What’s happening in the market today?

The Bank of Canada cut the policy rate by 25 bps to 2.25% today. Canada’s big banks (e.g., TD) are dropping prime to 4.45% effective Oct 30, which affects variable mortgages and HELOCs almost immediately. Fixed rates don’t follow the policy rate directly; they’re influenced by bond yields, so lender pricing may adjust in the coming days, or even weeks. If you’re renewing and uninsured, you can switch lenders at maturity without re-stress-testing (straight-switch exemption)—that can sharpen offers. Let’s walk through what that means in real monthly dollars for real people in Edmonton. (Bank of Canada)

What changed, and why it matters here

The Bank of Canada lowered the overnight rate to 2.25% and signalled it sees policy as appropriately set for now amid a softer growth backdrop. That single line translates into lower bank prime (what variables and HELOCs ride on) and, often, a small confidence bump for buyers who have been waiting for better cash-flow math. In Edmonton—where price points are still approachable compared with other major Canadian markets—even a 0.25% move can pull fence-sitters into the search. (Bank of Canada)

Fixed vs. variable: how the cut flows through to you

Variable / adjustable mortgages & HELOCs: When banks cut prime (TD has already moved to 4.45% effective Oct 30), your rate and interest costs drop in step once the change hits your account. If you’re on a true adjustable payment, the payment itself can fall; with static-payment variables, more of your payment goes to principal. Watch your lender notice for the exact effective date. (TD Stories)

Fixed mortgages: Lenders price fixed terms off Government of Canada bond yields, not the BoC rate. Bond desks will digest today’s message; if yields move, lenders may re-price fixed mortgages. That’s why you sometimes see fixed changes within days of a BoC decision rather than the same afternoon. (nesto.ca)

The Edmonton lens: buyers, sellers, homeowners (and investors)

Buyers: A quarter-point cut isn’t earth-shattering, but it’s tangible. A quick rule of thumb: ~$21/month per $100,000 of mortgage (interest component) on a variable product is what you can expect. On $450,000, that’s roughly $95/month back in your pocket once new prime takes effect. In communities like Edgemont, The Hamptons, Rosenthal, Glenridding and Secord, that small win can be the difference between “thinking about it” and writing an offer. Update your pre-approval right away so your payment and rate-hold reflect post-cut pricing.

Sellers: Expect a slightly deeper buyer pool and stronger early-weekend traffic on well-priced listings—especially in entry-level detached and townhomes. But remember: a rate cut won’t rescue over-pricing. Your first 7–10 days still make or break the sale. Presentation (staging, pro media, floorplans, drone), plus pricing to the last 2–3 weeks of comps, is how you capture the extra demand.

Homeowners not moving (renewals & Home Equity LOCs): If your renewal is within 6–12 months, start shopping the file. Thanks to OSFI’s straight-switch exemption, uninsured borrowers can switch lenders at maturity without the prescribed stress-test—which often means better offers for you without re-qualifying hoops (so long as balance and amortization stay the same). HELOC and variable borrowers should see the prime change reflected from their lender’s effective date (e.g., Oct 30 for TD). (OSFI)

Investors: Lower carrying costs can nudge your DSCR (Debt Service Coverage Ratio)in the right direction for suited homes and newer duplexes, but underwrite conservatively—rents, vacancy, and maintenance still drive the outcome. If you’ve been on the fence about a refinance to improve cash flow or fund upgrades, today’s move is a good prompt to reassess with current pricing.

Real-world math

Think in monthly cash flow, not just rates. On a $500,000 variable mortgage, a 0.25% cut is roughly $105/month in interest savings at today’s prime once it flows through (your exact payment behavior depends on whether your variable is adjustable or static). Redirect even half of that into lump-sum prepayments or winter maintenance (furnace service, insulation tune-ups, roof checks) and you’re building equity and protecting the asset—very “Edmonton-smart” during the cold months.

What to do next (your simple action plan)

• Buyers: Refresh your pre-approval and payment model today; keep both fixed and variable scenarios on the table until you’re writing. Shortlist the neighbourhoods that match your day-to-day (schools, trails, commute), then hunt for “good bones” before “flashy features.”

• Sellers: Price to the current market (not last quarter) and launch like a product: staging, pro visuals, a strong first-weekend strategy. A pre-listing inspection can reduce renegotiations and help justify your price.

• Homeowners: Call your lender—or ask me for intros—to discuss early renewal, blend-and-extend, or a switch at maturity. Re-balance your budget: top up the emergency fund, tidy higher-interest debt, or make a smart prepayment.

FAQ

Did my rate drop today?
Variables/HELOCs: Yes, from your lender’s effective date (e.g., Oct 30 at TD). Fixed: not directly; watch for bond-driven lender re-pricing over the next few days. If you’re on a fixed rate, the numbers will be driven by the bond market and will not be impacted directly. (TD Stories)

So… fixed or variable?
It depends on timeline, income stability, and your “sleep-at-night” factor. We’ll model both paths for your budget and risk comfort, then align product choice with your next 3–5 years.

What’s the “stress-test” situation at renewal?
For uninsured straight-switch renewals (same balance and amortization), OSFI no longer prescribes the MQR—which makes true comparison shopping at maturity easier. If you’re changing the loan amount or amortization, you’re back in full qualification territory. (OSFI)

Will Edmonton see bidding wars again because of this?
Cuts can heat up popular price bands, but strategy still beats luck. The homes that sell fastest are the ones that are priced right and marketed properly—not just the ones on the market during a rate cut.

How long will this last?
The Bank signalled rates are appropriately set for now and is watching the data. Translation: don’t build a plan that only works if rates keep falling—make sure your numbers stand even if things wobble. (Reuters)

Sources

• Bank of Canada decision: policy rate cut to 2.25% (Oct 29, 2025). (Bank of Canada)

• TD prime cut to 4.45% effective Oct 30, 2025. (TD Stories)

• Fixed vs. bond yields (how lenders price fixed terms). (nesto.ca)

• OSFI: straight-switch exemption for uninsured renewals (no prescribed MQR). (OSFI)

• Context/market tone (post-decision coverage). (Reuters)

Let’s put this to work for you

If you’re buying in West Edmonton, selling anywhere in the city, or renewing soon, let’s run your numbers with today’s rates and map a step-by-step plan. I’ll also connect you with a top Edmonton mortgage broker so you can compare fixed vs. variable, renewal vs. switch, and timing options—without sales pressure.

DM me on Instagram: @pabianrealty or head to PabianRealty.ca to book a quick strategy call. We’ll make the next move your best one yet.

Why listing your Edmonton home in winter can actually be a power move

Let’s just say the quiet part out loud: Yes, houses sell in winter in Edmonton. In fact, not only do they sell — for the right seller, winter can be one of the highest-leverage windows of the entire year. I know that sounds like Realtor spin. “Now is a great time to sell” is the industry’s favorite sales slop. Instead of hype, I’m going to walk you through what actually happens in our market between November and February, why it’s different from spring, and which types of sellers can use that to their advantage.

Because the real question you’re asking isn’t “Do homes sell in winter?” You’re asking:

• “If I list in January instead of waiting until April, am I leaving money on the table?”

• “Is there even going to be a buyer for my house when it’s -27°C outside?”

• “Do I have to renovate my entire life to make the house ‘show-ready’ in the snow?”

Let’s talk about it, because frankly yes - you can sell for top dollar year round if you do it right. With me, success is the only option. Like Eminem, when he lost himself…but more PG.

First, how the Edmonton market actually behaves approaching winter

Right now (late October 2025), Edmonton is in this interesting middle ground. It’s not the full-on, ultra-aggressive seller’s market we saw in past runs, where everything that wasn’t bolted down sold in 48 hours. Inventory has been rising compared to last year, which is giving buyers a bit more choice and slowing that complete chaos. This gives buyers a bit more choice, and as a seller you may need to negotiate a bit. (WOWA)

At the same time, detached homes are still moving. We’re not in a “buyers can lowball anything and get it” environment. The sales-to-new-listings ratio in the Edmonton area is sitting around 60%, down from midsummer peaks of 63%–65%. That 60% range is right on the border between “seller-favoured” and “balanced,” which tells us buyers are active and writing offers — they’re just a little more selective than they were in July. (WOWA)

That context matters, because here’s what happens next:

• We move into November/December/January.

• Most casual sellers tap the brakes and “wait for spring.”

• Listing volume dips.

• But not all buyers disappear - and the ones that remain are often highly motivated to get things done.

When you strip out the “we’re just curious” spring traffic and you’re left with the people who are out house-hunting in -20°C, you get a completely different kind of buyer.

Winter buyers are not tourists. They’re on a deadline.

Buyers in Edmonton in January and February are usually not out for fun. They’re out because, more often than not, they have to be. As a former corporate recruiter, I can tell you that most companies will hold off on promotions, relocations, and hiring blitzes until the budgets renew in January. This means that folks are moving up, moving around, and getting serious about their goals of owning the perfect home.

These are the buyers I see (and you see in the data, and hear in YouTube comments on Edmonton market update videos right now):

• “Is this still a good time to sell my townhome? Should I wait 1-2 years?” (Translation: “We need to move but we’re terrified of timing the market wrong.”)

• “We need a detached with a garage before the baby comes.”

• “I just got transferred here and I start in January, I can’t renew my short-term rental again.”

• “Our mortgage approval is locked. We have to buy before it expires.”

These are serious, pre-approved, decision-ready buyers. They are not touring 11 houses for sport and throwing you a lowball just to “see what happens.” They’re trying to solve a life problem on a clock.

That already puts you, the winter seller, in a stronger position than you think.

Because yes, traffic at your open house might be lighter. But the people who actually come through your door at -22°C, in a snowstorm, with their boots tied and their kids in car seats? Those are your real buyers.They’re not browsing. They’re shopping.

Less competition = more attention on your house

Here’s the second unlock that Edmonton sellers almost never take advantage of:

In January and February, you are not competing with 14 nearly identical listings on your street.

By spring, Edmonton does what Edmonton always does: we all thaw out, everyone panics, and suddenly every second driveway has a “For Sale” sign on it. Spring is famously high-traffic, yes — and yes, April is still treated nationally as a “golden listing window” because of curb appeal, school timelines, and demand. Listings in mid-April tend to attract more eyeballs and can sell faster at higher prices in many Canadian markets, which is exactly why so many sellers wait for that window. (New York Post)

But here’s what nobody tells you: if everyone waits for spring, spring gets noisy. In winter, it’s quiet.

And quiet is an advantage — if your house shows well. Why?

Because you are suddenly the “best available” option in your segment. You’re the only renovated 1,500+ sq ft two-storey with an attached garage in Rosenthal under $500K. You’re the only upgraded half-duplex in Secord that’s move-in ready and doesn’t have mystery condensation freezing on the windows. You’re the only west-end bungalow with a finished basement that doesn’t smell like 1987, sadness, and Vidal Sassoon.

When buyers have fewer choices, they’re less picky on micro-details and more responsive to the stuff that matters (warm, clean, taken care of, possession date that lines up with their life). That can translate into firmer offers and less “well we also saw the one down the block, so knock $15K off.”

So yes, there are fewer buyers in January. But there are also fewer competitors trying to be “the one.”

If you’re a well-prepared seller, that’s your lane.

“But Mike, don’t winter houses show worse?”

Short answer: they show different. If you prep properly, they can show better. For example, did you know that the same company I hire to hang the sign in your yard will also shovel your walks? And offer a light-up sign when we’re not enjoying 5 hours of sunlight per day? And that I only use highly reflective, borderline annoying signage? Details matter.

Here’s what’s true in an Edmonton January:

• Curb appeal is not winning you the sale. Snow covers patchy lawn, everyone’s flowerbeds are dead, and nobody’s judging your perennials. This can work to your advantage, especially if yard maintenance isn’t your forte.

• People care way less about the backyard in that moment. In fact, most buyers won’t even venture out there on cold days, and if they do, it’s a quick flyby.

• People care way more about comfort, cost-to-carry, and “Is this place a problem at -30°C?”

That last point is huge.

In spring, buyers get distracted by “Ooo, nice deck.” In winter, buyers are scanning for red flags:

• Drafts around windows and exterior doors, including frost and cold spots

• Condensation or frost forming on window sills (they’re thinking humidity/mould/maintenance).

• Ice ruts and unsafe steps at the front entry (they’re thinking liability and “does this place get icy?”).

• Furnace noise, furnace smell, furnace age.

• Air that’s bone-dry, smells stale, or smells like someone’s been running the humidifier at 60% and now the window trim is swollen.

If you pass that scan, you’ve already separated yourself from the competition.

And here’s the part where you have full control as a seller.

How to make your home “winter-show-ready” in Edmonton (this is where the money is)

This is the checklist I walk sellers through before we list in winter. None of it is cosmetic fluff. All of it is signal.

1. Warm, even heat.
The house should feel consistently warm on all levels. I don’t give a crap if your basement is unfinished, we’re opening those vents and setting the thermostat at 21 - we’re trying to sell a house after all. No cold bedrooms upstairs. No icebox basement. Get your furnace serviced before we list, replace the filter, and have that receipt sitting on the counter for buyers to see if we want to showcase it. Can’t afford it? Call ATCO, they’ll do a mechanical “safety inspection” at no charge.

A basic furnace tune-up in Edmonton typically runs around $150–$200 ahead of winter, and buyers love seeing proof it was done this season because they know emergency furnace calls in January can run $195–$400+ and go four figures fast if something serious fails. Not to mention the stress of having the furnace go out on one of the coldest days of the year.

That receipt is not “a small thing.” It’s a trust builder. You’re telling them, “This home is not going to strand you at -27°C.”

2. No window drama.
Do a humidity check. In Edmonton’s deep cold, you cannot blast 40% humidity and expect your windows not to ice up. Local guidance for our climate is simple:

• When it’s normal cold (about –5°C to –10°C outside): 30%–35% indoor humidity feels good.

• When it’s deep cold (–10°C to –20°C): drop closer to ~20%.

• When it’s extreme cold (below –20°C): you may need to be in the 15%–25% range to avoid condensation that turns into frost ridges on the sill.

Why does this matter? Because buyers see moisture on a window and their brain goes straight to “mould, rot, future repair.” If we walk into your primary bedroom and the windows are clear and the trim is dry in January, you just won that round.

3. Safe, clean entry.
Your front steps, walkway, and driveway need to be shoveled, de-iced, and lit. Period. In winter showings, if I have to skate a buyer up to your door, the first impression is “maintenance issue,” not “cozy family home.” Edmonton winter prep advice is very blunt about stocking ice melt and keeping approaches clear early in the season because once the first real dump hits, supplies sell out and you’re stuck.

Show them a house that feels safe and cared for, not one that says “hope you brought boots.”

4. Zero weird smells.
Winter traps air. If there’s damp basement smell, pet smell, or stale air, it’s louder in January because you’re not airing the place out for eight hours with all the windows open at -20°C. Run the HRV (or furnace fan on circulate), keep humidity appropriate, and deep clean carpets. You want “fresh, warm, dry,” not “Febreze cover-up.” If it’s really bad, ask me about an ozone treatment.

5. Paper trail of care.
This is underrated. On the kitchen counter (yes, literally) we can lay out a simple “Home Care This Winter” sheet:

• Furnace serviced: [date], [company]

• Humidifier set to: [x%] during last cold snap

• Eavestroughs cleaned and downspouts extended before freeze

• Exterior taps shut off and sprinkler system blown out this fall

Why is that powerful? Because you’re not just staging the home, you’re staging confidence. And buyers in January, the deadline buyers, absolutely pay for peace of mind.

“Will I get less money if I sell in winter?”

ARE YOU EVEN PAYING ATTENTION? NO! This is the part where people get the most anxious, so let’s slow down.

Here’s what we know:

• Spring is loud. Across Canada, mid-April traditionally lines up with peak eyeballs, faster sales, and slightly stronger sold prices because everyone comes out of hibernation at once and there’s this emotional “we’re moving this year” push. (New York Post)

• Edmonton is not Toronto or Vancouver. We’re not in a situation where you must list in April to get action. Our demand cycle is more practical and more life-driven. We see serious buyers all year, and the ones who are shopping in January are often under pressure to write something. We’re still one of the most affordable major cities to call home in Canada, by a wide margin. And our hockey team actually clears the first round most years, which is nice.

On top of that, look at where Edmonton sits right now:

• Sales-to-new-listings ratio around 60% heading into fall — still leaning seller-friendly, but cooling toward balanced. (WOWA)

• Inventory is up compared to last year, so buyers finally feel like they can breathe, but we are not flooded with unsold homes. (WOWA)

• Detached homes are still moving. People still want garages, still want a yard for the dog, still want that west-end lifestyle near future amenities like the Lewis Farms Rec Centre and Valley Line West LRT corridor. 

You are not trying to sell in a dead market.

So, will you “leave money on the table” by selling in winter?

Here’s the honest answer:

• If your house is a mess (humidity issues, furnace sounds angry, ice everywhere, smells like stress), yes — winter will punish you, but no more than it would any other time of the year. If you’re not willing to put the effort in to compete, don’t be surprised if your listing just isn’t competitive.

• If your house is clean, warm, tight, and documented? You can absolutely defend a strong number in January because you’re the one listing that checks the “safe and move-in ready” box while everyone else waits for April. I’ve got an extensive and diverse background loaded with senior sales experience, so your negotiation is in good hands. My goal is to make negotiation an afterthought - we’ll be prepared to counter any offer and secure you maximum value.

In other words: winter doesn’t automatically discount you - presentation and preparation does.

Who should seriously consider selling this winter (instead of waiting)?

Let me be very specific here, because this is where people either win or regret waiting four months.

You should at least talk to me about a winter listing if:

1. You’re already planning to list “in spring.”
Here’s the twist: If you’re already mentally out of the house, why donate November, December, January, and February to stress? List earlier, with less competition, and be done before everybody else scrambles to hit that mid-April “best week to sell” window that national sites push. (New York Post)

2. You’re carrying a property that’s starting to feel expensive.
Property taxes in Edmonton are going up ~5.7% for 2025. Utilities in deep winter are not gentle. Insurance isn’t getting cheaper. (WOWA) If you’re thinking “We can afford it, but…barely,” that “barely” is a conversation starter, not a moral failing. Sometimes the play is: sell now while demand is still healthy and before carrying costs eat you alive for another four months.

3. You own something move-in ready in a starter segment.
Half-duplex with a garage. Townhouse that doesn’t need $30K in updates. Bungalow with a finished basement that actually smells dry. The buyers for those products are classic deadline buyers — first kids, first winter with two cars, relocations — and they’re hunting in January.

4. You’ve already done the work.
If you’ve serviced the furnace, fixed drafts, cleaned gutters, blown out sprinklers, managed humidity, and generally looked after the place, you are exactly the type of listing that performs well in winter. You’re literally solving buyers’ fear profile in real time.

Who maybe shouldn’t list in winter

Also important. Winter is not magic for everyone.

You might want to wait until spring if:

• Your exterior is half-done (siding project mid-reno, missing fascia, etc.). Snow won’t hide that from an inspector.

• Your home depends heavily on outdoor lifestyle for value (massive new deck / outdoor kitchen / huge landscaped yard / pool-style setup). Those features show 10x better when people can actually see them, smell fresh lumber, and picture July BBQ — not when they’re under 40 cm of wind-packed snow.

• You physically cannot maintain safe access. If you’re not realistically going to keep the walks cleared, salted, and lit for every showing, winter’s probably not your window. Buyers will judge.

This is where we’re honest together and make a plan, not where I just tell you what you want to hear.

FAQ: Selling Your Edmonton Home in Winter

“Do houses even sell in winter here, or is that just something Realtors say?”
They sell. Edmonton stays active year-round. The market is cooling toward balanced, not collapsing. The sales-to-new-listings ratio is roughly 60% heading into fall 2025 — down from summer highs but still in seller-leaning territory. That means buyers are still writing offers; they’re just a little pickier. (WOWA)

“Won’t I get way less money in January than in April?”
Not automatically. Spring can bring more eyeballs across Canada, and mid-April is often considered a “sweet spot” for list price and speed because curb appeal and urgency spike. (New York Post)
But Edmonton winter gives you something April can’t: less competition. If you’re the only clean, move-in ready option in your category, deadline buyers will fight for you in January just to solve their problem before their approval expires, their possession deadline hits, or their baby arrives.

“Are winter buyers just bargain hunters?”
Some are. Most aren’t. The typical January/February Edmonton buyer is on a deadline: job transfer, rate hold, possession timing, baby, “we need a garage now.” They’re serious, pre-approved, and they’re out in -20°C. That is not a tourist. Those buyers are often more decisive than May looky-loos.

“How do I make my place show well in winter?”
Lean into comfort and proof-of-care, not flowers and patio staging.

• Get the furnace serviced and have the paperwork available — emergency furnace calls in January can run $195–$400+, so buyers love seeing that you’ve already handled it.

• Keep humidity appropriate so you don’t have ice rings on your bedroom windows. In deep cold (-20°C and below), Edmonton guidance says you might need indoor humidity in the 15%–25% range to stop condensation and frosting.

• Shovel, salt, and light the entry. I cannot stress this enough. If you’re unable due to physical limitations, or you just struggle to find the time, let’s talk about it - I have vendors that can and will keep your walks clean, clear, and under control like a Clearisil ad.

• Make the house feel warm, even, and safe. Warm lighting - I can and will go out and buy hundreds of dollars in lightbulbs if you don’t listen to me on this, so save us both the time and trust the expert.

“Should I wait until I finish renos?”
Depends on the reno. If you’re half-drywalled and missing trim, winter buyers are going to ask for a discount. If you’re already basically move-in ready (clean furnace, no leaks, no humidity drama, tidy exterior) you don’t need to rebuild the kitchen to sell in January. You need to prove “this home will not be a headache in February.”

“Be real with me. Why would you, as a Realtor, tell me to list in winter instead of waiting for spring?”
Because most people wait for spring. That creates a lineup. A lineup means you’re suddenly fighting five other “similar” homes on your own block, and buyers know it. In winter, if your place is well-prepped, you’re not fighting. You’re the answer. You’re in control, you’re empowered, and you WILL kick some serious butt.

Let’s talk timing — quietly, before everyone else wakes up

If you’re already saying things like:

• “We’re going to list in spring,”

• “Our carrying costs are getting tight,”

• “We honestly don’t need this much house anymore,”

• “We have to be somewhere else by March,”

then you and I should be talking in November, not April.

Here’s what I’ll do for you, no pressure and no commitment:

• Walk through your home and point out what actually matters for a January buyer (furnace, humidity, ice, comfort), and what doesn’t.

• Tell you if you’re better off listing this winter — or if your property really will perform better once Edmonton thaws and patios photograph well.

• Give you a realistic winter pricing lane based on what’s moving right now in Edmonton, not six-month-old headlines. Our market is shifting toward balance, not crashing, and detached is still moving. (WOWA)

• Build a timeline that lines up with your life, not just “the traditional spring market.”

If you’re even 10% curious about selling but you’re telling yourself, “We’ll figure it out in March,” let’s talk before you give up four months of sleep for nothing. You don’t have to guess this. Winter can suck, but it doesn’t have to.

Call or text me today at 780-232-2064 and Let’s Get Moving.

15 things to do before the deep freeze to protect your house, your wallet, and your sanity

Edmonton winter doesn’t roll in gently. It drops a shoulder, gets those elbows up, and goes straight through you.

By late October, we’re already flirting with freeze-up. Then, from November through March, we live in a climate where –20°C is normal, and –30°C (or worse with windchill) happens often enough that everyone owns a block heater and two backup space heaters. Temperatures as low as –40°C are not unheard of, including –43.6°C at the International Airport during the February 2021 cold wave and historical records down near –49°C. (Wikipedia)

That level of cold is not just uncomfortable. It’s a stress test for your furnace, your windows, your plumbing, and your home’s resale value. A well-prepped Edmonton house feels warm, quiet, and trustworthy in January, and buyers absolutely pay attention to that.

This guide will help you:

• Stay warm without lighting money on fire,

• Avoid plumbing disasters,

• Show buyers (or appraisers) that your home is cared for,

• Sleep through those first -30°C nights instead of pacing the hallway in slippers.

Let’s get started with 15 essential steps, why they matter here specifically, and what they cost if you don’t do them.

1. Book a proper furnace tune-up (not just “I changed the filter”)

Your furnace is about to work nonstop. In Edmonton, HVAC companies openly market true 24/7 emergency response in winter because a furnace dying at –25°C is a safety emergency: pipes can freeze, interior temps can crash in hours, and you’re suddenly on the phone in the middle of the night. Local furnace repair companies advertise round-the-clock emergency service specifically to restore your heat quickly, because losing the ability to heat your home isn’t just annoying; it’s an emergency. (furnacefamily.com)

Remember that emergency calls in the cold are more expensive than preventative care. Furnace repair in Edmonton commonly runs around $195–$400 per visit, and serious failures (blowers, heat exchangers) can jump into four figures, with full replacements easily in the $5K–$7K+ range. (alwaysplumbing.ca)

Compare that to a fall furnace service. A normal tune-up is typically quoted around $150–$200 in Alberta/Edmonton, which lines up with broader Canadian/US averages of roughly $70–$200 for a tune-up and ~$150–$500 per year for full annual maintenance. (alwaysplumbing.ca)

Ask your tech to:

• Clean and test the burners and flame sensor (that tiny sensor failing is a classic “furnace won’t fire at 2 a.m.” situation),

• Confirm the blower motor isn’t drawing too much current,

• Check for carbon monoxide leaks,

• Make sure the humidifier and furnace fan settings are dialed for winter circulation. (atcoenergy.com)

For resale: Being able to tell a January buyer, “Yes, the furnace was serviced this fall, here’s the receipt,” instantly lowers their fear.

2. Swap your furnace filter now — and check it every month in winter

Clogged filters choke airflow. When airflow is restricted, the furnace runs hotter and longer to hit the same thermostat setting, which raises your bill and increases wear. Poor airflow is one of the reasons furnaces lock out in cold snaps — exactly when you can’t afford downtime — and also one of the most common causes for those middle-of-the-night emergency calls. (Sunny Edmonton)

A decent filter is $10–$30. A middle-of-the-night callout in January is not.

Bonus: Clean filters = quieter system = the house “feels newer” during a showing.

3. Hit the drafts: weatherstrip doors and seal around windows

In our climate, uncontrolled air leaks are money leaks.

Windows, doors, and skylights can account for up to roughly 25–35% of a home’s total heat loss in Canada, and cold-climate energy guidance says that sealing gaps and weatherstripping can reduce heating and cooling costs by 10–20% (sometimes more) while immediately improving comfort. (Natural Resources Canada)

Even tiny gaps around a back door or a settling crack at a window trim can drive up your winter gas bill. In Edmonton, that’s not theoretical — we spend literal months below freezing, sometimes over 100 straight days where the average daytime high doesn’t crack 0°C. (The Weather Network)

What to do today:

• Add fresh weatherstripping to the door between the garage and the house. That door is often the single coldest air pathway in newer west-end homes, and sealing garage air off the house keeps –20°C air from dumping into your kitchen.

• Physically lock all operable windows. Locking pulls the sash tighter against the seal.

• Run exterior-grade caulking where siding meets trim if you see daylight. Alberta home maintenance and energy-efficiency guidance specifically recommends caulking and weatherstripping as fast, high-impact DIY moves. (The Department of Energy's Energy.gov)

Buyers feel this. A house that’s warm at the edges in January signals “cared for,” not “drafty and overpriced money pit that’s going to bleed gas money forever.”

4. Clean your gutters and confirm downspouts are extended

Here’s classic Edmonton winter physics:

1. Chinook-y warm afternoon melts rooftop snow.

2. Meltwater hits a clogged eavestrough and has nowhere to go.

3. Overnight it drops to –20°C again, that meltwater freezes and forms an ice dam.

4. Water backs up under shingles, down behind fascia, and (in bad cases) into the attic and drywall.

Local roofing and home-maintenance guidance for Edmonton is blunt: clean gutters and downspouts before freeze-up to prevent ice dams, overflow, and interior leaks. Debris like leaves and needles blocks water flow, which leads to ice forming in those troughs. (Gutter Dunn Eavestroughing Ltd.)

Also make sure every downspout actually extends away from the foundation. Winter melt pooling beside your basement wall is a slow, quiet problem buyers will ask about.

5. Shut off and drain exterior water lines — including sprinklers

Water expands when it freezes. If there’s water trapped in an exterior hose bib, irrigation line, or any plumbing that runs through or near an exterior wall, that line can split. You might not notice until you thaw, at which point it’s a basement surprise.

Edmonton fall checklists say:

• Disconnect garden hoses.

• Close the interior shutoff to each exterior tap.

• Open the outside tap to let any remaining water drain out.

• Blow out underground sprinkler lines before we hit a hard frost. Edmonton irrigation services advertise fall blowouts “starting at about $100–$150,” using high-powered air to clear the lines so they don’t crack underground. (inlinemudjacking.ca)

• Insulate any exposed pipe in unheated areas (garage, crawlspace, unfinished basement) with foam sleeves or wrap. Alberta plumbing and winterization guidance specifically recommends wrapping pipes near exterior walls and cold spots to keep them from freezing and bursting. (EPCOR)

If you’re leaving town over winter, Edmonton’s water utility (EPCOR) advises:

– Do not turn your heat off.
– Keep the thermostat at about 12°C or higher.
– Ask someone to come in and run all taps, including showers, for a few minutes each visit to keep water moving so pipes don’t freeze. (EPCOR)

This is not just about comfort. A plumbing flood from a burst line is brutal for resale. Buyers see fresh drywall patches and immediately start asking, “Has there been water down here?”

6. Check your attic for air leaks and insulation gaps

In our climate, attic moisture is serious.

Here’s what usually causes those brutal ice dams you see hanging off people’s gutters in January:

• Warm, humid indoor air leaks into the attic through gaps around light fixtures, attic hatches, bathroom fan penetrations, etc.

• That trapped warmth melts roof snow from the underside.

• Meltwater runs down to the colder eaves, refreezes, and forms an ice dam that can force water back up under shingles and into the house. (Roe Roofing)

Canadian cold-climate guidance is consistent: sealing attic bypasses and topping up insulation keeps heat where you actually want it (in the living space), reduces ice damming, and lowers how hard the furnace has to work. It’s one of the most cost-effective comfort and efficiency upgrades in a northern city like Edmonton. (The Department of Energy's Energy.gov)

Quick homeowner test: Pop the attic hatch on the first truly cold morning. If you see frost halos or dark, damp-looking rings around pipe penetrations or pot light boxes, that’s warm, moist house air leaking into the attic. Deal with it before deep winter.

7. Fix grading and drainage before the ground locks

Walk the perimeter of your house and look for:

• Soil sloping toward the foundation,

• Settled pockets under steps or decks where meltwater will sit,

• Downspouts dumping right beside the wall.

Edmonton fall prep advice is clear: once the frost line sets, you’re basically stuck with whatever grading you’ve got until spring. If meltwater pools beside your foundation all winter and then freeze-thaws there, your basement is at higher risk for seepage — and basement staining is one of those instant “hmm, what happened here?” buyer red flags. (Gutter Dunn Eavestroughing Ltd.)

8. Test carbon monoxide (CO) and smoke alarms

Natural gas heat + closed windows + vehicles warming up in attached garages = higher CO risk in winter. You want:

• CO alarms on every sleeping level,

• Working smoke alarms,

• Fresh batteries.

Alberta safety and HVAC guidance treats CO monitoring in winter as critical because combustion appliances are running constantly and houses are sealed up. A clean safety story (“We test our alarms every fall”) gives buyers confidence that they’re stepping into a responsible, well-maintained home, not a science experiment. (atcoenergy.com)

9. Dial in your humidity (this is where Edmonton gets picky)

This is the part most homeowners get wrong, and it’s the part buyers see the second they walk in: condensation.

Warm indoor air holds moisture. When that moist air hits a cold surface (like a –25°C-facing bedroom window), the moisture condenses. That’s the fog, droplets, and sometimes even ice you see at the sill. Over time, that causes mould, swelling trim, peeling paint, and stained drywall — and that screams “maintenance issue” to buyers. Alberta home-maintenance pros warn that blocking airflow at windows with fully closed blinds in extreme cold traps that moist air and actually makes condensation worse. They recommend keeping blinds/curtains cracked and running the furnace fan to move air across the glass. (Lambert Brothers)

So what’s “healthy” humidity here?

Baseline guidance for Alberta / Edmonton homes in winter:

• Aim for roughly 30% to 35% relative humidity in normal cold winter weather. Alberta HVAC providers and local home maintenance guides point to that ~30–35% RH range for winter comfort. (Alberta Mountain Air)

• That range keeps the air from feeling painfully dry and helps protect wood floors and furniture, but still avoids most everyday condensation.

But — and this matters — you cannot keep it that high on true deep-freeze days.
Local furnace / HRV advice in Alberta is that you must dial humidity down as the outdoor temperature drops, or you’ll ice up your windows and door frames:

• Around 0°C to –10°C outside: keep indoor RH around 25%–30%.

• Around –10°C to –20°C outside: aim closer to ~20% RH.

• When it’s colder than –20°C (which Edmonton absolutely hits): you may need to push humidity down toward 15%–25% RH to stop condensation and frost buildup on glass and trim. (Alberta Mountain Air)

That feels dry, yes. Your skin will complain. But if you try to sit at 40% humidity when it’s –25°C outside in Edmonton, you’re basically feeding moisture into your window frames, sills, and even wall cavities. High indoor humidity against very cold exterior surfaces can lead to mould, damaged trim, and even hidden moisture in walls and attic spaces. Local guidance warns that as outside temps plunge, indoor humidity has to come down to avoid long-term rot and mould. (Lambert Brothers)

Two very Edmonton-specific tips:

• Keep blinds and curtains at least partially open in deep cold. Preventing airflow to the glass is “a sure way to cause condensation problems.” Cracking blinds and letting warm room air wash the glass helps, and letting sunlight hit the panes during the day can warm the glass surface so moisture doesn’t form. (Lambert Brothers)

• Run the furnace fan / HRV. Running your furnace fan on “circulate,” or using your HRV (heat recovery ventilator) on a dry/cold setting, helps move air, scrub moisture, and keep humidity uniform — which keeps the windows clear. (Lambert Brothers)

This is huge for resale. Walk a buyer into a January showing with bone-dry windows and clean sills? They relax. Walk them into a house with black moldy corners under every bedroom window? They start mentally subtracting from your price.

10. Walk your driveway, walks, and steps

Any place water can sit and then freeze becomes a slip-and-fall zone later.

Before the freeze:

• Look for settled/low spots in concrete that will turn into glare ice,

• Check railings and exterior lights at the front door,

• Make sure your exterior entry feels safe and well-lit.

From a liability standpoint, clearing ice and keeping walks safe is your responsibility. From a buyer standpoint, a clean, ice-free, well-lit entry in January reads “cared for,” not “project.” Local winter prep checklists in Edmonton specifically emphasize stocking ice melt and keeping high-traffic paths clear because once the first real snowfall hits, those supplies sell out fast. (Current Results)

11. Buy your ice melt, shovels, and blower fuel now

The first real snowfall in Edmonton hits and suddenly:

• All the decent ergonomic shovels are gone,

• Ice melt is sold out in a 20-block radius,

• Everyone’s at Canadian Tire trying to get small-engine service.

Local winter prep advice is boring but true: get stocked before the first dump. You’ll want pet-safe ice melt (people absolutely check this during showings if they’ve got dogs or strollers), and you’ll want fuel stabilized for your snowblower while it’s still above freezing. (Current Results)

Also: during showings, nothing kills first impressions faster than “sketchy icy front steps.”

12. Check the weatherstripping on the garage-to-house door

That door is often where you feel the biggest blast of cold air. If the seal is worn or missing at the bottom or sides, you’re pulling –20°C garage air directly into your living space, which forces the furnace to work harder and contributes to drafts that buyers notice instantly.

Replacing door weatherstripping is cheap and, combined with sealing window/door gaps, is one of the easiest ways to cut heat loss and lower gas use in an Alberta winter. The U.S. Department of Energy and Canadian efficiency programs both call basic air sealing (caulking, weatherstripping) one of the fastest payback moves — often within a year — and note it can reduce heating bills by 10–20% or more in drafty homes. (The Department of Energy's Energy.gov)

13. Re-caulk penetrations and cold corners

Any spot where something passes through an exterior wall — hose bibs, electrical, cable, gas line, HRV vent, bathroom fan duct — is a chance for cold air in and warm/moist air out.

Plumbing and home-maintenance guidance for Edmonton and Alberta says to seal those penetrations and insulate pipes on exterior walls to prevent freezing. That’s especially important for kitchen sinks and basement bathrooms that sit on an outside wall; those are classic freeze points in older Edmonton layouts. Experts here also advise opening cabinet doors under sinks during extreme cold so warm air can reach those pipes, and to keep interior doors open so heat circulates into colder zones. (EPCOR)

Also check corners and the rim-joist area in the basement (where the main floor framing meets the foundation wall). Frost there is a sign of air leakage + high humidity.

14. Get the outdoor stuff handled before it’s entombed in snow

Before the first serious snowfall and freeze/thaw cycle:

• Bring in patio cushions and furniture.

• Drain and store hoses.

• Tie down bins if you’re in a windy west/southwest pocket (Secord, Rosenthal, parts of Edgemont and The Hamptons get gusts across open fields).

• Put away kids’ bikes / outdoor toys unless you want to chip them out in March.

A shocking number of “mystery basement leaks in March” start because a forgotten, still-connected hose line froze and split. Edmonton winterization providers flat-out warn that any trapped water in exterior or irrigation lines will freeze, expand, and crack fittings or valves, which can lead to leaks toward the foundation once things thaw. (inlinemudjacking.ca)

This is less about resale and more about not being mad at yourself in February.

15. Build and label your emergency kit

When we get a true Arctic high over the city, furnaces fail. That’s just honest.

You want:

• A safe portable space heater,

• Heavy blankets,

• Flashlights,

• The number of the plumber / HVAC company you trust,

• Written instructions for how to shut off main water and gas.

Why write it down? Because if you’re not home and someone else is housesitting, you don’t want them guessing while the house drops from 20°C to 10°C. Local plumbing and HVAC pros warn that frozen pipes plus delayed action equals major damage and insurance drama. The faster you act, the less likely you are to end up with a burst line, soaked drywall, and an insurance claim you now have to disclose. (EPCOR)

If you’re selling: having a “home binder” that shows maintenance, emergency plans, and receipts is a surprisingly strong trust-builder with buyers.

Why all of this matters for resale

Buyers here don’t just look at paint color. They look at survival.

When someone walks into your house in January and notices:

• It’s evenly warm,

• The air doesn’t feel desert-dry or sauna-humid,

• The windows aren’t sweating,

• There’s no ice hanging off the eaves,

• The basement smells dry, not “thawed snow,”

• The furnace sounds smooth, not desperate,

…they immediately assume you’ve taken care of the expensive parts of homeownership in Edmonton — heat, moisture, structure. That is literally what you’re selling.

This is how you protect your asking price in winter.

Edmonton Winter FAQ

Q: What’s a healthy indoor humidity target for Edmonton in winter?
For typical cold (say –5°C to –10°C outside), aim roughly 30%–35% RH. Alberta HVAC providers and local home-maintenance pros recommend that range for winter comfort because it helps with dry skin, static, hardwood shrinkage, etc., without instantly fogging every window. (Alberta Mountain Air)
When we’re in a deep freeze, drop it. Around –10°C to –20°C outside, run closer to ~20% RH. At colder than –20°C (which Edmonton absolutely hits multiple times most winters), you may need 15%–25% RH to stop condensation and ice on glass and door frames. Local guidance stresses that you must step humidity down with the outdoor temperature or you risk mould and rot in framing and window wells. (Alberta Mountain Air)
If you see beads of water or frost at the bottom of your windows in the morning, your humidity is too high for that outdoor temperature. Lower it a few percent at a time until the glass stays clear, crack blinds to let warm air wash the glass, and run the furnace fan/HRV to move air. (Lambert Brothers)

Q: Why do my windows “sweat” at night and then freeze?
At –20°C, your window glass is cold enough that warm indoor moisture condenses instantly. Overnight, that moisture can freeze into ice ridges along the sill. That trapped moisture can rot trim or feed mould. Edmonton home-maintenance pros warn that fully closing blinds in extreme cold traps moist indoor air against freezing glass and makes condensation worse. Cracking blinds, letting sunlight warm the glass during the day, and dialing humidity down on the coldest nights are all standard Alberta advice. (Lambert Brothers)

Q: I’m leaving for a week in January. Can I just turn the heat way down to save money?
Do not kill the heat. EPCOR, which handles water for Edmonton, says you should never shut the heat off in winter. If you’re going away, keep the thermostat at about 12°C or higher and have someone come in and run every tap and even showers for a few minutes each visit. The goal is to keep water moving so pipes don’t freeze and burst while you’re gone. (EPCOR)

Q: Do I really have to blow out my sprinklers? It’s already off for the year.
Yes. Turning the controller off does not empty the lines. Edmonton irrigation companies warn that any water left in underground lines can freeze, expand, and crack pipes, fittings, and valves, and that blowouts (often starting around $100–$150 here) are specifically meant to clear every zone with compressed air before a hard freeze. (inlinemudjacking.ca)

Q: Can I just sell “as-is” in winter and let the buyer deal with all this?
You can — but here’s the truth. Winter buyers in Edmonton are serious and usually pre-approved, but they’re also cautious. If they see ice dams, sweating windows, funky smells in the basement, or a furnace that sounds rough, they’ll price in “risk.” That usually means a lower offer. If your place feels tight, warm, dry, and maintained, you keep leverage. (Gutter Dunn Eavestroughing Ltd.)

Need Help?

If you’re finding this information to be a bit overwhelming, don’t stress! Mike Pabian has partnerships with several local service providers, and will be happy to help you get your home in tip-top condition for winter. Whether you want to know what your house is worth, need help organizing, or just want to bounce ideas off of someone that does this for a living, reach out! Call or text Mike at 780-232-2064 today.

Published: October 21, 2025

Edmonton just chose a new direction. With Andrew Knack elected mayor this week, City Hall is about to feel a little more practical, a little more people-first, and a lot more focused on day-to-day quality of life. Or, at least, that’s what we’re being told. For homeowners, renters, and families across every corner of the city—from The Hamptons and Edgemont to Griesbach and Mill Woods—here’s what this win likely means for your taxes, your street, your commute, and your housing options. (Andrew Knack)

The Big Picture: Predictable Budgets, Clear Priorities

Knack’s “Stronger Edmonton” vision centres on reliable core services, safer public spaces and transit, and a housing response that actually adds front doors at prices people can pay. The emphasis is on predictable budgeting and better value for every tax dollar—steadying the ship so households aren’t surprised at budget time and can see where their money goes. (Andrew Knack)

What that looks like for you:

• Fewer last-minute swings at tax time and clearer reporting on how dollars translate into the services you use (snow/ice control, parks, rec centres, transit). (Andrew Knack)

• A continued push for compact, transit-oriented growth to lower long-run infrastructure costs—pressure relief for property taxes over time. (Andrew Knack)

Everyday Affordability: Practical Help You Can Feel

Knack’s affordability plan reads like a list of “real life” fixes for families, seniors, and renters: protect and expand low-income transit and leisure subsidies (targeting up to ~100,000 users), look at expanding access for students, keep core services affordable, and simplify access with a one-door, digital approach. Expect tangible cost relief without sacrificing the amenities that make Edmonton livable. (Andrew Knack)

Safer Transit, Safer Streets: Presence + Help (Not Just Promises)

His Safer City plan combines predictable police funding and accountability with more front-line presence where people actually feel the pinch—on transit and in public spaces. Think more Community Peace Officers, teams pairing enforcement with social workers, station attendants, Crime Prevention Through Environmental Design (lighting, lines of sight), and partnerships that activate stations with arts and community uses. The goal: places that feel safe, are easy to navigate, and where issues get help fast. (Andrew Knack)

Housing: More Homes, Better Compliance, Healthier Neighbourhoods

On homelessness and affordability, Knack backs a three-pronged plan: (1) build and preserve supportive, social, and deeply affordable housing (including a City-enabled affordable-housing development corporation and land/permit support); (2) rapid actions like day-shelter capacity, hygiene hubs, and coordinated outreach; (3) prevention via eviction diversion and youth strategies. Expect a shift from managing encampments to opening doors—especially near transit and at Exhibition Lands. (Andrew Knack)

On infill, the aim is to add family-sized and senior-friendly options while raising the bar on behaviour and design: stronger tools for derelict/problem properties, tree protection and neighbourhood character, and clearer compliance/enforcement so projects are better neighbours. (Andrew Knack)

Active Transportation & Roads: Bike Lanes Without Overreach

Where does Knack land on bike lanes? He supports building the network that’s already planned—no rollback, but also no push to outpace the City’s current plan—while insisting on better integration and engagement so routes fit their streets. We live in one of the largest urban parks systems in the world, and in my opinion, not developing this natural resource in a meaningful, planful and sustainable manner would be a disaster for our city. In Taproot’s survey, he chose “Build only what has already been planned” and added: “Bike lanes are needed, but we aren’t integrating them thoughtfully with community at the table and that needs to change.” That means continuity for projects already funded, with a sharper focus on design, connections, and local input. (Taproot Edmonton)

How He Plans to Get It Done: The Knack Playbook

1) Focus the safety toolkit where it moves the needle.
Maintain the police funding formula with transparency; expand outreach/diversion teams; add station attendants and CPTED upgrades on transit; use libraries, rec centres, and community leagues for prevention programming; and advocate bail/justice reforms while scaling FCSS-style supports. (Andrew Knack)

2) Treat housing as infrastructure—deliver, don’t just debate.
Stand up a City-enabled affordable-housing development corporation; free up City land and reduce permitting friction for non-profits; pursue federal programs (e.g., Build Canada Homes) while redirecting local dollars from “managing” homelessness to solving it; create a housing acquisition program to preserve affordability; accelerate TOD and Exhibition Lands. (Andrew Knack)

3) Fix infill pain points and lift neighbourhood standards.
Use stronger compliance and public reporting; encourage 3-bedroom/senior-friendly models; expand tools that tackle derelict properties so they’re remediated, sold, or demolished rather than dragging the block down. (Edmonton’s recent results—demolitions, sales, remediation, and a derelict tax subclass—show the playbook works and can scale.) (Andrew Knack)

4) Make affordability real at the household level.
Protect and expand the low-income recreation and transit programs (with potential student access), keep core services accessible, and stabilize city-delivered costs while the broader economy cools. (Andrew Knack)

5) Build the bike network with better design + community input.
Stay the course on the funded plan, prioritize safe connections, and engage early to reduce friction—especially where curb space is tight or business access is sensitive. (Taproot Edmonton)

How This Affects You (Real-World Scenarios)

• Homeowner in a mature neighbourhood (e.g., Lymburn, Calder): Tighter builder compliance and action on derelict properties improve block appeal and reduce friction during nearby builds—supporting long-run property values. (Andrew Knack)

• Family in a growth area (e.g., Secord, Edgemont): A fix-the-services-gap approach should prioritize core services and amenities you were promised before opening new land elsewhere. (Andrew Knack)

• Transit user (Downtown–Southside): More front-line staff, better station design, and community activation make daily rides feel safer and more welcoming. (Andrew Knack)

• Senior/caregiver: Protected subsidies and simpler access reduce winter and monthly-cost stress while keeping community amenities within reach. (Andrew Knack)

• Renter (Oliver, Garneau, Clareview): A healthier rental ecosystem as standards, accountability, and affordable-housing supply all move in the right direction. (Andrew Knack)

• Cyclist/driver/pedestrian: Expect the planned bike network to continue, with more thoughtful integration to minimize conflicts and improve safety for everyone. (Taproot Edmonton)

FAQ

Did Andrew Knack actually win?
Yes—newsrooms called the race today; official certification follows the City’s results timeline. (Andrew Knack)

What’s his core message as mayor?
A “Stronger Edmonton” built around reliable services, safer public spaces/transit, practical affordability, and housing that matches what people need. (Andrew Knack)

What changes first for riders and pedestrians?
More visible staff/supports on transit, CPTED fixes, and local activations that make stations feel safer and more welcoming. (Andrew Knack)

How will this impact property taxes?
The platform stresses predictable budgeting and cost-efficient growth to limit long-run tax pressure while protecting essential services. (Andrew Knack)

Where does he stand on bike lanes?
Keep building what’s already planned, do it better (design/engagement), and resist knee-jerk rollbacks or rushed overbuilds. (Taproot Edmonton)

From Mike at Pabian Realty: How I Can Help

If you’re a first-time buyer, I’ll help you target neighbourhoods benefiting from new supply near transit and model monthly payments versus rent—without surprises. If you’re a homeowner in a mature area, I’ll give you a clear read on nearby infill, resale timing, and smart value-adds. If you’re a renter planning for 2026, I’ll map a realistic step-by-step path—from pre-approval to keys—leveraging programs and communities that stretch your dollar further. At the end of the day, I am a passionate supporter of our community and its people, and I want to empower you to get the most out of everything our great city has to offer.

Let’s talk about your next move.

• Book a consult on PabianRealty.ca

• Watch quick neighbourhood and market videos on Inside Edmonton (YouTube)

• DM me on Instagram @pabianrealty

Sources

• Vision & overall platform: Andrew Knack campaign, Andrew’s vision for Edmonton—A Stronger Edmonton (policy pillars; budget predictability; service focus). (Andrew Knack)

• Safety plan & transit delivery details: Andrew Knack campaign, A Safer City (policing formula, outreach/diversion, station attendants, CPTED, activations). (Andrew Knack)

• Homelessness & housing implementation: Andrew Knack campaign, Homelessness and Affordable Housing (housing corp, land/permits, acquisition program, TOD & Exhibition Lands, prevention). (Andrew Knack)

• Affordability actions: Andrew Knack campaign, Affordability for Everyone (subsidies, program access, protecting core services). (Andrew Knack)

• Bike-lane stance & quote: Taproot Edmonton, Action on bike lanes: Where the candidates stand (selected option and contextual quote). (Taproot Edmonton)

If you’ve ever felt a chill on Whyte after a late show, or a prickle in the Hotel Macdonald’s hallway, you’re not alone. Edmonton has a quiet tradition of ghost stories tucked into its oldest buildings—part history lesson, part spooky chill. This guide is a relaxed stroll through the favourites: theatres with reputations, schoolhouses that remember everything, and a few dignified addresses where the air gets noticeably cooler. No trespassing, no theatrics—just real places, real lore, and a great excuse for a fall night out.

Warm-Up: Walterdale & The Princess Theatre

Walterdale Playhouse

The Walterdale started life as Fire Hall No. 1 and still looks like it could spring into action. People who work late talk about a friendly presence—usually called “Walt”—who fusses with lights and has a thing for the bell. It’s the kind of story that makes sense in a building soaked in alarms, drills, and adrenaline. Friendly, curious, and a little theatrical, which fits.

Princess Theatre

The Princess is Edmonton’s oldest surviving cinema and it wears the years well: creaky stairs, a balcony that overlooks Whyte Avenue, and a gorgeous, charming facade. The recurring tale is a woman in white—seen near the lobby stairs or up by the projection booth—paired with classic theatre weirdness like footsteps where no one is, or the sense that the seat beside you isn’t empty even when it is. Is it the building settling? Maybe. Does the story stick? Absolutely.

Fort Edmonton Park After Dark

After hours, interpreters share a running ledger of odd moments gathered over years: sudden cold patches, voices on audio that no one remembers speaking, lights flicking in rooms that shouldn’t have power. Firkins House comes up often in those stories. What makes this interesting is the tone—more “weird things that happened” than theatrics.

Fairmont Hotel Macdonald

Perched over the river, the Mac has collected more than guest books and wedding photos. Staff and regulars swap stories about late-night footsteps, phones that ring from “empty” rooms, and a pipe smell with no smoker in sight. One older tale even mentions phantom hoofbeats linked to its early-1900s construction era. Elegant by day, a little uncanny at night.

A Building That Remembers: McKay Avenue School

This red-brick landmark hosted Alberta’s first Legislative Assembly before it became a museum. People talk about taps turning on by themselves, chairs sliding slightly out of place, and footsteps in empty corridors. Schools carry a lot—stage fright, first days, snow-boot stampedes—and this one feels like it still holds on to all of it.

Campus Anthology: Rutherford House & Garneau

On crisp nights, the University of Alberta feels like a collection of short stories—professors’ houses, tunnels, stairwells. Rutherford House is the centrepiece: dark wood, careful hush, doors that seem to know when to swing, and a whiff of cigarette smoke in a smoke-free museum. Haunted or not, it shows how much memory a home can hold.

Respect First: Rossdale Flats & The Power Plant

By the decommissioned power plant, you’re in an area with recognized burial grounds and layered Indigenous, fur-trade, and settler history. People sometimes try to fold it into “haunted Edmonton,” but the better frame is respect. Read the plaques. Understand where you’re standing. Not every place that feels heavy is asking for a ghost story.

Practical Notes (So October Doesn’t Steal Your Warmth)

Dress for the river valley chill, even if the afternoon was mild. Bring a small flashlight and point it down. Keep your phone charged. For photos, try a few no-flash shots at sunset and prop your phone on a railing; take three in a row to rule out breath or reflections. Choose tours and public venues over fences and shortcuts—trespassing is illegal and disrespectful.

“Is Any of This Real?”

The stories are real because people keep telling them—stagehands with late-night bells, hotel staff with cold spots on warm nights, docents with a handful of odd moments collected over decades. Belief comes in flavours. You can be a curious skeptic or show up with gadgets and a notebook. Either way, the city will give you goosebumps when it wants to.

Why Haunted Season Doubles as History Season

Ghost stories are the doorway. Step through and you’ll notice craftsmanship in a balustrade, how neighbourhoods form around streetcars, and the role that theatres and museums play in keeping main streets alive. A ghost walk through Old Strathcona or downtown tells you as much about walkability and late-night character as any daytime tour.

Let’s Find Your (Un)Haunted Home

If you’re thinking about a move—haunted, un-haunted, or somewhere between—I’m here for the living part of the story: good light, safe blocks after dark, quick access to your favourite theatres and cafés, and yes, floorboards that creak in the right way. Let’s tour by daylight, compare notes after dusk, and find a place you’ll love for all the right reasons.

Curious where to start—or want a “ghosts optional” neighbourhood short list? Reach out anytime. I’ll bring the map—and maybe a flashlight. Call or text me today at 780-232-2064.

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

What “winning” actually means

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

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

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

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

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

The Edmonton-specific inputs that matter most

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

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

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

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

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

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

Three sample scenarios (play with these in the calculator)

A) The west-end starter

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

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

B) Condo with higher fees

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

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

C) Short-stay wildcard

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

Hidden costs and how to budget for them

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

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

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

What first-time buyers ask me most

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

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

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

Bottom line

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

FAQ

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

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

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

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

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

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

Ready to run real numbers?

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

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

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

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

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

2) Light it right: shorter days, warmer rooms

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

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

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

4) Handle the senses (the subtle way)

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

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

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

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

6) Photograph for autumn: timing and technique

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

7) Price with precision (not emotion)

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

8) Make showings easy in a busy season

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

9) Safety, disclosure, and peace of mind

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

10) Highlight fall-friendly features buyers love

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

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

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

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

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

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

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

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

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

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

A crisp-season checklist (save this)

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

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

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

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

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

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

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

Common fall seller mistakes (and easy fixes)

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

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

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

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

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

FAQ

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

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

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

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

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

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

Ready to list?

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

Sources

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

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

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

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

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

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

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

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

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

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

How your Edmonton property tax is actually calculated

Think of two stacks that get added together:

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

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

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

Three-minute walkthrough: estimate your 2025 taxes

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

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

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

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

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

Simple illustration: how the municipal increase scales

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

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

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

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

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

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

Good reasons to request a review or file a complaint

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

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

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

How to build a persuasive evidence package

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

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

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

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

Make your bill easier to live with

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

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

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

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

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

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

Frequently Asked Questions

Is everyone paying exactly 5.7 percent more?

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

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

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

What exactly does my tax bill fund?

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

Can I appeal my taxes?

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

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

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

Who decides the education portion?

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

Keep learning (internal link stubs for your site)

• Edmonton Real Estate Market Update – September 2025

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

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

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

Sources

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

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

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

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

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

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

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

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

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

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

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

What the 30-Year Option Actually Does to Your Payment

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

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

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

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

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

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

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

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

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

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

A Simple Edmonton Playbook

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

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

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

Quick FAQ

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

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

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

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

Sources

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

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

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

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

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

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

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

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

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

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

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

At a Glance – Greater Edmonton Area (September 2025)

Seasonal Slowdown and Context

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

Property Type Deep Dive

Detached Homes

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

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

Semi-Detached Homes

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

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

Row/Townhouses

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

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

Apartment Condominiums

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

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

What This Means for Buyers

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

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

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

What This Means for Sellers

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

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

Market Outlook

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

Edmonton Real Estate FAQ — September 2025

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

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

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

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

Takeaway

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

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

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

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

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

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

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

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

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

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

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

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

Ages and examples:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Getting Around: Fast Transit Planning for Families

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

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

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

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

Money-Saving Notes

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

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

Sample Five-Day Plan (mix and match)

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

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

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

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

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

Conclusion

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

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

Frequently Asked Questions

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

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

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

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

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

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

Sources and official pages to check before you go

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

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

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

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

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

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

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

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

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

Why this matters now: Edmonton’s west end is on track for two city-shaping upgrades by 2028—the Valley Line West Light Rail Transit extension to Lewis Farms, and the Lewis Farms Recreation Centre with Public Library and District Park. These projects will improve everyday access, commute options, and family amenities across Rosenthal, Secord, Edgemont, Lewis Estates, The Hamptons, The Grange, Webber Greens, and Glastonbury—and they can influence buyer demand, seller strategy, and pricing dynamics between now and opening day. (City of Edmonton)

What is coming (and where)

Valley Line West Light Rail Transit: Downtown to Lewis Farms

The Valley Line West is an approximately fourteen-kilometre extension from Downtown, running along 104 Avenue and Stony Plain Road, continuing west past West Edmonton Mall to Lewis Farms. Construction is anticipated to be complete in 2028, followed by a period of testing and commissioning before opening to passengers. The City’s 2025 construction update highlights a push to complete most roadwork and set many roads into their final configuration by spring of 2026. (City of Edmonton)

Lewis Farms Recreation Centre, Public Library, and District Park

This flagship complex will include a fifty-metre pool, twin ice arenas, fitness centre, double gymnasium, studios and multi-purpose rooms, an Edmonton Public Library branch, and a district park. Construction began in 2023 and is anticipated to be complete in 2028. An Alberta Major Projects profile lists the project as under construction with a multiyear schedule through 2028. (City of Edmonton)

Do rail lines always raise prices? The honest, local view

• Edmonton-specific research using spatial difference-in-differences methods found negative price impacts for single-detached homes very close to stations, with some spillover beyond the immediate zone—likely due to noise and activity effects. (IDEAS/RePEc)

• Broader peer-reviewed literature shows multi-family homes near well-planned, walkable stations often capture premiums, while effects vary by city, distance, housing type, and station design. In other words, uplift is not automatic—housing type and micro-location matter most. (JTLU)

Practical takeaway: Homes one or two turns away from the busiest frontages often balance convenience and quiet. Townhomes and condominiums, on the other hand, generally do better if situated directly adjacent - or even attached to - amenities like LRT stations, office buildings, restaurants and cafes or shopping. So, if you’re in an apartment style condo with easy access to LRT your values might increase a bit, but if you have an established detached home facing a train station (especially because you will be at ground level with increased foot traffic) you’re likely to see your values fall.

Neighbourhood-by-neighbourhood outlook

Rosenthal (Lewis Farms)

Why it is poised: Walk- or bike-friendly access to the future Lewis Farms transit hub and the recreation centre makes Rosenthal compelling for families and commuters. Expect townhomes and newer duplexes on quiet interior streets within a comfortable walking distance to attract strong demand.
Dive deeper: My recent article,  Welcome to Rosenthal: West Edmonton’s Backyard In Bloom takes a more focused look into the community of Rosenthal and why it is highly sought after. (Mike Pabian)

Secord

Why it is poised: A large supply of family-friendly detached homes with straightforward access to Lewis Farms and the coming recreation centre.
Buyer note: Think in terms of a first-and-last 5 minute plan in winter (sidewalks, snow, and realistic bus frequency to the hub) when evaluating whether the location is a fit. For example, how far will you need to walk in order to get from your door to the bus?

Edgemont

Why it is poised: Although not directly on the rail alignment, Edgemont benefits from quick road links and bus connections to Lewis Farms plus strong west-end retail options including FreshCo, Dollarama, Tim Hortons and several local shops. Homes here should see steady demand as 2028 nears, and the area is still being developed - meaning you have a choice of new builds and existing homes.
Helpful resource: Check out my recent article, Rent vs. Buy in Edmonton: Why Owning Your Home Makes More Sense Than Ever if you’re on the fence about diving into the housing market.

Lewis Estates (including Potter Greens, Suder Greens, Webber Greens, Breckenridge Greens, and more)

Why it is poised: Mature landscaping, proximity to West Edmonton Mall and Misericordia Community Hospital, and direct access to the future rail terminus support downsizers and families wanting car-light daily living near services. Official planning documents place Suder Greens and Webber Greens within the Lewis Farms Area Structure Plan, underscoring their proximity to the upcoming terminal. (webdocs.edmonton.ca)

Webber Greens (within Lewis Estates)

Why it is poised: Very close to the future transit hub, with convenient access to parks, golf, and retail anchors like Save-On Foods, Canadian Brewhouse, Brown’s SocialHouse, and FreshCo. Family-oriented housing types—especially townhomes and well-kept single-family homes—should benefit from the recreation-plus-rail story. Not only that, but it’s become a desireable community for young families, with its abundance of schools, sledding, bike paths and sports fields. (webdocs.edmonton.ca)

The Grange (Glastonbury, Granville, The Hamptons)

Official composition: The City defines The Grange Area Structure Plan as comprising Glastonbury, Granville, and The Hamptons. (City of Edmonton)

The Hamptons (within The Grange)

Geography: The Hamptons forms the southern portion of The Grange and extends west to 215 Street (Winterburn Road). It benefits from direct road links toward Lewis Farms and the coming recreation centre while retaining established trails and schools. (City of Edmonton)

Glastonbury (within The Grange)

Why it is poised: Established streets, storm-pond paths, and convenient retail at The Grange centre make Glastonbury attractive to buyers wanting suburban calm with relatively fast access to Lewis Farms. Townhomes near everyday services often lease quickly and turn over less, which also appeals to investors. (Wikipedia)

Granville (within The Grange)

Why it is poised: Modern retail and services, strong road connections to Lewis Farms, and housing stock that works for both first-time buyers and downsizers. This area is home to Costco, a veterinary clinic, a 24/7 GoodLife Fitness, schools, and parks. It’s also just minutes away from River Cree Resort and Casino, which is undergoing a massive renovation that will add a high-rise tower and waterpark.

What usually happens around opening milestones

1. Construction years (now through 2027): Photos and drive times can look rough during detours, but informed buyers often secure pre-amenity pricing—especially on quiet-street homes within a comfortable walk of the future hub. The City continues to signal construction complete in 2028, then testing. (City of Edmonton)

2. Completion year (2028): Ribbon-cuttings and media attention can boost sentiment and absorption (a fancy term for the purchase of vacant or new properties) near stations and major amenities, particularly for townhomes and condominiums that promote walkability and convenience to prospective buyers. (City of Edmonton)

3. Twelve to twenty-four months after opening: Utilization rates for nearby amenities (in this case, the transit hub and rec centre) increase as habits and weekend routines become entrenched among the residents of a community. Well-located homes often see a decrease in the number of days it takes to sell.  It should be noted, however, that being close to amenities makes homes more attractive, but there’s a tipping point. Being directly accross the street from a major attraction, for example, might be too close for comfort if you value peace, quiet, and privacy.

Buyer playbook: how to choose well (and win)

• “One-turn-off” rule: Prioritize quiet interior streets within a five- to twelve-minute walk of the Lewis Farms transit hub or a future station: close enough for convenience, removed enough for peace.

• Flexible layouts: Lower-level space for multigenerational living or home offices keeps demand durable.

• Underwrite your commute: Study the City’s route and station maps now to make a realistic plan for bus-to-train travel once the line opens. (City of Edmonton)

• Considering a condominium? Choose buildings that are walkable to groceries, childcare, clinics, and everyday services, not just the rail stop itself. For pitfalls to avoid, link readers to your west-end-relevant piece: [“What Can Go Wrong When Buying a Condo in Edmonton—And How to Avoid It”]. (Mike Pabian)

Seller playbook: how to position ahead of opening

• Sell the “five-minute life”: In photos, video, and feature sheets, explicitly map the Lewis Farms Recreation Centre, Public Library, future Valley Line West stations, West Edmonton Mall, and local schools.

• Sound and serenity: If your home is close to a busier frontage, invest in window and door upgrades and privacy landscaping and showcase indoor sound measurements plus a quiet rear deck in your media.

• Timing choices: Listing ahead of the 2028 opening captures lifestyle-driven movers; if you are immediately beside a high-traffic segment, consider listing after streetscape and landscaping works are complete.

Investor angle: rentals, house-hacking, and resilience

• Townhomes and apartment-style condos near everyday services tend to move quickly and generally retain their value

• Detached homes near stations: Be conservative on price-growth assumptions; focus on net operating income and tenant demand in the long run

• Short-term rental versus long-term rental: The City requires short-term rental licensing and has been actively reviewing stricter rules. For more information and details on what you need to know, give me a call at 780-232-2064.

Frequently Asked Questions

Will the Valley Line West Light Rail Transit definitely open in 2028?
The City states construction is anticipated to be complete in 2028. After that, the line must pass testing and commissioning before opening to passengers. Project pages and updates are the best way to track progress. (City of Edmonton)

Will the Lewis Farms Recreation Centre and Library really open in 2028?
The City’s project page indicates construction is anticipated to be completed in 2028. The Alberta Major Projects database lists it as under construction with a 2023–2028 schedule. (City of Edmonton)

Does proximity to rail always increase property values?
Not always. Edmonton-specific research finds near-station single-detached homes can experience price decreases, while multi-family near walkable stations in other cities often sees premiums. Effects depend on distance from stations, housing type, and streetscape design. (IDEAS/RePEc)

Which specific neighbourhoods make up The Grange?
The Grange Area Structure Plan contains Glastonbury, Granville, and The Hamptons. The Hamptons forms the southern portion of The Grange and extends west to 215 Street (Winterburn Road). (City of Edmonton)

Where do Webber Greens and Suder Greens fit?
Both are neighbourhoods within the Lewis Farms Area Structure Plan, located very near the future Lewis Farms transit hub. (webdocs.edmonton.ca)

Bottom line

• Lifestyle uplift is real: Modern rail access plus a flagship recreation centre and public library will change daily life in the west end.

• Price effects are nuanced: What you buy and where on the block you buy matter more than the headline project.

• The opportunity window is now: The period before opening is when you can still purchase quality locations at pre-amenity pricing—and sell with a compelling “coming soon” story.

Book a free fifteen-minute West-End Game Plan. I will build a plan by address. We’ll figure out the commute, traffic and noise exposure, resale comparisons by product type, and everything else you need in order to make an informed decision.

Sources

City of Edmonton—Valley Line West project overview and 2025 construction update. (City of Edmonton)
City of Edmonton—Lewis Farms Recreation Centre, Public Library, and District Park project page. Alberta Major Projects profile. (City of Edmonton)
City of Edmonton—The Grange Area Structure Plan (official documents and neighbourhood profiles); The Hamptons neighbourhood profile (southern portion of The Grange). (City of Edmonton)
City of Edmonton—Lewis Farms and Webber Greens planning documents (placement and boundaries). (webdocs.edmonton.ca)
Peer-reviewed research on rail impacts to prices, including Edmonton-specific findings and broader meta-evidence. (IDEAS/RePEc)