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.

Whether you're upsizing, downsizing, or relocating to a new area, trying to buy and sell a home at the same time can feel overwhelming.

But with the right strategy, this transition can be smooth, well-timed, and financially smart.

As a Calgary-based REALTOR® who regularly helps clients move between homes, I’ve developed a proven step-by-step process that removes the guesswork—and minimizes the stress.

🧠 Step 1: Start With the Sale (Even Before You Buy)

Most people want to find their next dream home before listing their current one.

But in most cases, I recommend the opposite:

Prepare your current home first.

We’ll get your property photo-ready, either go live or prep it behind the scenes so that we can hit the ground running when the timing aligns.

Why?

Because knowing what your current home will sell for—and how quickly—gives you the confidence and leverage you need when you’re ready to buy.

💰 Step 2: Understand Your Financing Options

Talk to your mortgage broker early about how you’ll manage the financial overlap. Options may include:

• Bridge financing (most common)

• Home Equity Line of Credit (HELOC)

• Extended possession dates on your sale or purchase

• Conditional offers based on your home’s sale

Every situation is different. That’s why I work closely with your lender to structure a strategy that protects your budget and avoids financial pressure.

📝 Step 3: Protect Yourself With the Right Offer Conditions

When it’s time to write an offer on your new home, we’ll include terms that keep your transition safe and realistic. That may include:

• Condition for the sale of your home

• Flexible possession timelines

• Early access for measurements or contractor quotes

I help you negotiate a timeline that aligns with your goals—whether you’re trying to avoid moving twice or need extra time for possession.

🔄 Step 4: Always Have a Backup Plan (Just in Case)

Even with the best strategy, it’s smart to have a short-term backup plan. This might mean:

• Arranging temporary housing

• Securing storage for your belongings

• Pre-booking movers or rental options

I help clients plan for all scenarios so nothing catches you off guard—even if we need to adjust the timeline last-minute.

🤝 Final Thoughts: You’re Not Alone in This

Buying and selling at the same time can be complex, but with the right guidance, it's entirely doable. I’ve helped countless Calgary-area clients manage this transition smoothly—without panic selling or panic buying.

If you're thinking about making a move, the earlier we plan, the more confident you'll feel.

📩 DM me “PLAN” and I’ll send you my Buying & Selling Strategy Guide—a free checklist that outlines the key steps, financing questions to ask, and real-life examples of how we make it work.

Let’s get you moved—without the chaos.

If you're buying an acreage near Calgary, chances are the home isn’t connected to city sewer. Instead, it likely relies on a private septic system—and understanding how it works is crucial to protecting your investment.

One of the most important parts of that system? The septic field, also known as a leach field.

💧 What Is a Septic Field?

A septic field is a buried area of gravel and soil where wastewater from your septic tank is slowly filtered and absorbed into the ground. After solids settle in the tank, liquid effluent flows into the field and disperses underground.

If the field is functioning properly, you’ll barely know it’s there.

If it fails? You could be looking at $20,000–$40,000 in repair or replacement costs.

⚠️ Signs of Septic Field Issues

• Pooling water or soggy ground near the field

• Foul odours around the yard or drains

• Toilets backing up or draining slowly

• Lush, green grass over the field (often a sign of oversaturation)

🛠️ How to Maintain Your Septic Field

Good maintenance = long life. Here’s how to keep it working properly:

1. Pump your tank regularly

Get the tank pumped every 3–5 years, depending on household size.

2. Don’t park, pave, or build over it

Driving on it compresses the soil and damages pipes. Garages, patios, and sheds are also a big no.

3. Avoid harsh chemicals and grease

Bleach, drain cleaners, and heavy detergents disrupt the natural bacteria that break down waste.

4. Don’t overload it with water

Fix leaky faucets and stagger laundry days. Too much water can overwhelm the field.

5. Divert rainwater away

Ensure your gutters and downspouts don’t send water straight into the septic field.

📝 Buying a Rural Property? Always Get a Septic Inspection

A general home inspection won’t include your septic system.

Hire a licensed septic inspector to check:

• Tank condition and depth

• Septic field drainage

• Signs of previous backups or failures

• Permit records or upgrades

Final Thoughts

Buying an acreage comes with incredible lifestyle benefits—but it also means taking care of systems city homeowners never have to think about.

A properly maintained septic field can last 20–30 years or more.

But ignoring it? That’s a risk no buyer should take.

📩 Want to be confident when buying rural?

DM me “SEPTIC” and I’ll send you my Acreage Septic System Checklist—a must-have if you're house hunting near Calgary.

If you're buying a house or duplex in Alberta, especially in Calgary or surrounding areas, you'll likely hear the term Real Property Report—also known as an RPR.

But what is it exactly, and why is it so important?

🧾 What Is a Real Property Report (RPR)?

An RPR is a legal document prepared by a certified land surveyor. It shows the exact location of permanent structures on the property—like the house, garage, deck, fence, or shed—in relation to property lines.

It also includes any easements, rights-of-way, and additions made since the last survey.

✅ Why It Matters for Buyers in Alberta

A current RPR with municipal compliance is critical. It confirms that:

• Structures don’t encroach on your neighbour’s property or city land

• Additions (like decks or sheds) follow city bylaws

• There are no hidden liabilities attached to the property

Without one, you could face:

• Costly legal disputes

• Forced removal of non-compliant structures

• Delays in resale or refinancing

🏠 Do You Always Need an RPR?

For detached homes and duplexes in Alberta: Yes.

For condos or townhomes under condo plans: Usually not required.

Pro tip: Ask if the seller has an updated RPR with compliance at the time of offer. If not, negotiate who provides it—or consider title insurance as a backup (but not a perfect replacement).

📋 What to Look for on an RPR

• A visible compliance stamp from the municipality

• Survey date (older reports may not reflect recent additions)

• Properly marked lot lines and setback compliance

• No encroachments onto city land or easements

Final Thoughts

An RPR might seem like a technicality, but it’s one of the most important due diligence steps in buying a home in Alberta.

Still have questions or want a free checklist of what to look for?

📩 DM me “RPR” and I’ll send you the exact guide I use with my Calgary buyers.

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.

There’s something magical about owning land near Calgary—room to breathe, stunning views, and that peaceful, rural lifestyle. But if you’re planning to buy an acreage, there are a few key things to consider first. As a REALTOR® specializing in Calgary and surrounding rural properties, here are the top 5 things I tell every acreage buyer:

1. Understand the Water Source

Most acreages near Calgary are not on city water. You'll typically encounter either:

• Wells (test flow rate and water quality)

• Cisterns (require regular filling)

Before you buy, always request recent well reports or cistern maintenance history. Water issues can be costly and frustrating.

2. Know What You're Dealing With in Septic Systems

Acreages use private septic systems, which require maintenance and occasional replacement. A failed septic system can cost $20,000+ to replace, so always include a septic inspection as part of your purchase conditions.

3. Double-Check the Zoning

Just because it looks like country doesn’t mean you can do anything. Some acreages are zoned for agriculture, others for country residential—and each comes with its own restrictions. Want horses, chickens, or to build a shop? Zoning matters.

4. Ask About Internet Access

Many rural buyers assume they’ll have fast internet—but not all areas are serviced equally. Some acreages have fibre internet, others are stuck with unreliable satellite or LTE. If working from home is important, verify the provider before writing an offer.

5. Expect More Ongoing Maintenance

Living on land means more independence—but also more responsibility. Snow clearing, road grading, fence repairs, weed control, and dealing with wildlife are all part of the acreage lifestyle. If you’re prepared, it’s worth it—but it’s not hands-off.

Final Thoughts

Buying an acreage near Calgary is an amazing opportunity—but only if you go in informed. Want a free acreage buyer checklist that covers all the must-ask questions? Reach out today or DM me the word “ACREAGE” and I’ll send it to you.

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.

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

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.

Conclusion

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.

Dreaming of wide-open spaces, a little extra privacy, and the beauty of rural life? Buying an acreage is a unique and rewarding experience, especially in the beautiful Calgary area. But before you make that investment, here are five essential things to keep in mind to ensure the acreage you’re buying is the perfect fit for you.

1. Access to Utilities & Essential Services

Acreage living is quite different from city life, especially when it comes to utilities and essential services. Unlike urban properties, acreages often rely on private systems for things like water and sewage. It’s essential to understand:

• Water Supply: Many acreages depend on wells, cisterns, or water coops. Make sure to inspect the water quality and understand maintenance needs.

• Sewage and Waste: Acreages usually have septic systems instead of municipal sewage. Understanding how these systems work and the maintenance they require can save you time and unexpected costs.

• Garbage Services: Check if garbage and recycling services are available, or if you’ll need to arrange for private waste management.

2. Property Maintenance Requirements

Acreages come with vast outdoor spaces, which often means more work to keep the property looking its best. When considering acreage living, think about:

• Landscaping: Who will handle tasks like mowing, pruning, and managing weeds? Larger properties might require more equipment or help.

• Snow Removal: Driveways on acreages can be long and sometimes steep, which makes snow removal essential in winter months.

• General Maintenance: Fencing, tree care, and land upkeep are ongoing responsibilities. Make sure the maintenance fits within your lifestyle and budget.

3. Zoning & Land Use Regulations

Zoning rules for rural properties can impact your plans. Whether you’re interested in farming, building additional structures, or raising animals, zoning regulations play a big role.

• Check Zoning Types: Zoning can range from agricultural to residential. Each type comes with specific restrictions on what you can and cannot do.

• Future Plans: If you’re planning any future additions or modifications, make sure to verify these with the local planning authority to avoid surprises down the road.

4. Nearby Development and Future Plans

One of the biggest attractions of buying an acreage is privacy and space, but be aware of future developments that may impact the area.

• Infrastructure Changes: Nearby road expansions, commercial buildings, or housing developments can affect property value and the rural atmosphere.

• Community Growth: Research future projects by checking with municipal planning departments. Staying informed about potential changes can help you make the best long-term decision.

5. Access and Commute Times

Acreages are often located away from city centers and may involve longer commute times. It’s important to factor in:

• Commute to Work or School: Calculate travel times to ensure the location fits your daily routine and lifestyle needs.

• Accessibility: Consider proximity to main roads, winter road conditions, and ease of accessing services like grocery stores, hospitals, and schools.

Final Thoughts: Ready to Find Your Perfect Acreage?

Buying an acreage is about more than just finding a home; it’s about creating a lifestyle that fits your unique needs and goals. With the right planning and preparation, owning an acreage can be one of the most rewarding real estate decisions you make.

If you’re interested in exploring acreage options around Calgary or have questions about making the transition to rural life, don’t hesitate to reach out! I’m here to guide you through every step and ensure your dream property becomes a reality.