What’s happening in the market today?

Posted on March 18, 2026, by Mike Pabian

If you’ve been sitting on the sidelines of the Edmonton market over the last year, waiting for a sign that the math finally makes sense—THIS IS IT.

On March 12, 2026, Bill C-4 (the Making Life More Affordable for Canadians Act) officially received Royal Assent. For those who don't spend their weekends reading parliamentary transcripts, here is the headline: The federal government has officially overhauled the GST New Housing Rebate. For the first time since 1991, the thresholds have been modernized to reflect the actual cost of housing in the 21st century.

If you are a first-time buyer looking at new construction, the "glossy brochure version" of this news is "free money." The data-driven reality? It’s a massive shift in your purchasing power that could save you up to $50,000. Now, you’ll recall that I am a big advocate of hiring a Realtor when you buy a new home. Simply put, home builders aren’t bound by the Real Estate Act. I’m here to tell you that they are not all created equal, and some don’t have two scruples to rub together. They are without scruples. Why, the first deal I did was from a builder and it came back with over 70 items on the inspection. But I digress.

The Data: New vs. Old

For decades, the GST rebate was capped at homes priced under $450,000—a number that has become increasingly rare even in a value-driven market like Edmonton. Here is how the new First-Time Home Buyers’ (FTHB) GST Rebate compares to the old system:

Why This is an "Edmonton Advantage"

While buyers in Vancouver and Toronto are realizing $1.5 million doesn't buy much in their downtown cores, here in Edmonton, this policy is a home run.

Most of our new detached homes, duplexes, and townhomes in communities like Rosenthal, Chappelle, Secord, and Griesbach fall well under the $1 million mark. This means the vast majority of first-time buyers in Edmonton will now qualify for a full 100% rebate on the 5% federal GST.

For example, a $500,000 new home previously included about $25,000 in GST but with the rebate, an eligible first-time buyer could effectively purchase that same home for about $475,000.

The Fine Print (Because Accuracy is King)

I treat real estate like an endurance sport, and part of that is knowing the rules of the track. Here are the "must-knows" for this incentive:

1. The Effective Date: This applies to purchase agreements signed on or after March 20, 2025. If you bought a new home in the last 12 months and haven't claimed this yet, the CRA portal is now officially open for retroactive applications as of this week.

2. The "First-Time" Rule: You must qualify as a first-time home buyer (meaning you haven't owned a principal residence in the current or previous four calendar years).

3. New Construction Only: This rebate does not apply to resale homes. It is designed to stimulate new supply. If you’re buying a 1950s bungalow in Glenora, you won't see this credit.

4. The $1.5M Cliff: The rebate scales down linearly between $1M and $1.5M. Once the price tag hits $1.5 million, the rebate disappears.

Mike’s Pro-Tip: Most Edmonton builders are now set up to credit this rebate directly to you at closing. This means you don't have to pay the GST upfront and wait for a cheque from the CRA. Make sure your purchase contract is updated to reflect the "GST Rebate assigned to the builder" to lower your mortgage amount from day one.

FAQ: Your 2026 GST Questions Answered

• Q: Can I get the rebate if I build my own home? Yes. Owner-built homes qualify as long as construction started on or after March 20, 2025.

• Q: Does this apply to "Secondary Suites"? The rebate is for the primary residence. However, if you are building a new home with a legal suite, the total purchase price just needs to stay under the $1.5M threshold.

• Q: Is this a permanent change? No. This specific incentive is currently slated to run until December 31, 2030.

Final Thoughts

In a balanced 2026 market, where inventory is up 33% over last year, buyers finally have the luxury of time and choice. This GST overhaul adds a massive financial incentive to choose "new."

If you’ve been looking at townhomes in the $400k range or detached homes in the $700k range, your "closing cost" math just got a whole lot friendlier. But remember: a tax rebate doesn't make a bad house a good investment. You still need to audit the "small stuff"—from the electrical load calculations to the quality of the finishings.

Ready to see which new Edmonton developments offer the best ROI with the new GST rules? Click here to start your personalized home search or contact me today for a data-driven breakdown of your favorite neighborhood.

In the world of Edmonton real estate, the spotlight often skips over the Northeast in favor of the flashy new builds in the deep Southwest or the high-density infills of the core. But as we navigate the unique market conditions of March 2026, a new trend is emerging: The Flight to Value.

While much of the city is grappling with higher carrying costs and the 2026 property tax adjustments, Kernohan stands out as a "triple threat." It offers nature-access that rivals the most expensive neighborhoods in the city, pricing that welcomes first-time buyers, and the long-term stability of a mature, tree-lined community. Not only that, but it offers access to some of the best parts of the River Valley - including Hermitage Park, Rundle Park, Gold Bar, and more. I’ve personally seen moose, deer, porcupines, eagles - even a swan while enjoying the trails and parkland. It’s truly our city’s best asset.

Where the heck is Kernohan anyway?

It’s bordered by Victoria Trail to the west, Hermitage park to the east, and it’s south of 137 Avenue. 

Here is a deep dive into why Kernohan should be at the top of your "Must-See" list this spring.

1. The Math of a "Smart Buy" in 2026

Let’s talk numbers. The 2026 Edmonton market is defined by a more measured pace. With the average Days on Market (DOM) sitting at 59, buyers finally have the leverage to breathe, inspect, and negotiate. Sellers are motivated, and while I’m still seeing multiple offers and “bidding wars” in all areas of the city, it’s calming down a bit.

In Kernohan, your dollar simply works harder. While the city-wide residential average has moved toward $571,000, Kernohan remains a bastion of affordability. A budget of $400 000, which wouldn’t get you a single-garage duplex in areas of Southwest Edmonton, could see you landing a gorgeous and renovated single-detached home with a basement suite in Kernohan. 

Price Comparison: Kernohan vs. City Average

The Pabian Perspective: By purchasing in Kernohan, many of our clients are seeing their monthly mortgage payments come in significantly lower than the cost of renting a three-bedroom townhome in the same quadrant. Because most of the homes in this community were built in the late 70’s and early 80’s, you’ll enjoy large lots with double-detached garages, plenty of room for your furry friends, and room to have a fire. There’s plentiful, easy access to the river valley and a trail system that can literally take you from Fort Saskatchewan to Terwillegar (I’ve done this route in about 80 minutes on a road bike - it’s gorgeous!)

2. A Backyard Without Boundaries: Hermitage Park

If you ask a Kernohan resident what they love most, they won’t talk about their kitchen backsplash—they’ll talk about Hermitage Park.

Kernohan is one of the few neighborhoods in Edmonton where the North Saskatchewan River Valley isn't just a destination; it’s an extension of your property. The community is bordered by the Kennedale Ravine to the south and the sprawling Hermitage Park to the east.

• For the Outdoor Enthusiast: You have immediate access to over 139 hectares of parkland. Whether it’s stocked trout ponds for a quick evening of fishing or the massive off-leash area for your dog, the "nature-per-square-foot" ratio here is unmatched.

• The Trail Network: The paved and granular paths connect you to the entire Edmonton river valley trail system. You can literally bike from your front door in Kernohan all the way to the University of Alberta without ever leaving the greenery.

3. The "Goldilocks" Housing Stock

Most of Kernohan was developed in the late 1970s and early 1980s. For the modern buyer, this is the "Goldilocks" era of construction:

• The Bones: Homes from this era are known for their solid "bones"—generous floor plans, large windows, and sturdy foundations.

• The Opportunity: We are seeing a surge of interest in the four-level splits and bungalows common in the area. These layouts are perfect for the "house hacking" trend of 2026.

• Zoning Potential: With the city’s updated zoning bylaws, Kernohan’s large lots are ideal for secondary suites or garden suites, allowing homeowners to generate rental income to offset those property tax hikes.

4. Connectivity and Community Infrastructure

Low density doesn't have to mean isolation. Kernohan is strategically positioned for the modern commuter:

• Transit: The Clareview LRT Station is just a short hop away, providing a direct "no-traffic" link to Downtown, the U of A, and NAIT.

• Education: With Anne Fitzgerald Catholic Elementary right in the heart of the neighborhood and several public options nearby, it’s a community designed for families.

• Shopping: You are minutes away from the Clareview Town Centre and the Manning Town Centre, offering everything from Cineplex theaters to major retailers like Costco and Lowe's.

5. The "Overlanders Ripple" Effect

One of the most overlooked factors in real estate is neighboring investment. The community of Overlanders, which shares Kernohan's northern border, is currently seeing significant neighborhood renewal projects including the addition of protected bike lanes and enhanced transit.

Historically, as the City of Edmonton refreshes the infrastructure (roads, sidewalks, and lighting) in one community, the "halo effect" lifts the desirability and property values of the adjacent neighborhoods. Buying into Kernohan now is a move to get ahead of that curve before the secret is fully out.

Is Kernohan Your Next Home?

The 2026 market is about being strategic, not frantic. Kernohan offers a rare combination of lifestyle and fiscal responsibility. It’s a place where you can own a piece of the river valley, have a yard big enough for a garden, and still keep your housing costs under control.

Ready to take a look?

At Pabian Realty, I specialize in finding the hidden value in Edmonton's mature neighborhoods. Whether you’re a first-time buyer looking for a renovation project or a family seeking more space near the trails, we can help.

I’m not just saying this - I grew up in a home tucked just beside 137 Ave and Victoria Trail - a home my family still owns to this day. I can tell you all about the unpaved trails, the best coffee shops, and the shortcuts in and around the area that others might overlook. I love this community, and am proud to say I’m from here. It’s the perfect place for those that want to enjoy an active, tranquil, walkable community with access to major transportation, but without all of the hustle and bustle that life in a big city can bring. 

Want to see more? Call or text Mike at 780-232-2064 to arrange your very own Discovery Day where I’ll show you around the highlights of this community - or any other community you’d like to see.

If you’ve spent any time in the Edmonton real estate market, you know that certain neighborhoods don't just feature houses—they build a legacy. Garneau is one such neighborhood. Glenora, Strathcona, and Windermere also each have their own character and vibe that runs deep. As a realtor who treats real estate like an endurance sport, I’m not here to give you the glossy brochure version. I’m here to give you the data-driven reality of why Garneau is arguably the most strategic place to raise a family in Edmonton today.

Garneau isn't just a collection of streets; it’s the place where the energy of Whyte Avenue meets the academic prestige of the University of Alberta, all perched on the edge of the world's largest urban parkland. If you want a "15-minute life" where your commute is a bike ride and your Saturday morning is a stroll to a world-class market, you’ve found it.

1. A Century of Rebellion and Resilience: The History of Garneau

Garneau is one of Edmonton’s oldest inner-city communities, and unlike some "cookie-cutter" suburbs, it has scars and stories that give it real character.

The Legend of Laurent Garneau

The community is named after Laurent Garneau, a Métis man with a history as a rebel, musician, and entrepreneur. Garneau was a follower of Louis Riel and had participated in the Red River Resistance. According to the Edmonton Historical Board, he arrived here in 1874, settling on River Lot 7. His original shanty was the social heart of the south side long before the "City of Strathcona" was even incorporated.

The Birth of "Professor’s Row"

In 1908, everything changed. The University of Alberta was established on the neighboring land. Suddenly, Garneau wasn't just a homestead; it was the intended home for the city’s intellectual elite. Many of the stunning Edwardian and Craftsman homes you see today were built for the university's founding faculty.

You can see the early growth of the community in this 1920s aerial view. Notice how the lush elm canopy—now a hallmark of the neighborhood—was just starting to take root.

The Preservation Battle

In the 1960s and 70s, the University began a massive expansion, expropriating and demolishing dozens of historic homes. Garneau residents fought back with a tenacity that defines the community to this day. They saved gems like Rutherford House, the Jacobean-style mansion of Alberta's first premier, which still stands at 11153 Saskatchewan Drive NW.

2. Why Garneau is the Ultimate "Family Starter" Community

When I consult with young families, they usually worry that "urban living" means sacrificing safety or schools. In Garneau, you actually gain an advantage.

Education: The "Pre-K to PhD" Pipeline

In Garneau, your child’s world expands by just stepping out the front door.

• Garneau School: This isn't just a neighborhood school; it's a community anchor. They offer a Regular Program and a specialized Sciences Program for K-6. It’s an inquiry-based environment where kids are encouraged to explore the natural world—often using the nearby river valley as an outdoor classroom.

• The University Environment: Living next to the University of Alberta means your kids grow up in an atmosphere of curiosity. From public lectures to summer camps at the Saville Community Sports Centre, the resources of a Top-5 Canadian university are your "local amenities."

The "Vertical Family" Revolution

Not every family wants a 3,000-square-foot house with a lawn to mow. We are seeing a massive shift in 2026 toward luxury condos and townhomes in Garneau. Families are trading the private backyard for the 160 kilometers of trails in the River Valley. It’s about a lifestyle of doing, not maintaining.

3. The Whyte Avenue Pulse: Culture, Food, and Festivals

One of the biggest perks of Garneau is that you are on the doorstep of Whyte Avenue (82nd Ave), the creative soul of Edmonton.

A Festival for Every Season

When you live in Garneau, you don't "go" to the festivals—you live them.

• International Fringe Theatre Festival: The second-largest fringe in the world happens right here. Imagine walking two blocks to catch an improvised comedy set or a high-drama play, then grabbing a beer at the Sugarbowl on your way home.

• Ice on Whyte: In the winter, the neighborhood transforms into a crystalline wonderland with world-class ice carving competitions at Dr. Wilbert McIntyre Park.

The Walkability Factor

With a Walk Score of 88, Garneau is a "car-optional" neighborhood. You can hit the Old Strathcona Farmers' Market on Saturday morning for fresh local eggs and be back in your kitchen before the coffee gets cold. Stop at the Big G’s booth for the best jerky money can buy and you’ll be supporting a local father, wiener-dog-dad, Trekkie nerd and Indigenous business owner to boot!

For parents, you’ll enjoy less time in the car and more time at the park.

4. Selling the Access: The Gateway to the City

As a cyclist, I have a deep appreciation for Garneau's geography. It is the most connected neighborhood in the city.

The High Level Bridge & Streetcar

Garneau is home to one of the most iconic sights in Canada: the High Level Bridge. Whether you’re running across the top deck or taking the kids on the High Level Bridge Streetcar—the highest river crossing of its kind in the world—the views of the Legislative grounds and the river valley are unmatched.

Transit & The LRT

With the University LRT Station just minutes away, you can be in Downtown Edmonton in 5 minutes or at the Southgate Shopping Centre in 10. For a working professional, the commute from Garneau is essentially non-existent.

5. Real Estate Real Talk: Navigating the 2026 Market

Let's look at the numbers. The Garneau market is unique because it’s driven by two very stable forces: the University of Alberta and the University Hospital.

Resilience and Value

Data from the latest market reports shows that while other areas might fluctuate, central "heritage" pockets like Garneau remain highly resilient. You aren't just buying a house; you’re buying land in a "Priority Growth Area" as designated by the City of Edmonton’s District Plans.

The "Professor’s Row" Gems

If you are looking for a detached home, you’re looking at properties with deep history. Many of these homes have been meticulously restored. When buying, I always check for the amp service (crucial for EV charging in 2026) and the integrity of the original brickwork.

Infill Opportunities

For those who want the Garneau vibe with a modern floor plan, the new skinny homes and luxury duplexes are game-changers. They offer the energy-efficiency and tech-ready interiors that families today demand, tucked behind a classic elm-lined street.

6. The Garneau FAQ: Everything You Need to Know

Q: Is it too busy for a quiet family life?

A: Not at all. The beauty of Garneau is its "layers." The closer you are to 112th St and 82nd Ave, the more vibrant it is. But as you move toward Saskatchewan Drive or the center of the neighborhood (around 110th St), it becomes a quiet, peaceful sanctuary where you only hear the birds and the occasional cyclist.

Q: What are the best "third places" in the neighborhood?

A: Every Garneau resident has a favorite. The Sugarbowl for their legendary cinnamon buns, the High Level Diner for a classic breakfast, or the Garneau Theatre for an indie movie date night.

Q: Is the parking really that bad?

A: It requires a strategy. Most single-family homes have rear-lane access. For guests, the City of Edmonton offers residential parking permits. But honestly? Most people find they drive so much less here that parking becomes a secondary concern.

Q: How close is the hospital?

A: The University of Alberta Hospital is literally on the western edge of the neighborhood. For healthcare professionals, there is no better place to live.

Final Thoughts: The Garneau Advantage

Garneau is a neighborhood for people who want to be in the world, not just observers of it. It’s for the family that wants their kids to grow up surrounded by art, history, and the best nature Edmonton has to offer.

If you’re looking for a home that offers more than just four walls—if you’re looking for a community that challenges and inspires you—then let’s talk. I’ll bring the market analytics and the strategy; you just need to bring your vision for the future.

Ready to see what’s on the market in Garneau? Browse current listings here or text me at (780) 232-2064. Let’s make your move to Garneau a masterpiece.

Sources & Further Reading:

• Garneau Neighbourhood Profile - City of Edmonton

• Historical Garneau Archives - City of Edmonton

• Rutherford House Provincial Historic Site

• Garneau School Programs - EPSB

• The Garneau Community League Official Site

• Edmonton Market Report 2026 - WOWA

One of 4 times I’ve crossed the border by bicycle!

Posted on March 3, 2026 by Mike Pabian

Forget Groundhog Day, the sales numbers for the city of Edmonton are telling us that spring isn’t just on the way, it’s here. After a January that felt like a dull "reset" for both buyers and sellers, housing activity gained significant momentum last month.

Let’s dig into the numbers and what they mean for buyers, sellers, and investors.

At a Glance — Greater Edmonton Area (February 2026)

The most striking takeaway from February is the 39.7% jump in sales volume. Buyers who were on the sidelines in January have officially entered the arena. While we are still trailing the frantic, low-inventory pace of early 2025, the market is moving into a very healthy, sustainable state. What I find most interesting is that the sales volume increased to match the increased inventory we saw in January. So while there is more choice in the market, homes are still being snapped up relatively quickly.

Deep Dive: The "Great Decoupling" of Property Types

In a typical market, all property types move in the same direction. In February 2026, we saw a "decoupling" where detached homes cooled, townhouses settled down a bit, and condos increased in price. This has a lot to do with the affordability gap - if you’re approved for $300 000, you’re more than $270 000 below the average detached home price. For buyers at this level, a condo or apartment might be the only option.

1. Detached Homes: The Market Powerhouse

The demand for single-family homes remains the backbone of Edmonton real estate. Prices averaged $571,372, a 2.7% increase from just last month. Even though there are 13.2% more detached listings than last year, the sheer volume of buyers entering the market is keeping upward pressure on prices.

2. Townhomes & Semis: The "Middle Ground" Surge

Row houses and townhomes are seeing a massive spike in interest as buyers seek a balance between space and affordability.

• Semi-Detached prices rose 4.5% month-over-month to $441,958.

• Townhome prices rose 3.8% to $307,526.

  With sales in this category up nearly 48% since January, this is currently the most competitive segment of the market.

3. Apartment Condos: The Ultimate Affordability Play

This is the outlier. While sales volume jumped 42.8%, average prices actually dipped by 6% to $212,133. Darlene Reid, Board Chair of the REALTORS® Association of Edmonton, noted that apartment condos may now rely on their affordability to attract first-time homeowners and investors. If you’ve been priced out of a townhouse, the condo market is currently offering some of the best value we’ve seen in 12 months.

What This Means for You

For Buyers: The Luxury of Choice (For Now)

If you were frustrated by the "bidding war" environment of 2024 or early 2025, February’s numbers are great news.

• Inventory is up 34.6% year-over-year. You are no longer fighting over a single "diamond in the rough." You have options.

• The "Condo Window": With prices dipping 6% in the apartment sector, there is a legitimate "buy low" opportunity for investors and first-time buyers.

• Negotiating Power: We are sitting at 3.4 months of inventory. While this is technically a balanced market, it’s far more buyer-friendly than the sub-2-month inventory levels we saw last year. Hear me when I say this - once the snow melts (2-3 weeks, hopefully) all bets are off. Things are gonna get a bit silly.

Buyer tip: Don't wait for the "traditional" May/June peak. By then, the 3.4 months of supply could easily shrink to 2 months, bringing back multiple-offer scenarios. The "Goldilocks" window for buyers is right now.

For Sellers: Strategy Over Luck

The high-inventory start to the year means you have more competition. You aren't just selling your home; you’re selling your home against three others on the same block.

• Accuracy is King: Buyers are educated and they have options. Overpricing by even $10,000 can result in your listing becoming "stale" while your neighbor’s home sells in a week. It’s a competitive market - are you a competitor?

• Presentation Matters: In a balanced market, "clean" isn't enough. You need professional staging, high-end photography, and a digital marketing strategy that puts your home in front of buyers before they even check Realtor.ca.

Seller tip: My listings are currently averaging just 8 days on market, while the regional average is closer to 50. The difference? Aggressive pre-listing prep and a pricing strategy that targets the "sweet spot" of current buyer demand, coupled with professionals at every level - from pre-listing inspections, iGuide virtual tours, drone photography, aggressive online marketing - heck, I even knock doors and talk to neighbors. 8 days isn’t luck - it’s precision.

FAQ: Navigating the 2026 Market

Is a market crash coming?

No. Despite inventory being up, prices are still rising year-over-year (up 1.5% for all residential). This indicates that the demand from Edmonton's growing population is successfully absorbing the new supply.

Why is inventory so much higher than last year?

Many sellers who "sat out" the high-interest-rate environment of 2024 and 2025 are finally listing their homes as they look to move into different stages of life. This is a sign of a normalizing, healthy market. And let’s not underestimate the impact of covid-rates. Folks that enjoyed post-pandemic, near record low interest rates are being priced out of their homes now that they’re up for their 5-year renewals.

Should I buy a condo or a townhouse?

That depends - what would you like? You have options. If your budget is tight, condos offer incredible entry-level value right now, although the condo fees can get in the way if you’re not careful. If you can stretch to a townhouse, you are buying into a segment with much higher demand and better short-term appreciation potential. Don’t confuse townhouses with condos either - there are several excellent options for freehold (no condo fee) townhouses in all corners of the city. 

Let’s Build Your Strategy

The Edmonton market is shifting, but it is full of opportunity for those who have the right data. Whether you’re looking to capitalize on the condo price dip or you want to move your detached home for top dollar before the summer heat hits, I’m here to help. Don’t get caught playing checkers in a market that demands chess.

Ready to see what your home is worth in today's balanced market? Click here for a Free Home Evaluation.

Call or text 780-232-2064 or email mike@pabianrealty.ca to discuss your goals.

Sources

• REALTORS® Association of Edmonton — February 2026 Statistics.

• MLS® Home Price Index (HPI) Reports

The Edmonton real estate market in 2026 has shifted. While interest rates have stabilized, the "math" of buying your first home has become significantly more complex due to new federal tax laws and city-specific land programs. The good news is, there’s more choice than ever before, and price growth is slowing (so far). 

I’m not here to just find you a house; my goal is to ensure you capture every dollar the government and builders owe you - it’s your money after all! Here is the definitive list of every first-time buyer incentive available in Edmonton right now.

I’m a REALTOR®, and this is not financial advice. I’ve included sources throughout, but you’re responsible for conducting your own research :o)

What even is a First Time Home Buyer? To qualify in the eyes of the CRA, you must:

• Be 18 years old

• Be under 71 years old 

• Be a resident of Canada

One of the following also need to be true:

• You did not live in a qualifying home (or what would be a qualifying home if located in Canada) as your principal place of residence that your spouse or common-law partner owned or jointly owned in this calendar year or in the previous 4 calendar years; OR

• You do not have a spouse or common-law partner at the time you open the account

You can read up on the qualifications here.

Ok, back to the incentives!

The First Home Savings Account (FHSA)

This is the single most important account for any buyer in 2026. It combines the tax-deductibility of an RRSP with the tax-free withdrawals of a TFSA.

You should know that this isn’t exactly free money. Restrictions include:

The 15-Year "Use It or Lose It" Clock

The moment you open your first FHSA, a 15-year timer starts. You must use the funds for a home purchase by the end of the 15th year (or by December 31 of the year you turn 71, whichever comes first).

• The Benefit: Contribute up to $8,000 per year (to a $40,000 lifetime max).

• The Strategy: Your contributions lower your taxable income today (giving you a larger tax refund), and you pay zero tax on any investment growth when you withdraw for your down payment.

• Source: CRA FHSA Guide

The 30-Day "Possession Window"

Many buyers think they can move in, get settled, and then withdraw their FHSA money to help pay for immediate renovations or furniture. This is a mistake.

• The Restriction: You cannot make a tax-free withdrawal from your FHSA if you have owned/lived in the home for more than 30 days.

• The Strategy: You must time your withdrawal to happen before or within 30 days of taking possession. If you miss this window, the CRA will treat any withdrawal as "non-qualifying," and you will be taxed on every dollar you take out.

The Enhanced Home Buyers’ Plan (HBP)

The HBP allows you to "borrow" from your own RRSP interest-free.

• The 2026 Limit: You can now withdraw up to $60,000 (or $120,000 for a couple) from your RRSP.

• The Grace Period: For buyers in 2026, you have a 5-year grace period before you have to start paying it back, followed by 15 years to finish the repayment.

• Source: Canada.ca Home Buyers' Plan

First-Time Home Buyers’ Tax Credit (HBTC)

A non-refundable tax credit of $10,000.

• The Cash Impact: When you file your taxes at the end of the year, this results in a $1,500 cash-back refund. This is designed to help you recover "closing costs" like legal fees and moving trucks.

2. The New Build vs. Resale Debate

Choosing between a brand-new home in Chappelle or a resale bungalow in Strathcona isn't just about the aesthetics—it’s about the tax implications.

The 2026 GST Rebate: The "Builder Catch"

For New Construction homes priced under $1 million, buyers are eligible for a 100% rebate of the 5% GST (up to $50,000).

• Crucial Note: Most Edmonton builders include this rebate in their "advertised" price. They will ask you to sign a GST Assignment Form.

• Why? It lowers the purchase price upfront so your mortgage is smaller.

• Warning: If the builder claims the rebate, you cannot claim it again on your tax return. Always ask: "Is the price I’m seeing net of the GST rebate?"

• Source: GST New Housing Rebate Info

Can I Negotiate on a "Spec Home"?

Not only is it possible, I vigorously encourage it! For the uninitiated, a "Spec" home is a new build that is already finished or nearly finished with no buyer yet. Some builders will resist negotiating, since the home (and their cost) is closer to being “locked in”. The good news is, I build relationships with builders for a living and will be able to tell you which ones are more likely to work with you than others.

• Did you know? In a balanced market, some builders are eager to get spec homes off their books. You can even negotiate Mortgage Rate Buy-Downs (where the builder pays to drop your rate by 1–2% for the first three years) or "unlisted" upgrades like deck completion or basement finishing. Jayman BUILT is one such builder.

• Incentives vary by location, builder, and might even change on the same property several times a month. It all depends on demand, the builder’s books, heck even when they have their fiscal calendar set. Incentives generally have an inverse relationship with seasonal demand - you can often get crazy incentives to the tune of tens of thousands of dollars in late December that would never be available in July when demand is highest.

3. Edmonton-Specific & Professional Incentives

Edmonton’s "First Place" Program

This one blew my freakin’ MIND! The City of Edmonton teams up with builders (like Rohit and Landmark) to offer townhomes on vacant surplus school sites.

• The Incentive: You get a 5-year deferral on land costs.

• The Logic: You only pay for the building for the first 5 years. After year 5, you pay the land cost back. This makes your initial monthly mortgage significantly cheaper.

• 2026 Eligibility: Household income under $130,000 and net worth under $25,000.

• Source: City of Edmonton First Place Program

4. Borrowing from Family: The Gifted Down Payment

Many first-time buyers in Edmonton are getting a "boost" from the Bank of Mom and Dad. Here is how to do it without the bank rejecting your mortgage.

• It Must Be a Gift, Not a Loan: Lenders will not allow you to use a personal loan as a down payment. The money must be a "gift" with no repayment requirement.

• The Gift Letter: The bank will require a signed document stating:

  1. The relationship between you and the donor (must be immediate family).

  2. The exact dollar amount.

  3. A clear statement that the funds are not repayable.

• Paper Trail: You must be able to show the money leaving their account and entering yours. Lenders usually require a 90-day history of your funds to ensure no "grey market" loans are being hidden.

5. CMHC Eco Plus Program

If you buy an energy-efficient home (standard for most new Edmonton builds in 2026), you can get up to a 25% refund on your CMHC mortgage insurance premiums.

• Source: CMHC Eco Plus

FAQ: Your Top 2026 Questions

Q: Does Alberta have a Land Transfer Tax?
A: No. This is why Edmonton is so much cheaper to buy in than Toronto or Vancouver. You only pay a small "Land Titles" fee (usually under $1,000).

Q: Can I use 30-year amortization?
A: Yes. As of 2026, 30-year amortizations are available to first-time buyers on all home types (new and resale), provided the down payment is less than 20% (insured mortgage). This lowers your monthly payment.

Q: Can I combine the FHSA and HBP?
A: Yes. A couple could theoretically use $200,000 ($60k x 2 HBP + $40k x 2 FHSA) for a down payment, all tax-free. I’m not an accountant, and this is not financial advise. You’re responsible for doing your own research and making your own decisions.

Take the Stress Out of Your First Home

Knowing which box to check on a builder’s contract can save you $30,000 in GST alone. Don't leave your biggest investment to chance! Call or text Mike Pabian today at 780-232-2064 or you could pay way, way too much.

Mike Pabian is a born-and-raised Edmontonian that is passionate about the city and the people in it. He currently resides in the city’s southwest with his wife Grace, and their pugs Frank and Pickles. 

If you’re new here, I’m Mike Pabian and I believe in taking a data-driven, consultative approach to real estate. It’s paid off so far - in fact, I’m averaging 8 days from listing a property to accepting an offer. That’s pretty rad, given the Edmonton average days on market is over 55 right now.

So buckle up because it’s go-time. You can get on the Pabey-Train or you can be left on the platform holding your bags.

Why? Edmonton is doing something strange - something not seen in our market in the last 40 years. The data is showing us a significant market anomaly that puts Edmonton condo owners in a very strong position despite rising inventory in every segment. What’s up with that?

The 2026 Price Anomaly: Why Logic is Taking a Backseat

In a typical market, real estate follows the law of supply and demand: more listings (supply) usually lead to lower prices. But 2026 has started with a curveball.

According to the REALTORS® Association of Edmonton (RAE), residential inventory in January 2026 surged by nearly 33% compared to the same time last year. Despite this influx of choice for buyers, the average price for an Edmonton condo rose to $225,671—an 11.1% year-over-year increase.

Why are prices rising alongside inventory?

This isn't a fluke; it's the result of a specific set of economic pressures:

• The Affordability Pivot: With detached homes averaging around $556,752, many buyers have been priced out of the single-family market. This has funneled a massive wave of demand into the more accessible condo and townhouse segments. 

• In February 2023, the average for a dethatched home was $459 600. That means that in just the last 3 years, the average price has gone up 21.1%. Wages in Edmonton have only increased slightly over the same time frame, meaning you have far less spending power than you did just 3 short years ago.

• Inbound Migration: Alberta continues to see record-breaking interprovincial migration. These new residents are often looking for immediate, turnkey housing, making condos the primary target.

• The Investor Re-Entry: Low vacancy rates and rising rents have made Edmonton condos a viable "cash-flow" play again. Investors are competing with first-time buyers, keeping upward pressure on prices even as more units hit the market.

5 Things You Should Do Before Selling Your Townhouse

Even in a strong market, your presentation determines your final walk-away number. With inventory levels rising, you aren't just competing with the house down the street; you're competing with dozens of them. Here is how to ensure your townhouse stands out:

1. Prepare the "Paperwork" Package: Buyers are more cautious in 2026. Have your condo documents—including the reserve fund study, bylaws, and recent meeting minutes—ready to go before you hit the market. Transparency closes deals faster.

2. Focus on "High-Traffic" Cleanliness: In townhouses, entryways and stairwells get the most wear. A professional deep clean of these areas, along with windows and carpets, is the bare minimum for a successful listing.

3. Neutralize with Purpose: A fresh coat of neutral paint is the highest-return investment you can make. It removes the "work" from the buyer's mind and makes the space feel larger and brighter.

4. Stage for Speed and Value: Don't leave your floor plan to the buyer's imagination. According to the NAR 2025 Profile of Home Staging, 81% of buyers’ agents say staging makes it easier for a buyer to visualize the property as a future home. Furthermore, data from RESA suggests that staged homes spend 73% less time on the market. In a high-inventory environment, being the "staged unit" is often the difference between a quick sale and a price drop.

5. Audit the "Small Stuff": Squeaky doors, loose cabinet handles, or burnt-out bulbs suggest a lack of maintenance. Addressing these minor repairs prevents buyers from looking for larger, non-existent problems. And for the love of crap, do not mix-and-match your lightbulbs. If I see warm mixed with cold, or fluorescent bulbs that strobe like a 90’s rave, I will personally go to Dollarama to get matching $4 LED bulbs and send you an invoice. Details, people! We’re selling a house, not a soiled mattress on Craigslist!

FAQ: The Edmonton Condo Market in 2026

Q: If inventory is up, shouldn't I wait for it to go back down?

A: Not necessarily. High inventory is currently being met with even higher demand. Waiting could mean competing with the "Spring Rush," where the volume of new listings might finally catch up to the buyer pool.

Q: Why is the condo price surge considered an anomaly?

A: Because it breaks the inverse relationship between supply and price. To see double-digit price growth while inventory is up 30%+ is a rare occurrence that typically only happens during periods of extreme population growth or rapid shifts in affordability.

Q: Is staging worth the cost for a townhouse?

A: Absolutely. NAR data shows that 29% of agents see price increases of 1% to 10% on staged homes. On a $300,000 townhouse, that's a potential $30,000 return on a relatively small investment.

Q: Are all condos surging? Is just owning a condo good enough to see a massive increase in my condo’s value?

A: No! Location, location, location. If your condo is in a desirable neighborhood, is close to amenities and transit, and is well maintained, you’re probably going to benefit from this latest surge. If, on the other hand, your property is not well maintained, or is close to construction, lacking in features, or has high condo fees - you might be out of luck. In short, it depends - call me and we’ll figure it out!

Ready to Capitalize on the Surge?

The 2026 market is offering Edmonton condo owners a unique window of opportunity. Prices are up, demand is high, and while there is more competition on the market, a well-executed strategy will still yield a premium result.

I take an inquisitive and knowledgeable approach to every listing to ensure my clients aren't just "selling," but are maximizing their equity. If you’re curious about what your property is worth in today’s shifting landscape, let’s grab a coffee and look at the numbers.

Ready to get started?

Visit me at PabianRealty.ca, call or text 780-232-2064, or send an email to mike@pabianrealty.ca. You can also stay updated on the latest Edmonton market trends by following me on Instagram @pabianrealty, and on my YouTube channel InsideEdmonton.

In the Edmonton real estate landscape of 2026, the "Legal Suite" is the undisputed heavyweight champion of the market. With the average detached home in Edmonton currently priced at $556,752 (according to REALTORS® Association of Edmonton January 2026 Statistics), many buyers are using "house hacking" to turn a primary residence into a cash-flowing asset.

As we enter this year's balanced market—where inventory is up 32.7% year-over-year—buyers finally have the leverage to demand quality, safety, and 100% legal compliance. At Pabian Realty, we want to ensure your "mortgage helper" doesn't turn into a liability.

1. The Financials: 2026 Construction Costs

If you're looking to add a suite to an existing home, your 2026 budget must reflect the reality of current labor and material inflation. A professional, code-compliant basement suite conversion typically ranges from $70,000 to $120,000.

The Payoff: A legal suite in Edmonton currently fetches between $1,100 and $1,450 per month in rent. Under 2026 lending guidelines, many banks allow you to use up to 80% of this projected income to help you qualify for your mortgage.

2. Electrical Deep Dive: The Load Calculation

In character-rich neighborhoods like Glenora, Bonnie Doon, or Ritchie, many homes were built with 60 or 100-amp service. When you add a second kitchen, a second laundry set, and perhaps a tenant with an EV charger, 100 amps is no longer enough.

Before the City issues a permit, a Master Electrician must perform a Section 8 Load Calculation. If the demand exceeds the service capacity, you must upgrade to 200-amp service.

• The Overhead Route: Generally costs $4,000–$6,000. Wires come from a pole.

• The Underground Route: This is the "hidden money pit." If your lines are buried, EPCOR may require trenching across your yard or street. This can skyrocket to $15,000–$25,000+. Check your EPCOR service connection type before signing a waiver.

3. Legal Requirements: The Safety Checklist

A suite is only legal if it holds a City of Edmonton Occupancy Permit. According to the National Building Code – 2023 Alberta Edition, the following are non-negotiable:

Fire and Life Safety

• Fire Separation: You must have a smoke-tight barrier (minimum 1/2” Type X drywall) on the ceiling and walls between units.

• Interconnected Alarms: Smoke and Carbon Monoxide detectors must be hardwired and interconnected. If a fire starts in the basement kitchen, the upstairs alarms must sound instantly.

• Egress Windows: Every bedroom must have at least one window with an unobstructed opening of 0.35 m² and no dimension less than 380 mm.

Mechanical and Plumbing

• Independent HVAC: New 2026 suites require independent heating and ventilation. You cannot share air between the main floor and the suite to prevent smoke and odor migration.

• Water Heating: While sharing a water heater is legal, many landlords opt for a second tank to avoid "cold shower" complaints.

Zoning and Parking

• Entrance: Must be accessible from the outside via a dedicated door or a common indoor landing.

• Parking: Edmonton's Zoning Bylaw 20001 generally requires one additional on-site parking space for the suite, often provided in a tandem (one-behind-the-other) layout.

4. Property Management: DIY or Professional?

Managing a tenant who lives under your feet is a lifestyle choice. In 2026, many owners are debating the 8%–12% management fee.

Hiring a Management Company

• The Pros: Professional screening (essential with the current 2026 tenant laws), 24/7 maintenance dispatch, and acting as a legal buffer. They handle the Residential Tenancies Act (RTA) notices so you don't have to.

• The Cons: Cost and loss of personal connection. You might not get to hand-pick the person living in your home.
  

The DIY Route (Self-Management)

• The Pros: Save $150–$200/month. You have total control over who moves in.

• The Cons: You are the one knocking on the door if rent is late. You are the one fixing a leaky sink on Sunday afternoon.

When considering whether to hire a property management company, I often ask clients some very direct questions:

1. Worst case scenario, are you comfortable managing the eviction process if things go sideways?
2. Are you available at 3am on a Monday morning if a pipe bursts? Who would you call? Let’s pretend your basement is flooding right now, what’s your plan?
3. Do you have time to show your home to new renters? What if they want to see it at 9am on a Wednesday? 8am on a Sunday?
4. Do you have a process for screening your applicants? Do you have a lawyer? 

These are just some of the issues you need to think about when becoming a landlord. For a full deep dive on this topic, check out this video (it’s one of my first so while I stand behind the information, the production quality is more Razzie than Oscar-worthy). 

5. Resale Value and Property Taxes

Does it pay off? According to Edmonton Basement Development Statistics, a fully legal, permitted suite adds between $50,000 and $100,000 to your home's resale value. Depending on the area and availability of suites, this number can go much, much higher. With our population boom showing no signs of stopping, basement suites are at a premium. For more information on how demographics are driving this demand, check out this recent article.

Property Tax Implications: The City of Edmonton assessment is based on market value as of July 1st of the previous year. Adding a suite will increase your property's assessed value, typically resulting in a $400–$800 annual increase in property taxes. However, the $15,000+ in annual rental income easily covers this. Check the Edmonton Assessment FAQ for more.

🤔 Frequently Asked Questions (FAQ)

Q: Are there any grants for building a suite in 2026?

A: Yes! The City's Cornerstones II Grant provides up to $20,000 for construction. Additionally, the CMHC Secondary Suite Loan Program offers up to $80,000 in low-interest funding for homeowners creating new legal units. You can also get a Purchase Plus Improvements mortgage and renovate your new house shortly after you move in. 

Q: What is an "Illegal" suite exactly?

A: It’s a suite that may have a kitchen and bathroom but was never permitted by the City. If a neighbor complains, the City can issue a "Stop Order," and your insurance may deny any fire-related claims because the dwelling was not code-compliant. Worse, if something happens resulting in injury or property damage, you will likely be fully liable for injuries and damage - insurance is unlikely to cover you, especially if they can prove that you had folks living in an illegal suite. It’s dumb, dangerous, and sometimes deadly - and the penalties are severe.

Q: How do I separate utilities?

A: Money! You can install a second electrical meter through EPCOR for roughly $5,000–$7,000. For gas and water, most Edmonton landlords include a "flat fee" in the rent or split the bill 60/40 via the lease agreement.

Adding a secondary suite is risky, and it may not pay off. Many factors, including yard access, lot size, permit requirements, flooring plan, and much, much more can all make this an unaffordable or even risky way to spend some money. It might be best to find a property that has a legal suite. Every situation is unique but don’t worry - I’m backed by Edmonton’s largest residential brokerage. We’re really, really good at this. Reach out any time!

📑 Summary of Cited Sources

1. Market Data: REALTORS® Association of Edmonton - 2026 Outlook

2. Building Codes: National Building Code – 2023 Alberta Edition (NBC-AE)

3. Safety Standards: City of Edmonton Secondary Suite Design Guide

4. Utilities: EPCOR Residential Service Connection Guide

5. Grants: Cornerstones II Grant Program - City of Edmonton

6. Legal Rights: Service Alberta - Residential Tenancies Act Handbook

7. Taxation: City of Edmonton Property Assessment FAQ

Mike Pabian REALTOR® | REMAX Excellence
Phone: 780-232-2064 | Web: PabianRealty.ca

When Mike isn’t busy helping Edmontonians build wealth through real estate, he’s hanging out with his wife Grace and their pugs, Frank and Pickles. If you want a smooth move, call or text 780-232-2064 today.

January is, and likely always will be, the second slowest month for the Edmonton housing market year after year - second only to December. Just check out the Alberta Economic Dashboard graph on MLS total sales for a visualization of the seasonality that drives our market.

The 2026 property market has kicked off with a notable replenishment of supply (houses actively listed for sale). While sales saw a seasonal and year-over-year dip, new listings surged by over 84% compared to December, providing buyers with much-needed choice as we move into the first quarter. More choice is great, right? For buyers. For sellers, it means more competition - you’re not the only game in town anymore. Let’s dig in to the numbers.

At a Glance — Greater Edmonton Area (January 2026)

Sales slowed from December—a typical seasonal trend—but new listings flooded in at nearly double the previous month's rate. What should not be overlooked is the year-over-year trend. With inventory levels rising to 4,901 units and months of inventory sitting at 4.3, the market is shifting toward a more balanced state compared to the tighter (and at times frantic) conditions seen last year. There are literally 34% more houses on the market today than there were this time last year, yet prices remain stable. That’s an anomaly - more supply typically means prices come down. Given the seasonal bump we see in activity once the snow melts, I anticipate that this spring will see the days-on-market average come down significantly, but only if the surge in inventory settles down a bit.

Market activity has stretched across the board, with Row/Townhouses and Condos spending significantly more time on the market compared to this time last year.

The Bigger Picture: 2026 vs 2025 So Far

As we begin the new year, the Greater Edmonton Area is showing a distinct trend of higher inventory and slower sales velocity compared to the start of 2025:

• More choice, slower pace: New residential listings are up nearly 5% year-over-year, while sales have dropped over 27%.

• Prices remain resilient: Despite slower sales, the average and median residential prices are both up approximately 3% over last January.

• Shift to Balance: A jump from 48 to 59 days on market indicates that buyers are taking more time to evaluate the increased options available to them. It also signals that sellers are not pricing their homes correctly in order to reflect the changes in buyer’s urgency. With more choice comes a need for sellers to be much more competitive. Gone are the days where you can list on Friday and be Sold on Sunday. 

What This Means for Buyers

If you were frustrated by the lack of inventory in late 2025, January’s numbers are a breath of fresh air:

• Inventory is replenishing. With over 2,500 new listings hitting the market in January alone, you are no longer limited to "leftover" inventory from the fall.

• Increased Negotiating Power. Months of inventory have climbed to 4.3, moving the market into a more balanced environment compared to the seller-favored conditions of last year.

• Condo Prices are Surging. While other segments are relatively stable, apartment condos saw a massive 11.1% year-over-year price increase. If you’re looking to buy a condo, the "bargain" window may be closing as demand shifts toward more affordable housing options.

Buyer tip: With average days on market now approaching 60 days, don't feel pressured to rush into an offer. Use the extra time to perform thorough due diligence and negotiate on price or conditions.

What This Means for Sellers

The high-inventory start to the year means you have more competition than you might have expected. You’re not just selling your house. You’re selling your house compared to what your neighbors, and others offering a similar product, are also trying to sell. Keep these tips in mind:

• Pricing is critical. Detached and townhouse prices have seen year-over-year dips. Buyers have more options now, so overpricing your home could lead to a significantly longer stay on the market. Get a free home evaluation from someone that does this as their full time job (like me). I’m confident enough to say that you should shop around. If there’s a price you absolutely can not go below, a good realtor will tell you what you need to do in order to command that price. If it’s unrealistic, not only should they tell you so, they should also build you a plan to get you that price. This isn’t about opinion - it’s about facts, action items, and data - and if the realtor can’t build a plan, hire someone that can.

• Staging and Presentation matter more than ever. In a balanced market, your home needs to stand out. Professional photography and clear marketing are essential to capture interest early. If your agent isn’t willing to hire a professional photographer, assist with staging advice, arrange renovation quotes and truly market your property, including having conversations with buyers agents, knocking on doors in your community, and breaking down barriers, what are you actually paying them for?

• The "Apartment Advantage." If you are selling a condo, you are in a strong position relative to other segments, with prices significantly higher than they were a year ago. This has a lot to do with Edmonton’s rapid population growth,. People need a place to live, and ownership is the belle of the ball. Folks that want to start building equity but can’t purchase a single-detached property are flocking to the apartment-style condo market in droves. The aging population and downsizers also makes up a huge proportion of buyers in this segment.

Seller tip: Don't be discouraged by slower sales numbers; they reflect a market returning to a healthy balance. Focus on hitting the "sweet spot" for pricing in your specific neighborhood to ensure you attract serious buyers within the first 7 days. I’m averaging just over a week from listing a home to accepting an offer, so I’m here to tell you that the market average doesn’t have to be your reality. We can move your properly quickly if it’s done right.

FAQ

Is it officially a buyer’s market now?

Not quite. With 4.3 months of inventory, we are in a "balanced" market. A true buyer's market usually requires 6+ months of inventory. However, it is significantly more buyer-friendly than it was a few months ago.

Why are apartment-style condo prices up so much while townhouses are down?

We are likely seeing a shift in affordability. As detached and semi-detached prices remain high, more buyers are looking toward the apartment condo segment, driving up demand and prices there. Senior downsizers and the aging population also contribute as folks recognize the value of not having a large property to maintain.

Are homes still selling above asking price?

Yes, although it is becoming less common. With average days on market up to 59 days, the "bidding war" environment has cooled significantly, and more sales are happening at or slightly below list price. This also depends on the area - single detached homes in Sherwood Park, for example, are still highly sought after, while in areas like Edgemont and Secord that are seeing large townhouse and apartment-style condo projects going live, buyers have more options. Generally, the newer the neighborhood, the less likely you are to see a bidding war situation. It’s also very reliant on the price point. Luxury homes still move very slowly, and that’s not likely to change.

Let’s Make a Plan

Whether you’re looking to buy your first home or sell a detached property, navigating a shifting market requires the right data and a clear strategy.

Call or text 780-232-2064 or email mike@pabianrealty.ca to discuss your 2026 real estate goals.

Sources

• REALTORS® Association of Edmonton — January 2026 Residential Statistics & News Release.

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 support, 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 around today did before, during and after WW2 - including my grandmother.

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).

• Archived - Population estimates, July 1, by census metropolitan area and census agglomeration, 2016 boundaries, inactive

• Archived - Population estimates, July 1, by census subdivision, 2016 boundaries, inactive

• Population estimates, July 1, by census metropolitan area and census agglomeration, 2021 boundaries

• Components of population change by census division, 2021 boundaries

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.