For buyers
Buying a Home in Calgary, one reason at a time
Derek Bryer explains why he recommends each step, from the monthly budget to the closing day, so you can agree or push back with the facts in front of you.
Order of events
Six steps from budget to keys
Trouble tends to start when steps happen out of order, such as touring homes before the full cost is known. The sequence below keeps each decision tied to the one before it. Check the mortgage calculator and the land title fees calculator as you go.
- Step 01
Work out the monthly cost before the price
A lender will tell you a maximum, but that figure says little about how a payment feels month to month. We begin with the amount you are comfortable paying, then add property tax, condominium fees if they apply, utilities, insurance and the one-time costs of closing. The mortgage calculator on this site gives a first pass, and a mortgage professional confirms the real numbers.
- Step 02
Choose two or three areas to compare
Calgary spreads across four quadrants and a ring of nearby towns, so the daily drive shapes a purchase as much as the house does. We look at roads, transit, shops and parks around places such as Mahogany, Auburn Bay, Cranston, Legacy, Springbank Hill, Aspen Woods, Tuscany, Evanston, Sage Hill, Lewiston, Huxley and Homestead. Derek also works in Airdrie, Chestermere, Cochrane, Langdon and Okotoks.
- Step 03
Tour until you can compare
After a handful of viewings in one area and price range, the differences between homes become easier to see. That is the moment to stop touring and start narrowing the list. Derek says why a feature caught his eye, so you hear the reasoning and can weigh it yourself.
- Step 04
Read what the home is telling you
Derek spent more than 20 years in residential construction, so he notices things like how a roof meets a wall, how the grading slopes or how a finish was handled. He points out what he sees and says what it might mean. He is not a home inspector, an engineer or a contractor, so a professional inspection is still needed. Home inspection businesses in Alberta must use licensed home inspectors, and we can help you plan what to ask about.
- Step 05
Write an offer that matches the situation
Price is one term among several. The possession date, the deposit and the conditions each carry weight, and the right mix depends on the home and on how much interest it has drawn. We explain what each condition protects you from and what it costs you to give it up, then you decide.
- Step 06
Close with the paperwork in order
Once an offer is accepted we track every condition date, stay in touch with your lawyer and lender and plan a final walk-through so you can confirm the home is in the state agreed. Your lawyer handles the legal steps and explains them to you directly.
How Derek works
What you can count on
A reason with every recommendation
If Derek suggests a condition, an inspection or a pass on a home, he tells you what he is weighing so the decision stays yours.
Background in building
More than 20 years in residential construction came before real estate, 15 of them in outside sales. He has also invested in property in Canada and the United States since 2006.
Replies from Derek himself
Messages sent through the site or by phone are answered by Derek directly. He moved from Ontario to Calgary in 2006 and knows the questions newcomers ask.
Areas
Where in Calgary or nearby?
Each guide describes the housing, roads, transit and parks of an area. Read two or three before we talk. You can also browse the full neighbourhood list. If you are arriving from another city, the relocation guide covers the practical side.
- N° 01
Mahogany
A lake community where the annual fee is part of owning. Explore Mahogany - N° 02
Auburn Bay
Three fee tiers, one lake and five schools within the boundary. Explore Auburn Bay - N° 03
Cranston
A community without a lake, with a modest mandatory residents fee. Explore Cranston - N° 04
Legacy
The newest community here, with a high share of apartment homes. Explore Legacy - N° 05
Springbank Hill
Single-detached homes from the 2000s, with a Blue Line stop in its data. Explore Springbank Hill - N° 06
Aspen Woods
Mostly single-detached, with independent schools inside its boundary. Explore Aspen Woods - N° 07
Tuscany
Large northwest community with a residents club and the Red Line terminus. Explore Tuscany - N° 08
Evanston
Qualico-built north community with a town centre and four schools. Explore Evanston - N° 09
Sage Hill
Newer north community with row homes, apartments and a bus terminal. Explore Sage Hill - N° 10
Lewiston
New Genesis community in Lewisburg, still under construction. Explore Lewiston - N° 11
Huxley
New east Calgary community in Belvedere, with a first phase being built. Explore Huxley - N° 12
Homestead
New northeast community east of Stoney Trail, still building out. Explore Homestead -
N° 13 Okotoks
A river town with its own council, tax rate and water story. Explore Okotoks - N° 14
Langdon
A county hamlet with a private water utility and a large park system. Explore Langdon -
N° 15 Chestermere
A lake city with its own tax rate, boat launch rules and 28 neighbourhoods. Explore Chestermere - N° 16
Cochrane
A town with 24 listed neighbourhoods, its own bus system and a tax breakdown. Explore Cochrane - N° 17
Airdrie
City-run bus routes to Calgary and a census of 93,957. Explore Airdrie
Other guides
Pick the guide that matches your plan
Buyer questions
What is a written service agreement?
Alberta's real estate rules call for a written agreement that sets out the services a licensee provides and how that licensee is paid. Derek reads through it with you before you sign, and you can ask questions about any line. RECA publishes a Consumer Relationships Guide that explains the different ways a buyer can work with a licensee.
What fees apply when a purchase is registered?
Alberta registers a transfer of land through Land Titles, and the registration fee is calculated from the value of the property. Mortgages are registered the same way. Our land title fees calculator gives an estimate, and your lawyer confirms the final amounts.
Do I need a home inspection?
We recommend one for almost every purchase, and we say why in each case. Derek can point out what he notices while walking through a home, but he is not an inspector, so an inspection by a licensed professional is still needed. Whether to include it as a condition is your decision.
What can I use a registered savings plan for?
The First Home Savings Account is a registered plan for saving toward a qualifying first home. The Home Buyers' Plan lets you withdraw from your RRSP to buy or build a qualifying home and repay it over time. Rules and limits are set by the Canada Revenue Agency, so confirm the details with an accountant or on canada.ca.
What happens if the home is owned by a married person?
Under Alberta's Dower Act a married owner generally needs the spouse's written consent to sell a homestead. As a buyer you usually see this on the paperwork your lawyer reviews. It is a legal question, so speak with a lawyer about your own transaction.
I am considering a condominium. Where do I begin?
Start with the monthly fee and what it covers, then ask for the condominium documents and have your lawyer review them. Derek holds the Certified Condominium Specialist designation from the Calgary Real Estate Board, and our condo guide explains what to look for.
Can you help me buy outside Calgary?
Yes, in Airdrie, Chestermere, Cochrane, Langdon and Okotoks. For any other area we would refer you to a licensee who works there instead of guessing.
General information. This page describes how Derek works with buyers. It is not legal, tax, mortgage or inspection advice. Confirm details with a lawyer, an accountant, a mortgage professional or the relevant agency.
Licensing. Derek John Bryer, Associate, EXP Realty of Canada Inc. O/A eXp Realty. Licensed by Real Estate Council of Alberta (RECA). Member of the Justin Havre Real Estate Team.
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