What Buyers Need to Budget for Beyond the Down Payment

Buying a home in Calgary is an exciting step—but if you’re only budgeting for the down payment, you might be in for a surprise. Many first-time (and even repeat) buyers overlook key expenses that come with a real estate transaction, which can quickly add up and create last-minute stress.

Here’s what you need to know about the hidden costs of buying a home in Calgary and how to budget smart.

🧾 1. Legal Fees

When you buy a property in Alberta, you’ll need a real estate lawyer to handle the legal paperwork, review title documents, and ensure the property is transferred properly. Legal fees in Calgary typically range from $1,000 to $1,800, depending on the complexity of the transaction.

✅ Pro Tip:

Ask your REALTOR® for trusted lawyer referrals who specialize in real estate—some even offer flat-rate pricing for standard transactions.

🕵️ 2. Home Inspection

A home inspection helps you uncover any hidden issues with the property. This is a crucial step, especially for resale homes. Expect to pay $450–$650+ depending on the size and type of property.

If you’re buying an acreage near Calgary, you may also need specialized inspections (like septic or well testing), which are additional costs.

📋 3. Appraisal (If Required)

If you're getting a mortgage, your lender may require an independent appraisal to confirm the home’s market value. This usually costs between $300–$500 and is often paid by the buyer unless your lender covers it.

📄 4. Title Insurance or Real Property Report (RPR)

In Alberta, sellers are usually expected to provide an up-to-date Real Property Report with municipal compliance, but in hot markets, many offer title insurance instead. If the seller doesn’t provide either, you may need to cover the cost:

• Title insurance: $200–$350

• RPR with compliance: $800–$1,200+

✅ Ask your agent:

“Will I be responsible for the RPR or title insurance in this deal?” It’s a negotiable term in most purchase contracts.

⚡ 5. Utility Hookups & Moving Costs

Once you’ve got the keys, there are still costs to cover:

• Setting up electricity, gas, internet, water

• Moving services or truck rental

• Potential appliance upgrades or cleaning fees

It’s smart to budget $500–$2,000 for these post-possession essentials.

🏡 Buying a Home? Let’s Make Sure You’re Budget-Ready

As a Calgary-based REALTOR®, I help my clients prepare for every part of the buying process—no surprises, no stress. Want a full checklist of these hidden costs and how to plan for them?

📩 DM me “COSTS” and I’ll send you my free Buyer Budget Breakdown Guide.

Let’s get you into your next home with confidence and clarity.

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

Why Calgary Sellers Still Need to Stage Their Homes in 2025

When the Calgary real estate market is moving fast, it’s easy to assume staging your home isn’t necessary. After all, if homes are selling quickly, why bother?

Here’s the truth: staging still matters—sometimes even more in a hot market.

Whether you’re selling in inner-city Calgary, a growing suburb like Airdrie or Chestermere, or a rural acreage in Foothills County, staging helps your property stand out in a sea of listings. And that “stand out” factor translates to higher offers, better terms, and smoother closings.

Let’s break down why.

1. 🧠 Staging Creates an Emotional Connection

Most buyers shop online first. If your home doesn’t look amazing in photos, they may scroll right past it.

Staging helps buyers emotionally picture themselves in your space. When a home feels warm, welcoming, and move-in ready, people fall in love—and emotional buyers often pay more.

Even in Calgary’s fast-paced market, you’re not just selling a house. You’re selling a lifestyle.

2. 💰 Staged Homes Sell for More

Staged homes consistently outperform non-staged homes—even when supply is tight.

Why?

Because buyers feel more confident. They perceive the home as well cared for, updated, and ready to go. This confidence leads to:

• Higher offers

• Fewer conditions

• Less price negotiation

For Calgary sellers looking to maximize ROI, staging is one of the best investments you can make before hitting the market.

3. 📸 Your Listing Photos Will Pop

In 2025, your online listing is your first showing.

Staging sets the scene for jaw-dropping professional photos. When potential buyers browse REALTOR.ca, Instagram, or Facebook, your listing will stop the scroll—and generate more showings.

And in this market, more eyes = more offers.

4. ⏱️ Faster Sale, Less Stress

Even in a hot market, homes that feel “off” linger longer than they should. And time on market can lead to buyer suspicion or lowball offers.

A well-staged property minimizes objections and boosts perceived value, helping you close faster with fewer complications.

5. 🧩 Staging Is Strategic, Not Cosmetic

Staging isn’t just putting pretty pillows on a couch. It’s about strategically highlighting the home’s strengths and minimizing any drawbacks.

As a REALTOR® who has helped hundreds of Calgary sellers, I guide my clients through every step—whether it’s full professional staging or DIY touch-ups with a checklist.

Want Top Dollar? Stage Smarter.

If you’re planning to sell your Calgary home—whether it’s downtown, in a family-friendly suburb, or on an acreage—staging should still be part of your plan.

📩 DM me “STAGING” and I’ll send you my free Seller Prep & Staging Checklist.

It’s tailored for Alberta sellers who want a no-stress, high-reward sale.

Related topics you might find helpful:

• Pricing Strategy 101 for Calgary Sellers

• Top Mistakes to Avoid When Selling Your Home

• What Is a Real Property Report & Why It Matters in Alberta

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

If you’re thinking about selling your home in Calgary, one of the most important choices you’ll make isn’t about paint colours, kitchen upgrades, or even staging—it’s about your pricing strategy.

Set the price too high and your home risks sitting on the market while buyers move on to more competitively priced listings. Set it too low and you could leave thousands of dollars on the table. Striking the right balance is part art, part science, and absolutely essential in today’s Calgary real estate market.

Why Pricing Matters More Than Ever

Calgary’s market is dynamic. With buyers more informed than ever—thanks to online listings, market reports, and access to sold data—overpricing is quickly exposed.

• First impressions count: The first 7–14 days on the market are the most critical. This is when your listing gains peak exposure through MLS®, Realtor.ca, social media, and your REALTOR®’s marketing campaigns. Miss that window, and your home risks becoming “stale.”

• Buyer psychology: Buyers tend to assume if a property lingers on the market, “something must be wrong with it.” Even if you later reduce the price, you’ve lost valuable momentum.

• Neighbourhood competition: Calgary is a city of micro-markets. What works in Tuscany might not work in Auburn Bay, and what buyers will pay in Marda Loop may be very different than in Evanston.

The bottom line? Pricing isn’t just about numbers—it’s about positioning your home to stand out from the competition.

Top Pricing Mistakes Calgary Sellers Make

Even savvy homeowners can fall into these common traps:

1. Overpricing based on emotion
   Your home may hold priceless memories, but buyers compare it against other listings and sold data. Sentiment doesn’t add value in the market.

2. Chasing the market down
   Starting high often leads to multiple price reductions. By the time you adjust, buyers may overlook your home or assume you’re desperate to sell.

3. Pricing based on what you “need”
   Buyers don’t care about your mortgage balance or the price you “have to get.” They care about whether your property represents fair value compared to others.

4. Ignoring price brackets
   Online search filters often work in increments ($500K–$550K, $550K–$600K, etc.). If you price at $551,000 instead of $549,900, you may miss an entire group of buyers searching just under $550K.

How to Price It Right in Calgary

A strong pricing strategy blends data, market knowledge, and buyer psychology. Here’s what I look at when advising Calgary sellers:

• Recent sales (comparables): We review the most relevant properties in your community that have sold in the last 30–90 days.

• Active competition: What are today’s buyers choosing between? We analyze how your home stacks up against current listings.

• Neighbourhood trends: Are homes in your area selling quickly with multiple offers, or lingering longer? Average days on market provide valuable insight.

• Inventory levels: In a balanced or buyer’s market, sharper pricing is key to standing out. In a strong seller’s market, there may be more flexibility.

• Buyer demand: Calgary attracts not only local buyers but also those relocating from Ontario and BC. Understanding migration trends helps us anticipate demand.

• Price brackets: Strategic pricing ensures your listing shows up in the maximum number of buyer searches.

Calgary Pricing Examples (Hypothetical)

• A home in Cranston priced at $625,000 may seem fair, but if all the recent sales in the area capped at $600,000, it risks sitting.

• In contrast, a property in West Hillhurst listed at $949,900 instead of $960,000 may capture both buyers searching under $950K and those in the $950K–$1M bracket.

Why Work With an Experienced REALTOR®?

As a Calgary REALTOR® with over 15 years of experience in detached, condo, acreage, and luxury markets, I don’t just run the numbers—I help you understand the story behind the data. That means:

• Positioning your home competitively without leaving money behind.

• Tailoring strategy to your neighbourhood—whether that’s a NW family suburb, an inner-city infill, or a Foothills acreage.

• Providing a clear picture of where your home fits into today’s Calgary real estate market.

The Bottom Line

Your home’s price tag is your most powerful marketing tool. More than photos, more than staging, more than open houses—pricing is what gets qualified buyers through the door.

When you price strategically, you’ll:

• Attract more attention in those crucial first two weeks.

• Generate stronger offers (and sometimes multiple).

• Reduce stress and avoid drawn-out market time.

Ready to Sell?

If you’re considering selling your home in Calgary, don’t leave your pricing strategy to guesswork. I’ll provide a personalized pricing review based on your property, your neighbourhood, and today’s market conditions—no pressure, just honest advice.

👉 Contact me today to get started.

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

Thinking of Buying a Home in Calgary or Airdrie? Here’s What You Can Actually Get for $500K

If you're house hunting in Alberta with a $500,000 budget, you might be wondering:

Do I stay in Calgary—or could I get more by moving to Airdrie?

As a REALTOR® who helps clients buy in both cities, I can tell you firsthand:

That $500K can look very different depending on where you spend it.

Let’s break it down.

🏙️ What $500K Gets You in Calgary

In Calgary, $500,000 is a solid budget—but you’re likely looking at a condo or townhome.

Here’s what you might get:

• 2–3 bedrooms, 1.5–2 bathrooms

• 900–1,200 sq. ft.

• Underground parking or small attached garage

• Likely in outer suburbs or older infill communities

• Limited yard space

While you’ll benefit from Calgary’s urban amenities, public transit, and proximity to work or school, you’ll likely sacrifice space, privacy, and outdoor access—especially in high-demand neighbourhoods.

🏡 What $500K Gets You in Airdrie

Drive just 30 minutes north, and your $500,000 can go a lot further.

In Airdrie, you could afford:

• A detached home

• 3–4 bedrooms, 2.5 bathrooms

• ~1,400–1,700+ sq. ft.

• Double attached garage

• Private yard space

• Quiet residential neighbourhoods, often with walking paths, playgrounds, and schools nearby

Airdrie has seen major growth in the past decade, but it still offers excellent value for buyers looking for more space, newer homes, and a family-friendly vibe—all within a short commute to Calgary.

📍 Calgary vs Airdrie: Key Differences

🏁 So, Which One’s Right for You?

That depends on your lifestyle:

• Calgary might be right for you if you prioritize proximity to work, public transit, inner-city culture, or walkability.

• Airdrie is ideal if you’re looking for more house, more space, and a family-friendly community—without blowing your budget.

🏡 Ready to Compare Real Listings?

As a Calgary-based REALTOR® who also serves Airdrie, I’d love to show you what’s currently available in both cities—tailored to your budget and wish list.

📩 DM me the word “COMPARE” or reach out here and I’ll send you a personalized list of homes under $500K in Calgary and Airdrie.

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

Before you list your Calgary home, do this one essential step to maximize your sale price and minimize time on market. Free checklist included!

Thinking of listing your home in Calgary?

If you want to get the highest price possible, there's one crucial step that too many sellers overlook—a pre-listing walk-through with a real estate professional.

This isn’t just about staging (though that’s part of it).

It’s about identifying low-cost, high-impact improvements that make your home shine—because first impressions sell.

Why It Works

Calgary’s market remains active, especially in sought-after communities. But even in a seller’s market, homes that show well sell faster—and for more.

Buyers today are busy. If they see scuffed walls, loose handles, or neglected landscaping, it can make your home feel unloved.

That feeling? It shows up in their offer.

What to Expect in a Walk-Through

During a pre-listing walk-through, I’ll help you identify:

• Minor repairs with major return potential

• Curb appeal upgrades that draw buyers in

• Quick fixes to create emotional connection

• Easy ways to prep your home for professional photos

You don’t need to spend a fortune—you just need to know what matters.

Bonus: Free Seller Checklist

I’ve created a detailed pre-listing checklist based on 15 years of experience selling homes in Calgary. It’s designed to help you focus your time and money where it counts most.

📩 Request your free checklist here or book a pre-listing call with me today.

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

Buying your first home is exciting—but if you’re not careful, it can also be overwhelming and expensive. I’ve helped hundreds of first-time buyers navigate the Calgary market, and I see the same mistakes come up again and again.

If you’re starting your home buying journey, here are three common mistakes to avoid—and how to get it right the first time.

❌ Mistake #1: Falling for the Wrong Home Emotionally

That perfect kitchen or dreamy backyard might steal your heart—but don’t forget to look deeper.

What to do instead:

• Check resale value in that neighborhood

• Evaluate lifestyle fit for 3–5 years

• Review traffic, commute, and school zones

❌ Mistake #2: Skipping Mortgage Pre-Approval

Without pre-approval, you risk falling in love with homes you can’t afford—or losing a great deal while waiting on paperwork.

What to do instead:

• Get pre-approved before you start viewing

• Know your max purchase price, but shop under budget

• Work with a trusted mortgage broker (ask me—I have a list!)

❌ Mistake #3: Underestimating Closing Costs

First-time buyers often budget for the down payment—but forget about the rest.

What to do instead:

• Budget 1.5–2% of the purchase price for closing costs

• Account for home inspection, legal fees, title insurance, tax adjustments, and moving expenses

💡 Bonus Tip: Work With a Buyer’s Agent Who Specializes in First-Time Buyers

Navigating offers, conditions, and market trends is easier with someone who’s got your back.

📩 Ready to Buy Your First Home in Calgary?

I’d love to help you skip the stress and buy with confidence.

📲 DM me “FIRST HOME” or click here to contact me and I’ll send you my free Calgary Buyer Guide tailored for first-timers.

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

If you’ve listed your home in Calgary and it’s just sitting there, you’re not alone—and you’re not out of options.

The Calgary real estate market has been red-hot in recent years, but even in strong seller markets, some homes don’t sell right away. That can be frustrating, especially when you see “SOLD” signs going up all over your neighborhood.

Let’s break down the top reasons your home might not be selling and what you can do to fix it.

1. Your Pricing Strategy Is Off

In today’s fast-moving market, pricing your home just right is more important than ever. If your home is priced too high—even by $10,000—it can turn off serious buyers who are comparing multiple properties online.

💡 Pro Tip: Work with a local REALTOR® who knows the Calgary market inside and out. I regularly pull current comparables and market trends to help my clients price their homes to sell without leaving money on the table.

2. Your Listing Photos Aren’t Doing You Justice

Buyers shop with their eyes first. If your listing photos are dark, outdated, or just don’t showcase your home’s best features, you could be losing potential showings before they even step inside.

📸 What You Can Do: Invest in professional real estate photography. I offer this as part of every listing, along with staging tips to ensure your home looks its best online and in person.

3. You’re Not Getting the Right Exposure

In Calgary’s competitive real estate landscape, simply listing your home on the MLS® isn’t enough. You need a tailored marketing plan that targets the right buyers—especially if your property has unique features like an acreage, a triple garage, or a walkout basement.

📣 Solution: From social media ads to email marketing and targeted video walkthroughs, I craft custom strategies that attract qualified, motivated buyers.

Bonus Reason: Your Home Feels Like “Work”

Buyers want a home that feels move-in ready. If your home has visible repairs, outdated finishes, or cluttered spaces, it could feel like a project—and buyers will mentally deduct that from your asking price (or skip the showing entirely).

🛠️ My Approach: I help sellers make simple, strategic updates that increase appeal without overspending. Sometimes a fresh coat of paint, lighting tweaks, or minor landscaping changes are all it takes.

Final Thoughts: Don’t Panic—Just Pivot

Selling a home is both an emotional and strategic process. If your Calgary home isn’t selling, it doesn’t mean there’s something “wrong” with it. It means it’s time to re-evaluate, refresh, and relaunch—with the right support.

If you’re feeling stuck, I’d love to offer a complimentary home review and marketing audit. No pressure, just real insight.

✅ Let’s Connect

📩 Book a free consultation with me
📱 Follow me on Instagram and YouTube for real estate tips and local market updates
💬 DM me @kristenedmunds.realestate on Instagram if you have questions

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.

In January 2025, Calgary's housing market experienced notable shifts, with increased inventory levels and a slight moderation in sales activity. According to the Calgary Real Estate Board (CREB), inventory levels rose to 3,639 units, marking a 70% year-over-year increase. Despite this significant gain, inventories remain below the typical January levels of over 4,000 units. The rise in supply was primarily driven by a boost in new listings, which reached 2,896 units in January compared to 1,451 sales. This influx of new listings contributed to a months of supply figure of 2.5 months, an improvement from the one month reported last year, yet still considered low for a winter month.

Sales activity in January saw a 12% decline compared to the same month last year, totaling 1,451 transactions. However, it's important to note that despite this decrease, sales levels remained nearly 30% higher than the typical figures recorded in January. The total residential benchmark price was reported at $583,000, which is relatively stable compared to the end of last year and nearly 3% higher than January 2024. Price growth varied across different districts and property types within the city.

Detached Homes

New listings for detached homes increased by 29% year-over-year, reaching 1,228 units in January. Sales activity in this segment slowed to 674 units, aligning with long-term trends. The improvement in new listings relative to sales supported inventory gains; however, the 1,448 units in inventory are still nearly 27% lower than typical January levels. The months of supply remained relatively low at just over two months. The unadjusted benchmark price for detached homes was $750,800, slightly higher than the previous month and 7% higher than January 2024.

Semi-Detached Homes

The semi-detached sector experienced gains in new listings relative to sales, leading to some increases in inventory levels. Sales in January improved over last year, keeping the months of supply just below two months. Notably, the City Centre, North East, and West districts reported near or above three months of supply, while other districts maintained less than two months. The unadjusted benchmark price was $673,600, slightly lower than the previous month but over 8% higher than January 2024. Districts with higher months of supply saw modest monthly price declines, while others experienced stable to modest gains.

Row Homes

In 2024, row home sales reached 4,647 units, a gain of over 2% compared to the previous year and the second-highest total on record. The growth in sales was facilitated by an 18% increase in new listings, particularly for homes priced above $400,000. This rise in new listings relative to sales supported inventory growth throughout 2024. By year-end, the improved supply helped alleviate some pressure on home prices. However, the annual benchmark price still rose by 14% as conditions favored sellers throughout the year. Price increases were observed across all city districts, ranging from 12% in the City Centre to over 20% in the North East and East districts.

Apartment Condominiums

January reported a boost in new listings compared to sales activity in the apartment condominium segment, causing inventory levels to rise to 589 units—more than double the near-record low levels reported last January. This increase brought inventories more in line with long-term trends. The months of supply also improved, pushing above two months, a trend that began in the second half of last year. While improving supply relative to sales has taken some pressure off home prices, this effect has not been consistent across the city. Citywide, the unadjusted benchmark price was $444,900, slightly lower than the previous month but nearly 5% higher than last year. The largest monthly adjustment occurred in the North East district.

Regional Markets

• Airdrie: Sales in January remained consistent with levels reported in the previous month and last year, both well above long-term trends. A boost in new listings led to improved inventory levels, with the months of supply remaining above two months for the fifth consecutive month. The unadjusted benchmark price was $537,300, down from the previous month but nearly 4% higher than last year.

  
  

• Cochrane: Improved levels of new listings and inventories were observed, with 104 new listings in January compared to 71 sales, pushing inventories up to 156 units. While inventory levels are better than the past three years, they still fall short of long-term trends for January. The unadjusted benchmark price was $565,900, down from the previous month but nearly 5% higher than last January.

  
  

• Okotoks: New listings remained relatively low compared to last year. While a pullback in sales supported some improvements in inventory levels, the 68 units available in January are still half the levels available in January prior to the pandemic. Limited supply has driven much of the price gains in this market since 2021.

Overall, Calgary's housing market in January 2025 is showing signs of moving toward more balanced conditions, with increased inventory levels and moderated sales activity. While prices have remained relatively stable, variations exist across different property types and districts within the city.

Source creb.com

Kristen Edmunds is a Calgary-area REALTOR® and Associate Broker with KIC Realty, specializing in acreages, luxury homes, and smart buy/sell strategies. With expertise in rural properties (water wells, septic, equestrian facilities) and a client-obsessed approach, Kristen helps buyers and sellers achieve their real estate goals with confidence and ease.