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.
Seven steps from "thinking about it" to sold
A great sale isn't luck. It's a clear plan, executed well.
- Consultation. We start with you: your goals, timeline and what a great result looks like. I'll walk through your home, learn its story and answer every question.
- Pricing strategy. A detailed comparative market analysis using recent CREB® sales in your community, so we price to attract buyers and create competition, not sit.
- Preparation. A room-by-room plan for repairs, decluttering and staging. Small, smart fixes that photograph well and move the needle on price.
- Marketing. Professional photography, video and floor plans, MLS® and REALTOR.ca exposure, social media, and my network of agents with active buyers.
- Showings and feedback. Showings booked around your schedule, honest feedback from buyers' agents after every visit, and weekly check-ins so we can adjust fast.
- Negotiation. I represent your interests on price, conditions, deposit and possession date, and keep you informed at every step.
- Conditions to possession. I coordinate with the buyer's agent, your lawyer and lender, track every deadline, and make sure possession day is a smooth handoff.
Getting your home ready: make it easy for buyers to picture themselves there
Buyers decide in the first few seconds of scrolling past your photos. Most of these cost more time than money.
Curb appeal
- Mow, edge and weed; fresh mulch in beds
- Clean or paint the front door; new mat
- Wash windows and exterior light fixtures
- Winter: clear, salted walks and steps
Declutter and depersonalize
- Clear counters to 2–3 items
- Pack away family photos and collections
- Thin out closets to half full
- Store extra furniture to open up rooms
Quick fixes
- Touch up scuffs; neutral paint where needed
- Replace burnt bulbs and use one colour temperature
- Fix drips, sticky doors and loose handles
- Re-caulk tubs and showers
Before every showing
- All lights on, blinds open
- Beds made, towels fresh, toilets closed
- Pets and pet items out of sight
- Thermostat comfortable; no strong smells
The Alberta essential: your Real Property Report (RPR)
For most detached homes, townhomes and bare-land condos, the standard Alberta purchase contract requires the seller to provide a current RPR with a municipal compliance stamp. It's a surveyor's drawing showing where your house, garage, deck and fences sit on the lot. If yours is old, or you've added a deck, shed, garage or fence since, you'll likely need a new one. Order it early: surveyors and City compliance can take a few weeks, and a missing RPR can delay closing. Apartment-style condos generally don't need one.
Pricing and today's market
"The Calgary market" is really dozens of markets, so we price community by community, not city-wide. The key number is the sales-to-new-listings ratio (SNLR): below about 40% is a buyer's market, 40–60% is balanced, and above about 60% is a seller's market.
My take: in a balanced or buyer's market, pricing right in the first 14 days matters more than ever. Fresh listings get the most attention; homes that sit get discounted in buyers' minds. See live numbers on my Calgary market update.
Buy first or sell first? How move-up families decide
This is the question I get most, and the one where a plan matters most. There's no single right answer; it depends on your equity, your lender, your risk tolerance and the market in both neighbourhoods.
| Option | Best when | Upside | Risk |
|---|---|---|---|
| Sell first | When you need the equity for your down payment, or the market is slower | You know exactly what you have to spend, with no risk of carrying two mortgages | Finding the next home in time. We can negotiate a longer possession for breathing room. |
| Buy first | When the market is hot, or you've found the one | You don't miss the right home and can move once, on your schedule | Pressure to sell quickly. Needs a solid pricing plan and possibly bridge financing. |
- Buy with a "sale of property" condition: your purchase depends on selling your current home by a set date. It protects you, but in a competitive market sellers may prefer other offers or add an escape clause.
- Bridge financing: a short-term loan that lets you use your current home's equity before it sells, if both deals are firm and closing dates are close. Ask your mortgage broker early: terms and limits vary by lender.
How I help you get the timing right: we map both transactions on one timeline: when to list, when to start shopping, how long a possession to ask for, and a backup plan if either side moves faster than expected. I bring your mortgage broker in early so the numbers are clear before we commit.
What happens after you accept an offer
- Offer accepted. You and the buyer agree on price, conditions, deposit and possession date. The contract is now conditional.
- Deposit. The buyer pays their deposit, typically held in trust by a brokerage.
- Conditions period. Commonly around 5–10 business days for financing, inspection and condo documents. Keep the home show-ready for the inspector and appraiser.
- Conditions removed: SOLD. The deal is firm. Your side has obligations too, like delivering the RPR.
- Lawyers take over. You sign with your lawyer 1–2 weeks before possession; they pay out your mortgage, handle adjustments and receive the sale funds.
- Moving out. Leave the home clean, with all included items, keys, fobs, remotes and codes.
- Possession day. The buyer gets the keys, usually around noon under the standard Alberta contract, and your lawyer releases the proceeds.
What can I leave behind? Anything attached to the home (fixtures) usually stays unless the contract excludes it. Anything else (chattels, like a garage fridge or shed contents) goes unless it's written in.
What it really costs to sell a home in Calgary
No surprises. These are typical Calgary-area ranges for 2026; I'll prepare a personalized net-proceeds estimate before we list.
| Cost | Typical amount | Notes |
|---|---|---|
| Real estate commission | Agreed at listing | Usually a percentage of the sale price covering both the listing and buyer's agents. GST (5%) applies. You'll see the exact figure in writing before you sign anything. |
| Legal fees | ~$1,000–$1,800 | Transfer, mortgage payout and adjustments, plus disbursements and GST. |
| Mortgage payout & penalty | Ask your lender | Breaking a fixed-rate mortgage early can carry a prepayment penalty, often the biggest surprise cost. Porting your mortgage may avoid it. |
| Real Property Report | ~$700–$1,200 if new | Plus a municipal compliance fee, only if yours is out of date. |
| Property tax & utility adjustments | Pro-rated | Split by possession date; if you've prepaid the year, you get a credit back. |
| Prep, staging & cleaning | Varies | Paint, minor repairs, storage, a pre-listing clean and a move-out clean. |
| Moving | ~$800–$3,000+ | Depends on distance, home size, season and how much you pack yourself. |
Good news: Alberta has no land transfer tax, and the sale of your principal residence is generally tax-free. Confirm your situation with your accountant.
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 sellers say
Seller FAQs
How much does it cost to sell a house in Calgary?
The main costs are the real estate commission (agreed at listing, plus GST), legal fees of about $1,000–$1,800, any mortgage prepayment penalty, a new Real Property Report if yours is out of date ($700–$1,200 plus compliance), prep and staging, and moving. Alberta has no land transfer tax.
Do I need a Real Property Report to sell in Alberta?
For most detached homes, townhomes and bare-land condos, yes. The standard Alberta contract requires a current RPR with a municipal compliance stamp. Apartment-style condos generally don't need one. Order it early, as it can take a few weeks.
Should I buy or sell first in Calgary?
Sell first if you need the equity for your down payment or the market is slower; buy first if the market is hot or you've found the right home. A sale-of-property condition or bridge financing can help bridge the gap. Cooper maps both deals on one timeline before you commit.
How long does it take to sell a home in Calgary?
It depends on the community, price and market. Pricing right in the first 14 days matters most, because fresh listings get the most attention. After an offer, conditions commonly take 5–10 business days, and possession is usually 30–60 days or more, as agreed.
How do I find out what my Calgary home is worth?
Ask Cooper for a free home evaluation. It's based on recent sold prices in your community and on your street, not an online estimate, and you get an honest number even if the answer is to wait.
Also read: The Calgary Home Buyers Guide · Calgary market update · Calgary community guides