A behind-the-scenes look at my transformative weekend in Victoria blending real estate leadership, personal growth, and a little west coast magic
By Kristen Edmunds | REALTOR® & Associate Broker | Calgary & Southern Alberta

Thursday: Touching Down in Victoria

There’s something magical about flying over the Rockies and landing on the coast — you feel it the moment you step off the plane. I arrived in Victoria on Thursday afternoon, excited for the weekend but also ready to slow down. The last few months have been full speed ahead, and this retreat felt like the perfect time to pause, recharge, and reflect.

I checked into the Hotel Grand Pacific, right along the harbour. My room had a stunning Harbourview, and I just stood there for a moment taking it all in. The ocean breeze, distant seaplanes, and gentle hum of the city—it was the kind of reset I didn’t realize I needed.

That afternoon, I met up with Brenda and Kiara, two fellow real estate leaders (and now, real friends). We had lunch at Steamship Grill & Bar, right across from my hotel. It was one of those slow, scenic lunches filled with great food, easy laughter, and a gorgeous view of the Harbour.

After that, the three of us spent the afternoon wandering around downtown Victoria on foot. We didn’t have a set plan—we just explored. Historic buildings, tucked-away alleys, waterfront paths... we covered a lot of ground. It wasn’t until later that we learned we’d missed a few iconic spots — places we were just a block or two away from, or right across the street. That became a bit of a theme: sometimes the best experiences are just out of view, waiting for you to take one more step.

That evening, we each headed back to our hotel rooms—feet sore, hearts full, and ready for what the next day would bring.

This Retreat Was About More Than Business

For me, this wasn’t just another real estate event. It was a line in the sand — a moment of saying: I want to lead differently. I want to build a business that feels good, not just looks good. One that leaves room for strategy and soul.

I joined The Elevated Mastermind because I wanted to grow—not just as a REALTOR®, but as a business owner and a human. What I didn’t expect was how personal that growth would feel. This weekend wasn’t just about real estate—it was about realignment, clarity, confidence, and courage.

And over the next few blog posts, I’ll share more. You'll get an inside look at:

• What this mastermind taught me about leadership, visibility, and values

• Why I’m making intentional changes to how I run my business in Calgary and beyond

• Hidden gems you’ll want to check out if you’re ever in Victoria

• And how all of this ties back to helping my clients make smart, future-focused real estate decisions

This isn’t just a travel recap. It’s the start of something new. And I’m so glad you’re here for it.

Let’s Stay Connected

If you’re someone who values clarity, connection, and confidence in your real estate journey—I’d love to work with you. I help clients across Calgary and Southern Alberta buy and sell with strategy, heart, and ease.

Want to chat or follow along behind the scenes? Come say hi on Instagram @kristenedmunds.realestate.

Calgary Real Estate Market Update – May 2025
Balanced Inventory, Steady Prices, and Strategic Opportunity for Both Buyers and Sellers

As we head into the summer months, Calgary’s real estate market continues to show signs of stabilization. According to the latest CREB® Market Report for May 2025, the city’s housing market is experiencing a return to more balanced conditions—welcoming news for both buyers and sellers navigating a shifting landscape.

Inventory on the Rise, But Below Long-Term Averages

May saw a 38% year-over-year increase in inventory levels, with 4,404 properties available across all sectors. While this marks a significant gain from last year’s ultra-tight conditions, supply still remains 29% below long-term May averages. Buyers now have more choice, but sellers continue to benefit from a competitive marketplace, especially in the lower to mid-price ranges.

Sales Slowing, But Still Above Normal

Sales activity cooled slightly compared to earlier in the year, with 3,092 homes sold in May. That’s down 5% from last month but still 34% higher than long-term trends for May. Detached homes remain the most active sector, accounting for nearly half of all transactions, particularly in the $600K–$700K price range.

Prices Hold Steady, Growth Slowing

Calgary’s benchmark residential price in May reached $595,800, up 0.6% from April and 8.3% from May 2024. While annual price growth is still positive, the pace has clearly moderated. Detached homes hit a benchmark of $746,300, up 10.6% year-over-year, while semi-detached and row properties posted moderate annual gains of 8.2% and 15.6% respectively.

The apartment sector saw the smallest annual price growth at 13.3%, suggesting this segment may be plateauing after months of rapid gains.

New Listings Trend Upward

With 4,333 new listings in May—an 18% increase from April—many homeowners appear to be timing the market to take advantage of still-strong prices. The sales-to-new-listings ratio sat at 71%, indicating solid demand but also slightly reduced urgency compared to earlier months.

Months of Supply Increasing, Signaling Balance

The months of supply edged up to 1.43, the highest level since 2023. While still a seller-favoured market by definition, this shift points to better conditions for buyers, especially those who have been waiting on the sidelines for more selection.

What This Means for You

• Sellers: Strategic pricing is more important than ever. With more inventory coming to market, buyers have options—making presentation, marketing, and negotiation critical to securing top dollar.

• Buyers: Increased supply means less pressure and more time to make informed decisions. However, desirable homes in prime neighbourhoods are still moving quickly—don’t wait too long.

• Investors: Rental demand remains high, particularly in the apartment and row home sectors. Slight cooling in price growth offers room for acquisition in emerging areas.

Final Thoughts

Calgary’s housing market in May 2025 reflects a transition—not a downturn. With a growing population, relatively low inventory, and steady demand, the fundamentals remain strong. Whether you’re planning to buy, sell, or invest, staying informed and working with a trusted professional can help you navigate these evolving market conditions confidently.

Want a detailed breakdown of how this affects your specific property or neighbourhood?
📩 Contact Me Today for a personalized market update.

Source CREB.com

After years of red-hot activity, Calgary's real estate market is finally catching its breath.

According to the Calgary Real Estate Board (CREB), April 2025 marked a noticeable shift. While sales slowed compared to last year’s frenzy, we’re seeing inventory levels more in line with long-term averages. What does this mean for you? More choice, fewer bidding wars, and a market that's beginning to favour balance over chaos.

Here’s what stood out:

🏘️ Inventory Has Doubled—But That’s Not a Bad Thing

April inventory rose to 5,867 units—more than double last year's ultra-low levels. But don’t let that number fool you. Supply in April 2024 was historically low. Today’s inventory is actually typical for this time of year, helping restore balance.

📉 Sales Are Down—But Still Strong Historically

Sales came in at 2,236 units, down 22% year-over-year. While that sounds like a big drop, it’s important to note: these numbers still sit comfortably above pre-pandemic norms. Buyers have pulled back slightly due to economic uncertainty and higher interest rates, but they haven’t disappeared.

🧭 We’re Entering Balanced Market Territory

With nearly 3 months of supply now available (up from less than 1 month last year), Calgary is shifting out of seller's market territory. The pace of price growth is slowing, and negotiations are back on the table.

💰 What’s Happening with Prices?

• Overall benchmark price: $591,100 (down slightly from March, but up 0.6% year-to-date)

• Detached homes: $769,300 (up 2.4% YOY)

• Semi-detached: $691,700 (up 3.6% YOY)

• Row homes: $457,400 (virtually flat YOY)

• Apartments: $336,000 (up just 0.15% YOY)

Prices have mostly held steady compared to last month, showing resilience even as market activity softens.

📊 What This Means for You

• Sellers: If your home is priced correctly, buyers are still out there—but gone are the days of “list high and let the market catch up.” Strategy matters more than ever.

• Buyers: You’ve got more breathing room and better selection than we’ve seen in over a year. While rates remain a hurdle, stable prices and growing inventory may work in your favour.

If you're considering buying or selling, now is a great time to reassess your strategy. Let’s chat about how to take advantage of today’s shifting market conditions.

Source CREB.com

Buying a new build is exciting, but if you also have a home to sell, the process can become a bit more complex. From timing your sale to managing financial risks, there’s a lot to consider—especially with the unique timelines involved in new builds. Here’s what you need to know to navigate this process smoothly and protect your investment.

Understand the Timing Challenges

1. Spec Homes (Quick Possession Homes)
If you’re purchasing a spec home, the timeline is typically shorter—anywhere from immediate possession to 3–6 months. This makes coordinating the sale of your current home a bit easier, as possession dates are more predictable.

2. Custom-Built Homes
With custom builds, the timeline is much longer (8–18 months), and the possession date is often approximate until the builder provides a final notice. Most builders only give a 30-day notice of possession, meaning you’ll need to be prepared to act quickly. If you’re relying on the sale of your current home to fund your new purchase, you’ll need to list and sell your home within that 30-day window. This adds urgency to the process, making it crucial to work with a REALTOR® who can help you plan effectively.

Plan for Market Risks

The real estate market can shift significantly over the 8–18 months of a custom build timeline. Here’s how to mitigate potential risks:

• Evaluate Market Trends: Work with your REALTOR® to understand current and projected market conditions.

• Be Conservative with Value Assumptions: Don’t rely on today’s high market value to remain unchanged—plan for potential fluctuations.

• Have a Backup Plan: Be prepared to adjust your strategy if the market changes unexpectedly, whether it’s selling sooner or exploring bridge financing.

Consider Bridge Financing

Bridge financing can be an effective solution for buyers who need equity from their current home to complete the purchase of their new build. This short-term loan allows you to buy the new home while waiting for your current home to sell. Your REALTOR® and mortgage broker can guide you in evaluating whether this option is suitable for your financial situation.

Strategic Timing for Selling Your Current Home

Timing the sale of your current home depends on your individual circumstances and the builder’s timeline:

• Selling Early: Listing your home well before your new build is complete gives you more control over the sale process but may require temporary housing.

• Selling Closer to Possession: Waiting until the builder provides the 30-day possession notice may minimize disruption, but it’s risky if your home doesn’t sell quickly.

Your REALTOR® can help you decide the best timing strategy based on your needs and market conditions.

Account for GST on New Builds

New builds are subject to GST (5% in Alberta), which many buyers overlook. Depending on the builder, GST may or may not be included in the advertised price. Be sure to confirm this detail and budget accordingly. A knowledgeable REALTOR® can help ensure you’re fully informed of all costs.

Work with a REALTOR® for a Seamless Process

Managing the sale of your current home while buying a new build requires careful coordination. A REALTOR® will:

• Analyze market trends to help you price your current home competitively.

• Provide guidance on timing your sale to align with your builder’s timeline.

• Help you navigate the 30-day possession notice and act quickly to list and sell your home if needed.

• Offer strategies like bridge financing and temporary housing options.

Final Thoughts

Selling your home while buying a new build can be a challenging process, but with the right planning and a trusted REALTOR® by your side, it’s manageable. By preparing for market risks, timing your sale strategically, and understanding the 30-day possession notice, you can confidently transition into your new home.

Have questions or need help navigating this process? I’d love to assist! Let’s work together to create a plan that ensures your new build journey is smooth and successful.

What You Need to Know

There’s a lot to consider when buying a home from a builder. The process is exciting, especially with the prospect of living in a brand-new home, but it’s also different from buying a resale property. Here’s an overview of the key factors, along with why it’s essential to work with a knowledgeable real estate agent throughout the process.

Spec Home vs. Custom-Built Home

When buying from a builder, you typically have two main options: a spec home or a custom-built home.

• Spec Homes are usually near completion and can have quick possession timelines, typically within 0 to 6 months. However, customization options are limited because materials and finishes are often already selected by the builder.

• Custom-Built Homes allow more choices, as you can select the floor plan, finishes, and even the lot. This process, though, usually takes longer—anywhere from 8 to 18 months.

Each option has its benefits, but it’s essential to be clear about your timeline, flexibility, and customization needs. Working with an agent can help you decide which type of home best meets your priorities.

The Importance of a Real Estate Agent

Having a real estate agent by your side is crucial to ensure you’re well-protected and fully informed throughout this unique buying process. An agent brings essential market knowledge, can help with contract terms, and works in your best interest rather than the builder’s.

Before visiting any show home or sales center, it’s essential to bring your agent with you to your first appointment. This step allows your agent to register with the builder, ensuring they can fully represent you. After that, you’re free to visit the property as often as you’d like, but having your agent involved in every step will help avoid potential pitfalls.

Key Factors to Consider

1. Builder Reputation and Reviews

Researching the builder’s reputation is critical. A reliable builder with a solid track record can make a huge difference in the quality and satisfaction of your home-buying experience. Your real estate agent can provide insights into reputable builders and help steer you clear of those with poor track records.

2. Warranty and Post-Purchase Support

Most builders offer a warranty on the home, which may cover issues with structural components, workmanship, or major systems like plumbing or HVAC. Be sure to understand what’s included, and have your agent review the warranty with you. Agents can help ensure you get the post-purchase support you’re entitled to if issues arise.

3. Timeline and Flexibility

Construction timelines can vary, and delays are not uncommon. It’s essential to have a realistic understanding of the builder’s timeline and flexibility for completion. Your agent can help manage expectations and keep you informed, so you’re prepared if there are delays or if your move-in date needs adjusting.

4. Escalation Clauses

Be aware that many builder contracts contain escalation clauses. This clause allows the builder to raise the price if material or labor costs increase during construction. An experienced real estate agent will ensure you understand these terms, so there are no surprises.

5. Deposit and Trust Accounts

Builder deposits can range from 5% to 20%, depending on the builder. Ask if the deposit will be held in trust or used to fund the construction. If it’s not held in trust and the builder faces financial issues, you risk losing your deposit. Your agent will guide you on reputable builders and can help clarify these critical financial details.

6. Hidden and Additional Costs

Beyond the base price, new homes often come with additional costs, such as landscaping, appliances, or even window treatments, that may not be included. Agents can help you get a complete picture of these costs and identify upgrades that could increase your home’s value.

7. Mortgage Considerations for New Builds

Financing a new build can come with unique challenges, especially for longer timelines. Interest rates may change over the construction period, and mortgage terms could vary. Your agent can help connect you with mortgage specialists who understand new construction, ensuring your financing aligns with your plans.

8. Walkthroughs and Inspections at Key Stages

A home inspection is vital, even for new builds, to ensure everything meets quality standards. Arrange walkthroughs at key stages of construction, like framing, electrical, and the final inspection. Agents can coordinate these walkthroughs to help you spot any issues early on and keep you engaged in the process.

9. Community Development and Amenities

If you’re buying in a new community, consider the future development plans. Many new communities offer added amenities like parks, schools, and shopping centers that increase property value and improve your quality of life. Agents are familiar with local development plans and can help you choose a location with desirable amenities.

10. Resale Considerations for Builder Homes

While new builds are highly customizable, it’s wise to consider features that enhance future resale value. Upgrades like a finished basement, energy-efficient appliances, and high-quality materials can make your home more attractive down the line. Your agent can advise you on which upgrades may add long-term value and appeal to future buyers.

What If You Have a Home to Sell?

If you’re buying a new build and have a home to sell, it’s important to consider how the timing of your sale will align with your new home’s possession date. This is usually less of an issue with spec homes since possession typically happens within 0 to 4 months. However, with custom-built homes, possession can take 8 to 18 months, and the real estate market can change significantly during that time.

For example, if you’re counting on your current home’s value in today’s market to finance your new build, there’s a risk that market conditions might shift, potentially impacting your financial plans. This is where having a REALTOR® by your side is invaluable, as they can guide you in planning and timing both your sale and purchase.

Curious about how to navigate selling your home while buying a new build? Check out my upcoming blog post, "What to Do When You Have a Home to Sell While Buying a New Build," where I’ll dive into strategies for managing overlapping timelines, market risks, and financing options.

Final Thoughts: Why You Need a Real Estate Agent

Working with a real estate agent when buying a builder home can be a game-changer. Builders’ sales representatives work for the builder, not for you. An agent will help you navigate the builder’s contract, protect your interests, and keep you informed at every stage. They’ll ensure you’re aware of your rights, help with any negotiations, and address potential issues before they become significant problems.

To ensure you’re fully protected, take your agent with you to the first visit to any builder’s show home or sales center. This step is essential for registration, allowing your agent to represent you throughout the transaction. Once registered, you can visit the property as much as you like, but it’s still wise to keep your agent involved for their guidance and support.

If you're considering buying a home from a builder and want expert guidance, I’m here to help every step of the way. Contact me today to make your new home purchase a smooth and successful experience!