A local team with deep roots
Bev O'Shea-Thomas has been a REALTOR® in Edmonton for 45+ years and knows the market, the neighbourhoods, and the pitfalls better than most agents working today. That knowledge is built into every deal we do.
For Buyers
Your next home, with a team that's been doing this for 45+ years.
Backed by nearly five decades of Edmonton experience through Bev O'Shea-Thomas. Paired with modern tools, sharp negotiation, and a straight-shooting approach. Whether it's your second home or your tenth, we'll make it the easiest one yet.
45+
Years experience
H&G
Homes & Gardens Real Estate Ltd.
YEG
Based in Edmonton, AB
Same day
Reply time
01 / The Difference
You've bought before. You know the drill. Except every agent promises the same thing, then half of them disappear after the offer's accepted.
Someone who picks up the phone
No call centre, no assistant relaying messages, no "let me check and get back to you." You deal directly with us from first showing to possession day.
Real local market intel
Not recycled blog posts. Current data, current comparables, and honest advice about how different neighbourhoods in Edmonton and surrounding areas are performing.
Modern tools, honest advice
We use current tools to track listings faster, run comparables quicker, and keep you updated in real time. The advice and the negotiation are always human.
02 / The Market
The markets in Edmonton and surrounding areas, right now.
Edmonton is still one of the most affordable major markets in Canada. Here's a snapshot of where things typically sit, based on recent REALTORS® Association of Edmonton data.
$500K–$650K
Edmonton benchmark, detached homes
$400K–$475K
Semi-detached, city-wide
$275K–$350K
Row and townhomes
$180K–$250K
Apartment-style
30–45
Typical days on market
03 / The Process
Seven steps. No fluff, no filler.
Here's exactly what happens when you work with us, from first consultation to possession day.
The buyer consultation
Free. No pressure. We sit down, in person, by phone, or on Zoom, and talk about what you're looking for, where you want to be, what your timeline is, and what your must-haves are versus your nice-to-haves. We'll walk you through the process, the Alberta-specific details you need to know, and what to expect. You leave with clarity, not a sales pitch.
Get pre-approved
Before we look at homes, we help you get financing locked in. We can connect you with mortgage brokers we trust. Pre-approval gives you a clear budget so we don't waste time in the wrong range, an interest rate hold (typically up to 120 days), and a stronger offer when we find the home. If you already have a broker you like, great. We'll work with them.
The targeted search
We set you up on a custom MLS search so new listings come to you as they hit the market. You'll see homes quickly. We walk through listings together and help you evaluate which ones are worth your time.
Showings and home evaluation
We tour homes together and share what we observe. We are not home appraisers or licensed inspectors, so we always encourage purchases be conditional on a professional home inspection. What we can do: point out obvious deficiencies, flag floor plans that don't resell well, and share what 45+ years of Edmonton experience has taught us about different areas and builders.
Writing the offer
When you find the home that feels like The One, we draft a strategic offer to purchase. Price is only one piece. Deposit amount, conditions, possession date, included items, and how the offer is presented all matter. We negotiate hard on your side and always protect you with proper conditions (financing, inspection, RPR and Compliance).
Conditions and due diligence
Once the offer is accepted, you typically have 7 to 14 days to confirm financing and complete a home inspection (budget around $500 to $700). The Real Property Report and Compliance is provided to your lawyer, who reviews it before closing. You don't typically review this directly. We coordinate every step and flag anything that looks off. If something serious comes up, we renegotiate or walk. Your deposit is fully refundable as long as conditions are not waived.
Closing and possession
Your lawyer handles title transfer and money movement (budget around $1,500 to $2,000 for legal fees). In Alberta, possession happens when funds clear between lawyers, usually early afternoon on possession day. If the rate drops before closing, you will always benefit from the lower rate through your lawyer. We pick up the keys when authorized and meet you at the property to hand them to you.
04 / The Money
What it actually costs to buy in Edmonton.
Most sites skip this or bury it. Here's the real breakdown.
What you pay
Down payment: 5% / 10% / 20%
Minimum 5% on the first $500,000, 10% on the portion above. Under 20% requires CMHC mortgage default insurance (rolled into monthly payments). 20% or more avoids CMHC and usually gets you better rates.
Legal fees: $1,500 to $2,000
Don't cheap out. An experienced lawyer catches title issues, lien problems, and paperwork errors that can cost you thousands later.
Home inspection: $500 to $700
Non-negotiable in our view, even on new builds.
Deposit: $5,000 to $15,000
Held in trust, applied to your down payment at closing. Must be certified funds (bank draft).
Appraisal: Usually $0
Typically covered by the lender when required. Occasionally passed on to the buyer. We'll know in advance.
Moving costs: $500 to $3,000
Depends on DIY versus full-service movers.
What you don't pay in Alberta.
No land transfer tax
One of the best financial reasons to buy in Alberta versus Ontario or BC. You save thousands compared to other provinces. A $500,000 home in Toronto would cost about $12,000 in land transfer tax. In Edmonton: zero.
Usually no buyer's agent commission
The seller typically pays both agents' commissions out of the sale proceeds. You get a professional negotiator and contract specialist on your side at no direct cost.
No provincial sales tax on the home
Alberta is the only province without a PST. On resale homes, there's no GST either. New construction from a builder does carry GST, but partial rebates are available below certain thresholds.
05 / The City
Edmonton has over 400 neighbourhoods. The right one depends on you.
A snapshot of the main zones. Not sure which fits? That's what the conversation is for.
These are starting points. We work with buyers throughout Edmonton and surrounding areas.
Southwest
Windermere · Terwillegar · Riverbend · Magrath Heights
Newer homes, great schools, family-focused. Strong resale values and a move-up buyer favourite.
Southeast
Summerside · The Orchards · Ellerslie · Silver Berry
Excellent value, newer construction, easy Anthony Henday access. A strong mix of detached and semi.
West
Lewis Estates · Callingwood · The Hamptons · Granville
A mix of new and established. Close to West Edmonton Mall, quick airport and downtown access.
Central and Mature
Glenora · Crestwood · Parkview · Westmount · Oliver
Character homes, walkable streets, established trees, premium pricing. Charm and location over square footage.
North and Northeast
Castle Downs · Clareview · Beverly
More affordable price points with strong rental demand and upside. Worth a look for value seekers.
Surrounding areas
St. Albert · Sherwood Park · Spruce Grove · Stony Plain · Beaumont · Leduc
Smaller-town feel, often better value per square foot, excellent schools. Commuter-friendly bedroom communities.
06 / Local Rules
Alberta-specific details you need to know.
A few things that can trip up out-of-province buyers.
Real Property Report and municipal compliance
Sellers in Alberta typically provide an RPR, a survey showing the house, garage, fence, deck, and property lines, plus a city compliance letter. It catches unpermitted additions and encroachments. The RPR and Compliance is reviewed by your lawyer before closing to flag any issues.
Possession is triggered by funds, not the clock
Your keys are released when your lawyer confirms the seller's lawyer received the money. That usually means early afternoon on possession day, but it can be 11 AM or 4 PM depending on the banks. Plan your moving truck accordingly.
Permits and disclosures
Sellers must disclose missing permits only if they are aware of them. We always ask direct questions and flag anything that looks unpermitted. Basement developments, decks, garages, and additions are the usual suspects. Condo fees vary wildly: some cover heat, water, and sewer; others don't. A "cheap" condo with $800/month fees can cost more than a pricier one with $300/month fees.
Multiple offer situations
Edmonton's market does see multiple offers on well-priced homes, particularly in strong neighbourhoods. We'll prepare you for this possibility and advise on strategy if it happens.
New builds: the showhome salesperson works for the builder
If you're buying from a builder, bring your own REALTOR®. There's no cost to you, and we can help negotiate pricing, upgrades, and completion dates that buyers often can't get on their own.
07 / The Checklist
Edmonton home buyer's checklist.
A practical roadmap from first steps to closing day. Use this for your own reference, or bring questions to us.
Before you start looking
- Meet with a mortgage broker or lender to understand your purchasing power
- Get pre-approved (not just pre-qualified)
- Determine total budget: purchase price plus closing costs (typically 1.5% to 4%)
- Understand down payment requirements: 5% minimum on homes under $500,000, 10% on the portion above
- Review mortgage insurance requirements (if down payment under 20%)
- Check first-time buyer programs: RRSP Home Buyers' Plan, Home Buyers' Amount tax credit, GST/HST New Housing Rebate
- Factor in ongoing costs: property tax, insurance, utilities, condo fees, maintenance reserve
Define what you want and find your REALTOR®
- Location priorities: neighbourhoods, commute, schools, family
- Size needs: bedrooms, bathrooms, office, storage, garage
- Ownership type: freehold, condominium, leasehold, semi-detached, row house
- New build or resale
- 5 to 10 year outlook
- Find a REALTOR® you trust to guide you through the rest of the process. This is where Rory and Bev come in.
Build your team
- Mortgage broker or lender
- REALTOR®
- Real estate lawyer
- Home inspector
- Insurance broker
- Appraiser (if your lender requires)
When viewing homes
- Visit the neighbourhood at different times of day
- Note age and condition of major systems: furnace, roof, windows, hot water tank, electrical
- Look for obvious issues: water damage, foundation cracks, moisture signs
- Check commute times and school zones
- Review energy ratings, utility costs, recent major repairs
Making the offer
- Offer includes: purchase price, deposit, closing date, inclusions, conditions, expiry
- Set your conditions: financing, home inspection, sale of existing home (if applicable)
- Alberta closing typically runs 30 to 60 days for resale homes
- Your REALTOR® and lawyer prepare and review all documents
After your offer is accepted
- Book professional home inspection within your conditional period
- Submit final mortgage documents to your lender
- Your lawyer reviews the RPR and Compliance
- Arrange home insurance effective your possession date
- Schedule utility transfers
- Plan your move
Closing day
- Your lawyer handles the legal transfer
- Funds move from your lender to the seller via the lawyer
- We pick up the keys when authorized and meet you at the property
- Welcome home
08 / FAQ
Questions buyers actually ask.
No, but not using one usually costs you. The seller pays the commission in nearly every case. You get a professional negotiator, market expert, and contract specialist on your side at no direct cost.
Most buyers close within 30 to 60 days of writing an accepted offer. From first consultation to possession day, expect 2 to 6 months depending on your timeline and how ready you are.
Most lenders want at least 600, ideally 680 or higher. Your broker will tell you exactly what you qualify for. Credit score isn't everything: income stability and debt ratios matter as much or more.
This is the million dollar question, and it's different in everyone's case. You may want to see if your lender can qualify you for both mortgages at once, which gives you flexibility. In a market with reasonable inventory, "subject to sale" offers are more accepted than they were a few years ago, but they are still weaker than a clean offer. We'll help you strategize based on your specific situation.
Depends entirely on the home, the pricing strategy, and current demand. Some homes sell over asking in multiple offers. Others sit and sellers take 5 to 10% off. We price every offer based on real comparables, not guesswork.
Common and workable. We do most of the early work remotely: virtual tours, detailed video walkthroughs, and a trusted network of inspectors and lawyers to coordinate with.
Spring (March to June) has the most selection and the most competition. Fall and winter have less selection but often better deals, less urgency, and more motivated sellers. Both work. Pick the timing that works for your life, not the market.
Ready to make your move?
No commitment, no pitch, no pressure. Just a chance to ask questions, get real answers, and figure out if we're a fit.
Call or text Rory or Bev 780-445-8267
Inventory has climbed compared to 2024 levels, which means more selection and more negotiating leverage for buyers than we saw through much of the past few years.
Detached homes continue to lead price growth. Condos are softer. Semi-detached and townhomes are stable with modest gains. Edmonton remains well-priced compared to Toronto, Vancouver, and Ottawa, which is a big part of why people keep moving here.
Want current numbers for your neighbourhood? Send us a note.