Calgary home buying guide

Buying a house in Calgary: a straight-talk guide

How buying works in Alberta, what it really costs to close, and what to watch for with condos and CMHC insurance. Plus the areas I serve and answers to the questions I hear most. Written the way I'd explain it over coffee.

Start with the stepsJump to the FAQ
The process in Alberta

From "just looking" to keys in hand.

Every purchase is a little different, but most Calgary purchases follow these steps. I'll walk you through each one and tell you what's normal, so nothing catches you off guard.

Before we work together, I'll go over the Real Estate Council of Alberta's (RECA) consumer relationship information with you. You'll know exactly what I do for you and how I'm paid.

  1. Get pre-approved. Know your budget, your rate hold and how the stress test affects you.
  2. Pick your areas. Commute, schools, lifestyle and price. We'll narrow it to a short list.
  3. Tour and compare. Take notes, ask questions, and get my honest read on each home.
  4. Write an offer with conditions. Usually financing, inspection, condo documents (for condos) and the Real Property Report. Your deposit is held in trust.
  5. Satisfy conditions and go firm. Inspect, review documents, finalize the mortgage, then remove conditions in writing.
  6. Lawyer and possession. Your lawyer handles the title transfer and Land Titles registration. On possession day, you get the keys.
Closing costs

No land transfer tax in Alberta.

Good news if you're moving from Ontario or BC: Alberta has no land transfer tax. Instead you pay Land Titles registration fees for the transfer and for your mortgage. Each is a small base fee plus an amount based on the property value or mortgage amount. Your lawyer collects them at closing. Check the current Alberta fee schedule before you rely on any figure.

Other closing costs to budget for: legal fees and disbursements, a home inspection, property tax and utility adjustments, home insurance, title insurance if your lender asks for it, moving costs, and GST on a newly built home.

Estimate my Alberta closing costs

Condo document review

Buying a condo in Calgary? Make your offer conditional on a document review. That covers the bylaws, budget and financial statements, the reserve fund study and plan, recent board and owner meeting minutes, insurance, and any special assessments or lawsuits. That's where you find out about pet or rental limits, rising fees and building problems before they become yours.

CMHC basics

Under 20% down? Here's how insurance works.

If your down payment is less than 20%, your lender will need mortgage default insurance from CMHC or a private insurer. The premium is a percentage of your mortgage, it's usually added to the mortgage, and it's lower the more you put down.

  • Minimum down payment: 5% of the first $500,000 and 10% of the portion above that. Homes at $1.5 million or more need at least 20% and can't be insured.
  • Amortization: insured mortgages are usually up to 25 years. 30 years may be available for first-time buyers and new builds, at a slightly higher premium.
  • Stress test: lenders qualify you at a higher rate than your actual rate, so your budget is usually lower than the payment math alone suggests.
CMHC premium calculatorAffordability calculator

New to Canada?

Your path depends on your status. Federal rules currently restrict some non-Canadians from buying residential property, with exceptions for many work-permit holders and others. Check with a lawyer first. See my newcomer path →

Calgary & area

Areas I serve around Calgary

I work across the whole city and the towns and counties around it. Here's a quick lay of the land.

NW Calgary

Tuscany, Royal Oak, Evanston and the established and newer communities toward the mountains.

NE Calgary

Saddle Ridge, Cornerstone, Martindale and the fast-growing communities near the airport.

SW Calgary

Aspen Woods, Signal Hill, West Springs and the west-side communities near the ring road.

SE Calgary

Mahogany, Auburn Bay, Seton and Lake Bonavista. Lake communities and new builds.

Inner city

Beltline, Bridgeland, Inglewood and Kensington. Condos, infills and character homes close to downtown.

Airdrie & Chestermere

Just north and east of the city. More house for the money for many buyers, with an easy commute.

Cochrane & Okotoks

Small-town feel west and south of Calgary, with the foothills on the doorstep.

Counties around Calgary

Acreages and farmland in Rocky View, Foothills, Wheatland, Mountain View and more.

Community names are for orientation only. Ask me about any area that isn't listed. Explore community guides →

Not just houses

Buying farmland or commercial property?

Residential

Homes for sale in Calgary and nearby towns. Buying and selling.

Farmland & agricultural

Water, soil, zoning, surface leases, and AFSC and FCC financing.

Commercial

Buy, sell, lease or invest, with cap rate and lease tools.
Questions I hear a lot

Calgary real estate FAQ

Residential

Which areas around Calgary do you cover?
Calgary itself, from the inner city to the newer suburbs, plus Airdrie, Chestermere, Cochrane and Okotoks. For acreages and farmland I also work in Rocky View, Foothills, Wheatland, Mountain View, Kneehill and Vulcan counties and the MD of Bighorn.
Is there a land transfer tax in Calgary?
No. Alberta doesn't have a land transfer tax. Instead you pay Land Titles registration fees for the transfer of land and for your mortgage. They're based on the property value and the mortgage amount, and they're usually far smaller than the land transfer taxes in other provinces. My Alberta closing cost calculator estimates them for you.
How much do I need for a down payment in Calgary?
It depends on the price. Under the federal rules, you need 5% of the first $500,000 and 10% of any portion above that. Homes priced at $1.5 million or more need at least 20% down. If you put down less than 20%, you'll need mortgage default insurance (CMHC or a private insurer). Have your lender confirm the current rules.
What does a Real Property Report (RPR) do?
In Alberta, the seller usually provides an RPR with municipal compliance. It shows where the house, garage, deck and fences sit relative to the property lines. Your lawyer and I check it so you don't inherit a surprise.
Should I have the condo documents reviewed?
Yes, every time. Before you go firm on a condo, the bylaws, financial statements, budget, reserve fund study and plan, board minutes and insurance should be reviewed. That's how you find special assessments, rental or pet restrictions and building issues before they become yours.
Which Calgary communities do you work in?
All four quadrants of Calgary and the inner city, plus Airdrie, Cochrane, Okotoks, Chestermere and the acreage country in Rocky View County, Foothills County and nearby. If you're not sure where to start, try my find-your-5-communities quiz.
How do I price my home to sell in Calgary?
I'll pull recent comparable sales and current competition in your community, walk through your home, and give you an honest range. It won't be a number designed to win the listing. Request a home value to get started.

Farmland & agricultural land

What is the difference between an acreage and farmland?
An acreage is usually a country residential parcel with a home, often a few acres up to about 20, zoned for rural residential use. Farmland is larger agricultural land, often sold by the quarter section (about 160 acres), zoned agricultural and valued mostly on soil, water and use. Each county sets its own zoning in its land use bylaw, so check the parcel's designation before you buy.
Can I buy farmland near Calgary with a regular mortgage?
Sometimes, but farmland and larger agricultural parcels are often financed by agricultural lenders. AFSC (Alberta's provincial Agriculture Financial Services Corporation), FCC (Farm Credit Canada), and the agriculture teams at banks and credit unions all lend on farmland. Down payment and terms depend on the lender, the land and your operation, so talk to them early.
Do water licences transfer when farmland is sold?
Not automatically. Under Alberta's Water Act, licences are tied to the land and the purpose they were issued for. Transferring or changing one generally needs provincial approval. We'll confirm what licences exist, who holds them and what it takes to keep them before you firm up.
What is the Canada Land Inventory soil class?
The Canada Land Inventory (CLI) rates land for agricultural capability from Class 1, with no significant limitations for crops, to Class 7, with no capacity for arable culture. It's a useful starting point, but it doesn't replace soil tests, yield history and walking the land.
What should I know about surface leases?
Many farms around Calgary have oil and gas wells, pipelines or other surface leases. Ask for copies of the lease agreements, confirm the annual compensation and how it's assigned to a new owner, and check the Alberta Energy Regulator's records for active, suspended or abandoned wells. Disputes go to Alberta's Land and Property Rights Tribunal.
Can a non-Canadian buy farmland in Alberta?
Alberta restricts ownership of farmland ("controlled land") by people who aren't Canadian citizens or permanent residents, with some exemptions. The details matter, so get legal advice before writing an offer.
How do I sell farmland or agricultural land?
Pull the paperwork together early: title, water licences and well records, soil tests, surface lease agreements, any cash-rent or grazing leases, and a list of what's included (bins, fencing, equipment). Talk to your accountant about capital gains, including whether a farm property exemption applies. Then we'll market the land to the right buyers, whether that's neighbouring farmers, investors or acreage buyers.

Commercial

Can you help with commercial leasing as well as buying or selling?
Yes. Commercial property in Calgary and area can be bought, sold or leased, and the questions differ: for a lease you compare net or gross rent, additional rent, term and fit-out; for a purchase, cap rate, financing and due diligence. Tell me what you need and I'll walk you through it.
How is commercial real estate in Calgary priced?
Income properties are mostly valued on net operating income (NOI) and cap rate, which is NOI divided by price. Owner-user buildings lean more on comparable sales and replacement cost. My cap rate and cash-on-cash calculator lets you run the numbers.
What's the difference between a net lease and a gross lease?
In a net lease, you pay base rent plus your share of operating costs and property taxes ("additional rent"). In a gross lease, most costs are bundled into one rent. Always ask for the current additional-rent estimate and what's excluded.
Does GST apply when buying commercial property?
Generally yes. GST usually applies to commercial real estate, and GST-registered buyers often self-assess it. Confirm the treatment for your deal with your accountant and lawyer.
What due diligence should I do on a commercial property?
Typical conditions include financing, a Phase I environmental site assessment, a building condition assessment, zoning and permitted-use review under the City of Calgary Land Use Bylaw (or the town or county bylaw), and a review of leases, tenant estoppels and operating statements.
Can you help me lease space rather than buy?
Yes. I help businesses compare spaces on the total cost, not just base rent. That includes additional rent, free-rent periods, tenant-improvement allowances, term, renewal options and the use clause. Try the lease cost and fit-out calculators.

General information only. It isn't legal, tax, lending or financial advice. Rules change, so confirm the details for your situation with your lawyer, lender or accountant.

No runaround

Have a question about buying in Calgary?

Search Calgary homes

Travis Vanderveen, REALTOR® · eXp Realty · Phone: 403-966-2912 · Email: travis@vanderveenrealestate.com