22 Sep GuideToZero%DownEdmonton
The Complete Guide to Buying a Home in Edmonton With 0% Down
Edmonton rents jumped ~17% in 2024. If you’re renting a 2-bedroom, you might be paying $1,500–$1,800/mo.
For a similar monthly budget, you could own a condo — even if you don’t have a 5% down payment saved.
This guide explains how our 0% Down Program works, the real catches, and a live local example.
How the 0% Down Program Works (plain English)
Short version: we provide the down payment. You own the home from day one. The down payment is converted into an option recorded on title so we share market upside — you keep all the monthly equity you build.- We provide up to 5% down at closing.
- Your name goes on title — you’re the homeowner from day one.
- We hold an option to capture a share of future upside instead of a conventional payback.
- Your mortgage payments build equity, just like any other owner.
Edmonton Case Study — A Real $219,000 Downtown Condo
Address: #104, 10046 110 St, Edmonton, AB
Meet Sarah (example)
Sarah rents a 2-bedroom downtown for $2,200/month. She has no down payment saved, and every year her rent climbs. With the 0% Down Program she qualifies for a mortgage, we supply the 5% down, and she moves in as the owner.Quick numbers (illustrative)
- Renting today: $2,200 / month → $26,400 / year (gone and rents increase each year).
- Buying with 0% down: ~$1,436 / month — similar or slightly less monthly cost (landloards need a profit margin)
- After 5 years: Sarah has roughly $25k–$30k in equity instead of throwing money away on rent.
Example note: We select real homes to show that each home is unique. In this case, the condo price is lower, but the fees are higher. There is no landlord profit margin.
| Rent Total: $2240 | Buy Total: $2290 @ 4% OAC |
|---|---|
| Damage Deposit $2200 | Down Payment $0000 |
| Rent/Insurance: $2240 | Mortgage/Ins/Tax/CMHC/Legal: $1436 |
| Condo Fee: $0000 | Condo Fee: $854 |
| Equity Built 5 Years: $0000 | Equity Built 5 Years: $27,279 |
| Equity Built 25 Years: $0000 | Equity Built 25 Years: $208,500 |
| Rent Increase Per Year: 3% | Rent – Buy 25 Year Savings: $175,590 |
Who Qualifies (and who this isn’t for)
This program helps people who can qualify for a standard mortgage but don’t have the down payment saved. It is not a handout.
Typical requirements:
- Mortgage approval with a Tier 1 or Tier 2 lender (we vet and coach you through underwriting).
- Credit score normally **650+** (each file is unique — bring documentation).
- Stable income (we’ve helped hourly workers, immigrants, and business owners).
Won’t work if: recent bankruptcies, no income, or zero credit history. If you don’t qualify right now, we’ll help you get there.
The Catch — and why it’s fair
Instead of repaying the down payment loan directly, the structure uses an option recorded on title.
If prices rise, the buy-back cost includes the original loan + appreciation (example: original 5% + 5% appreciation = ~10%).
If prices fall, you don’t owe us extra — the downside is on our side.
You can buy back part or all of the option once a year at market value, and you keep all value from any renovations you make. The only real trade-off is sharing upside, which is upside you didn’t have as a renter.
Rent vs Buy — Edmonton (2025 snapshot)
- Renting a Home: ~$2,500+
- Value of that rental: $450,000
- Monthly payment difference: often $100, depending on condo fees, taxes, and current mortgage rates
Just 4 steps to calculate what you can afford and look at homes: BuyMyHomie affordability calculator.
Why this is NOT rent-to-own
Most rent-to-own setups profit when buyers fail. They often never let the tenant truly own the home, and I honestly hate them. This program was born out of H.O.M.E Home Ownership Mentoring Experts, a not-for-profit in real estate. We realized that a for-profit model can help people actually buy a home today! With this program:
- You are on title from the start.
- Your monthly payments build equity.
- If you sell, you keep your share; if you move, you keep your built equity.
Quick Video: How 0% Down Works
More Guides:
FAQ — quick answers
Yes — in our structure, the down payment is provided and converted into an option. This is compliant with lender & provincial rules when done correctly.
Yes. You own the home. Normal renovations are fine — you keep the value from improvements you make above maintenance.
You don’t owe us additional money. The downside risk is on our side.
Not while the option is in place — the option is recorded on title. If you buy it out, you can refinance normally.
If you are living in the home, you don’t have to pay off the option. If you move, sell, or die, then yes, the option needs to be purchased from the proceeds of the sale.
Yes, once a year, you can buy some or all of it back at the current market rate. We suggest you use the First Time Homebuyers Savings Account and use the first year tax savings to buy back a portion of the first year.
Ready to see if you qualify?
I’m a local Edmonton realtor and broker — I’ll help you whether you use the program or not. If you need the backstop.
This program removes the biggest barrier: the down payment.
See what you can afford in 3 seconds (just input your rent in our affordability calculator) →
Disclosure: The program requires mortgage approval. Terms, eligibility, and costs vary. All numbers in this guide are illustrative — contact us for a personal assessment. Keylo.ca is a real estate brokerage and does not supply the funds (we help buy or sell).
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