Your weekly Edmonton real estate pulse-check — August 10, 2026

If you've been sitting on the fence about buying, selling, or investing in Edmonton, this is the week to pay attention. The city's real estate market just tilted in a new direction, and whether that's good news or a "hmm, let's think about this" news depends entirely on which side of the transaction you're on. Grab a coffee (a Timmies double-double, obviously) — let's break down what's actually happening in the Edmonton real estate market right now.

The Big Picture: Edmonton Is Becoming a Buyer's Market

For the first time in a while, Edmonton homebuyers have real breathing room. July 2026 numbers show:

• 2,535 residential sales — down 11.4% from July 2025

• Average sale price: $475,079 — down 1.8% from June, but still up 2.6% year-over-year

• Inventory: 8,135 units — up a hefty 15.2% compared to this time last year

Translation: more homes to choose from, less competition at the offer table, and sellers who are increasingly willing to negotiate. After years of Edmonton being described as one of the last "affordable" big markets in Canada, that reputation is holding — but the balance of power at the negotiating table is shifting toward buyers.

What This Means If You're Buying

This is the kind of market where patience pays. With 15% more inventory than last year, you're no longer forced into a bidding war just to get a showing. A few tips for right now:

1. Don't rush the first weekend. With more listings sitting slightly longer, you have room to compare, negotiate, and even ask for conditions (financing, inspection) that were nearly impossible to get in 2022–2023.

2. Watch condos closely. The average condo price sits at $214,521, down 2.1% month-over-month but still up 2.3% year-over-year — a segment worth digging into for value.

3. Mortgage rates are holding steady. The Bank of Canada rate has stayed at 2.25% since October 2025, with prime sitting at 4.45%. Variable rates are running roughly 4–5%, and most economists expect the Bank to hold through the rest of 2026. Translation: no urgent rush to "beat a rate hike," but locking in a pre-approval now still protects you if bond yields push fixed rates up slightly later this year.

What This Means If You're Selling

Rising inventory means your home is no longer competing against five other listings — it's competing against 15,000+. That doesn't mean it's a bad time to sell (prices are still up year-over-year), but it does mean presentation and pricing strategy matter more than they did two years ago. Homes priced realistically from day one are selling faster and closer to asking than those that get "tested" at an aspirational price and sit.

Single-family homes are holding up best, with benchmark prices at $528,100 (+0.7% year-over-year) — a sign that well-maintained, move-in-ready homes in desirable pockets are still commanding attention.

Neighbourhoods to Watch

Buyers are gravitating toward a few standout areas this season:

• Wihkwentowin (formerly Oliver) — downtown-adjacent, walkable, and increasingly popular with young professionals

• Castle Downs — north side value with strong access to amenities and transit

• Chappelle — southwest family-friendly appeal with new housing stock and schools

What This Means If You're Investing

Edmonton continues to punch above its weight for cash-flowing rental property, and this week's data backs it up:

• Rental vacancy is expected to stabilize in the 3.2%–4.2% range

• Rent growth is projected at a healthy, sustainable 3–5%

• Rental yields in some segments are reaching up to 6.7% — a number that makes investors in Vancouver and Toronto do a double-take

• Multi-unit infill (think 6–10 unit rowhouse-style buildings) is attracting serious investor attention, with many buyers leaning on CMHC's MLI Select program to improve financing terms

With average home prices still well under half a million dollars, Edmonton remains one of the most accessible entry points for real estate investors in Canada — and rising inventory means more negotiating room to find a deal that actually pencils out.

The Bottom Line

Edmonton's market isn't crashing and it isn't overheating — it's rebalancing. Buyers are gaining leverage, sellers still have year-over-year price growth on their side, and investors are finding some of the best cash-flow fundamentals in the country. Whatever seat you're in at the table, the smartest move right now is the same one it always is: know your numbers, and work with someone who's watching this market every single week.

Thinking about buying, selling, or investing in Edmonton? Let's talk about how this week's numbers apply to your specific situation — reach out anytime.

Sources: Edmonton Regional Metro Association / WOWA Edmonton Housing Market Report (July 2026), Bank of Canada policy rate data (August 2026), and current Edmonton rental market outlook reporting.

The Greater Edmonton Area real estate market recorded 2,535 residential sales in July 2026, down 7.6 percent from June and 11.0 percent from July 2025. Spring's momentum is gone. Here's what the numbers say and what to do about it.

The headline numbers

Sales dropped. 2,535 sales in July, the slowest month since spring took off. RAE Board Chair Darlene Reid put it plainly: decreased sales, softening prices, and longer days on market all point to demand subsiding for the summer.

Inventory is way up. 4,258 new listings in July. Total inventory hit 8,142 properties, up 17.9 percent from a year ago. That's 3.2 months of supply regionally, real breathing room for buyers.

Prices dipped, but sellers still get close to asking. Average price: $475,079, down 1.8 percent from June, still up 2.6 percent year over year. Median: $447,000. Sale to list ratio held at 98 percent, so priced right still means priced close to what you'll actually get. The HPI benchmark, the number that matters most for tracking real value, sat at $429,100, flat year over year.

Homes are sitting longer. 39 days on market on average, up three days from June and six from last July.

The year so far tells the real story. 15,178 sales year to date, down from 17,249 at this point in 2025, while new listings are running slightly ahead. Fewer sales, more listings. That's the whole market shift in one sentence.

By property type

Detached is still king. 1,544 sales in July, the only property type with a year over year benchmark gain, and homes closing at a tight 99 percent sale to list ratio. Condos are the soft spot: sales down 21.3 percent year over year and the longest days on market at 55, though prices there are still up 2.3 percent, proof that well priced units are still moving.

City versus region: not the same market

The City of Edmonton is cooling faster than the region around it. 1,684 sales in July, down 12.8 percent year over year, a steeper drop than the regional 11.0 percent. Inventory sits at 3.7 months of supply, looser than the region's 3.2. Days on market average 42 in the city versus 39 regionally. If you're deciding between city and outlying communities, that gap is worth knowing before you set a price or make an offer.

The surrounding communities, quickly

• Sherwood Park: 110 detached sales averaging $598,395, condos at $314,918, over $84 million in total sales volume, the strongest of the surrounding communities.

• St. Albert: highest detached average of the group at $650,261 on 94 sales.

• Beaumont: 46 sales averaging $545,523, punching close to the bigger communities.

• Leduc: 59 detached sales averaging $513,443.

• Spruce Grove: detached average $521,198.

• Stony Plain: blended residential average $440,077.

• Fort Saskatchewan: 48 detached sales averaging $539,177.

• Morinville and Devon: the affordable end at $427,507 and $477,600.

Price alone won't tell you where to buy or list. Days on market and sale to list ratios shift by community, and that's where local knowledge pays off.

What to actually do with this

Selling? Price it for the market you're in, not the one from May. Inventory is up almost 18 percent regionally and homes are sitting longer. Correctly priced listings are still closing near asking. Overpriced ones are the ones adding to that inventory pile.

Buying? This is your window. More choice, less competition, and a small price pullback all favour buyers ready to move now.

Reid expects a modest rebound through fall, but not a return to spring's volume. The next few months are worth watching closely either way.

Let's talk numbers

Mary Bark and David Szusz track this market down to the community level every month. Whether you're listing this fall or waiting for the right entry point, get a read on where things actually stand.

Mary Bark and David Szusz The Real Estate Team, RE/MAX River City 780 905 6255 | thereteam.ca

Source: REALTORS® Association of Edmonton, Monthly Market Statistics and 5 Year Residential Activity Report, July 2026.

A first time buyer in Canada can now combine the First Home Savings Account, a Home Buyers' Plan withdrawal of up to $60,000, and a federal tax credit, and if they are buying new construction, a GST rebate worth up to $50,000, all in the same purchase.

Most of the confusion buyers run into is not a lack of programs, it is outdated information. A program that helped buyers for years was quietly shut down in 2024, and new tools have replaced it. If you are getting ready to buy your first home in Edmonton and Area, here is what is actually true right now.

What is gone

The federal First Time Home Buyer Incentive, the program where the government contributed 5 or 10 percent toward your down payment in exchange for a share of your home's equity, was discontinued in March 2024. If a friend, a blog post, or an old mortgage brochure mentions it, that information is out of date. No new applications are being accepted, full stop.

What is actually working for you in 2026

First Home Savings Account. This is the strongest tool available right now. Contributions are tax deductible like an RRSP, and withdrawals for a qualifying first home are completely tax free like a TFSA. You can contribute up to $8,000 per year, up to a $40,000 lifetime limit. If you have a partner also buying for the first time, that is $80,000 combined before you have touched anything else.

RRSP Home Buyers' Plan. The withdrawal limit was raised to $60,000 from RRSP savings, tax free, to put toward your first home. It gets repaid over 15 years, interest free, directly into your own RRSP.

Home Buyers' Tax Credit. A $10,000 amount claimed on your tax return generates a $1,500 non refundable federal credit. It is easy to miss because it happens at tax time rather than at closing, but it is real money back.

GST or HST rebate on new construction. If you are buying new, a first time buyer rebate now covers the full GST on homes up to $1 million, with a partial rebate up to $1.5 million. For a new build in a community like Chappelle or Terwillegar Towne, this can mean tens of thousands of dollars back.

30 year amortization on insured mortgages. First time buyers purchasing new construction can now access 30 year amortizations on insured mortgages, up from the traditional 25, which lowers the monthly payment even if it adds interest over the life of the loan.

Why Alberta buyers have it a little easier

Unlike Ontario or British Columbia, Alberta does not charge a provincial land transfer tax, so there is no land transfer rebate to chase here because there is no land transfer tax to rebate. That is one less form to fill out and one more reason your closing costs in Edmonton and Area tend to run lighter than in Toronto or Vancouver.

Where this actually lands for Edmonton buyers

Condo and apartment style homes across the region carry a benchmark price around $202,000, a genuinely accessible entry point once you stack even one or two of these programs against a down payment. A couple maximizing their FHSAs and Home Buyers' Plan withdrawals could realistically bring $100,000 or more in tax advantaged funds to a first purchase, before a single dollar of their own regular savings comes into play.

The bottom line

The programs exist, they are generous, and most first time buyers are only using one or two of them without realizing the rest are sitting right there. The bigger risk is planning around a program that no longer exists rather than the ones that do.

If you are a first time buyer trying to figure out which of these actually apply to you, or want a straight answer on what you can afford in today's market, Mary Bark and David Szusz walk Edmonton and Area buyers through exactly this every week, no pressure, just the real numbers.

The Real Estate Team, RE/MAX River City 780 905 6255 · thereteam.ca

Edmonton Real Estate, Mortgage Rates, and New Construction: Your Summer 2026 Questions Answered

A straight answer guide to where the market stands, what mortgage rates are doing, and how new builds compare to resale homes across Edmonton and Area.

The Realtors Association of Edmonton reported 2,746 residential sales across the Greater Edmonton Area in June 2026, with the average sale price up 4.1 percent year over year to 483,600 dollars, while inventory has climbed more than 20 percent compared to last year. Here is what that means for buyers and sellers, along with where mortgage rates and new construction incentives stand right now.

Current Market Conditions

What is happening in Edmonton and Area right now

Is Edmonton a buyer's market or a seller's market right now?

The market is best described as balanced heading into the second half of 2026. Sales remain active across Edmonton, Sherwood Park, St. Albert, Leduc, and Beaumont, but inventory has grown and buyers have noticeably more choice than during the spring rush. Sellers can still do well, but pricing strategy and presentation matter more than they did a year ago.

How much has inventory changed?

Total inventory across the Greater Edmonton Area is up more than 20 percent from this time last year, with new listings also higher year over year. That added supply is the main reason buyers are taking more time to compare options before writing an offer.

Is now still a good time to sell?

Yes, but the strategy has to match the moment. With more competing listings on the market, homes that are priced accurately from day one and presented well continue to attract strong interest, while overpriced listings sit longer and often need a correction.

Mortgage Rate Trends

What borrowing looks like this summer

What is the Bank of Canada's current policy rate?

The Bank of Canada held its overnight rate at 2.25 percent at its July 2026 meeting, the sixth consecutive hold. Most of the major banks expect that rate to stay unchanged for the remainder of the year, barring a meaningful shift in inflation data.

What mortgage rates are borrowers seeing right now?

Five year fixed rates are generally sitting between 4.1 and 4.4 percent, while five year variable rates are running lower, in the 3.35 to 3.55 percent range, with bank prime around 4.45 percent. Fixed rates have been drifting up slightly with bond yields, while variable rates have stayed steady alongside the Bank's hold.

Should buyers expect rates to move later this year?

Most major banks are forecasting stability through the rest of 2026, though a couple of forecasters see a small chance of a modest increase if inflation runs hotter than expected. For buyers, that means qualifying and budgeting around today's rates is more reliable than waiting for a rate drop that most forecasts do not expect this year.

New Construction vs Resale

Comparing incentives and trade offs

What incentives are available on new construction in Edmonton?

Eligible buyers can access the GST New Housing Rebate on qualifying new builds, plus the CMHC Eco Plus refund of up to 25 percent on mortgage insurance premiums for energy efficient homes. Many builders are also layering in incentives of their own right now, including included appliances, upgrade credits, or closing cost contributions, on top of the mandatory Alberta New Home Warranty that covers structural issues for up to ten years.

What do resale homes offer that new construction does not?

Resale properties are not subject to GST, and homes in established neighbourhoods often come with larger lots, mature trees and landscaping, and a lower price per square foot than comparable new construction. For buyers who value character and an already settled community over customization, resale remains a strong option.

So which one makes more sense, new build or resale?

There is no universal answer, it comes down to priorities. New construction suits buyers who want modern efficiency, warranty protection, and the incentives currently on the table. Resale suits buyers who want an established neighbourhood, more land, or a lower entry price in a central location. The right move is comparing the true net cost of both, incentives and rebates included, before deciding.

Figures in this post reflect Edmonton and Area market conditions as reported through July 2026. Mortgage rates, builder incentives, and government rebate programs change regularly, so current numbers should always be confirmed at the time of your purchase or sale.

Have a specific scenario in mind?

Mary Bark and David Szusz can walk you through what these numbers mean for your street, your price point, and your timeline.

780 905 6255 · thereteam.ca

Edmonton's benchmark home price fell to $431,300 in June 2026, down slightly from May and 2.1 percent lower than a year earlier, marking one of the clearest signs yet that the region's tight seller's market is loosening.

For the past two years, "Edmonton and Area" has been one of the hottest markets in the country. Bidding wars, multiple offers, and homes selling in days rather than weeks became the norm. That story is changing, and if you are buying, selling, or holding property here, the shift matters.

What actually happened in June

According to the Realtors Association of Edmonton, the Greater Edmonton Area recorded 2,746 sales in June 2026. That is a solid jump from May, but still down 4.1 percent compared to June 2025. New listings came in at 4,475, and while that number pulled back slightly from the month before, it is up more than 10 percent from a year ago. Put those two trends together and inventory across the region is now sitting 22.2 percent higher than it was last June.

More listings, softer sales, and a benchmark price that has edged down for two straight months all point the same direction. Edmonton is moving from a seller's market toward something closer to balanced. Single family detached homes told a similar story, with benchmark prices dipping slightly month over month even as they held modest year over year gains.

What this means if you are selling

A balanced market does not mean your home won't sell, it means the strategy that worked in 2024 will not automatically work in 2026. Overpricing and waiting for a bidding war is a far riskier bet today than it was even six months ago. Pricing accurately from day one, presenting the home well, and being ready to negotiate are what separate a 10 day sale from a 60 day sale right now.

What this means if you are buying

If you have been priced out or outbid in the last two years, this shift is good news. More inventory means more selection and more room to negotiate on price, closing dates, and conditions. Buyers who felt like they had no leverage in 2024 are starting to get some back.

What this means if you are investing

Softer prices paired with Edmonton's continued population growth is a combination worth paying attention to. Values are not spiking, but the underlying demand that supports rents and long term appreciation has not gone anywhere. For investors, a cooling price environment with strong population fundamentals is often the window worth watching closely, not avoiding.

The bottom line

Numbers shift month to month, but the trend across June points to a market recalibrating after two intense years. Whether that means adjusting your asking price, finally making an offer, or reassessing your investment timeline, the right move depends on your specific property, neighbourhood, and goals.

If you want a straight answer on what this means for your street, your price range, or your next purchase, reach out. Mary Bark and David Szusz have helped families and investors across Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the surrounding area navigate exactly this kind of shift, and we would rather give you the real picture than a sales pitch.

The Real Estate Team, RE/MAX River City 780 905 6255 · thereteam.ca

Edmonton City Council approved amendments to the Zoning Bylaw and District Policy at an April 27 public hearing, introducing a new 9.5 metre height limit for infill development that takes effect on August 1, 2026.

If you own, are buying, or are selling a property in one of Edmonton’s mature neighbourhoods, meaning anything inside the Anthony Henday, this is not background noise. It is the latest chapter in a policy conversation that has been reshaping streets like Glenora, Westmount, Oliver, and Parkallen for years, and it directly affects what can be built next door to you, and what your own property is worth.

Why this keeps coming up

The City of Edmonton has a stated goal, through the City Plan, of delivering half of all new housing through infill rather than suburban expansion. That target is not changing. What has been in constant motion is exactly how that infill gets built in established areas, how tall it can be, how many units fit on a single lot, and how much say neighbours get before it happens.

Council spent two full days in February hearing from around 70 residents on proposed changes, including whether to cap mid-block developments at six units instead of eight. Council ultimately did not move on the unit cap. Instead, the amendments that passed focus on height, trimming the limit by one metre. City staff data actually showed that roughly 80 percent of infill built in 2024 and 2025 already came in at 9.5 metres or under, so for many builders this formalizes what was already common practice rather than forcing dramatic change.

What this means for your property

For owners in mature neighbourhoods, this is a value story as much as a policy story. Recent evidence reviewed by the city shows that land values in areas seeing more infill tend to rise, and that increased density has generally had a positive effect on surrounding property values rather than a negative one. A vacant or aging lot next to you is not automatically a threat to your equity, it may be part of what is supporting it.

For buyers looking at an older home, understanding what could legally be built on the lot beside you, behind you, or across the back alley matters just as much as the home inspection. Most small scale infill up to eight units in the RS zone is a permitted use, which means if a design meets the bylaw, the city has to issue the permit, neighbours cannot block it through objection alone. Knowing the zoning on adjacent lots before you buy protects you from surprises later.

For investors and infill builders, the RS zone still caps site coverage at 45 percent, compared to 55 percent in the suburban RSF zone, a gap the Infill Development in Edmonton Association has flagged as worth revisiting. Until that changes, maximizing a mature lot means designing carefully within tighter coverage limits, not assuming suburban-style density rules apply.

The part that protects everyone

Design matters more than most people expect. The city is also exploring expanding its Design Committee’s mandate into mature neighbourhoods specifically to help new infill fit the existing streetscape, alongside ongoing concerns raised by residents about mature tree retention and landscaping requirements on developing lots. These are the details that determine whether new infill lifts a block or clashes with it.

The bottom line

Zoning rules in Edmonton’s mature neighbourhoods are not static, and another round of feedback and refinement is already expected. Whether you are protecting the value of a home you already own, buying into a neighbourhood you love, or evaluating a lot for its infill potential, the details of what is actually permitted next door are worth understanding before they affect your bottom line.

Mary Bark and David Szusz help clients across Edmonton, Sherwood Park, St. Albert, and the surrounding area make sense of exactly this kind of shift, whether that means pricing a listing with upcoming zoning changes in mind or evaluating a lot before you buy.

The Real Estate Team, RE/MAX River City

780 905 6255 · thereteam.ca

The Bank of Canada makes its next interest rate decision this Wednesday, July 15, and most signals point to another hold rather than a change. Here is where the Edmonton market actually stands right now, and what a hold, or a surprise move, would mean for anyone buying or selling in the coming weeks.

Where Edmonton's market stands right now

June was a busy month across Greater Edmonton. The Realtors Association of Edmonton reported 2,746 sales, up 7.5 percent from May, though still down 4.1 percent compared to June last year. New listings came in at 4,475, and overall inventory climbed 22.2 percent year over year, giving buyers noticeably more selection than they had a year ago.

The average selling price across all property types was $483,600, down 1.6 percent from May's peak but still up about 4 percent from June 2025. The Home Price Index benchmark, which strips out the effect of a few high end sales skewing the average, sat at $431,300, essentially flat month over month and down slightly from a year ago. That gap between the average and the benchmark is worth understanding, since it means the headline price you see in the news is being pulled up by strong activity at the higher end of the detached market, not by broad based price growth across every segment.

Homes are taking an average of 36 days to sell, unchanged from May and about five days longer than this time last year. Detached homes remain the strongest performer, averaging just under $593,000 and continuing to move quickly when priced well. Condos had an unusually strong month, up over 6 percent from May, while townhomes softened slightly. Taken together, this is a market economists are calling balanced, with neither buyers nor sellers holding a clear advantage, though conditions differ meaningfully depending on property type and price point.

What is expected from Wednesday's announcement

The Bank of Canada has held its policy rate at 2.25 percent for five consecutive decisions, with the prime rate sitting at 4.45 percent. Heading into Wednesday, bond markets are pricing in a high probability of another hold, with only a small chance of a rate increase and an even smaller chance of a cut. The Bank has been balancing two competing pressures, elevated inflation driven by higher energy prices and ongoing trade uncertainty on one side, and softer economic growth on the other. That combination is exactly why most forecasters expect the Bank to sit still again this month rather than move in either direction.

None of this is a guarantee. Rate decisions depend on data that can shift in the days leading up to the announcement, and the only way to know for certain is to watch Wednesday's release directly.

What this means if you are buying or selling

If the rate holds as expected, very little changes overnight for most buyers and sellers, and that is actually useful information in itself. A stable rate environment means the current window, more inventory than a year ago, prices that have leveled off from the spring peak, and financing costs that are not moving significantly, is a reasonably predictable one to plan around rather than one where waiting is likely to produce a meaningfully different outcome.

For buyers, this is a market where being prepared and pre approved matters more than trying to time the announcement itself, since well priced detached homes are still moving in about a month or less. For sellers, the wider gap between inventory this year and last year means pricing and presentation carry more weight than they did during tighter markets, since buyers simply have more to compare against.

If a surprise move does happen Wednesday, whether a hike or a cut, we will be watching it closely and can walk you through exactly what it means for your specific situation, whether that is a variable rate mortgage, an upcoming renewal, or a purchase you are timing around financing.

Wondering how this week's announcement, or the current Edmonton numbers, affects your specific plans to buy or sell in Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, or the surrounding county areas? Reach out to Mary Bark and David Szusz with The Real Estate Team at RE/MAX River City. We would love to help you make sense of where things stand.

Mary Bark and David Szusz, REALTORS® with RE/MAX River City 780.905.6255 · thereteam.ca

Every new home built in Alberta since February 2014 comes with mandatory warranty coverage under the New Home Buyer Protection Act, and understanding what that coverage actually includes is one of the most useful things a new build buyer can do before taking possession. Coverage runs on four separate timelines, one year for materials and labour, two years for delivery systems, five years for the building envelope, and ten years for major structural components.

What does the warranty actually cover

The first year covers defects in construction materials and workmanship, things like flooring, baseboards, cabinets, trim, and interior finishes. Some settling and minor shifting is normal during this period as the home adjusts to the land, so not everything you notice will qualify as a defect. Years one and two extend to the delivery and distribution systems, meaning electrical wiring, plumbing, and heating and ventilation. The building envelope, which is the roof, exterior walls, and everything that separates the inside of your home from the outside, carries five years of coverage against water penetration and shell failures. Major structural components, including the foundation and load bearing framing, carry the longest protection at ten years.

How much coverage do you actually get

The minimum mandatory coverage limit is $265,000 for a single family home and $130,000 for a unit in a condominium or multi family building, based on the average cost to rebuild the structure itself, not including land, contents, or landscaping. Multi family projects also carry up to $3.3 million in coverage for common property such as elevators, lobbies, and stairwells. Some builders choose to purchase extended envelope coverage beyond the minimum five years, so it is worth asking your builder directly what they carry beyond the legislated minimum.

What happens if you find a deficiency after moving in

Document it as soon as you notice it. Photograph the issue, note the date, and report it to your builder and warranty provider promptly, since delaying a report can complicate or weaken a claim later on. Most builders schedule a formal walkthrough with new owners near the end of the first year specifically to catch and log these items before that window closes, so keeping your own running list in the meantime means nothing gets missed when that walkthrough happens.

Does the warranty transfer if you sell your new build

Yes. The statutory warranty is attached to the property itself rather than to the original owner, so if you sell within the coverage period, the remaining balance of the warranty transfers automatically to the new buyer. The new owner does need to notify the warranty provider directly to have the transfer recorded in their name, which is a detail worth flagging to any buyer purchasing a newer build from you.

What is typically excluded

Appliances, normal wear and tear, natural shrinkage of building materials, and damage from acts of nature, pests, or fire generally fall outside standard coverage. Surface cracking or pitting on driveways and walkways from road salt or weather exposure is usually considered normal wear rather than a structural issue. Reading your specific warranty agreement in full, rather than relying on the general legislated minimums, is the only way to know exactly what your provider does and does not cover.

With a background in new home sales and construction, this is an area where I can walk you through what to expect at each stage, from your pre possession walkthrough through your one year deficiency inspection, so nothing gets missed before a coverage window closes.

Mary Bark and David Szusz, REALTORS® with RE/MAX River City 780.905.6255 · thereteam.ca

Buying a new home before your current one sells is manageable in Edmonton, Sherwood Park, St. Albert, and the surrounding area, and there is more than one way to make it work. Bridge financing is the tool most people hear about first, but it is not the only one, and it is not the right fit for every situation. What actually matters is building a timing plan around your specific circumstances, and that is where having an experienced team behind you makes the difference between a stressful move and a smooth one.

Why a timing plan matters more than any single tool

Every client's situation is different. Some people need their sale to close before they can even think about buying. Others have found their next home already and need flexibility on the other end. Some are relocating from out of province and juggling a sale happening in a completely different market. Before we talk financing options at all, Mary Bark and David Szusz sit down with clients to map out what actually needs to happen and in what order, so the strategy fits the client rather than forcing the client to fit the strategy.

What is bridge financing and when does it make sense

Bridge financing is a short term loan that covers the gap between the closing date on your new purchase and the closing date on your current home's sale. Your lawyer and lender handle it behind the scenes, and once your existing home closes, the sale proceeds repay the loan automatically. Most bridge loans in Alberta run 30 to 90 days, and the main requirement is a firm, unconditional sale on your current home. It works well for a lot of people, but it is not always feasible, and that is completely fine. It is one tool in the toolbox, not the whole toolbox.

What if bridge financing is not the right fit

This is where having options actually matters. Depending on your situation, we may build in a longer possession period on your new purchase so your sale has more time to close first. We may negotiate a rent back arrangement where you stay in your current home a short time after closing so the two transactions do not need to overlap at all. We may time your listing to hit the market a few weeks ahead of your search so an offer is already firm by the time you are ready to write on something. Every one of these approaches solves the same underlying problem in a different way, and the right one depends entirely on your finances, your timeline, and what you are comfortable with.

What this looks like in practice

Rather than starting with a financing product and working backward, we start by understanding what you actually need. Do you need to be out of your current home by a certain date. Are you flexible on possession. Is there a specific home or area you cannot afford to miss out on if it comes up. Once we understand the real constraints, we build a plan around them, and only then do we bring in a mortgage broker to confirm the numbers work for whichever approach fits best. That might mean bridge financing, it might mean a rent back, it might mean simply sequencing your listing and your search differently. The goal is always the same, a plan that feels manageable rather than one that leaves you guessing.

What you should do first

Talk to us before you list or before you start seriously shopping. Knowing what your timeline can realistically look like changes how we structure everything from your listing strategy to your offer conditions, and it means far fewer surprises along the way.

If you are thinking about making a move in Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, or the surrounding county areas, and you are wondering how buying and selling at the same time would actually work for you, reach out. Mary Bark and David Szusz with The Real Estate Team at RE/MAX River City walk clients through exactly this kind of planning regularly, and every plan starts with your specific needs, not a one size fits all approach.

Mary Bark and David Szusz, REALTORS® with RE/MAX River City 780.905.6255 · thereteam.ca

Published: June 30, 2026 | The Real Estate Team | thereteam.ca

Summer is officially here in Edmonton, and the real estate market is shifting, heating up in some areas while cooling in others. Whether you are thinking about buying your first home, listing your property, or growing your investment portfolio, this update covers what matters right now.

The Big Picture: Edmonton's Market Is Balanced, and That's Good News

Edmonton has moved into balanced market territory. Things feel different than the frenzied pace of last year, and depending on which side of the transaction you're on, that's something to be glad about.

Here is the snapshot for May and June 2026:

• Average sale price: approximately $491,794, up 6.3 percent year over year

• MLS® Benchmark price: $416,800, a more conservative measure that controls for home mix

• Active inventory: up approximately 20 percent from a year ago

• Months of supply: 3.07 months

• Average days on market for well priced detached homes: 33 days or less

• Sales to new listings ratio: approximately 53 percent, classic balanced territory

Neither buyers nor sellers hold a dramatic advantage right now, which means deals can get done fairly on both sides.

For Sellers: Your First Two Weeks Are Everything

If you are thinking about listing this summer, here is the most important thing to know, the first 10 to 14 days on market are your golden window.

That's when your home gets the most eyes, the most showings, and the most competitive offers. Price it right from day one, invest in great photography, and make sure your online presence is dialed in. If buyers scroll past you in week one, getting them back is an uphill battle.

A few tips for Edmonton sellers right now:

• Price with data, not emotion. With inventory up 20 percent year over year, overpriced homes are sitting. Buyers have options, but a well priced home in the right area is still moving in under 33 days.

• Staging sells. With more competition on the market, presentation matters more than ever. Homes that show beautifully are still generating strong interest.

• Don't wait for next spring. Summer buyers are motivated, with real deadlines like school enrolment, job starts, and lease ends. List now and catch them while they're actively searching.

For Buyers: The Condo Market Just Got Interesting

Apartment condo benchmark prices have dropped to $201,900, down 9.3 percent from a year ago. That's a significant dip, and with inventory sitting high in that segment, buyers have real negotiating power. If you have been on the fence, the condo segment right now represents genuine value, especially for first time buyers looking to build equity without stretching the budget.

What's working in buyers' favour:

• Rates have stabilized. The Bank of Canada held its overnight rate at 2.25 percent on June 10, 2026. The prime rate sits at 4.45 percent. Best 5 year variable rates are hovering around 3.35 percent, and the best 5 year fixed is approximately 4.04 percent. Today's rates already reflect the current monetary policy environment, so waiting for a drop has largely stopped paying off.

• More choices. With 20 percent more inventory than last year, you're not forced into desperate bidding situations. Take your time, do your due diligence, and negotiate.

• Edmonton remains one of Canada's most affordable major cities. Compared to Calgary, Vancouver, or Toronto, your dollar goes significantly further here, which is a key reason Edmonton's demand stays resilient.

For Investors: Where the Smart Money Is Looking

Edmonton's investment landscape is evolving, and the opportunities are real if you know where to look.

Detached over condos for appreciation. With condo prices declining, detached single family homes remain the stronger play for investors seeking long term appreciation. Well located infill lots and mature neighbourhood homes continue to hold value.

University neighbourhoods for rental yield. Areas like Garneau, Strathcona, and Ritchie continue to deliver strong rental yields. Proximity to the University of Alberta creates consistent demand from students, faculty, and young professionals.

The Valley Line West LRT, get ahead of it. The extension is projected to wrap up construction in 2028. Properties within walking distance of future stations tend to see price appreciation in the years leading up to and following a transit opening. This is roughly a two year window to get in before that surge.

Infill incentives. Edmonton's city infill development programs continue to create attractive redevelopment opportunities in mature communities, worth exploring for investors with renovation or development experience.

The Verdict: Has the Market Peaked for 2026?

Several analysts suggest Edmonton's market may have hit its high water mark for the year. Inventory is growing, sales are down year over year, and the frenzy of early spring has cooled. But peaked doesn't mean crashed. A balanced market with strong employment fundamentals and relative affordability doesn't fall off a cliff.

What it does mean is that this is a window of opportunity, for buyers to get in without the panic of a seller's market, for sellers to act decisively before conditions soften further, and for investors to pick up assets at reasonable prices before the next growth cycle begins.

Edmonton continues to punch above its weight as one of Canada's most resilient real estate markets. The fundamentals are strong, the deals are there, and you just need the right guide to find them.

Ready to Make Your Move?

Whether you're buying, selling, or investing in the Edmonton area, Mary Bark and David Szusz of The Real Estate Team are here to help you navigate it with confidence.

Call or text The Real Estate Team today 780 905 6255 · thereteam.ca

Market statistics sourced from REALTORS® Association of Edmonton (RAE), WOWA.ca, and CMHC, June 2026. This blog is for informational purposes. For personalized real estate advice, contact Mary Bark and David Szusz of The Real Estate Team at thereteam.ca.

The Real Estate Team, Mary Bark and David Szusz, RE/MAX River City

About The Real Estate Team

Who are Mary Bark and David Szusz?

Mary Bark and David Szusz are REALTORS® with RE/MAX River City who work together as The Real Estate Team, serving Edmonton and the surrounding region. Mary brings a background in new home sales and construction, and both Mary and David relocated to the Edmonton area themselves, Mary from Ontario in 2014 and David from Ontario in 2021, which gives them firsthand experience helping other relocating families settle in.

What areas does The Real Estate Team serve?

The Real Estate Team serves all of Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the rural areas of Strathcona County, Sturgeon County, and Parkland County. Whether a client is looking in the city core or a rural acreage outside Edmonton, the team covers the full region.

Is The Real Estate Team part of RE/MAX?

Yes. Mary Bark and David Szusz are REALTORS® with RE/MAX River City, and The Real Estate Team operates under that brokerage. RE/MAX River City handles all regulated brokerage compliance for the team's transactions.

How do I contact The Real Estate Team?

You can reach The Real Estate Team at 780 905 6255 or through thereteam.ca. Mary can be reached directly at mary@thereteam.ca and David at david@thereteam.ca.

Relocating to Edmonton

Does The Real Estate Team specialize in relocation?

Yes. Relocation is a core focus for The Real Estate Team. Both Mary Bark and David Szusz moved to the Edmonton area from Ontario themselves, Mary in 2014 and David in 2021, so they understand what it feels like to buy a home in an unfamiliar city and can guide out of province buyers through the process from a personal point of view, not just a professional one.

What should I know before moving to Edmonton from another province?

Buyers relocating to Edmonton should plan around a few key differences from other Canadian markets, including generally more affordable home prices, a wider range of new construction options, and distinct neighbourhood character across communities like the inner city, the southwest, and surrounding towns such as Sherwood Park and St. Albert. The Real Estate Team works with out of province buyers regularly and can set up virtual tours, video walkthroughs, and area orientation calls before a buyer ever steps off the plane.

Can I buy a home in Edmonton without visiting in person first?

Yes. The Real Estate Team regularly helps clients purchase sight unseen or with only one in person visit, using video walkthroughs, detailed area guidance, and close communication throughout the process. This is common for buyers relocating for work or family reasons on a tight timeline.

Which Edmonton area suburbs are good for newcomers?

Sherwood Park, St. Albert, Leduc, and Beaumont are all popular choices for people relocating to the Edmonton area, each offering a different mix of commute distance, school options, and community feel. The right fit depends on where you will be working and what kind of pace of life you want, and The Real Estate Team can walk through the tradeoffs based on your specific situation.

Buying a Home

How do I start the process of buying a home with The Real Estate Team?

The process starts with a conversation about your budget, timeline, and what you need in a home, followed by mortgage pre approval guidance, a personalized search, and scheduled showings. Mary Bark and David Szusz handle this directly rather than handing buyers off to a junior team member.

Does The Real Estate Team help with new construction and builder purchases?

Yes. Mary Bark has a background in new home sales and construction, which means The Real Estate Team can advise buyers on builder contracts, lot selection, upgrade decisions, and what to watch for when buying a new build, in addition to representing buyers on resale homes.

What does it cost to use a buyer's agent in Edmonton?

In most residential transactions in Alberta, the seller pays the commission that is shared with the buyer's agent, meaning there is typically no direct cost to the buyer for representation. The Real Estate Team can explain exactly how this works for your specific transaction during an initial consultation.

How competitive is the Edmonton housing market right now?

Market conditions in Edmonton shift by season, price range, and neighbourhood, so the best way to get an accurate read is to ask directly. The Real Estate Team tracks local market data closely and can give you a current, neighbourhood specific answer rather than a general national headline.

Selling a Home

How does The Real Estate Team market a listing?

The Real Estate Team builds a marketing plan for each listing that includes professional photography, a strong presence on REALTOR.ca and the Paragon MLS network, targeted social media promotion, and open houses where appropriate, with reporting back to the seller on exposure and buyer activity throughout.

How do I find out what my home is worth?

The most accurate way to find out what your home is worth is a comparative market analysis based on recent sales of similar homes in your specific area, which The Real Estate Team provides at no cost. Online estimate tools can be a starting point but often miss the details that actually move local pricing.

How long does it typically take to sell a home in the Edmonton area?

Time on market varies by neighbourhood, price point, and season, and can range from days to several weeks or longer depending on conditions. The Real Estate Team can give you a realistic estimate specific to your property and area rather than a generic regional average.

Do you provide feedback after showings?

Yes. The Real Estate Team provides sellers with feedback reports after showings and open houses, including online exposure data and in person feedback, so sellers always know how their listing is performing and what adjustments, if any, are worth considering.

Working With The Real Estate Team

Why work with a team instead of a single agent?

Working with The Real Estate Team means you have two experienced REALTORS® available, Mary Bark and David Szusz, which means faster response times, broader availability for showings, and two perspectives on pricing, negotiation, and market strategy, while still working with the same two people throughout rather than being passed to unfamiliar staff.

What makes The Real Estate Team different from other Edmonton REALTORS®?

Three things set The Real Estate Team apart, Mary's background in new home sales and construction, the fact that both Mary and David relocated to Edmonton themselves and understand that experience firsthand, and full coverage across Edmonton, Sherwood Park, St. Albert, Leduc, Beaumont, and the surrounding rural counties.

How can I see reviews from past clients?

Past client reviews for The Real Estate Team are available on RankMyAgent and Google Business Profile, and can also be found through thereteam.ca. David Szusz in particular has built a strong base of verified reviews over the years.

Does The Real Estate Team work with both buyers and sellers?

Yes. Mary Bark and David Szusz both represent buyers and sellers, and frequently work with clients who are doing both at once, such as a family selling their current home while buying their next one in a different Edmonton area community.

Mary Bark and David Szusz, The Real Estate Team, RE/MAX River City 780 905 6255 · thereteam.ca

If you're weighing a move from Ontario to Edmonton, cost is usually the first question and the hardest one to get a straight answer on. Here's what The Real Estate Team tells clients making this exact move.

Is housing really cheaper in Edmonton than Ontario?

Generally, yes, often significantly so. Buyers coming from the GTA frequently find that the same budget that bought a townhouse back home can buy a detached single family home with a yard in Edmonton. Lot sizes tend to be larger here too, which matters for families wanting outdoor space without a long commute.

What about everyday costs, like groceries and gas?

Day to day costs in Edmonton are broadly comparable to Ontario, with some categories like fuel often running lower. The bigger savings usually show up in housing and taxes rather than your weekly grocery bill.

Does Alberta have a provincial sales tax?

No. Alberta is the only province in Canada with no provincial sales tax, so you pay GST only on most purchases. For a family budgeting a move, that difference adds up over a year.

What should Ontario buyers budget for beyond the purchase price?

Plan for legal fees, a home inspection, moving costs, and Alberta's land titles transfer fee, which is lower than Ontario's land transfer tax. Many Ontario buyers are pleasantly surprised when they compare closing costs side by side.

How does the new home market in Edmonton compare to Ontario?

Edmonton has an active and competitively priced new home market, with builders actively releasing lots in growing communities. Mary Bark's background started in new home sales and construction before becoming a REALTOR®, so The Real Estate Team can walk you through builder reputations, lot premiums, and what's worth paying for versus what isn't, the same way someone who worked inside that industry would.

What's the first step if I'm relocating from Ontario?

Start with a relocation consultation before you book a flight. The Real Estate Team can walk you through neighbourhoods, current listings, and realistic timelines over a video call, so you arrive in Edmonton already knowing where to focus your search.

Talk to a Team That Knows Both Sides of the Move

Mary Bark and David Szusz of The Real Estate Team at RE/MAX River City have helped Ontario families relocate to Edmonton, Sherwood Park, St. Albert, Leduc, and Beaumont with confidence. Reach out to start your relocation consultation.

The Real Estate Team | RE/MAX River City mary@thereteam.ca · david@thereteam.ca · 780-905-6255 · thereteam.ca