Almost everyone who plans a move to Calgary starts with a very specific picture in mind.

Inner city.
Walkable.
Trendy.

Or maybe a quiet suburb with big yards.
Or even an acreage just outside the city.

And then… real life kicks in.

After helping many buyers relocate to Calgary, I can tell you this with confidence:
the neighbourhood people think they’ll choose is rarely where they end up.

Here’s why — and where people actually land once the move becomes real.

Why First Choices Change So Often

On paper, Calgary neighbourhoods can look similar.

In real life, they feel very different.

Once buyers start factoring in:

• Commute times (direction matters more than distance)

• Daily errands and traffic flow

• School zones and access

• Budget versus lifestyle expectations

Their priorities shift quickly.

What looked perfect online doesn’t always work day to day.

Where People Think They’ll End Up

Many newcomers initially gravitate toward:

• Inner-city neighbourhoods with walkability and character

• Areas they’ve heard about through friends or social media

• Neighbourhoods that feel familiar compared to where they’re coming from

These areas often stay on the list — but they’re not always the final choice.

Where People Actually End Up

Over time, I see consistent patterns.

Many buyers end up choosing neighbourhoods that:

• Offer better value for space

• Balance commute time with lifestyle

• Feel more livable once daily routines are considered

• Provide flexibility as life changes

These areas aren’t always the most talked about — but they tend to work better long term.

Why Lifestyle Beats Labels

One of the biggest shifts happens when buyers stop asking:
“What’s the best neighbourhood in Calgary?”

And start asking:
“Which neighbourhood fits how we actually live?”

That’s where clarity happens.

The right fit often has less to do with trends — and more to do with:

• How much time you spend at home

• Where you work

• How you move through the city

• What you want daily life to feel like

The Biggest Mistake I See Newcomers Make

The biggest mistake isn’t choosing the “wrong” neighbourhood.

It’s locking into a decision too early, before understanding how Calgary really functions.

Buyers who stay flexible early tend to feel far more confident once they land somewhere.

Frequently Asked Questions

Do most people change neighbourhoods after they move to Calgary?

Some do — but many could have avoided it with better early guidance.

Is there a “best” area to move to in Calgary?

No — there’s only the best fit for your lifestyle and priorities.

Should newcomers rent first?

Sometimes — especially if neighbourhood familiarity is limited.

Related Reading

• Moving to Calgary in 2026? These Questions Come Up Every Single Time

• Before You Move to Calgary, Watch This — Your Future Self Will Thank You

• The Calgary Culture Shocks Nobody Warns You About

Conclusion

Almost everyone wants to move to Calgary.

Very few people end up exactly where they first expect.

And that’s not a bad thing.

When buyers understand how neighbourhoods actually function — not just how they look online — they tend to land somewhere that fits their life far better.

If you’re planning a move to Calgary and want help narrowing down where you might actually end up — based on real patterns, not hype —

📩 DM me “MOVE” and I’ll walk you through it.

About Kristen Edmunds

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 ever dreamed of trading city life for wide-open spaces, starry skies, and a slower pace, acreage living might be calling your name. 🌾🐎

But before you fall in love with the view or the barn, it’s crucial to understand that buying an acreage near Calgary is very different from buying a city home. There are unique systems, bylaws, and maintenance factors that can make or break your investment.

Here’s your Ultimate Acreage Buyer’s Checklist — everything you need to know before you buy.

1. Water Source 💧

Unlike city homes connected to municipal water, acreages often rely on:

• Wells — test for quality, quantity (gallons per minute), and contaminants.

• Cisterns — check size, material, and delivery frequency.

• Co-op or Shared Water Systems — confirm service agreements and reliability.

✅ Ask for: water test results (bacteria, nitrates, hardness) and well log reports.

2. Septic System 🚽

Your septic system handles all household waste, so knowing how it works—and its condition—is essential.

• Identify the type (tank + field, mound, or holding tank).

• Ask for maintenance records and the last time it was pumped.

• Check if it meets Alberta Health Services and county requirements.

🚨 Red flags: soggy ground, odours, or slow drains—these can indicate failure and costly repairs.

3. Zoning + Bylaws 📜

Not every acreage is created equal. Each county (like Foothills, Rocky View, or Mountain View) has its own zoning regulations that determine what you can do with your land.

• Can you have livestock or horses?

• Are secondary dwellings or home-based businesses allowed?

• What are the minimum parcel sizes or building restrictions?

✅ Always confirm your intended use with the municipal planning department before buying.

4. Access + Road Maintenance 🚜

Your driveway and surrounding roads may not be maintained by the municipality.

• Who plows snow in winter?

• Is the road public or private?

• How is access managed for shared driveways?

✨ Pro tip: Visit the property in different seasons—especially after rain or snow—to see road conditions firsthand.

5. Utilities + Internet ⚡

Rural properties can have limited utility access compared to city homes. Check for:

• Power: is it overhead or underground?

• Heating: natural gas, propane, or electric?

• Internet: high-speed availability or satellite options?

• Cell coverage: not all carriers work equally well outside city limits.

💡 Consider the long-term costs of upgrades like propane refills, solar systems, or Starlink installation.

6. Boundaries + Fencing 🚧

It’s easy to assume that the existing fence marks your property line—but that’s not always the case.

✅ Before closing, verify:

• Legal property lines via a Real Property Report (RPR) or land survey.

• Access rights and easements on title.

• Shared fences and neighbour agreements.

7. Outbuildings + Land Use 🏠

Many acreages come with extra structures—shops, barns, sheds, or arenas.

• Confirm that these buildings are permitted and compliant.

• Check electrical and structural safety.

• Assess the condition of roofs, doors, and insulation.

🐎 If you plan to board horses, confirm Animal Unit allowances and proper manure management setup.

8. Environmental + Insurance Factors 🌾

Acreages often have environmental factors city buyers don’t face.

• Is the property in a flood-prone or wetland area?

• Are there old fuel tanks or abandoned wells?

• Does it require acreage-specific insurance (like farm coverage)?

FAQs: Buying an Acreage Near Calgary

Q: Can I finance an acreage like a regular home?
Yes—but if it’s on more than 10 acres, or has outbuildings, your lender may have additional conditions.

Q: How big of a lot should I buy?
That depends on your lifestyle. For horses, aim for 3–5 acres per horse (based on local bylaws).

Q: How much maintenance does an acreage require?
Plan for more than you think—gravel drives, snow removal, fencing, and systems upkeep all add time and cost.

Related Reading

• Acreage Septic Systems: What Buyers Need to Know

• Well Water 101: How to Test Before You Buy

• Foothills County Animal Units Explained

Conclusion

Acreage living near Calgary can be incredibly rewarding—offering peace, privacy, and a connection to nature that city life can’t match. But it also comes with more complexity and responsibility.

By following this Ultimate Acreage Buyer’s Checklist, you’ll avoid surprises, protect your investment, and find a property that truly fits your rural lifestyle.

✨ Ready to start your acreage search? DM me “ACREAGE” and I’ll send you my free Acreage Buyer’s Checklist to help you make a confident, informed purchase.

About Kristen Edmunds

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 preparing to sell your home in Calgary, one of the questions that often comes up is: Do I need to pay for a home inspection before listing? 🏡

The short answer? It’s not required. But in many cases, a pre-listing inspection can be a smart move that saves you time, money, and stress. Let’s break it down.

What Is a Pre-Listing Home Inspection?

A pre-listing inspection is when the seller hires a licensed home inspector before putting the property on the market. Instead of waiting for the buyer to do it after making an offer, you get ahead of the game.

The inspector will check:

• Roof, foundation, and structure

• Plumbing and electrical systems

• Furnace, water heater, and HVAC

• Windows, doors, and insulation

• Overall safety and code compliance

Benefits of Getting a Home Inspection Before Selling

✔️ Uncover Issues Early
You’ll have the chance to fix repairs before buyers see them. This reduces the risk of deal-breaking surprises.

✔️ Build Buyer Trust
Providing an inspection report shows transparency and may give buyers extra confidence in your home.

✔️ Reduce Negotiation Stress
If buyers find problems during their own inspection, they may ask for credits or price reductions. Having repairs already handled can keep the deal smoother.

✔️ Stand Out in Competitive Markets
In Calgary’s busy real estate market, a pre-inspected home can look more attractive compared to others without documentation.

When a Pre-Listing Inspection May Not Be Necessary

❌ Newer Homes — If your home is only a few years old, issues are less likely, and buyers may feel comfortable with their own inspection.

❌ Well-Maintained Properties — If you’ve been diligent about maintenance and have records to prove it, you may not need the added expense.

❌ Hot Market Conditions — In strong seller’s markets, buyers may waive inspections entirely to stay competitive.

FAQs: Home Inspections for Sellers

Q: How much does a pre-listing inspection cost in Calgary?
Typically $400–$600 depending on the size of the home.

Q: Will buyers still do their own inspection?
Sometimes, yes. But having your own report can reduce stress and give you leverage.

Q: Can I use the same inspection report for multiple buyers?
Yes—once it’s done, you can share the report with all potential buyers.

Q: Should I fix everything the inspector finds?
Not always. Your REALTOR® can help you decide which repairs are worth completing before listing.

Related Reading

• How to Stage Your Calgary Home Like a Pro on a Budget

• The Seller’s Timeline: From Listing to Possession in Calgary

• Why Fall 2025 Could Be the BEST Time to Sell in Calgary

Conclusion

So—do you need a home inspection when selling in Calgary? No, it’s not mandatory. But in many cases, a pre-listing inspection can be a smart strategy to build trust, avoid surprises, and give your home a competitive edge.

✨ Thinking about selling? DM me “SELLER INSPECTION” and I’ll send you my free Seller’s Home Prep Checklist to help you get started.

About Kristen Edmunds

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.

Is acreage living in Alberta your dream—or a reality check in disguise?

Thinking of leaving the city for space, serenity, and sunsets? You're not alone. More and more homebuyers are exploring the idea of living on an acreage near Calgary—and for good reason. The appeal of wide-open space, privacy, and a slower pace is real.

But before you pack up for the foothills or rural Alberta, it’s important to understand what acreage living really involves. As a Calgary-based REALTOR® with 15 years of experience—and a rural upbringing—I help buyers make this transition with confidence and clarity.

Let’s break down the real pros and cons of acreage life so you can decide if it’s truly the lifestyle for you.

✅ Why People Love Living on an Acreage Near Calgary

There’s a reason acreage living is on the rise, especially as remote work becomes more common and families seek more room to grow.

Here’s what makes it so attractive:

• Space to breathe: Say goodbye to shared fences and city noise. Enjoy larger lots and true privacy.

• Stunning natural views: From foothills to open skies, you’ll enjoy scenic backdrops year-round.

• Freedom to create: Outbuildings, gardens, horses, chickens, shops—you name it. With fewer restrictions, the land is yours to shape.

• Peace and quiet: No constant traffic or noise pollution. Just you, your space, and the great outdoors.

• Connection to nature: Daily walks, stargazing, and wildlife sightings become part of everyday life.

⚠️ What to Expect When Buying an Acreage in Alberta

Acreage living also comes with a learning curve and unique responsibilities that city dwellers don’t usually face. Here's what you need to know:

💧 Water & Septic Systems

Unlike city homes, acreages typically rely on private wells and septic systems. These require maintenance, occasional inspections, and a basic understanding of how they work. If something goes wrong—it’s your responsibility to fix it.

❄️ Snow Removal

That long gravel driveway may look charming in summer—but come winter, you become the snowplow. Expect to invest in equipment, hire a contractor, or plan time for clearing snow yourself.

🚗 Commuting & Services

Living outside Calgary means longer drives for groceries, school, and work. Emergency services, deliveries, and even garbage pickup may be delayed or handled differently. Make sure your daily routine is compatible with a more rural setup.

📶 Internet & Utilities

Some rural areas still experience slow or spotty internet and cell service. That said, satellite and rural broadband options are improving—just confirm serviceability before buying.

🧰 More Self-Reliance

There’s no condo board or landlord to handle things. From fixing fences to troubleshooting your well pump, acreage life rewards independence and a can-do attitude.

🧡 The Hidden Perk: A Stronger Sense of Community

Despite all the space, acreage communities often have a surprising upside: tight-knit, supportive neighbors. People wave. They help each other. It’s less anonymous than the city, and more personal.

🤔 Is Living on an Acreage Near Calgary Right for You?

If you’re dreaming of more freedom, more space, and a quieter way of life—acreage living in Alberta might be exactly what you need.

But it’s not for everyone. It takes planning, awareness, and the right support to make it work—especially if you're also selling a home in the city or managing a complex transition.

That’s where I come in.

As a local expert with deep rural knowledge and a track record of guiding clients through buy/sell transitions, I can help you make a confident move—without surprises.

📋 Free Download: Acreage Buyer Checklist

Ready to explore acreage properties near Calgary?
📩 Download my free Acreage Buyer Checklist for everything you need to know before you start shopping.

Whether you’re looking in Foothills County, Rocky View, Cochrane, Okotoks, or Chestermere, I’ll help you find a property that fits your lifestyle—without the guesswork.

👉 DM me “ACREAGE” on Instagram and I’ll send it your way!

🔍 Frequently Asked Questions

What are the downsides of living on an acreage near Calgary?

You’re responsible for your own water, septic systems, snow removal, and property maintenance. Commute times are longer, and internet may not be as reliable. It's a more independent lifestyle.

Is acreage living worth it in Alberta?

If you value privacy, outdoor space, and the freedom to create your own lifestyle, acreage living can be incredibly rewarding. Just be prepared for a different pace and more hands-on responsibility.

📞 Want to Talk About Acreage Life?

Let’s connect. I’d love to hear about your dream lifestyle and help you figure out if an acreage is truly the right move.
📲 Book a consultation, follow me on Instagram @KristenEdmunds.RealEstate, or shoot me a DM with “ACREAGE” 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.

Figuring out how much house you can afford can be challenging, but it is one of the most important steps when planning to buy a home. Understanding your budget ensures you do not become "house poor"—a term used for individuals who buy a home beyond their financial reach and struggle to cover other living expenses. This guide will help you make informed decisions and balance buying a home with maintaining a healthy budget.

Understand Your Financial Picture

Before you start browsing listings, getting clear on your financial situation is crucial. Here’s how you can begin:

1. Calculate Your Income
   Add up all sources of income, including salary, bonuses, rental income, and any other earnings. This gives you an idea of what you have to work with every month.

2. Review Your Expenses
   Look at all your regular expenses, such as groceries, transportation, entertainment, and savings contributions. Understanding these will help you identify how much you can spare for a mortgage payment.

3. Check Your Credit Score
   Your credit score impacts the mortgage rate you can secure. A higher score can lead to a lower interest rate, saving you thousands over the loan's life.

The Importance of the Down Payment

A down payment is the lump sum you pay upfront when buying a home. It affects your loan amount and whether you'll need mortgage insurance. Here's what to know:

• Homes Up to $500,000:
  A 5% down payment is required. This means saving $25,000 for a $500,000 home.

• Homes $500,000 to $999,999:
  You need 5% of the first $500,000 and 10% of any amount over that. For instance, a $750,000 home requires $25,000 on the first $500,000 and $25,000 on the remaining $250,000, totaling a $50,000 down payment.

• Homes $1 Million or More:
  A 20% down payment is standard. This equals $200,000 for a $1,000,000 home.

First-time buyers might not have a large down payment. However, they should remember that putting down less than 20% requires mortgage loan insurance.

Budgeting Beyond the Purchase Price

Buying a home involves more than just paying the sale price. Budget for extra costs:

1. Closing Costs:
   These include lawyer fees, land transfer taxes, and other administrative charges, typically ranging from 1.5% to 4% of the purchase price.

2. Moving and Setup Expenses:
   Consider costs like hiring movers, utility setup fees, and initial purchases such as furniture or appliances.

3. Emergency Fund:
   Set aside funds for unexpected repairs or costs that may arise after moving in.

Choose the Right Mortgage

Securing the best possible mortgage is vital. Here's how:

1. Shop Around:
   Compare rates from different lenders to find the best deal. Even a small difference in interest rates can greatly affect the total amount you pay over time.

2. Consider Different Types:
   Look into fixed-rate and variable-rate options. Understand how each works and their pros and cons based on your financial outlook.

3. Get Pre-Approved:
   A pre-approval gives you a better idea of what a lender might offer and shows sellers you're serious, making your bid more attractive.

Assess What You Can Comfortably Afford

When deciding what you can afford, think about your daily life, not just the mortgage payment.

1. Use the 28/36 Rule:
   Experts suggest that your housing costs should not exceed 28% of your gross monthly income. Additionally, your total debt payments should not surpass 36% of your income.

2. Prioritize Needs Over Wants:
   Understand the difference between essential features (like number of bedrooms) and nice-to-haves (like a pool). Focus on what adds real value to your family life.

Location Matters

Knowing where you want to buy is as important as what you want to buy.

1. Neighbourhood Insights:
   Research the best neighbourhoods for safety, schools, and convenience. Location can impact property value and growth potential.

2. Property Types:
   Decide what suits you best—a single-family home, condo, or townhouse. Each has unique costs tied to its property type, like HOA fees for condos.

Utilize Professional Guidance

Working with a real estate expert can significantly ease the home-buying process. Here’s what they offer:

1. Buyers Agent Expertise:
   They provide access to listings, honest advice, and negotiation experience ensuring stress-free transactions.

2. Financing Connections:
   Agents often know mortgage brokers who can offer guidance suited to your needs.

3. Market Knowledge:
   Agents familiar with your area can offer insights that save you money and help you find a home that fits well with your life goals.

Take Advantage of First-Time Buyer Programs

For starters, there are government programs that aim to make this journey easier.

1. First Home Savings Account (FHSA):
   This account lets you save specifically for a down payment, with some tax advantages that can make it faster to reach your goal.

2. Tax Rebates:
   Look into available tax rebates for first-time buyers that can add extra savings when buying your home.

Knowing how much home you can afford involves thoughtful planning and budgeting. By following these steps, you can find a home that meets your needs and remains within your financial reach. With the right information and support, the path to homeownership can be a rewarding journey. Always remember, being prepared and informed is the best way to enjoy your new home with peace of mind.

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 real estate, few things feel more disappointing than when a home you’ve bought doesn’t meet the level of cleanliness you expected at possession. Recently, I represented both the buyers and sellers in a transaction where we encountered a challenge that many agents are familiar with: differing opinions on what “clean” truly means. Here’s a look at why cleaning standards are so important to clarify in purchase contracts and what lessons this experience reinforced.

Setting Expectations: Why One Person’s Clean Is Another’s Concern

In real estate transactions, the expectation for a “clean” property at possession is often assumed but rarely defined clearly. Most standard contracts don’t actually include a specific term for property cleanliness, leaving it up to individual interpretation. This can lead to misunderstandings, as one person’s idea of “clean” may be quite different from another’s.

To avoid ambiguity, many agents add a specific cleaning term to the purchase contract. In this case, we aimed to set clear expectations by including a clause that the home and outbuildings should meet a particular cleanliness standard 24 hours before possession. I also discussed with the sellers what the buyers expected, suggesting a professional cleaning to ensure a baseline quality. However, the sellers ultimately preferred to handle the cleaning themselves and did not agree to the professional cleaning clause.

Without a standard term, it’s crucial to communicate expectations and outline clear cleaning requirements, yet even then, the subjective nature of “clean” can still lead to different interpretations, as we saw in this transaction.

The Walkthrough: When Standards of Clean Differ

The day before possession, the buyers and I walked through the property. Despite our discussions and the agreed standards, several concerns stood out:

• Many outbuildings still contained items left behind, and floors were unswept.

• The poultry coop hadn’t been cleaned.

• The garage had debris and visible leakage that could have benefitted from a thorough clean.

• Although the sellers stated the house was cleaned, closer inspection showed only a surface-level effort—dust remained on surfaces, doors had visible hand and paw prints, and it was clear the cleaning was minimal.

The buyers were understandably disappointed. I empathized with them, as I also value a high level of cleanliness, especially when expectations have been outlined clearly.

When Subjective Terms Fall Short

This situation underscores why using subjective terms like "clean" in a contract can lead to disputes. The buyers’ idea of “clean” included dust-free surfaces, a swept garage, and waste-free outbuildings, while the sellers felt that their clean-up effort was sufficient. Even with contract terms specifying that cleanliness should meet a particular standard, the interpretation remained open to each party’s perspective. The discrepancy led to legal involvement, and while the sellers returned to make additional clean-up efforts, their work didn’t fully meet the buyers’ expectations or the contract timeline.

Professional Cleaning Clauses: A Worthwhile Solution

In situations like these, a clause requiring professional cleaning with a receipt can help prevent disputes. A receipt provides proof that an effort was made, even if cleaning companies vary in their standards. While not foolproof, this objective measure adds clarity and reduces subjective interpretation. When sellers resist a professional cleaning clause, it’s important to communicate the risk of varied expectations and, if possible, negotiate for a specific checklist that can be agreed upon by both parties.

Closing Despite Unmet Conditions: Limited Remedies for Buyers

Ultimately, buyers must balance their desire for a clean property with the practicalities of closing on time. In this case, the buyers faced a dilemma: either close on schedule or risk penalties and delays. They chose to proceed, knowing their only recourse might be small claims court to recover cleaning expenses. While the contract included a holdback provision if the property wasn’t cleaned within 24 hours of possession, this became challenging to enforce due to the subjective nature of the agreed-upon term.

Lessons Learned: Clear and Objective Terms Protect All Parties

This experience highlights the importance of clear contract terms, particularly for subjective issues like cleanliness. When drafting or accepting terms, here are a few best practices to consider:

• Opt for Objectivity: If possible, specify professional cleaning with a receipt, even if there’s pushback. This provides tangible evidence of effort and makes expectations clearer.

• Discuss Details in Advance: Having open discussions about what “clean” means can reduce misunderstandings. While not a guarantee, explaining the desired standards to both parties can at least set realistic expectations.

• Consider a Holdback for Cleaning: If professional cleaning isn’t feasible, a holdback provision can be a backup measure—though, as seen here, it isn’t always easy to enforce.

Real estate transactions come with numerous moving parts, and cleanliness expectations are just one piece of the puzzle. By striving for objective terms, agents, buyers, and sellers can ensure that possession day is as smooth as possible and that everyone’s expectations are met to the best extent possible.

Final Thoughts

Buying or selling a home is a significant transaction, and setting clear, objective expectations for every part of the process—especially for details like cleaning—can make all the difference. If you’re planning a real estate transaction and want guidance on avoiding similar pitfalls, I’d be happy to help.

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.