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New Homes & Homebuilders in Edmonton – A Buyer’s Guide

Keylo — Thu, 15 May 2025 22:53:26 +0000

New Homes & Homebuilders in Edmonton — A Buyer’s Guide

If you are shopping new homes in Edmonton, you are usually choosing between a handful of large builders, a few boutique names, and the resale market in the same neighbourhoods. This guide walks through how builder contracts differ from resale offers, what to verify before you sign, and where Keylo can help you compare options without the hype.

How new homes in Edmonton are different from resale

With a builder you are buying a product and a timeline — not just a finished house. Possession dates move, finish packages change, and the purchase agreement has its own conditions. Resale deals lean on inspection, financing, and standard Alberta real-estate conditions. Many buyers start with new builds for warranties and customization, then keep resale on the list when timelines or pricing do not line up.

Start with our Edmonton home buyers hub if you want a plain-language overview of financing, showings, and what to expect before you tour models.

Major Edmonton homebuilders (and what to ask each one)

Edmonton and area have dozens of builders. These names come up often with buyers we work with — always confirm current communities and inventory on the builder’s own site:

Qualico family (StreetSide, Pacesetter, Landmark, Sterling) — townhomes through detached; ask about possession dates and what is included in the base price.
Coventry Homes — single-family in several suburban communities; compare upgrade credits vs. list price.
Jayman, Kanvi, Homes by Avi, Landmark, Shane Homes — overlapping footprints; model hours and spec-home inventory change weekly.

External reference: RECA’s consumer guide to working with real-estate professionals in Alberta explains who is licensed to represent you and what to expect from representation.

Warranties, deposits, and timelines

New-home warranties in Alberta are governed by mandatory programs for most builders. Still read the fine print on deposits, change orders, and delay clauses. A longer build can overlap with lease ends or rate holds — build slack into your plan. If you are also comparing resale, read what condition periods mean on an offer so you know how builder deposits differ from resale conditions.

Compare new builds with resale and off-market data

MLS shows active listings; it does not always surface recent builder spec changes or homes that sold before wide marketing. Our pending and sold data guide explains why sold comparables matter when you are negotiating with a builder or weighing a quick-possession home against resale.

You can also browse active Edmonton inventory on BuyMyHomie — filter by year built when you want to see newer homes alongside resale in the same areas. It is a search tool, not a promise of availability on any specific lot.

Neighbourhood fit before you pick a floor plan

Model homes are staged to sell the plan, not the commute. Drive the route at rush hour, check school boundaries, and note future development on the City’s maps. Our what Edmonton buyers should look for checklist covers red flags that matter for new communities and established areas alike.

Working with Keylo on a new-home purchase

Keylo is an Edmonton brokerage that helps buyers compare builder contracts, resale alternatives, and showings in one workflow. We do not manufacture inventory — we help you interpret what is on the market, book tours, and line up financing questions with your lender. Visit the buyers page to see how we work, or reach out when you want a second set of eyes on a purchase agreement.

Browse newer Edmonton homes alongside resale — filter by year built when you are comparing new homes Edmonton builders advertise as quick possession.

Next steps

Short list two or three builders and one resale neighbourhood. Request written quotes that include GST, lot premiums, and possession date. Then compare against recent sold data in the same area before you commit a deposit. When you want help lining up showings or reading a builder contract, start on our buyers page.

The post New Homes & Homebuilders in Edmonton – A Buyer’s Guide appeared first on Keylo.ca.

What You Don’t See Can Hurt You

Keylo — Tue, 06 May 2025 03:34:31 +0000

Most buyers and sellers only see half the picture — and it’s costing them.

At BuyMyHomie.com, we believe transparency makes you smarter. Whether you’re house hunting or thinking of selling, here’s why seeing the whole story — including pending and sold data — changes the game.

What does "Pending" mean?

When a home goes pending, the seller has accepted an offer, but conditions (like financing or inspection) still need to be met. It’s not officially sold — but it’s off the market.

Most real estate sites don’t show pending status. The home looks available, even though it isn’t. This confuses buyers and wastes everyone’s time.

At BuyMyHomie.com, we show when a home is pending, so buyers can stop chasing listings that are already spoken for.

Why List Prices Are Misleading

Here’s a common mistake: assuming a home’s list price equals its market value.

It doesn’t.

The truth is:

In slower markets, homes sell for about 96% of list on average
In hotter markets, it creeps up to 98-99%
BUT many homes don’t sell at all. They get relisted, expire, or go through multiple price drops.

So what do you really need to know? Sold prices.
That’s the only number that reflects what buyers are actually paying in your neighborhood.

At BuyMyHomie.com, signed-in users can see sold prices and comparables to help them understand what’s actually going on in the market — not just what sellers are hoping for.

Why Sold Data Matters for Sellers

Thinking about listing your home?

The first thing a good agent does is pull sold data — to create a Comparative Market Analysis (CMA). That helps you set a realistic price that reflects the current market, not just your ideal number.

But you don’t have to wait for an agent to do that.
Use BuyMyHomie’s Neighborhood Watch to look up what homes have sold for near you.
Or input some basic info about your home here: buymyhomie.com/myHouse/property — and we’ll show you similar sold properties so you can get a rough estimate of value, instantly.

So Why Don't Big Sites Show This?

A few do — if you sign in. But most don’t, especially the largest platforms.
Why? The MLS systems that store the data are private, and Canadian Realtors have strict rules on how this data can be displayed.

A landmark court decision made it clear: sold data isn’t inherently private, but the platforms that host it are.

That’s why we built BuyMyHomie.com to work within the rules — while giving buyers and sellers far more visibility than the standard search sites.

We’re currently focused on the Greater Edmonton Area, but sold and pending data for the rest of Canada is coming soon.

You save money on upkeep costs when you downsize but you also MAKE more money.

TL;DR

Pending means a deal is underway — but most platforms don’t tell you
Sold ≠ List — and in slower markets, that gap can be thousands of dollars
BuyMyHomie.com shows you both, plus lets buyers swipe and sellers see sold comparables
You could buy or sell on your own — we’ll even help — but working with the right Realtor is still your best move

Want to see the data for your home or your search area? Try BuyMyHomie.com.

The post What You Don’t See Can Hurt You appeared first on Keylo.ca.

Buying-and-Renovating

Keylo — Thu, 01 May 2025 07:06:47 +0000

How To Renovate It Yourself or Hire It Out When Buying?

Buying a home that needs work can be a smart move—or a stressful misstep—depending on how well you plan. Whether you’re a hands-on fixer or want the place done right before moving in, the key question is:

Should you take on the renovation yourself, or hire it out to the pros?

Ryan’s Renovation Matrix

This decision matrix helps you quickly see how hands-on you should be based on skills, goals, and budget.

Renovation Size	Skill Level	Recommended Approach
2% of Purchase Price	Beginner	DIY (paint, flooring, minor updates)
5% of Purchase Price	Some Experience	DIY with trade support
10% or More	Advanced / Contractor	Hire out or treat as a flip

Rule of thumb: Renovations over 10% of purchase price are like flipping a home—for yourself. Plan accordingly.

Scenario 1: Renovate Before You Move In

Do all the work while the home is empty, then move in—cleaner and faster if planned well.

Checklist

Talk to your mortgage broker before you shop.
Confirm purchase-plus-improvement or construction loan options.
Ensure you meet the 5% downpayment and LTV requirements.
Request detailed contractor quotes during the conditional period.
Verify contractor start date aligns with closing.
Allow 15–25% contingency in your budget.
Set a realistic move-in target with 1–2 months buffer.
Make major layout and finish selections early.

Scenario 2: Renovate After You Move In

Live in the home and renovate in stages—more flexible but slower and messier.

Checklist

Discuss renovation plans with your broker before closing.
Plan for a renovation mortgage or HELOC post-equity build.
Prioritize rooms and schedule work in phases.
Obtain multiple detailed contractor quotes.
Prepare for dust, noise, and limited space.
Decide on DIY vs pro tasks per phase.
Agree on payment draws and lien waiver schedule.
Reevaluate scope and budget after each phase.

Deep Dive: Questions to Ask

Questions for Your Mortgage Broker

Can I use a Purchase Plus Improvements mortgage? What’s the maximum LTV?
Is a staged draw construction loan better for my scope?
How are draws released, and are any holdbacks required per provincial lien laws?
What downpayment do I need, and what timelines apply (e.g., 90–120 days to complete)?
What documentation (quotes, permits, plans) must be submitted before closing?
How do I get holdback funds released after final inspection or appraisal?
Are there provincial rebates or warranty requirements for my renovation type?

Questions for Your Contractor

Do you carry full licensing, insurance, and WSIB coverage? Can I see certificates?
What’s your availability, and can you meet my conditional-period quote deadline?
Can you provide a detailed, itemized quote and contract with milestone draws?
Will you manage permits, inspections, and code compliance?
What payment schedule and lien waiver process do you require?
Can you share references and examples of similar completed projects?
How will you handle dust control, daily cleanup, and living arrangements?
What warranty and after-service support do you offer upon completion?

Note: Specific requirements can vary by province, especially for permits and lien holdbacks. Always double-check local building codes and financing rules in your area.

Detailed Timeline & Cost Summary

Below is a quick-reference matrix for 20 common renovation types in Edmonton, AB. See the detailed descriptions that follow for more context.

Project	Timeline	Cost (Contractor)	Cost (DIY)	Permits?	Estimated ROI
Kitchen Remodel	2–24 weeks	$15K–$45K	$10.5K–$42.5K	Yes (layout/plumbing)	50–80%
Bathroom Upgrade	4–8 weeks	$8K–$20K	$1K–$5K	Yes	70%
Basement Dev.	2–12+ weeks	$35–$150+/ft²	20–30% savings	Yes	70%
Interior/Exterior Paint	1–14 days	$2K–$6K	$100–$300	No	60%+
Flooring	1–14 days	$2–$15/ft²	30–50% savings	No	70%+
Roof Replacement	1–2 weeks	$7K–$12K	Materials only	No	70%
HVAC Update	1–3 days	$6K–$12K	N/A	Yes	50%+
Window & Door	1–5 days	$500–$2500/window	$400–$1500/window	No	75–80%
Siding	1–2 weeks	$5K–$15K+	Modest DIY	No	70–80%
Insulation	1–3 days	$1K–$3K	$200–$500	No	70–90%
Deck (Open)	1–2 weeks	$3K–$12K	$1K–$6K	Usually	50–70%
Deck (Enclosed)	3–6 weeks	$10K–$30K	N/A	Yes	50–60%
Landscaping	Days–weeks	$1K–$20K+	$500–$5K	No	100%+
Fencing	3–7 days	$20–$50/ft	$10–$25/ft	No	50–60%
Detached Garage	4–8 weeks	$20K–$60K	N/A	Yes	60–80%
Garage Suite	3–6 months	$50K–$100K+	N/A	Yes	70–100%
Home Extension	3–6+ months	$150–$300/ft²	N/A	Yes	50–70%
Driveway/Pad	1–2 weeks	$2.5K–$10K	N/A	Development	50–70%
Plumbing Update	1 day–1 week	$200–$10K	N/A	Yes	N/A
Electrical Panel	1 day	$1.5K–$3K	N/A	Yes	N/A
Energy Retrofits	Days–weeks	Varies	Varies	Yes*	70–90%+

Critical Path Timeline Overview

Every renovation project follows a critical path—key milestones that must happen in sequence to stay on schedule. Below is the high-level flow for an Edmonton home renovation:

Home Search & Offer: Identify properties and submit offers. Track acceptance date (Day 0).
Inspections & Financing Conditional Period (Days 1–14): Conduct home and contractor inspections simultaneously; gather initial quotes. Secure renovation financing approval from your mortgage broker.
Waive Conditions & Close (Days 14–60): Finalize financing, remove conditions, and set possession date (typically 30–60 days post-offer).
Detailed Planning & Permits (Days 0–14 Post-Possession): Finalize designs and budgets immediately after possession. Submit permit applications—Edmonton issues simple permits in ~1–2 weeks.
Order Long-Lead Items (Weeks 1–6): Place orders for custom cabinetry, windows, appliances—these often take 2–6 weeks to arrive.
Demolition & Rough-In (Weeks 2–6): Remove old materials, then complete rough framing, plumbing, electrical, and HVAC. Schedule mid-project inspections.
Finish Work (Weeks 6–12): Install drywall, flooring, fixtures, trim, and final finishes. Precision work happens here—painting, tiling, cabinetry installation.
Final Inspections & Punch List (Weeks 12–14): Arrange city inspections to close permits. Contractor addresses any minor fixes.
Move-In & Follow-Up (Week 14+): Return furniture and décor. Conduct a warranty check at 30 and 90 days post-completion to ensure everything settles well.

Project Details & Tips

Kitchen Remodel

Full gut renovations can take 12–24 weeks from permit to finish; minor refreshes (cabinets/counters) often wrap in 2–6 weeks. Permits apply whenever you move walls, run new plumbing, or alter electrical. DIY saves 15–30% on labor but requires skill and time. Examples:

Refreshing cabinets with paint and hardware (no permit) in 3–4 weeks costs ~$12K (contractor) vs. ~$4K (materials DIY).
Reconfiguring layout—moving sink and installing an island—requires plumbing and electrical permits, ~16 weeks, \$30K–\$45K.
Adding built-in pantry and quartz surfaces: 10–14 weeks, \$20K–\$35K (contractor), yields ~75% ROI.

Bathroom Upgrade

Mid-range baths (~\$13.5K average) finish in 4–8 weeks. Full plumbing relocation mandates permits. Examples:

Swapping fixtures and retile shower (no layout change) in 2–3 weeks: \$8K (contractor) vs. \$2K (DIY plumbing/tiling).
Adding a soaker tub and double vanity—requires plumbing permit—6–8 weeks, \$18K–\$22K.
Installing heated tile flooring and custom cabinetry: 8–10 weeks, \$20K–\$28K, ~65% ROI on sale.

Basement Development

Finishing a basement adds valuable living space and often requires egress windows and permits. Typical scope for a 1,000 ft² area:

Basic refresh (paint, flooring, lighting) in 2–4 weeks: \$35–\$60/ft² contractor vs. 20–30% savings DIY.
Adding a 3-piece bathroom and wet bar (permits required) in 6–10 weeks: \$60–\$90/ft², ~70% ROI.
Legal suite conversion (separate entrance, full kitchen) over 12 weeks: \$90–\$150+/ft², rental income potential.

Flooring

Updating floors modernizes a home and can often be done room-by-room. Key examples:

Installing engineered hardwood in main living areas (500 ft²) in 1 week: \$8–\$12/ft² installed vs. \$4–\$6/ft² DIY materials.
Luxury vinyl plank in high-traffic zones in 3–5 days: \$3–\$5/ft² installed; DIY saves ~40% on materials.
Heated ceramic tile in bathrooms/kitchen (150 ft²) in 1–2 weeks: \$10–\$18/ft², elevates comfort and resale appeal.

Window & Door Replacement

New windows and doors improve energy efficiency and curb appeal. Examples:

Vinyl window swap (10 windows) in 3–5 days: \$500–\$2500 each installed vs. \$300–\$1500 DIY.
Front entry door upgrade to insulated fiberglass in 2 days: \$1,500–\$2,500 installed, boosts security and style.
Sliding glass patio door replacement in 1 day: \$2,500–\$4,000 installed, enhances natural light and flow.

Siding Replacement

Refreshing exterior siding revitalizes a home’s look and protection. Typical jobs:

Vinyl to vinyl re-siding (1,500 ft²) in 1–2 weeks: \$5–\$8/ft² installed; minimal permit requirements.
Upgrading to fiber cement board in 2 weeks: \$8–\$12/ft², higher durability and aesthetic value.
Accent stone or brick veneer application (200 ft²) in 1 week: \$15–\$25/ft², focal detail on façade.

Insulation Upgrades

Improving insulation increases comfort and reduces bills. Key examples:

Attic insulation top-up (1,200 ft²) in 1–2 days: \$1,200–\$2,500 installed vs. \$300–\$600 DIY batts.
Spray foam wall insulation in 2–4 days: \$3–\$5/ft², seals drafts and maximizes thermal performance.
Basement rim joist insulation in 1 week: \$2,000–\$4,000 installed, eliminates cold spots and moisture issues.

Open Deck Construction

A backyard deck extends living areas outdoors and typically follows these scenarios:

Pressure-treated wood deck (200 ft²) in 1 week: \$30–\$45/ft² installed vs. \$15–\$25/ft² DIY materials.
Composite decking option in 1–2 weeks: \$45–\$60/ft², low maintenance, ~60% ROI.
Custom built-in seating and planters add \$1,500–\$3,000 in 3–4 days to project cost, enhances functionality.

Detached Garage Build

Building a garage adds storage and parking. Phases include foundation, framing, and finish:

Single-car garage (12×20 ft) in 4–6 weeks: \$20K–\$30K, basic shell only; permit and site prep add \$2K–\$5K.
Two-car garage (24×24 ft) in 6–8 weeks: \$35K–\$60K, includes insulation and basic electrical.
Insulated & heated garage option adds \$5K–\$10K and 1–2 weeks, improves usability year-round.

Looking for buying and renovating edmonton? Browse our Edmonton home buyers hub or try the free affordability calculator.

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What is the GST in Real Estate?

Keylo — Fri, 13 Jan 2023 20:05:55 +0000

***Update March 20 2025: Mark Carney has proposed eliminating GST for first time homebuyers.

Why is GST on real estate in Canada so confusing? At Keylo, we like to simplify, so let’s start with the quick and dirty answers before we delve into the details: When does GST apply? Short answer: GST applies to new or substantially new homes.

Longer answer: GST in personal real estate intends that it only gets applied once. That’s why it applies to the first sale. The government makes it a bit confusing by saying it applies to “builders”. What they mean by that is it applies to point and time where substantial value has been created and sold for profit. It gets a bit more complicated for land/lots sold, and when a residence isn’t personally occupied (especially nightly rentals) or for tax purposes, it’s written off as a business. For anything complicated like that, you should speak with an accountant as a REALTOR® isn’t qualified to answer the details.

Laura Marcato CPA, at Seniuk and Company commented “Having a good Understanding of how GST is applied on the sale of a home can ensure that the home is only taxed once, instead of a potential double taxation situation”.

Ryan Mracek notes the exact moment clients get confused with GST. “When they see a contract is usually the first time they’ve even considered it.”. Getting hit with an extra 5% at the last second is terrible, so let’s break things down into two common scenarios.

Scenario 1:

You are buying a “used” home. This home has been previously owned/occupied. Your REALTOR® is using the standard AREA purchase contract, and in Section 2.2, it states, “The Purchase Price includes any applicable Goods and Service Tax (GST).” AREA already has you covered. They know this is confusing, so they put the contract onus on the seller (who is the party that knows if the home is new or not) that the offer includes GST if it’s applicable. So GST doesn’t matter to you as the buyer.

Scenario 2:

You are buying a newly built home from a developer. Buying a new home is a regular occurrence, but we’ll send a loud warning bell. Developers often have a team of lawyers craft their contracts instead of the standard AREA contracts. This process isn’t wrong. It just means they do things for their benefit, and GST could be one of them, so be clear on which party pays the GST. Now is an excellent spot to recommend a good REALTOR ®; since the seller pays the fee anyway, you should always get someone to represent your interest, not theirs. Keylo can help you personally in Edmonton or refer a great REALTOR® anywhere in Canada. Let’s add in scenario 2.5: In scenario two, it may say something like “NET GST” on the listing or in the REALTOR® notes. So what the heck does that mean? It means the price you see is what you pay.

For any scenario where GST applies, you (the buyer) can get a GST rebate for a portion of the GST back. In the case of the “NET GST” the builder is saying the purchase price includes the GST, but the builder gets the GST rebate too (so it’s Net GST).

Laura Marcato CPA, at Seniuk and Company commented “These situations can be complicated. Ensure you speak to your REALTOR® before finalizing the sale to ensure the GST is handled correctly “.

So now you know GST and real estate. Ask an accountant if you’re selling a home and are unsure. We talked about GST and real estate, but sellers know there is a commission to sell the home. Yes, GST applies to that commission and gets remitted to the government, so there is one more way they get you. Alberta doesn’t have PST/HST or a land transfer tax like other provinces but does have a land registration fee.

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Instructions on how to delete your data.

Keylo — Mon, 09 Jan 2023 21:58:06 +0000

Simply email contact@keylo.ca with the subject “Remove my data”

Looking for delete your data keylo? Browse our Edmonton home buyers hub or try the free affordability calculator.

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Top 5 Edmonton Halloween must-do’s

Keylo — Thu, 20 Oct 2022 09:00:00 +0000

There is not much time left for you to get out enjoy halloween 2022, so how can you make the most of the spooky season? We at Keylo University have found the top 5 best Edmonton Halloween events for you to check out!

1. Deadmonton

Well it goes without saying the Edmonton halloween is just not the same without a trip to this next level haunted house adventure. This year, they put on two different haunted attractions; Icons of Darkness and Return of the Living Dead.

Icon of Darkness

Dim the Lights! It’s movie night! Nestled into your favourite spot on the couch with your security blanket and a bowl of popcorn. You’re ready for your favourite horror movie. As the door creaks and the music intensifies, your heart races as you dig your nails deeper into the fabric that shields you. The slaughter begins! You scream, you pull your blanket over your eyes, popcorn everywhere and you pray he’s not waiting for you. No wonder this movie has become so famous. No wonder it keeps you up at night. Since the first time you saw it, this film has haunted your dreams. Now you are about to become the star of a grisly finale that you have feared for years. You are about to step through the silver screen and meet your deepest fear in the flesh.
You are about to fall victim to Deadmonton’s Icons of Darkness.

Icon of Darkness

For more than a century horror films have brought you the most intense, terrifying characters. Spine chilling iconic horror figures that no one would dare encounter on a cold, murky night. Most have come and gone, and are nothing but a distant memory. Until Now!

This Edmonton halloween event is running until October 31st, with a lights out option until November 6th that gives you all the more reason to get your fright on. Tickets go from $36.99 – $52.99. They include both haunted obstacles PLUS entry into an area to enjoy food, beverage and occasional encounters with your favourite horror legends. It’s definitely worth a visit!

Check it out ->

2. Fort Edmonton Park's Dark

From October 7 to 30, you’ll be able to face your biggest fears. Escape a menacing jokester whose grand gesture is murder. Visit a farm where a sinister deal harvests gruesome consequences. Or dare to discover what nightmares are made of when demons come knocking at three in the morning. Whatever your fright, DARK will leave you looking for the light switch.

Come for the scares and stay for the food and fun. From local food truck favourites to spooky cocktails to a live DJ spinning spooky beats, DARK is Edmonton’s Haunted Festival, and you won’t want to miss it.

This Edmonton Halloween haunted carnival is full of rides, scares and whole lot of fun. It runs until October 30th, 2022 and tickets are $45. If you enjoy a good festival but want to sprinkle in a touch of fear, Dark is the ultimate Edmonton Halloween event for you!

Check it out – >

3. Old Stratcona Ghost Tours

A ghostly walk through Old Strathcona, where we stop in front of certain buildings, houses, and shops that have reported ghosts, hauntings, murders, and mysteries.

Discover the Darker Side of Edmonton! Join us on a ghostly walk through Old Strathcona, where we stop in front of the Strathcona Hotel, the Princess Theatre, the Strathcona High School and many other buildings, houses, and shops that have reported ghosts, hauntings, murders, and mysteries. They are all true stories that come from area residents and business owners. The tours are hosted by a veteran storyteller with 12 years of experience. Held all summer and into the fall-Halloween season. The tours are a great outing for the whole family. The Old Strathcona Ghost Tour is 1 hour long. Tickets range from $16.93 to $22.23.

Check it out ->

4. Pumpkins after Dark

Pumpkins After Dark has taken over the pathways of Borden Park with an incredible display of pumpkin carving skills. The event enables you to take a spooky nighttime stroll through Borden to view a gallery of larger-than-life pumpkin art in all sorts of unique designs.

The family-friendly walk takes about 45 minutes to an hour to complete; but take your time, as the pumpkin carving displays should be appreciated up-close, and from a distance. And there are over 6000 pumpkins to see! Tickets range from $17.95-$21.95 and the event runs until October 31st, 2022.

Check it out – >

5. High Level Bridge Haunted Trolley Tours

Join the Edmonton Halloween trolley for a spooky and historical ride over the High Level Bridge and throughout Old Strathcona as the sun sets over Deadmonton. Hear the horrible history of the area and some of Old Strathcona’s and Edmonton’s most spooky and gruesome ghost stories. Learn about the ghosts that still wanders around the Arts Barns, the Spanish Flu victims from the UofA, the ghosts from the original construction of the High-level Bridge and many more deadly stories. Tickets are $43.45 and it runs until October 31st, 2022.

Check it out ->

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