By Cooper Holm, REALTOR® with RE/MAX First · Updated September 2026
A quick promise. Every number here is a 2026 estimate for Calgary and area, not a quote. Costs change and every home is different, so I'll always give you real numbers for your situation before you decide anything.
The 8 steps from browsing to keys in hand
You'll always know what's next, what I'm handling, and what I need from you.
- Consultation. We talk about your life, not just your list: work, schools, commute, hobbies and where you want to be in five years.
- Pre-approval. I'll connect you with a mortgage broker I trust. You'll know your budget and rate hold before we fall in love with anything.
- Wants and needs. We separate must-haves from nice-to-haves and deal-breakers, and shortlist communities that fit.
- Touring homes. We set up MLS® alerts, then tour the best matches together. I'll point out what the photos don't show: the street, the builder, the upkeep.
- Making an offer. I pull recent comparable sales so your price is grounded in data, then structure the offer (price, deposit, conditions, possession) to win without overpaying.
- Conditions. Financing, inspection, condo documents and anything else we need. I coordinate the inspector and keep every deadline on track.
- Lawyer and walk-through. You sign with your lawyer about 1–2 weeks before possession. We can book a final walk-through to confirm everything's as agreed.
- Possession day. Keys in hand, usually around noon under the standard Alberta contract. Your new chapter starts, and I'm still just a text away.
How much home can you really buy?
Your mortgage broker will run your exact numbers, but these are the 2026 rules every Canadian buyer should know.
| Purchase price | Minimum down payment |
|---|---|
| Up to $500,000 | 5% |
| $500,000 to $1.5M | 5% of the first $500K + 10% of the rest |
| $1.5M and up | 20% |
Example: a $650,000 home needs at least $25,000 + $15,000 = $40,000 down.
Mortgage default insurance (CMHC)
With less than 20% down, your mortgage must be insured against default. It protects the lender, not you, and the premium is usually added to your mortgage. Typical premiums: 4.00% with 5–9.99% down, 3.10% with 10–14.99%, 2.80% with 15–19.99%. Alberta charges no PST on it. It isn't the same as optional mortgage life or disability insurance, which protects your family; ask your broker about both.
Programs that help
- First Home Savings Account (FHSA): save up to $8,000 a year ($40,000 lifetime), tax-deductible going in and tax-free coming out for a first home.
- RRSP Home Buyers' Plan: first-time buyers can borrow up to $60,000 each from their RRSPs, repaid over 15 years. It can be combined with an FHSA.
- 30-year amortization: available to all first-time buyers and anyone buying a newly built home, lowering the monthly payment (at a slightly higher premium for insured mortgages).
- New-home GST relief: eligible first-time buyers can get a GST rebate on new homes, with full relief up to $1M and reduced relief from $1M to $1.5M. Rules apply; ask your lawyer.
The stress test: you'll need to qualify at a rate higher than your actual mortgage rate. Get pre-approved first. It protects you from falling for a home your lender won't finance.
Buyer closing costs in Calgary: plan for about 1.5% to 2%
Lenders want to see money set aside for closing costs beyond your down payment. Here's what that covers in Calgary in 2026.
| Cost | Typical amount | What it is |
|---|---|---|
| Deposit | Set in your offer | Paid within a set time after your offer is accepted, held in trust, and credited toward your down payment on closing. Not an extra cost, but it's cash you'll need early. |
| Legal fees | ~$1,500–$2,500 | Title transfer, mortgage documents, title insurance and disbursements, plus GST. Varies by lawyer and property. |
| Land Titles fees | $50 + $5 per $5,000 | Charged separately on the transfer and on the mortgage. On a $650,000 home with an insured mortgage, roughly $700 + $685. Alberta has no land transfer tax. |
| Home inspection | ~$450–$700 | Money well spent. More for larger or older homes, or add-ons like sewer-scope or radon tests. |
| Property tax & condo fee adjustments | Pro-rated | If the seller has prepaid taxes or fees, you reimburse them for the days after possession. |
| Home insurance | ~$1,000–$2,500/yr | Your lender requires it in place on possession day. Calgary hail makes shopping around worth it. |
| Utilities & moving | ~$800–$3,000+ | Connection fees for power, gas and internet, plus movers or a truck, cleaning and new locks. |
Buying a new build? Budget for GST (unless you qualify for the rebate), landscaping, fencing, window coverings and appliances if not included. Buying a condo? Budget for a document review and your first month's condo fee.
Reading today's market
"The Calgary market" is really dozens of markets. Detached homes in one community can be hot while condos downtown are slow, so we read it community by community, not city-wide. The key number is the sales-to-new-listings ratio (SNLR): homes sold divided by new listings in a month.
| Market | SNLR | What it means for you |
|---|---|---|
| Buyer's market | Below ~40% | More homes than buyers. Prices soften, homes take longer to sell, and buyers can negotiate price and conditions. |
| Balanced market | ~40% to 60% | Supply and demand roughly match. Prices are steady, with fair terms on both sides. |
| Seller's market | Above ~60% | More buyers than homes. Prices rise, multiple offers are common, and conditions get shorter or waived. |
Also watch months of supply: the lower it is, the tighter the market. In a buyer's or balanced market you may have room to negotiate price, conditions and possession date. In a seller's market, have your pre-approval done and be ready to move quickly. See live numbers on my Calgary market update.
How offers and conditions work in Alberta
An offer is more than a price. Here's what goes into a strong one:
- Price: grounded in recent comparable sales, days on market and competition, not the list price alone.
- Deposit: shows you're serious. A stronger deposit can make your offer stand out without raising your price.
- Possession date: matching the seller's ideal timing can be worth as much as a few thousand dollars in their eyes.
- Inclusions: appliances, window coverings, hot tub, garage fridge. If it's not attached and not written in, assume it's leaving.
Common conditions
- Financing: your lender approves the mortgage on this property, including an appraisal if required. Pre-approval is not final approval.
- Inspection: a professional inspection. If issues come up, we can negotiate repairs, a price reduction or a credit, or walk away.
- Condo documents: your lawyer or a document reviewer checks the corporation's finances and history.
- Sale of your home: your purchase depends on selling your current home. Useful for move-up buyers; less competitive in a hot market.
Multiple offers? I'll tell you honestly where we stand and what's worth adjusting, and I will never pressure you to waive a condition you're not comfortable waiving.
Buying a condo: read the documents before you fall in love
With a condo, you're buying into a corporation as well as a home. Its finances, rules and history become yours, so a document review is one of the smartest conditions you can include.
Documents we'll request
- Bylaws and any rules
- Current budget and recent financial statements
- Reserve fund study and plan
- Board and AGM minutes (usually the last 12–24 months)
- Insurance certificate and deductibles
- Estoppel certificate (fees owing, special assessments)
- Any engineering reports or planned projects
Red flags to watch for
- Special assessments, current or being discussed
- A low reserve fund compared with the study's plan
- Big-ticket repairs coming (roof, windows, envelope, parkade)
- High insurance deductibles, especially for water damage
- Lawsuits, recurring leaks, or many units in arrears
- Rules that don't fit your life: pets, rentals, BBQs, parking
Your monthly condo fee covers shared costs and savings for future repairs, and lenders include it when qualifying you. Many townhomes and villas are condos too, even if they look freehold: same review, same questions.
The Holm Concierge: I know a guy
Over the years I've built a bench of Calgary pros I'd send my own family to. The intro is free, whether you're mid-deal or ten years into your house, and I don't take referral fees, so the only reason someone's on this list is that they did great work for my clients.
- Mortgage brokers: Dylan Laverty (Mortgage Connection), Rylan Hahn (Roost Mortgage)
- Real estate lawyers: Jordan Potiuk (Cornerstone Law), Patrick Trudel (Caron & Partners)
- Home inspection: Keith Jones (A Buyer's Choice Inspections)
- Plumbing & HVAC: Mike Harrop (Plumbrella)
- Renovations & repairs: Andrew Bennie (Smart Home Renovations YYC)
- Electricians, movers, cleaners, home insurance, anything else: just ask. If I don't know someone, I'll find them.
Text me what you need at 403-968-6595. I'll connect you and give them a heads-up, then check back to make sure it went well.
The Calgary moving checklist
6 to 8 weeks out
- Get 2–3 mover quotes and book (summer and month-end fill up fast)
- Start decluttering: donate, sell, book a junk pickup
- Collect school, daycare and medical records if changing
- Order packing supplies
3 to 4 weeks out
- Set up electricity and natural gas at the new home (Alberta has many retailers: shop around)
- Arrange City of Calgary water, sewer and waste (or your town's utility)
- Book internet install for possession day
- Set up home insurance to start on possession day
- Book Canada Post mail forwarding
1 week out
- Confirm movers, times and elevator bookings (condos)
- Arrange final meter readings at your old home
- Pack a moving-day essentials box
- Confirm key pickup time with me
After you move
- Update your driver's licence and vehicle registration at a registry agent (Alberta requires this within 14 days)
- Update Alberta Health Care, CRA, banks and your employer
- Change locks and garage codes
- Find the main water shut-off and electrical panel; test smoke and CO detectors
Picking a possession date
Possession has to land on a business day, because banks, lawyers and Alberta Land Titles all need to be open. Avoid weekends, statutory holidays, Fridays before long weekends and the last business day of the month, when movers, lawyers and Land Titles are busiest. If you're also selling, leave a buffer between the two dates.
What my buyers say
Fifteen Google reviews, every one five stars. A few from buyers:
Buyer FAQs
How much do I need for a down payment in Calgary?
In Canada the minimum is 5% on the first $500,000 of the price, 10% on the portion from $500,000 to $1.5 million, and 20% on homes $1.5 million and up. A $650,000 home needs at least $40,000 down. With less than 20% down you'll also pay mortgage default insurance, usually added to the mortgage.
What are closing costs for buyers in Calgary?
Plan for about 1.5% to 2% of the price on top of your down payment: legal fees (around $1,500–$2,500), Alberta Land Titles fees, a home inspection ($450–$700), tax and condo-fee adjustments, home insurance and moving. Alberta has no land transfer tax.
How do conditions work on an offer in Alberta?
Conditions such as financing, inspection, condo document review or the sale of your current home give you a set number of days to satisfy them. If one isn't met, you can negotiate or walk away. Once all conditions are removed, the deal is firm.
When do I get the keys?
Possession is usually around noon on the possession date under the standard Alberta contract, once your lawyer has exchanged funds and title. You'll sign with your lawyer 1–2 weeks before.
Do I need a realtor to buy a home in Calgary?
You don't have to, but a buyer's agent helps you price offers from recent sales, spot issues the photos don't show, structure conditions to protect you, and coordinate the inspector, lender and lawyer. Talk to Cooper about how buyer representation works before you start touring.
Also read: The Calgary Home Sellers Guide · Calgary market update · Calgary community guides