emergency access and transit. Because the snow kept falling, crews were forced to repeatedly circle back to these main arteries once they were completed, delaying the transition to residential neighborhoods.

The Shift to Phase 2: What Residents Need to Know

The City of Edmonton has officially announced that the Phase 2 Residential Parking Ban will begin on Monday, January 12, 2026. While Phase 1 focused on arterial roads, collector roads, and bus routes, Phase 2 is all about residential clearing. During Phase 2, crews will be working through neighborhoods to clear the pack down to a 5cm snow base. The last time they tried to get to bare pavement, they were flooded with complaints about the size of the windrows that were created, which impacted pedestrians, seniors and the disabled profoundly.

For this stage to be effective, the graders need the full width of the street. This means that when your neighborhood is scheduled for clearing, all vehicles must be moved off the street.

Where to Move Your Vehicle

Finding a spot for your car can be a logistical puzzle, especially in high-density areas. However, compliance is mandatory to avoid a $250 fine and the added cost of a tow. Residents are encouraged to use:

• Personal driveways and garages

• Rear parking pads or alleys (provided they do not block through-traffic)

• Neighboring streets that have already been cleared and marked as "Phase 2 Complete” on the city’s website

• Nearby arterial roads where the Phase 1 ban has already been lifted

You can track the progress of the clearing crews and see when your specific neighborhood is next on the list by visiting the City of Edmonton’s official Seasonal Parking Ban map.

Why This Matters

While the parking ban requires a bit of shuffling and patience, the end result is a safer, more navigable city. Clearer residential roads mean easier commutes for workers, safer routes for school buses, and reduced response times for emergency crews. Of note, the City has acknowledged the logistical hurdles residents face and has committed to providing more transparency regarding the clearing schedule to ensure fewer surprises for homeowners.

Frequently Asked Questions

How do I know exactly when my street will be cleared?

The City provides an automated notification system. You can sign up for email or text alerts, or use the City of Edmonton’s "Safe Travel" app to receive updates specific to your zone.

I live in a new infill development with 8 units but only 4 parking stalls. Where am I supposed to go?

This is a common challenge in modern developments following the City's Open Option Parking policy, which removed minimum parking requirements in 2020. Unfortunately, there are no special exemptions for infill residents. The City’s stance is that the responsibility for finding legal parking rests with the vehicle owner. If your on-site stalls are full, you must move your vehicle to a nearby arterial or collector road where the Phase 1 ban has already been lifted. Additionally, some EPark zones offer free overnight parking from 6 p.m. to 9 a.m., which can be a lifeline for those in high-density areas.

Can I park on the street as soon as I see the grader pass by?

No. You should wait until the street is cleared and the City has officially declared the ban lifted for your specific area.9 Sometimes crews need to make multiple passes or bring in secondary equipment to remove windrows.

What happens if I don't move my car?

Vehicles left on the street during a Phase 2 ban are subject to a $250 fine. More importantly, they may be "relocated" (towed to a nearby street that has already been cleared). The worst case scenario is that your neighbourhood might be skipped completely and moved to the “back of the line”, which probably means you are NOT invited to the cookout.

Are windrows going to block my driveway?

Yeah, probably - at least in the short term. The City’s policy is to maintain access by clearing a 1.5-car-width opening for driveways and corner crosswalks, usually within four hours of the initial plow. If it’s been 4 hours and they haven’t returned to clear your driveway, call 311.

Why did my neighbor's street get cleared before mine?

They have to start somewhere, and nobody gets preferential treatment. The City organizes Phase 2 by neighborhood zones. The schedule is determined by equipment availability and logistical efficiency rather than a house-by-house request system. Every road in Edmonton is rutted and terrible, and unfortunately, your situation is not unique. You can check your zone’s status on the City’s interactive map, which I’ve linked to earlier in this article.

If you’re looking for places in Edmonton that are easy to navigate year round, or you want to sell fast and find a beach, I’m happy to help. Call or text me any time at 780-232-2064 or email me at mike@pabianrealty.ca.

In this week’s Inside Edmonton, I am taking a look at the Yellowhead Trail conversion. It is almost done, which is a relief—until you realize that the decision that kicked this all off, the closure of the Municipal Airport, was made way back in 2009.

For context, in 2009, Kanye West was busy grabbing the mic from Taylor Swift at the VMAs, and Ryan Nugent-Hopkins was still a teenager playing for the Red Deer Rebels. We have essentially seen "The Nuge" grow from a rookie into a franchise legend in the time it has taken to remove the traffic lights from one of our most vital corridors. 

Which begs the question: What’s up with that? Nearly 17 years later, why isn’t Blatchford the utopia we were promised, and why are we still dodging orange pylons?

A Century of Growth: The Airport Was Here First

To understand the logistical headache of the current Yellowhead Trail Freeway Conversion, we have to acknowledge that the airport was built in 1927. For context, this was 37 years before the town of Jasper Place was even annexed to become part of the City of Edmonton.

The city grew around the airport, not the other way around. This meant that for decades, the Yellowhead Trail had to function as an arterial road that also accommodated airport logistics. Changing that footprint now leaves "ripples" throughout the landscape. We aren't just paving a road; we are surgically removing a century’s worth of industrial and aviation infrastructure from a scarred landscape that was once just a big empty field.

To visualize this “ripple effect” just think - none of the roads near the airport are straight. This is by design, as straight roads might be confused for runways at night. Toss in the rail yard just north of the Yellowhead - which was built by Grand Trunk in 1909, 5 years before the Great War - and you can begin to see just what a complex and daunting project the Yellowhead conversion actually is.

The Toxic Reality of Sustainable Development

If you have ever refueled your car, you know that leaks happen. Now, multiply that by the volume of fuel a plane requires, times multiple planes per hour, for nearly 90 years.

The land at the former City Centre Airport was environmentally compromised. Before a neighborhood with drainage ponds, playgrounds, and parks could be built, thousands of cubic tons of soil needed to be cleaned. You cannot build an "urban utopia" on top of aviation fuel. This remediation process is one of the single biggest reasons for the delays in Blatchford’s residential rollout.

A 30,000-Resident Ambition

The original vision for Blatchford was massive. The City still projects that at full build-out, the community would house up to 30,000 residents across approximately 12,000 residential units. To achieve this, the plan avoids traditional single-family homes with front-drive garages, opting instead for high-density, street-oriented townhomes and apartments.

While the initial 2014 business case anticipated 500 units being built annually, reality has been much slower. However, as we enter 2026, over 57% of the developable land is now in some stage of construction or planning, and the "utopia" is finally beginning to scale. This sounds great, right? 57% done? Not even close.

As of July 2025, only 300 homes have been built - that’s 2.5% of 12 000. The current estimate is that this project will be complete by 2042.

The "Keystone" Projects: 121st and 127th Streets

As of early 2026, the project is finally prepared to land. The major interchanges at 121 Street and 127 Street are the primary focus now, and the City is still targeting 2027 for full completion. These are the "keystone" projects that will finally allow for three lanes of free-flowing traffic in each direction, fundamentally changing the commute for everyone in North and Central Edmonton.

What’s Next: The 66th Street Transformation

If you frequent the northeast side of the city, you’ve likely wondered about the bottleneck at 66th Street. The 66th Street Intersection Removal is officially the "final signalized intersection" on the list.

The plan here is a sophisticated Partial Interchange and Flyover. According to current project timelines, the signal will be removed in early 2027. Here is what that looks like:

• The 66th Street Flyover: A bridge will allow 66th Street to cross over the Yellowhead, maintaining north-south flow for residents in Montrose and Delwood.

• Access Points: New ramps will provide access to the Yellowhead eastbound, while westbound traffic will be diverted via new collector roads at 61st Street and 125th Avenue.

• Access Closures: Nearby direct access points at 62, 67, and 68 Streets will be permanently closed to maintain freeway speeds.

Check out this visualization of what it will look like.

Frequently Asked Questions

How many homes were initially planned for Blatchford? The original master plan called for 12,000 residences to house 30,000 people. While the timeline for full completion has shifted toward 2042, the density targets remain unchanged.

What is the status of affordable housing in Blatchford? The City’s target is for 16% to 20% of units to be affordable. As of 2026, the community's first purpose-built rental project, "Pilot," is leasing, and the first dedicated affordable housing development is currently in the planning and development stage.

Why is my neighborhood utility rate different in Blatchford? Blatchford operates on a District Energy Sharing System (DESS). For 2026, the City has frozen utility rates at 2025 levels for townhouse and multi-unit lots to help the community stay competitive as it continues to grow.

When will the traffic lights at 121 Street and 127 Street be gone? Construction is ongoing, but the removal of these signalized intersections is the core goal of the 2026-2027 work season. This stretch alone accounts for more than half of the conversion’s $1 billion budget.

Why is 66th Street getting a flyover instead of a full interchange? Due to the proximity of the CN Rail lines and the Wayne Gretzky Drive interchange, there simply isn't enough physical space for a full cloverleaf. The flyover design balances safety with the need for residents to cross the freeway without stopping traffic.

Thanks for making it this far. This project is a marathon, not a sprint, but the "Utopia" is finally taking shape. If there is a local topic you would like me to cover, or if you want to know how this construction affects the value of your specific home, text me at 780-232-2064 or email mike@pabianrealty.ca.

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).

If this is your first winter in Edmonton: welcome, and… take a deep breath. It’s cold. It’s dark. But it’s also bright, sunny, and surprisingly fun once you know how to handle it.

This guide is meant to feel like a local walking you through everything: how cold it actually gets, what to wear, how to prep your car and home, what the snow-clearing rules are, and how to use Alberta’s Utilities Consumer Advocate tool so your heating bill doesn’t knock you over harder than an icy sidewalk.

1. What Edmonton Winter Really Feels Like

Edmonton has a classic Canadian winter: long, cold, and dry. Average January temperatures hover around -10°C, with typical lows closer to -15°C—and we still get stretches below -20°C. (Wikipedia)

A few key realities:

• Wind chill is a big deal. A calm -10°C day is totally manageable with good layers. Add wind, and it can feel like -25°C or worse. Weather apps show this as “Feels like.” (University of Alberta)

• Cold snaps come and go. You might get a mild week around 0°C, followed by a deep freeze at -30°C.

• It’s cold but sunny. Edmonton is one of Canada’s sunniest cities, with over 2,200 hours of bright sunshine a year. That helps more than you’d think. (Wikipedia)

Bottom line: the cold is real, but with the right gear and habits, it’s totally liveable.

2. Dressing for Success: How to Actually Stay Warm

Locals don’t “tough it out” in thin jackets. We dress for it—and that makes all the difference.

Think in layers

Use a simple three-layer system:

1. Base layer (against your skin)

   • Materials: merino wool or synthetic.

   • Avoid: cotton—it stays damp and makes you cold.

2. Mid layer (insulation)

   • Fleece, wool sweater, or a light down/puffy jacket.

3. Outer layer (shell)

   • A windproof, water-resistant winter jacket or parka.

Essentials you’ll actually use

• Winter parka – Look for something insulated, with a hood you’ll actually wear.

• Winter boots – Insulated, waterproof, with good tread. Look for temperature ratings and grippy soles.

• Socks – Wool or wool-blend. Two thin layers > one super-thick sock.

• Gloves or mitts – Mittens are usually warmer than gloves. Many locals keep a backup pair in their coat or car.

• Toque (beanie) – You’ll wear one almost daily.

• Neck gaiter / buff / scarf – Helps with wind, especially on your face and neck.

• Face protection on very cold/windy days – Balaclava, ski mask, or doubling up with a buff over your nose.

If you’re wondering if you’re overdressed, you’re probably dressed just right for your first winter.

3. Winter Tires: Non-Negotiable for Safety

In Alberta, winter tires aren’t legally mandatory on city streets—but they’re strongly recommended. (Alberta Transportation)

Here’s what matters:

What “winter-certified” means

When you shop for tires, look for the three-peak mountain and snowflake symbol (3PMSF) on the sidewall. That mark means the tire meets specific snow-traction standards and is designed for severe winter conditions. (Transport Canada)

• All-season tires are not enough once temperatures drop below about 7°C. Rubber hardens in the cold, you lose traction, and stopping distances get longer. Winter tires stay softer and grippier at low temps. (Transport Canada)

• Install four matching winter tires, not just two—mixing them front/back can make your vehicle unstable.

Timing and other tips

• Aim to switch to winter tires in late October or early November, before the first major snowfall.

• Consider studded tires if you spend a lot of time on rural or icy roads—Alberta allows them. (Continental Tires)

• Many insurers in Canada offer small discounts for using proper winter tires; it’s worth asking. (Continental Tires)

If you drive here regularly in winter, proper winter-rated tires are just as important as your winter coat.

4. Car Prep: Block Heaters, Batteries & Emergency Kits

Beyond tires, your vehicle needs a winter game plan.

Block heater basics

Most Alberta vehicles have a block heater—an electric element in the engine that helps it start in very cold weather.

• Plug in around -15°C or colder, or earlier if your vehicle struggles (some people use -20°C as their rule of thumb).

• Use a timer so it turns on 2–3 hours before you drive, instead of running all night.

Other vehicle must-dos

• Battery check: Cold weather exposes weak batteries. Consider testing or replacing one that’s more than 4–5 years old.

• Winter washer fluid: Make sure it’s rated for at least -40°C, and keep extra in the trunk.

• Good ice scraper and snow brush: You’re expected to clear your entire windshield, windows, mirrors, and lights—not just a peephole.

• Wiper blades: Replace worn blades; winter-style blades handle ice and slush better.

• Fuel level: Don’t run near-empty. Keeping the tank at least half full is safer in case of delays or emergencies.

Winter emergency kit for your car

Keep a simple kit in your trunk:

• Blanket or sleeping bag

• Extra mitts and toque

• Booster cables

• Small shovel

• Sand or kitty litter (for traction)

• Phone charger

• Non-perishable snacks and water (water stored in plastic, allowing for expansion)

5. Getting Around: Driving, Parking Bans & Sidewalk Rules

Snow and Ice Control & parking bans

The City of Edmonton uses a priority system for clearing roads—major freeways and bus routes first, then key arterials, then residential streets. (City of Edmonton)

When conditions warrant, the City can declare seasonal parking bans:

• You’ll get at least 8 hours’ notice before enforcement starts. (City of Edmonton)

• During a ban, you must move your vehicle from signed routes (like bus routes and certain major roads) until they’re cleared.

• The City’s Roadways Snow Clearing Map shows which routes are done, and local news/City social media push alerts. (City of Edmonton)

Ignoring a parking ban can lead to a ticket or tow, so it’s worth paying attention to those notifications.

Sidewalk snow & ice rules

As a property owner or tenant responsible for a property, you are expected to clear the public sidewalks adjacent to it:

• The City requires sidewalks to be cleared “as soon as possible” down to the pavement, across the full width and length. You can use sand or ice melt as a temporary measure. (City of Edmonton)

• Corner lots must clear both sides. (Yardworx)

If you don’t clear your sidewalk, you may get a notice and, eventually, a fine—and the City may clear it and bill you.

Winter driving etiquette locals follow

• Slow down earlier than you think you need to. Stopping distances are much longer on packed snow or ice.

• Increase your following distance.

• Gentle everything: steering, braking, and accelerating.

• Watch for “black ice.” Shiny, wet-looking patches when it’s below zero are often ice.

• Leave room for plows and sanding trucks—they’re keeping everyone safer.

6. Home Prep: Staying Cozy and Avoiding Winter Headaches

Your home is your winter headquarters. A few proactive steps make a huge difference in comfort and cost.

Furnace & heating

• Change your furnace filter every 1–3 months during heavy use. A dirty filter makes your furnace work harder and can increase your bills.

• If you’re renting or unsure, ask where the filter is and what size you need.

• Consider a furnace tune-up with a qualified technician before or early in winter to help with efficiency and safety.

Thermostats & humidity

• A programmable or smart thermostat helps you reduce usage while you’re asleep or away, without coming home to a freezing house.

• Edmonton’s winter air is very dry. A humidifier (portable or whole-home) can:

  • Make the air feel warmer at lower temperatures

  • Reduce static shocks

  • Help with dry skin and throat

Aim for indoor humidity around 30–40% in winter to balance comfort and reduce condensation.

Pipes, doors & windows

• Check for drafts around doors and windows; use weatherstripping or draft stoppers.

• On extremely cold nights, open cabinets under sinks on exterior walls and keep the heat on to reduce the risk of frozen pipes.

• Don’t fully cover or block heat registers with furniture.

Snow, ice & exterior maintenance

• Clear steps, walkways, and your driveway regularly, not just after a big storm. Light, frequent shovelling is much easier than tackling 20 cm at once.

• Use ice melt or sand on slippery spots.

• If you have a balcony, deck, or rooftop access, be careful with heavy snow loads—don’t chop ice directly on roofing materials, which can damage them.

7. Utilities 101: Using the Utilities Consumer Advocate Tool

Heating is a major winter expense, so understanding your utility options is huge.

The Utilities Consumer Advocate (UCA) is a Government of Alberta service that helps you compare electricity and natural gas rates and retailers. (UCA Helps)

Step-by-step: How to use the Cost Comparison Tool

1. Go to the official site

   • Visit the UCA website and open the Cost Comparison Tool. (UCA Helps)

2. Enter your location

   • Type in your Edmonton postal code (e.g., T6M …). The tool uses this to pull up retailers and distribution companies available in your area. (UCA Helps)

3. Choose your energy type

   • Select electricity, natural gas, or both, depending on which utility you want to compare.

4. Add your usage (if you know it)

   • You can enter your monthly kWh (electricity) or GJ (natural gas) from a past bill for more accurate estimates. If you’re new and don’t know yet, you can still see basic rate comparisons.

5. Filter plan types

   • Use the Filter options to choose:

     • Fixed rate vs variable (regulated) rate plans

     • Contract length

     • Other preferences (like green energy). (UCA Helps)

6. Compare retailers side by side

   • Select up to three plans and click Compare to see them beside each other with:

     • Energy rate (¢/kWh or $/GJ)

     • Admin fees

     • Estimated monthly cost based on your usage

     • Contract terms, cancellation fees, and any bonuses. (UCA Helps)

7. Look beyond just the rate

   When comparing, pay attention to:

   • Energy rate (obvious cost driver)

   • Admin fees (those $X/month or per-GJ charges add up) (UCA Helps)

   • Contract length and exit fees

   • Whether it’s a regulated rate option (RRO) or a competitive retailer plan

If you’re overwhelmed, the UCA also offers free support and education sessions (like their “Power Hour”) to help you understand your bills and choices. (UCA Helps)

8. Daylight, Mood & Staying Sane

Winter here isn’t just about the cold—it’s also about short days. By December, sunsets are around 4:15–4:30 pm.

A few local survival tricks:

• Get outside in daylight whenever you can—lunch walks, weekend park visits, even a quick stroll to the corner store.

• Consider a daylight lamp / SAD lamp if you struggle with low energy or low mood.

• Stay socially active: skating in the river valley, winter festivals, local coffee shops, rec centres, and community leagues help winter feel less isolating.

9. Everyday Things Newcomers Don’t Expect

Here are a few “little” details that locals take for granted:

• Boot trays at every door. Snow melts and turns to puddles quickly.

• Always carry backup gear. Extra mitts, a toque, maybe a spare base layer in your bag—especially if you’re out all day.

• Plan extra travel time. Commutes are slower when roads are snowy or icy.

• Watch metal surfaces. Playground equipment, railings, and outdoor benches can be very cold—avoid skin contact in frigid temperatures.

• Mind your phone battery. Cold drains batteries quickly; keep your phone in an inside pocket close to your body.

• Learn your bus routes’ winter quirks. Some stops are wind tunnels, some sidewalks are slower to be cleared. Edmonton Transit posts winter updates on the City website. (City of Edmonton)

10. Final Thoughts: You’ve Got This

Your first Edmonton winter can feel intimidating—but it doesn’t have to be miserable.

If you:

• Dress in proper layers

• Invest in true winter-rated tires

• Prep your car and home for the cold

• Know the basics of snow rules and parking bans

• Use tools like the Utilities Consumer Advocate to manage your costs

…you’ll be miles ahead of where most newcomers start.

Before long, you’ll catch yourself doing something very “Edmonton”: sipping coffee in a warm cafe in the middle of a snowstorm, saying “it’s actually not that bad today.”

If you’d like to learn more about what makes Edmonton a great place year round, reach out to Mike Pabian at mike@pabianrealty.ca or call/text him at 780-232-2064.

2026 is shaping up to be one of those years where you can feel Edmonton leveling up.

Major recreation projects are finally opening, Hawrelak Park is coming back to life, big policy moves are hitting the street level in a meaningful way, and the concert and festival calendar is legitimately stacked and seemingly growing every week.

Here’s a tour through some of the biggest things Edmontonians can look forward to in 2026—from new rules and rebuilt parks to stadium shows and classic “Festival City” weekends.

1. The Policy & City-Building Stuff (That Actually Affects Daily Life)

Affordable housing targets turning into real buildings

Back in 2023, Edmonton set a medium-term target of 2,700 units of affordable housing by 2026 under its Affordable Housing Strategy and related investment plans.

As of early 2025, the City has already:

• Committed funding and/or land to support 2,922 units—surpassing that 2,700-unit target

• Seen 260 units completed, with 2,319 under construction and 343 more in planning, spread across multiple neighbourhoods rather than concentrated in just a few areas

That means 2026 isn’t just about “policies on paper”—it’s a year when a lot of these homes are finished, occupied, and actually part of the streetscape.

Edmonton’s new zoning rules becoming refined

On January 1, 2024, Edmonton officially replaced its old Zoning Bylaw 12800 with Zoning Bylaw 20001—a major reset intended to simplify zones and allow more “gentle density” (suites, rowhousing, small-scale apartments) in more neighbourhoods.

By 2026:

• The new bylaw is fully in force, and

• Council and administration are in the fine-tuning phase—using real-world results to adjust things like height, unit counts, and where multi-unit housing makes sense.

What that means for everyday Edmontonians:

• If you own a typical residential lot, there may now be more options for suites, garden/garage homes, or small-scale infill than a few years ago.

• If you’re a buyer, you’ll see a wider mix of housing types—especially in mature areas close to transit and amenities.

It’s a big and at times, uncomfortable, change but it quietly shapes what your block looks and feels like over the next decade.

LRT: Still construction… but clearly heading somewhere

No, you’re not riding brand-new LRT lines in 2026—but the work that’s clogging up your commute is leading somewhere. The Valley Line West (downtown to Lewis Farms) construction is deep into its middle phase. The City and Alberta’s project tracker both point to construction finishing around 2028, followed by testing before opening.

• Capital Line South (Century Park to north of Ellerslie) began major construction in 2025. The City expects 4–5 years of major work, plus testing, putting opening into the late-2020s.

In 2026 you’ll still see lane closures, detours, and pylons—but you’ll also see overpasses, trackwork, and stations taking shape, especially along 87 Ave in the west and 111 Street in the south.

2. The Big 2026 Openings: Velodrome, Pool & Hawrelak Park

This is the exciting part: big community assets actually opening.

Coronation Park Sports & Recreation Centre + Peter Hemingway Pool

In north-central Edmonton, the brand-new Coronation Park Sports and Recreation Centre is scheduled to open in early 2026 as a major sport and community hub.

Highlights:

• A 250-metre indoor cycling track (velodrome) with spectator seating for up to 940 people

• A walking/running track, large fitness centre, bouldering (climbing) wall, gym courts, studios, indoor play space and more

• A direct connection to the rehabilitated Peter Hemingway Aquatic Centre, creating one integrated facility

• A design that aims for a UCI “Category A” level—qualifying it to host major national and international cycling events if certified

For surrounding neighbourhoods like Woodcroft, Inglewood, North Glenora and the Coronation/Westmount area, this instantly becomes the rec destination—especially in winter. For the rest of the city, it’s Edmonton’s newest high-end indoor sport facility and a showcase for big events.

Hawrelak Park: Back after a three-year makeover

William Hawrelak Park closed in March 2023 for a full, above- and below-ground overhaul of aging infrastructure—everything from deep utilities to roads, buildings, amphitheater seating, and the lake.

By fall 2025, the City reported that:

• Roadways and pathways had been repaved,

• New playground equipment was being installed,

• The lake had been cleaned, reshaped and refilled,

• Power and utility upgrades were substantially complete, and

• Construction was on time and on budget, with reopening anticipated in winter 2025/26.

Scope-wise, the rehab touches almost everything:

• Utilities: full replacement of storm, water, irrigation, power and telecom infrastructure

• Facilities: modernization of the main pavilion, boat house, washrooms, service yard and Heritage Amphitheatre, plus added gender-inclusive washrooms and better year-round usability

• Open spaces: a new playground, upgraded dock, redesigned paths, improved crossings, more accessible picnic sites, and refreshed lighting and landscaping

For 2026, that means:

• One of Edmonton’s most beloved river valley parks rejoins your weekend rotation,

• Iconic festivals that were temporarily relocated—like Heritage Festival (the big one), Silver Skate, Freewill Shakespeare, and Symphony Under the Sky—now have a fully modernized “home base” to plan their long-term return to, even as Heritage Festival spends 2026 in its expanded Exhibition Lands/Borden Park setup

• And over the next few years, you’ll see more programming and major events gradually shifting back to a Hawrelak that’s been rebuilt for the next several decades.

Between Coronation and Hawrelak, 2026 is a huge year for “big public spaces” in central Edmonton.

3. Winter 2025–26: Lights, Banksy, and Beating Cabin Fever

Winter spans two calendar years, so some of the coolest 2026 experiences actually start in late 2025 and roll into January.

Winterruption YEG – January 21–25, 2026

Winterruption YEG is back downtown from January 21–25, 2026, with a multi-venue mix of live music, comedy, drag, and outdoor programming.

It’s basically an excuse to fight cabin fever with wristband-style nights out in the core.

The Art of Banksy: Without Limits – until January 11, 2026

At Edmonton City Centre East, The Art of Banksy: Without Limits runs from October 17, 2025 through January 11, 2026, bringing more than 60 original works plus large-format installations from the famously anonymous street artist.

Pair it with Winterruption or a downtown date night and you’ve got a very un-boring January.

Classic winter light traditions (all wrapping in early 2026)

If you love twinkle lights and hot drinks in mittens, winter 2025–26 offers:

• Zoominescence: A Festival of Light at the Edmonton Valley Zoo – Dec 5, 2025 to Jan 4, 2026

• Candy Cane Lane – West-end Christmas lights along 148 St from Dec 12, 2025 to Jan 2, 2026

• Magic of Lights – drive-through light experience at RAD Torque Raceway from Nov 20, 2025 to Jan 3, 2026

All of these spill over into early 2026, which is perfect timing as Hawrelak and Coronation get ready to reopen and winter programming ramps up.

4. Spring & Summer 2026: Festivals in Full Force

Once the snow melts, Edmonton slides right back into Festival City mode.

Edmonton Craft Beer Festival – March 6–7, 2026

At the Edmonton EXPO Centre, the Edmonton Craft Beer Festival runs March 6–7, 2026, with:

• 150+ breweries, cideries, distilleries and RTD brands

• 20+ local food vendors

• Live music and tasting sessions stretched across multiple halls

If you’re a local food-and-drink person, this one is basically a calendar lock.

Taste of Edmonton – July 16–26, 2026

Downtown’s food festival, Taste of Edmonton, is scheduled for July 16–26, 2026, offering 11 days of dishes from local restaurants, live music and arts programming.

You get that classic “after work, wander through the square and graze” summer vibe right in the core.

K-Days – July 17–26, 2026

Right on top of Taste (calendar-wise), K-Days runs July 17–26, 2026 at the EXPO grounds:

• Midway rides and games

• Fair food in all its forms

• A full K-Days music lineup and special theme days

If you have kids—or just a soft spot for mini-donuts—this is a must.

Edmonton Heritage Festival – August 1–3, 2026

You can’t talk about summer in Edmonton without talking about Heritage Festival.

In 2026, the Edmonton Heritage Festival is scheduled for the August long weekend – August 1–3, 2026, continuing its run as a three-day, free, family-friendly celebration of multiculturalism.

A few quick stats that show just how big this one is:

• Up to 100 cultures and countries represented

• 60+ outdoor pavilions and tents

• Hundreds of performances on multiple stages

• A massive range of traditional foods, crafts, and cultural displays, with the festival also acting as a major fundraiser for Edmonton’s Food Bank

Because Hawrelak Park has been closed for rehabilitation since 2023, the festival has been temporarily based at Edmonton Exhibition Lands and Borden Park—and 2026 event listings still show that Exhibition Lands/Borden Park footprint for the August long weekend.

With Hawrelak anticipated to reopen in winter 2025/26, 2026 becomes a bit of a “transition year”:

• The festival continues at its expanded Exhibition Lands/Borden Park site, which was upgraded to handle large crowds during the Hawrelak closure

• At the same time, the fully rehabilitated Hawrelak—complete with renewed utilities, paths, and amphitheatre—returns as the festival’s traditional home base for future years, supported by an agreement and “right to return” understanding between organizers and the City

Bottom line: if you’re new to Edmonton in 2026 and you only pick one major summer event to understand how multicultural and community-driven this city really is, Heritage Festival is it.

Edmonton Folk Music Festival – August 6–9, 2026

Gallagher Park’s hillside will once again host the Edmonton Folk Music Festival from August 6–9, 2026.

It’s consistently cited as one of North America’s best folk festivals, and the “blanket on the hill with the skyline in the background” experience is about as Edmonton as it gets.

Edmonton Fringe Festival – August 13–23, 2026

A week later, Old Strathcona turns into a theatre/people-watching paradise with the Edmonton Fringe Festival, running August 13–23, 2026.

Even if you don’t see a single show, just wandering the grounds and taking in the food trucks and buskers is worth it.

And that’s before you add in dozens of smaller cultural festivals, outdoor movie nights, neighbourhood events, and whatever cool thing pops up at a newly reopened Hawrelak Park.

5. Big Concerts & Stadium Moments

The 2026 concert calendar is still filling in, but we already know about some huge nights.

AC/DC – Commonwealth Stadium – August 9, 2026

Rock legends AC/DC are bringing their Power Up Tour 2026 to Commonwealth Stadium on August 9, 2026 at 7:00 p.m.

Expect sell-out crowds, packed patios, and a lot of black t-shirts on the LRT.

Guns N’ Roses – Commonwealth Stadium – August 26, 2026

Just a couple of weeks later, Guns N’ Roses bring their newly announced 2026 world tour to Commonwealth Stadium on August 26, 2026, part of a huge North American stadium run.

If you’re anywhere near Bellevue or Cromdale that night, you’ll probably hear half the set from your backyard.

Arena & theatre shows

On top of the stadium dates, you can expect:

• A full slate of concerts and special events at Rogers Place (plus the usual Oilers and Oil Kings seasons)

• Series like “Live at the Winspear”—for example, Reuben and the Dark with Bullhorn Singers at Winspear Centre in February 2026—and countless other mid-size shows filling the city’s venues

Check the Rogers Place and Explore Edmonton event calendars regularly—the 2026 lineup is still growing.

6. So… What Does All This Mean If You Live (or Want to Live) Here?

Put all of this together and 2026 looks like:

• A huge year for recreation and public spaces

  • Coronation Park Sports & Recreation Centre + Peter Hemingway Aquatic Centre finally opening

  • Hawrelak Park returning after a once-in-a-generation rehab

• Steady progress on the “boring but important” stuff

  • Affordable housing targets not just being met, but surpassed

  • New zoning rules gradually making more room for housing choice across the city

  • LRT projects moving from drawings to visible structures

• A lifestyle calendar that makes staying home harder and harder to justify

  • Winter lights, Winterruption, Banksy, Zoominescence

  • Craft Beer Fest, Taste of Edmonton, K-Days, Heritage Festival, Folk Fest, Fringe

  • Stadium shows that pull in fans from all over Western Canada

From a housing and quality-of-life perspective, it’s the combination that matters: real investments in parks, transit and housing plus a stacked events calendar make Edmonton in 2026 feel like a city that’s very much on the front foot.

Quick FAQ: Edmonton in 2026

Q: Will all of these dates stay the same?
A: Event organizers and the City can (and do) adjust details. The openings and dates here are based on official City project pages, organizers’ websites, and event calendars as of late 2025. Always double-check directly with the event or the City of Edmonton before buying tickets or planning around a specific milestone.

Q: What are the “can’t miss” experiences if I’m new to the city in 2026?

If you’re trying to get a real feel for Edmonton in one year, I’d circle:

• A visit to the new Coronation Park / Peter Hemingway complex once it opens

• A lazy summer day (or festival weekend) at Hawrelak Park after it reopens

• Heritage Festival over the August long weekend

• Winterruption YEG in January

• At least one summer festival pairing—Taste + K-Days or Folk Fest + Fringe

• One big night at Commonwealth or Rogers Place (AC/DC, Guns N’ Roses, or whatever else gets announced)

Q: How do I keep up with new 2026 announcements?

• Bookmark the City of Edmonton festivals and events schedule and Explore Edmonton’s event calendar—both are regularly updated as new shows and festivals are announced.

• Follow key venues and festivals (Rogers Place, EXPO Centre, Folk Fest, Fringe, K-Days, Taste of Edmonton, Winterruption YEG) on social media for lineup drops and presale info.

Q: Does any of this actually matter if I’m thinking about buying or selling a home?

Absolutely. Big public investments (“Where are the cool parks and rec centres?”), better transit, and strong festival and events culture all feed into:

• Neighbourhood desirability

• Long-term value and stability

• How it feels to live in a given area day-to-day

If you’re weighing a move in 2026, it’s worth lining up your short list of neighbourhoods with the projects and amenities that are coming online over the next 3–5 years, not just what exists today.

Call Mike today at 780-232-2064 for more information. If you’d like to book a tour of some of Edmonton’s best attractions, I’ll be happy to be your guide.

If your picture of real estate agents comes mostly from TV shows, memes, or the odd bad experience a friend had, it’s no surprise the industry has a bit of a reputation problem. For example, George Costanza was a Realtor on Seinfeld until well into the second season and he wasn’t exactly known for his scrupulous nature. Enough said. And, if you’ve ever been on Reddit, you know that Realtors are perceived as paper-pushing door openers that failed in the corporate world and took up a license to get out of the house.

The reality is that many realtors already run successful businesses - ones you probably frequent. They’re franchise owners, tech wizards, developers and entrepreneurs that are now able to leverage their prior success and business acumen into successful careers in real estate. 

The industry chews up and spits out over 90% of real estate agents within the first 12 months. So no, it’s not an easy job. 

While you might see billboards or bus benches with shiny happy people, the reality behind the scenes is very different—and understanding that difference can help you choose the right person to represent you, or catch red flags before they turn into bigger issues.

Let’s walk through 10 of the biggest misconceptions people have about real estate agents—and what they are really all about.

Myth #1: “Agents just unlock doors and write offers.”

The misconception:
Anyone can book showings, walk through a house, and sign a contract. Why pay someone for that?

What really happens:
The visible part—opening doors and filling in paperwork—is maybe 10% of the job. Before we can ever get to that point in the process, ask yourself - how well does this person understand me, my needs, and what I’m looking for? A common pitfall among new agents is that they are overly eager, and will often skip even the most basic of pre-qualification questions. If you contact a realtor and ask them to see a property, their reaction shouldn’t be to ask what time you’re free - it should be to initiate at least a ten minute conversation. Questions they should ask include whether you’re currently working with another realtor, whether you’re pre-approved, what about this specific property stood out, how long you’ve been looking, what is important for you (location, price, access to home/work/school/gyms/etc) and on and on. Think about it - when you make any major purchase, how much research did you do? I’m guessing you didn’t just buy the first vehicle you saw online, or walk into an electronics store and say “One gaming laptop please!”

So, back to that 10% versus 90% statistic. The other 90% of the job, before we open the first door, is less glamorous and way more important.

• Pricing and strategy: Reading the market, analyzing comparable sales, and setting a pricing strategy that actually gets results. Sure, you could pay list price but a skilled agent will be able to save you thousands, even (and sometimes especially) on new construction. We’ve seen the good, bad and scary and know what to look for.

• Interpreting listings: Spotting red flags in listing remarks, photos, and history that a casual buyer would miss is our superpower. Even little things like the property being listed multiple times in a short amount of time, or being located next to a former drug house, or having a history of water damage or unpermitted (and therefore crappy) renovations…All things that we are trained to look out for and solve for our clients.

• Structuring offers: Crafting conditions, timelines, and clauses to protect you if something goes wrong is something we do on a regular basis. More than just protecting you from liability, though, we also ensure that the offer you’re making is written in a way that is appealing and likely to be accepted. This can be of great benefit in a hot market like Edmonton has experienced in the past several years.

• Negotiations: Knowing when to push, when to hold, and when to walk away. Think of us as the Kenny Rogers of deals. Personally, I have over 20 years of sales experience and have worked as a national executive sales trainer at a Fortune 500 company. That experience matters.

• Coordination: Managing inspectors, lawyers, mortgage brokers, appraisers, tenants, other agents, and sometimes very stressed-out buyers or sellers is what we get paid to do. If your deal went smoothly, it’s likely because your realtor solved the problems in the background before you ever became aware that there was a potential challenge.

• Problem prevention: Anticipating issues with financing, inspections, title, or timelines—and fixing them before they ever land on your plate.

A big chunk of an agent’s value is in the problems that never become your problems. We’re running defense 24/7.

Myth #2: “Real estate agents are overpaid for what they do.”

The misconception:
“Wait… they made how much from this one sale? For a few weeks of work?”

The reality behind the cheque:

• Gross ≠ net. That commission is gross revenue. From that, agents pay brokerage splits, licensing fees, insurance, marketing, signage, photography, gas, staging, client gifts, office expenses, and more. We don’t get benefits, we pay to rent our office from our brokerage, and on and on. It’s not uncommon for new agents to incur losses of over $60 000 in their first year, just for startup fees.

• Lots of unpaid work. Agents spend time with buyers and sellers who never end up transacting. There are months of nurturing, answering questions, and showing homes that never turn into a paycheque.

• Income swings. There’s no salary. Some months are great, some are quiet, and the bills keep coming either way.

Is it possible to make a good living in real estate? Yes.  Is it “easy money for a few hours of work”? Not if someone is actually doing the job properly, no. The average conversion rate for most agents is between 2-3%. This means that for every “sold” sign you see, that agent had 98 interactions, prospects, or contacts with individuals that never turned into a closed deal. 

Myth #3: “All real estate agents are basically the same.”

The misconception:
“An agent is an agent. I’ll just use whoever answers their phone first.” To use another car analogy, a Yugo and a Mercedes S Class will both get you to the office on time but the experience between one and the other will be very, very different.

The reality:
There can be a massive difference in:

• Skill level: Pricing, negotiation, marketing, contract knowledge, and problem-solving are all key factors. Does the agent have support within their brokerage? Do they have a track record of success, or are they simply maintaining a license while working full time in an office role, only able to work for you when they’re not otherwise occupied?

• Local expertise: Deep understanding of specific neighbourhoods, builders, condo buildings, or property types. Is the agent knowledgeable about the city and the local amenities or are they coasting through life? Is this their passion? Do they have referrals?

• Communication: How often they update you, how clearly they explain things, and how reachable they are.

• Approach and values: Some agents are very salesy. Others are more advisory and data-driven. Some are detail-obsessed; some fly by the seat of their pants. Some are casual and will show up in shorts and a t-shirt, while others wouldn’t be caught dead without their Armani suit. Are they a fit for you and your style?

Picking “whoever is convenient” is a bit like choosing a surgeon based on who returned your call first. Technically, everyone has the same license. In practice, their experience and approach can be very different, and each individual - remember, we’re all humans - will offer a unique experience.

Myth #4: “The agent controls the price (or the outcome).”

The misconception:
“If my agent was better, they’d have got me more money,” or
“If my agent was stronger, the seller would have accepted my low offer.”

The reality:
Agents influence strategy, not the laws of supply and demand.

A good agent can:

• Help you price strategically based on real data

• Recommend prep and staging to boost perceived value

• Market the property effectively to reach the right buyers

• Negotiate terms, timing, and concessions in your favour

But they can’t:

• Force buyers to pay more than the market will bear

• Force sellers to accept an offer they’re not comfortable with

• Override interest rates, inventory levels, or economic conditions

If your expectations are totally out of sync with the market, even the best agent in the world will feel like they’re “failing”—when the real problem is the gap between expectations and reality. Circling back on the previous point about pre-qualification, a good agent will be honest with you if it’s not a fit - and this is something that should be clear before you ever sign an agreement. I turn down 1-2 prospects a month simply because we don’t vibe. Why force it when I could spend more time with folks that are more aligned with what I have to offer? 

Myth #5: “Agents just want a quick sale and don’t care what I buy.”

The misconception:
“All they care about is their commission, so they’ll push me into anything.”

Let’s just stop right there. I actually take offense to this. Buying a home is the single largest financial decision you will make. I work with people going through separation. I work with families that have to sell their childhood home because their parents just lost a battle with a terminal disease. I’m there when you need to move into a bigger home to welcome your first child, and I’ll be there when you need to downsize after they’ve left for University. To be a part of such pivotal moments in the lives of my clients is a great honour, and one I take seriously. 

The reality:
Yes, there are pushy agents. But for most professionals, that approach is short-sighted and bad for business. Personally, I want a referral and a positive review far more than I want a slightly higher payday. My name is my business and my legacy, and that will always be more important than money.

A good agent is playing the long game:

• Happy clients = referrals and repeat business. One great experience can lead to years of business.

• Bad deals = reputation damage. If you hate your house or feel like you were pressured into something, you’re not exactly going to send your friends their way.

• Ethical and legal duties. Agents have obligations around honesty, disclosure, and putting clients’ interests first. Ignoring those can mean complaints, fines, or losing a license.

A pro would genuinely rather talk you out of a bad deal than cash a quick cheque and spend the next decade avoiding you in the grocery store. For real, I live in The Hamptons, where most of my clients are. I don’t have the energy to be a jerk to my neighbors - most know where I live!

Myth #6: “If I use the listing agent, I’ll get a better deal.”

The misconception:
“If I go straight to the listing agent, they’ll cut the commission and pass the savings on to me.”

Woah, gear down there Big Rig! You’re about to introduce a huge amount of risk and liability to all sides of this deal…

The reality:
The listing agent’s primary obligation is to the seller—that’s who they signed a contract with.

When one agent tries to handle both sides of a deal, a few things can happen (depending on local rules):

• Their role may shift from advocate to more of a facilitator. We call this a Transactional deal.

• They may be limited in how much detailed pricing/negotiation advice they can give each side.

• As a buyer, you might think you have someone fighting just for you… but that’s not actually how the relationship works.

In fact, I’ve had buyers come to me to represent them in the transaction and I’ve had to tell them no. Think about it - why would you want the same lawyer representing you and the other side in a dispute? It just doesn’t make sense.

Myth #7: “Commission is fixed and non-negotiable.”

The misconception:
“There’s a standard commission everyone has to charge by law.”

The reality:

• In Alberta, commissions are not set by law. You’re free to negotiate a price you both feel is fair. Personally, I don’t offer discounts to friends, family, or people with cute puppies. I know that I offer top-notch service, and I am comfortable commanding the price I bill. 

• What feels “standard” in your market is usually just what most people choose to charge, not a mandated number.

• Focusing only on the fee ignores the bigger question: what am I getting for this? Bubba’s Steak Shack and The Keg can both cook dead cow, but when you pay more you get more.

When you talk about commission, you’re really talking about:

• The service package (staging, pro photography, video, social media ads, open houses, print marketing, negotiating strategy, etc.)

• The agent’s experience and track record

• The likely net result to you (sale price, terms, time on market, stress level), not just the fee line on the statement of adjustments

The right question isn’t “Who is the cheapest?” It’s “Who is most likely to put me in the best overall position after everything is said and done?”

Myth #8: “With the internet, you don’t need an agent anymore.”

The misconception:
“I can search listings on my phone, use YouTube for advice, and download a contract template. Why involve a middle person?”

Sure, the internet can help. But if I was about to pull back from the gate on a plane to Mexico and they told me my pilot would be AI, I’d be heading for the emergency slide faster than that time George Costanza thought the apartment was on fire at that kid’s birthday party. Humans matter. Experience matters.

The reality:
The internet changed how we work—but it didn’t eliminate the need for expert guidance.

Online tools are great for:

• Browsing listings and neighbourhoods

• Getting a rough feel for prices

• Learning basic terminology

But they don’t replace:

• Experience with real transactions: What actually happens when there are multiple offers, financing issues, low appraisals, or inspection surprises.

• Context and interpretation: Knowing which details matter and which are noise.

• Risk management: Catching missing disclosures, vague clauses, or unrealistic timelines that could put you at risk.

• Emotional buffer: Helping you make rational decisions when you’re dealing with your life savings or your family home.

The web gives you information. A good agent gives you interpretation, strategy, and protection.

Myth #9: “Agents hide information or ‘trick’ people into deals.”

The misconception:
“All agents are salespeople trying to spin everything and bury the bad stuff.”

The reality:
Again, there are bad actors out there—just like in every industry. But there are also:

• Disclosure rules that require agents to share material facts about properties and relationships.

• Ethical standards through licensing bodies and boards.

• Serious consequences for misrepresentation or hiding key information, including fines or losing the license entirely.

• And then there are the agents who are almost too blunt for some people’s taste. They’ll tell you:

• When a house smells like a money pit

• When a “great deal” is actually great for the other side

• When your price expectations aren’t realistic

You should feel more informed, not less, after talking with your agent. If you ever feel like information is being kept from you or spun beyond recognition—that’s a sign to move on.

Myth #10: “If I talk to an agent, I’ll be pressured into buying or selling.”

The misconception:
“I don’t want to reach out yet—I’m not ready, and I don’t want a pushy sales pitch.”

The reality:
High-pressure tactics might get someone to sign a contract, but they rarely create happy clients.

The best agents:

• Are totally fine with long timelines. They’d rather help you prepare properly than rush you into something.

• Spend a lot of time educating—explaining steps, answering “basic” questions, and giving you a clear picture of what to expect.

• Understand that buying or selling a home is a big deal, and that the decision has to feel right for you, not just “make sense on paper.”

If a conversation with an agent leaves you feeling rushed, guilty, or cornered, you’re not “too sensitive”—you’re just talking to the wrong person.

How to Choose the Right Real Estate Agent for You

Now that we’ve busted some myths, here are a few practical tips for finding someone who is a good fit:

• Ask about their process. How do they handle pricing, marketing, showings, offers, and communication?

• Look for transparency. Do they answer questions clearly and honestly, even when the answer isn’t what you hoped to hear?

• Check local experience. Do they know your type of property and area well, or are they guessing?

• Notice how you feel. Do you feel heard? Understood? Respected? Or talked over and pushed?

• Talk to more than one person. You’re allowed to interview a few agents before committing. In fact, you should.

You’re not just hiring someone to open doors. You’re choosing a guide, an advocate, and a problem-solver for one of the biggest financial and emotional decisions you’ll make.

FAQ: Common Questions About Real Estate Agents

Q: Do I have to use an agent to buy or sell a home?
No. You can go directly to a builder, sell privately, or try to handle everything yourself. The question isn’t “Do I have to?” but “What risks am I taking on, and am I prepared to handle them?” For many people, the peace of mind and expertise are worth having someone in their corner.

Q: Can I work with more than one agent at the same time?
You can talk to multiple agents, but once you sign a representation agreement, you’re typically committing to work with that person or brokerage for a set period. It’s better to interview a few, choose one you trust, and then build a strong working relationship. Check referrals and online reviews.

Q: Should I always choose the agent who charges the lowest commission?
Not necessarily. It’s more important to look at the big picture: marketing plan, communication, experience, negotiation skills, and track record. A skilled agent who charges a bit more but nets you a higher sale price—or protects you from costly mistakes—can leave you better off overall than a discount option.

Q: How do agents get paid when I’m buying a home?
In many cases, the seller pays the total commission, and that is shared between the listing brokerage and the buyer’s brokerage according to the listing agreement. The exact structure can vary, so it’s important to have your agent explain how it works in your situation.

Q: What’s the best way to start working with an agent if I’m not ready to move yet?
Simple: start with a conversation. A quick call, Zoom meeting, or coffee can help you get clarity on your timeline, your budget, and the steps to take now so you’re ready later. A good agent will treat that as part of the relationship, not a waste of time.

Mike Pabian is a REALTOR® with REMAX Excellence in southwest Edmonton. He has lived in The Hamptons with his wife, Grace, and their pugs Frank and Pickles since 2010. A born and raised Edmontonian, he’s a die-hard Oilers fan and frequently gives back to several Cancer charities and Edmonton’s Food Bank.