September 2019 Edmonton Real Estate Market Statistics

September 2019 Edmonton Realtor Market Reports


Autumn is here, and we are diving straight into the last quarter of the year! Here are this months market updates for areas and communities under the REALTORS Association of Edmonton. According to their latest media release, MLS® sales are up year-over-year, while the market remains stable in our city.


Total residential unit sales in the Edmonton Census Metropolitan Area real estate market for the month of September 2019 increased 5.72% compared to September 2018. The number of new residential listings is also up, growing 1.67% from September 2018. Overall inventory in our capital fell 9.72% from September of last year.


Single-family house unit sales are down 2.91%, unit sales of duplexes are up 7.52%, and condo unit sales jumped 26.78% from the same period of time last year.


All residential average prices are down slightly at $351,526, a 6.06% decrease from September 2018, and are down 4.30% from August 2019. Single-family homes sold for an average of $420,406, a 2.16% year-over-year decrease from September 2018, and a 3.27% decrease from August 2019. Condominiums sold for an average of $217,665, a 9.82% drop year-over-year, and a decrease of 7.17% from the previous month. Duplex prices are virtually unchanged from last year at $343,230, which was a 3.17% increase from the previous month.

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Home > Home Buyers > Are You a Real Estate Looker

Are your home shopping expectations realistic?

There is no such thing as a perfect house. If you are pre-qualified and have been looking for a home for a long time, there will be one of four reasons you haven't found your dream home.


Edmonton Home Buyers Image



You can't afford the homes you like.


Either stop looking until you save enough money to purchase your dream home or be realistic what you can afford. Your first home does not to be the forever home. Purchasing your first property is the first step to getting your dream home by building equity. However if you have found a few homes, which would only need a few touch-ups like a new kitchen, talk with your mortgage broker to see if it is possible to add a renovation loan into your mortgage.


Chosen the wrong real estate agent to help you.


The majority of Real Estate Agents in Edmonton and the surrounding area have access to the same MLS Data, but if there hasn't been anything which has caught your attention, you can either fire your agent and find one who will work harder for you, which may include knocking on doors in a specific area or making community phone calls to find you a suitable property. Or maybe you are just too picky.


No motivation.


There are many people who prefer to rent. Every month, they pay for someone else's mortgage, helping the homeowner build equity. Or you have signed a long lease and are not in a position to buy. Or you may have a reason for not purchasing yet. If this is the case, stop looking until you are really ready. Every time you view a home, the seller must vacate the premises which means more cleaning and making arrangement to remove children and pets.


You are TOO cheap.


What the asking price of a home is, is irrelevant to the purchase price. For example: if two identical homes are listed at $400,000 and the other at $375,000 and you are still "Low Balling" the less expensive one, you will never get a good price. A good real estate agent will complete a buyers CMA for you, which will indicate a fair value market price and if it is below, you've already made money.


BEST REAL ESTATE TIP: No matter what type of market we are in, the longer you postpone your purchase, the more money you will lose. Eventually, house prices will go back up in Edmonton, but so will interest rates!

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Home > Home Buyers > How REALTORS® help Edmonton home buyers

How real estate agents help Edmonton home buyers

There are several reasons why buyers prefer to work with real estate agents when buying a home, even when a buyer has sold their existing home via "For Sale by Owner". The few of these reasons include knowledge of the ever-changing markets, expertise in both negotiations and communities, experience and exclusive real estate tools.


How Realtors help when buying Edmonton Homes Image


A large portion of Canadian Real Estate Agents has earned their ABR (Accredited Buyers Representation) designation, which means, these REALTORS® have completed the education needed to service buyers with a higher standard. REALTORS® who are representing buyers expect to get paid for their services at some point in time. It is usually within a few weeks of the buyer taking possession of their new home. In the province of Alberta and to ensure real estate agents' are compensated for their services, a mandated agreement by RECA (Real Estate Council of Alberta) will need to be signed. It explains how much, the term of the agreement, what services will be provided and other relevant information.


If you have questions - ASK. Never sign anything you do not fully understand. Real Estate Agents deal with forms on a daily basis, and most of us can explain listing and purchase agreements without even looking at them. A good REALTOR® should have gone through each agreement and address questions or concerns you may have had. Near the bottom of both the Buyers Agreement and Sellers Agreement, there is an acknowledgement clause prior to signature placement. In an Exclusive Buyer Representative Agreement, it states...


  • 14.1 You acknowledge that:
  • (a) you have read this agreement.
  • (b) you have received and read the Guide.
  • (c) this agreement creates a sole agency relationship with us, as the Guide describes.
  • (d) you had the opportunity to get independent advice from a lawyer before signing this agreement.
  • (e) this agreement accurately sets out what we and you agree to.

Which means you can obtain legal prior to signing or you may want to take the agreement home to read over more thoroughly. These agreements are not rocket science, but knowing what you are signing is important.


  • REAL ESTATE TIP#1: "The Guide" is referring to the Consumer Relation Guide which explains how the professional relationship including fiduciary duties and the real estate agency will interact with each other.
  • REAL ESTATE TIP#2: Buyers Real Estate Agents, normally do not charge an extra fee above what is offered by a seller, unless otherwise agreed in writing.

Have a real estate question? We are here to help. Contact us anytime

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Home > Real Estate Tips for Sellers > Seller Realtor Interview Questions

Top 5 Interview Questions to Ask Edmonton Realtors when Selling

With so many types of residential real estate, Edmonton agents are beginning to specialize in a wide range of residential fields. Over the last decade, there have been ample changes in the real estate business and specializing has become the norm. These fields can range from buyer agency, infills and new builds, relocation, luxury homes, seniors, military, condominiums, foreclosures, etc. There are over 3500 real estate agents licensed with the Edmonton Real Estate Board, most actively practising, allowing homeowners several choices finding a Realtor who can properly target market their property. Below are the top 5 questions to ask any Edmonton Real Estate Agent.


Great Edmonton Realtor Questions Image




How long have you been in the business?


You may have found an agent online, because they are extremely tech-savvy, but may lack experience. An "old-time" REALTOR® may have several years of experience but lack the marketing knowledge they need to expose your property to qualified buyers. A long time in the real estate business is always a benefit because it creates the experience. Agents who have been in the real estate business for a few decades have experience in both good and bad markets and will know how to adjust. These real estate agents usually have larger databases, are the most creative and think outside the box.


Do you have another part-time job?


Listen carefully to the answer. REALTORS® who are not full time, may not be as motivated to get your home sold. Real Estate is an expensive business with company fees, licences, photographers, graphic designers, vehicle maintenance, office tools, conveyancing fees, signage, desk fees, websites, internet syndication systems, etc. and if an agent needs another part-time job to survive - that agent may not care whether your home sells or not. Every REALTOR® must be full-time to join our REMAX team to ensure our client's top-notch service.


How do you prefer to communicate and how often?


This is a two-way question. As licensed real estate agents in the province of Alberta, we are obligated to work in our clients best interest. Which means, if you prefer to be notified of showings via phone calls, emails or text messages, your agent will need to know this. Some agents will only send you a text and assume you received it. Ask how and how often you will be notified of feedback from other agents who have shown your home. Ask how they plan to stay in touch with you. You do not want an agent to list your home and you don't hear from them until either you receive an offer or your home is about to expire. Select an agent who communicates well to eliminate confusion.


Do you do Open Houses?


Not all real estate agents do open houses. If you live in an apartment condominium, it may also not be allowed. - Check your bylaws! Some REALTORS® love doing open houses because it gives them the opportunity to pick up more buyers and sellers. Some agents prefer not to due to the fact they are responsible for every person entering your home during the time allocated.


Other Questions you may also want to ask include


  • Education. Ask about degrees and certifications.
  • How many transactions have you been involved with in your entire career?
  • How many transactions have you handled year-to-date?
  • Have you ever been subject to disciplinary action?
  • Are you a listing agent or a buyer's agent?
  • What price range do you generally work in?
  • Do you have a network of other productive agents which you work with?
  • What would you say are your strongest attributes as an agent?

If you have a selling question, feel free to ask. We are here to help.

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Strathcona Edmonton Open House

Saturday, September 21, 3:00 - 5:00 pm

MLS® #E4170021



Unique townhouse style condo in Strathcona! This trendy home is move-in ready; the main floor has an open dining room and kitchen offering plenty of cabinets, beautiful granite countertops and stainless steel appliances. Upstairs the bright living room offers access to a balcony. Continue to the third level with your fabulous master bedroom with a 4 piece ensuite and access to a balcony. Great features throughout such as air conditioning, gas fireplace, a bathroom on each level, hardwood floors and heated, secured underground parking. Situated a short walk to the Mill Creek Ravine with great trails, Whyte Ave with wonderful shops and restaurants plus easy access to public transportation; just a short drive to Downtown. This is a must-see!


Did you miss this Strathcona open house? View more Strathcona homes.


Thinking of selling you Strathcona Edmonton Home? Click here for a FREE in-home evaluation

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I have listed a new property at 116 2045 Grantham CRT in Edmonton.
An ideal location, less than five minutes from all shopping amenities & community lake, perfect for morning jogs/evening strolls. Over 1000 sqft, this 2 bedroom, 2 bath condo offers upper-scale living enjoyment throughout our seasons. In the summer, enjoy relaxing on the private shaded patio and for those extra warm days, there are two A/C units to keep you cool. In winter, cuddle up to your gas fireplace and enjoy the scenic view, meet friends in the social lounge, play a game of pool, or head down to the hobby room and fitness studio. The kitchen has espresso cabinets, granite counters, stainless steel appliances, reverse osmosis water system and large island. This unit also includes underground parking, alarm system, cat5 wiring, ample storage in laundry room, and hardwood throughout. This building has a car wash bay, high-quality soundproofing, state-of-the-art video camera security and recorded surveillance. The hallways are pressurized and also have A/C. Welcome to VIP Californian Parkland!
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Home > Real Estate Tips for Sellers > Stigmatized Properties

Did your Home Get Stigmatized?

In real estate, a stigmatized property is a property which buyers may shun for various reasons other than its physical condition or features. These reasons can include the death of someone who was occupying the home to a murder which has taken place inside the property. Some buyers believe the house may now be haunted.

When a death occurs inside a home, it may not always be disclosed to a buyer. Although when there has been a murder, it is usually public information and can be found on the net. According to the Real Estate Council of Alberta, a murder on the property does not need to be disclosed.

Many jurisdictions recognize several forms of stigmatized property and have passed resolutions or statutes to deal with them. One issue that separates them is disclosure. Depending on the jurisdiction of the house, the seller may not be required to disclose the full facts.

When a home is considered a stigmatized property, the selling value may be decreased to attract more buyers. These houses are priced accordingly and purchasing one for a lesser real estate cost, financially benefit the buyers.

Types of stigma may include houses formally used in a crime, such as a drug house or brothel. Foreclosures where debt collectors are unaware that a debtor has moved out of a residence and may continue their pursuit at the same location

The wrong starting price can also stigmatize a property when selling your Edmonton home. When a residential dwelling sits on the market for long periods of time, buyers assume there is something wrong with it. Learn how to price your Edmonton home properly from the start. Contact us today to receive a free in-home pricing evaluation.
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August 2019 Edmonton Real Estate Market Statistics

August 2019 Edmonton Realtor Market Reports


Ready to dive into the Fall season? Here are this months market updates for areas and communities under the REALTORS Association of Edmonton!


As noted in their latest market update, total residential unit sales in the Edmonton Census Metropolitan Area real estate market for the month of August 2019 dropped 6.38% compared to August 2018. The number of new residential listings is also down, dropping 4.73% from August 2018, and overall inventory in our municipality fell 12.21% from August of last year.


All residential average prices remained stable at $367,339, similar to August 2018, and are virtually unchanged from July 2019. Houses sold for an average of $434,634, a 2.24% year-over-year increase from August 2018, and a 1.14% increase from July 2019. Condominiums sold for an average of $234,480, a 5.16% drop year-over-year, but an increase of 5.19% from the previous month. Duplexes are up 7.00% from last year to $354,455, which was a 6.34% increase from the previous month.

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Home > Home Buyers  > How to write an offer to purchase

How to Write a Real Estate Offer the Right Way!

As a buyer, when writing an offer on a property, you want to be able to pay the least possible amount for your

home. Sometimes buyers will offer 5-10% off of an asking price for no reason other than they were told to by a "friend" This is so silly! You may want to offer more, you may want to offer less. The only way to make a reasonable offer is to do your homework.


REAL ESTATE TIP #1 - What the seller paid for their home is irrelevant.

REAL ESTATE TIP #2 - What the seller is asking for their home is also irrelevant.


How to Write the Right Offer on an Edmonton Home Image


Knowing why a seller is selling is always helpful when you make an offer, but this information is protected by the sellers real estate unless it is allowed in writing to be disclosed. However knowing the reason for selling is still irrelevant on the true market value of the home, as is the asking price. There are several things to take into consideration, prior to making an offer on any home.


Market Conditions: 


Is it a buyers market or a seller's market? Knowing what type of real estate market you are in will help you choose an initial offer price. Completing a community Absorption Rate is the easiest way to know.


Possession Date: 


Edmonton Real Estate Agents have access to this information and as a rule of thumb, the quicker, the possession date, the more motivated the seller is. Most homeowners in Edmonton have a 30-day negotiable possession date. If a longer possession date or a set date is asked for, this is an indication which the seller needs a specific date and can be more important than price. Keep in mind, if the property is tenant occupied, tenants do have a 90-day tenant-right. Normally, homeowners with tenant occupied properties or vacant property are more motivated.


History:


Your REALTOR® will know the history of this home. How long the sellers have owned the property, how long they have been trying to sell it and if there have been any price adjustments. Your real estate agent is also required to pull the title of the property which will indicate any recent financial debts including the current mortgage to ensure there will be enough funds to close on possession date.


Condition and Size:


Size is a factor of price more in places like China than Edmonton. The value of a home is in the condition. You may want to go back into the home to take a better look at the overall condition. Is the flooring laminate or hardwood? Are the faucets Walmart or Moen? Has the yard been meticulously maintained properly or neglected? Will you be replacing any fixtures, chattels, windows, shingles in the near future? Look at the property through the eyes of your experienced real estate agent. They will notice things you don't.


Complete a Buyers CMA: 


Examine all recent comparable sales. Only use recent properties that are similar in configuration, age, and location to the home you want to buy. Your REALTOR® can complete a buyer's comparative market analysis (CMA) for you.


REAL ESTATE TIP #3 -If the property has been staged, don't be fooled by how pretty it looks. Staging a home does not increase property values.


Read more about purchasing a home in Edmonton with our simple 5 step process

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Home > Edmonton Communities > Best Place to Live for Dog Owners

Communities for Edmonton Dog Lovers

Edmonton has over 40 dog park and off-leash areas where your best friend can run and play without having you on the other end of the leash. You too can get physical and emotional benefits from exercise and by socializing with other dog owners.


Edmonton Communities with Dog Parks Image


My top 3 places to live for Edmonton dog owners are near


Buena Vista - Great Meadow: A large off-leash dog park near the valley zoo, north of Laurier Park and south of Melton Ravine in the Glenora area. The Buena Vista Dog Park features an open off-leash area, access to the river valley for those dogs who love to swim, park benches, ample parking and river valley trails with maps for walking and cycling. Note* No smoking or vaping tobacco or cannabis in this park.


Hermitage Point South located between 129 Avenue and 137 Avenue, 22 Street and the River Valley in northeast Edmonton. It features plenty of natural walking trails, picnic sites, Ambassador, portable toilets, seasonal summer fishing and a large off-leash dog area. Our Edmonton Ambassadors at the Hermitage Park Dog Park help improve the quality of our off-leash areas, and enhance the user experience for human and canine visitors by encouraging positive interactions, and creating a culture of community at the park. Homes near the Hermitage Point South Dog Park are very reasonably priced. 


Terwillegar Dog Park in southwest Edmonton accessible via Rabbit Hill in the Riverbend District. Although the Terwillegar Dog Park is a multi-use area, it is most popular for pet lovers with larger canines. This park also has a 262-metre-long footbridge that links the park to Oleskiw River Valley Park on the north side of the river, perfect for long strolls with your best friend.


For other dog parks near you, visit Edmonton's off-leash dog parks

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Home > Home Ownership > Creating Feng Shui

Bring in the "Chi" into your Edmonton Home

Creating a calming ambience in your home is essential when selling. Buyers want to feel at welcomed the moment they step into your home. Below are a few ways to create a welcoming atmosphere.


Home Ownership Image


Declutter, Clean and Organize Everything


Rule of thumb: If you do not plan on using it in the next three months, pack it away or store it. 
Clutter reduces the opportunity for feng shui to shine throughout your the entire home. Clear clutter from all rooms, closets, cupboards and drawers.


Clean windows are crucial for good feng shui to flow as they symbolize your eyes to the world and allow light and energy to enter your home. Fix any squeaky doors or floors to create positive energy in each room. Open windows to create a fresh room filled with oxygen. Do not use strong air fresheners.


Provide a Strong Feng Shui Front Entrance


Your home primary gets its flow of chi energy through the front door so it is important to ensure the chi energy is strong and well maintained. "Wow" your guests as they enter your home. Create a welcoming entrance within eyesight of your front entrance with beautiful furniture, decor and colour. Maintain the quality of your entrance, keeping it clutter-free and sparkling. Add a fresh coat of paint to the front door if needed, and remove old mats. Add a water fountain or a healthy-looking plant to your entrance (even if it is fake).


Create a Comfy Living Room


Your living room should feel large, inviting and comfortable. Avoid using furniture in the middle of the room and place your couches and love seats along a solid wall creating a feeling of more space. Add accent colour by using small throw pillows. You can also increase energy for activating natural elements by adding plants, flowing water, wood decor and a fireplace throughout the room.


Build Boundaries in the Bedroom


Remove televisions, computers or exercise equipment as these things bring the energy of work and stress into a room that is meant for relaxation and romance. Having enough room for a bedside table on each side is important, as well as avoiding having your bed in line with the door.


Feng Shui Your Bathroom


Water attracts an abundance of wealth in feng shui and lots of water escapes the home through toilets, sinks and showers. Make sure you keep the toilet seat down and the bathroom door shut to keep positive energy from escaping.


Keep the Kitchen Happy


The heart of the home is the kitchen and in a perfect Feng Shui home would be located in the centre of the dwelling. This is an important part of your home to attract health and prosperity. Add a bowl of fresh fruit, flowers or plants bring uplifting life and energy into this important area. Don't forget to keep counters clutter-free!

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Home > Edmonton Communities > Luxury Communities

What classifies an Edmonton home as luxury?

Luxury home prices vary from city to province to state to country. What classifies a home in the luxury market consists of a few variables. Luxury homes are no longer based on price alone. To classify property into the luxury home category, it mush have desired indulgences. A home can be considered "a luxury property" when it offers these features:


Edmonton Luxury Homes Image


  • A grand foyer with soaring ceilings to greet your guests.
  • Adequate nanny/guest living quarters which are private and away from the main living area.
  • Personal conveniences and amenities such as pools, in-home gyms, Imax movie theatres, arcade rooms, wine cellars, decontamination showers, backyard tennis courts, solarium, and game rooms. There are several homes in Edmonton with personal amenities which can be found in Cameron Heights and Glenora.
  • State of the art kitchens. With duel ovens, smart refrigerators to keep track of your food items, wine storage, ample counter space, built-in computer screens.
  • Technology. Homes controlled with voice activation or the touch of a bottom from anywhere in the world are now one of the must-haves with elite buyers.
  • Privacy. Many elite home buyers require privacy, especially media icons who get accosted by paparazzi.
  • A prime location. A view is one of the things that make homes fall into the luxury category no matter where you live. It can be an unobstructed view of a mountain, beachfront, or overlooking the sparkling lights of the city. Beachfront properties in Edmonton can be found in Summerside.
  • Premier quality, reputable builders and renowned architect. The construction materials, lighting, finishes, appliances, and design all must be a cut above what's considered standard. Dominate renowned Edmonton communities include Griesbach and Windermere.

A luxury home can mean different things to different people. Bottom line, a luxury home is where you can relax and retreat from the rest of the world, enjoying a dwelling which fits your lifestyle.

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July 2019 Edmonton Real Estate Market Statistics

July 2019 Edmonton Realtor Market Reports


It is time for our monthly updates again, and it looks like the Real Estate Association of Edmonton is going into the third quarter of the year on a positive note. Here are this months market updates for areas and communities under the REALTORS Association of Edmonton.


As noted in their latest market update, July residential unit sales are up 11.49% year over year. While sales rose, the number of new residential listings dropped 10.01% from July 2018, and overall inventory in our city dropped 13.58% from July of last year.


All residential average prices decreased to $366,344, a drop of 1.70% from July 2018, and are virtually unchanged from June 2019. Single-family houses sold for an average of $429,717, a 1.91% year-over-year drop from July 2018, but a 1.37% increase from June 2019. Condominiums sold for an average of $222,911, a 10.3% drop year-over-year, and a decrease of 6.59% from the previous month. Duplexes dropped 2.80% from last year to $333,317, which was a 1.63% decrease from the previous month.

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Home > Edmonton Communities > 2019 New Edmonton Communities

Looking for new homes in southwest Edmonton?

New homes now selling in Riverview, Uplands and Stillwater are now selling.


New Edmonton Homes for Sale Image



Riverview located at the outer ridges of southwest Edmonton is now building. Similar to the rural West Big Lake district, the Riverview community is nestled away from the big city, south of the Grange and features an urban lifestyle, lined with trees along the Wedgewood Creek ravines. This up and coming community will be filled with the amenities of a modern city including playgrounds, parks, recreation and walking trails integrated with new and modern homes, a variety of restaurants, shops and services.


House prices in Riverview will range from starter home prices to the multi-millions. Also known as River's Edge - the Riverview Area offers some of the cities best country residential homes. The Edgemont community features houses and attached dwellings built in 2016 and later. Residential construction of Uplands and Stillwater is already underway and will be the hottest new home district in Edmonton in 2019 & 2020. View currently listed Riverview homes for sale.

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Home >  Real Estate Q and A > What does a REALTOR® do?

What does your Edmonton Real Estate Agent Really Do?

In the life of a real estate agent, there is much more than showing homes, meeting with potential buyers and sellers and receiving a commission. There is plenty that happens behind the scenes. Being a REALTOR® is extremely time-consuming.


If you have ever tried to buy or sell a house on your own, you may have an idea of how hard real estate agents work. Imagine if you were selling more than one house at a time. A good Edmonton real estate agent will make the process of buying or selling a home flow smoothly, leaving the impression that their job is fairly simple. The fact is, this is not at all what really happens. If you have spent social time with a REALTOR®, you may understand how difficult their job actually is.


Selling Edmonton Realtors Image



There are definitely REALTORS® out there who cut corners, do not take care of their clients well, and they should not define or be in our industry. The real estate industry is also loaded with competent professionals with whom I am proud to work with.


Below is a list of common activities REALTORS® perform on a daily basis:


Schedule Property Showings


Scheduling showings require contacting the listing agent who will inform their seller they have a showing in order for the seller to vacate the premises prior to the availability of the buyer and the buyers real estate agent. It also gives the showing agent an opportunity to find out any relevant information related to the property. All showings must be time blocked which most agents have down to an art form, so we are not early or running behind with our buyers.


Schedule and Prep For Listing Appointments


Once a listing appoint has been scheduled, REALTORS® work behind the scene gathering all pertinent information about the property including the property history, information about the community, current real estate statistics, establish the absorption rate, acquire the title of the property which will show applicable encumbrances such as easements, liens, or covenants, and confirm the registered owners, and comprise a comparative market analysis. The agent will pre-fill paperwork, double-checking everything is correct in order to save time while on the listing appointment. The agent will gather all necessary real estates tools such as yard signs, the CMA and key boxes.


Property Inspections


A REALTOR® usually attends the property inspections with or in place of the agents' buyer, unless agreed upon by the seller. A property inspection normally takes a few hours. In the event there are any concerns with the inspection, it can take several hours to days to come to an agreement which both the buyer and the seller are comfortable with prior to removing and contingencies are conditions.


Delivery of Deposits


Once an offer has been agreed upon, time is crucial in the deliverance of the deposit. A late deposit can result in the agreement becoming voided and the buyer losing their dream home.


Negotiations


REALTORS® are held by a high code of conduct and ethics and no matter how much you may disagree with the opposing REALTORS®, negotiations must be dealt with in a professional manner while working in the best interest of the client. There is much more to offer and counter-offer negotiations than just the price of a property. Negotiations also include terms, possession, conditions and sometimes contingencies. Parties involved in the negotiations can also include lawyers, mom and dad, someone with power of attorney on behalf of a client or the "handyman special" uncle.


Paperwork


REALTORS® have trail and trails of paperwork. Each change on an agreement, amendment or addendum must be documented and kept for at least six years. Agents must ensure everyone involved in the transaction has a copy of each document change including the buyer, the seller, both real estate agents, the financial institution, both real estate offices, both lawyers representing the buyer and seller.


Follow-Ups & Inquiries


A good real estate agent will follow up email, texts and missed calls within a timely manner. REALTORS® can easily receive dozens of emails every day and it is so important not to get sidetracked with the unnecessary emails which can gobble up an agents valuable time.


Scheduled Closings


Closings require toe follow-ups with lawyers to ensure they have all the necessary documents including any recent amendments, walk-through with builders and buyers prior to the closing date and making arrangements for keys once the title has been transferred. And of course,e re-arranging the real estate agents schedule to accommodate the meeting time with the buyer.


Other Related Services


Meet up with other real estate affiliates which help listed properties sell such as a professional photographer, mandatory measuring company employees, home stagers, putting up signage, open houses, or helping a client get their property ready to be shown. Other meetings may including attending financial institutions with a client if needed, property inspections, verify completion of repairs, and other closing related meetings.


Property Showings


After scheduling showings, a real estate agent needs to accommodate the time set aside to show their buyer the homes without them feeling rushed. This may be one or two properties or may consist of a complete day or a few days such as a house hunting trip - HHT.


Attend Listing Appointments


A professional REALTORS® attends all listing appointments as though it is a job interview because that is exactly what it is. The seller is interviewing the real estate agent and the agent is interviewing the seller. Prior to the listing appointment, an agent should be prepared for any questions or concerns a seller may have as well as have all necessary tools needed, should a seller be in a position to list the property. Each listing appointments should take an hour or two - sometimes more depending on how much information is presented to the seller or how many concerns they may have.


Keeping Clients Updated


This can include and newly listed homes which may be a hot commodity and must be shown immediately to sitting down at the computer for a few hours to perform a new market analysis and research back office syndication sites to forward to clients.


More phone calls


On any given day, a good real estate agent will be on the phone to other agents looking for property specific feedback on their listings, updating clients, addressing any on-going concerns, dealing with offers, mortgage brokers, real property report companies, condominium management companies, dispute low property appraisals and other real estate activities.


Maintain Required Continuing Education


Yes. Edmonton real estate agents are still required to maintain and continue education which is mandated by the real estate council of Alberta. The cost of maintaining a real estate licence and updating an agents education criteria is the responsibility of each REALTOR® and not the real estate brokerage.


Marketing and Property Syndication


If you are lucky enough to find a real estate agent in Edmonton who is an e-pro and is familiar with search engine optimization, they will spend several hours syndicating your home through various search engines and websites to ensure your property reaches the first page of google.


Attend Real Estate Conferences


There are dozens of real estate conferences annually and attending these help your REALTOR® stay up to date on the latest technology, real estate systems, and tools to help them with time management and gaining an advantage over their peers.


Maintain Active Social Media Profiles


Although social media and blogging play a key factor in the life of a real estate agent, if the only thing you see on an agents site is personal posts - you might wonder if they are actively doing any real estate. Many agents will hire this out to maintain an internet presence.


Networking with Edmonton Home Builders


There are several different home builders in Edmonton and this is a great way for real estate agents to keep up-to-date with home demand trends, especially in our current real estate market. Recently many of Edmonton home builders have implemented garden suites which offer new home buyers a great way to pay off their mortgage quicker.


Stay in Touch with Past Clients


If your REALTOR® stays in touch with you on a regular basis, you have a great real estate agent. With so many things to do, it is hard to find time to stay in touch with all of our clients!


Several people take education and start a career in real estate under the assumption that it is easy money. In reality, real estate agents are in a brutal time consuming, competitive business. The net commissions are not enough to keep people in the business, in fact, most people get out of real estate because they cannot afford to be in it. REALTORS® who survive to do so because they have a passion for the real estate business, and enjoy helping people make their real estate dreams a reality. It’s a great business to be in, but it’s NOT EASY!

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Home > Edmonton Communities > Riverbend Edmonton

Riverbend Edmonton - An Extraordinary Place to Live

Riverbend is one of the best places to live in southwest Edmonton surrounded by mother nature. It is divided into two parts - Old Riverbend on the west and new Riverbend on the east. Riverbend is located off of Terwillegar drive a few minutes from the University of Alberta.


House prices in Riverbend Edmonton range from move-up to luxurious home prices. Old Riverbend is located on the west side of Terwillegar Drive and includes the communities of Brander Gardens, Brookside, Ramsay Heights, and Rhatigan Ridge.



The newer part of Riverbend is located on the west side of Terwillegar Drive, bounded by Whitemud Creek Ravine and 23 Avenue NW offering homeowners here breathtaking and beautiful scenery year-round. This part of Riverbend includes the communities of Bulyea Heights, Carter Crest, Falconer Heights, Henderson Estates, and Ogilvie Ridge.


Bulyea Heights offers more walking trails than any other Riverbend community and with the presence of the Whitemud Creek Ravine, which runs the eastern length of Bulyea Heights, is the most striking community. Almost every house in Bulyea Heights is owner-occupied with several of these homes touching the edges of the ravines with more walking trails, natural paths for hiking and run-off streams from the North Saskatchewan River. Bulyea Heights was named after George Hedley Vicars Bulyea, the first Lieutenant-Governor of Alberta.


Carter Crest is a smaller upper-class Riverbend community features a combination of single-detached housing, construction prior to 1990s. There are only a few roads in this community which swirl and curve to limit the negative effects of traffic, maximize land space and allows its homeowners bigger lots. Carter Crest is within walking distance to the Terwillegar Recreation Center and is named after Robert I. Carter, a Canadian government agent who advised Americans on their immigration prospects in Canada.


Falconer Heights is one of the few Riverbend communities which offer several amenities including a medical centre, a library, fast food restaurants, banks, and more located in Riverbend Square. This portion of Riverbend is popular with the ageing community and features a fantastic retirement community. There is no school site located within Falconer Heights, but there is a large future school/park site adjacent to Henderson Estates. It was named after James F. Falconer, who was involved in the formation of the Edmonton Names Advisory Committee in the mid-1950s.


The Henderson Estates is nestled between Old Riverbend and Haddow in Terwillegar Heights bounded by the River Valley which runs the length of the community, providing homeowners with excellent access to our greatest natural asset. Due to the natural beauty and breath-taking views, many of these Henderson Estates properties will run into the multi-million dollar price range. Henderson Estates is named after Thomas Henderson, a homesteader in the Riverbend area in the late 19th century who imported Italian honey bees to his farm.


When originally built, Ogilvie Ridge was to be a private, elite, gated community until the city decided, Edmonton against any gated communities. It is bordered by Bulyea Heights, Whitemud Creek ravine, and west by the Rabbit Hill. Ogilvie Ridge features a natural topography with an integration of the North Saskatchewan River Valley ravine system defining this community. Ogilvie Ridge was named after James H. Ogilvie, a politician, a lawyer, and a veteran of World War I.


View Riverbend Edmonton homes for sale

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Home > Edmonton Communities > Old Riverbend Edmonton

Old Riverbend Edmonton - A Favorite Place to Live

Riverbend is one of the best places to live in Edmonton. It is divided into two parts - East and west of Terwillegar Drive. House prices range from move-up to luxurious home prices. Unlike any other district in the city, Riverbend offers it's homeowners plenty of mother natures natural scenic beauty with community walking paths and river valley access all within walking distance. Old Riverbend is well known for the popular footbridge which runs across the river to Edmonton West via walking paths.


Riverbend consists of nine communities. The new part of Riverbend is located on the east side of Terwillegar Drive and includes the communities of Bulyea Heights, Carter Crest, Falconer Heights, Henderson Estates, and Ogilvie Ridge.

Living in Old Riverbend

Old Riverbend is located on the west side of Terwillegar Drive, bounded by Rabbit Hill. North Saskatchewan River and includes Brander GardensBrooksideRamsay Heights, and Rhatigan Ridge.



Rhatigan Ridge was first subdivided in 1980 with various house styles from large luxury homes on spacious lots, especially near the edges of the river valley to a range of more modest executive-style houses. Rhatigan Ridge encompasses the Riverbend community league beside St. Mary Catholic School and features a high point of land with panoramic views south of Riverbend Road. Rhatigan Ridge was named after of Thomas Rhatigan, a farmer who was famous for the quality of his wheat and oats and was proclaimed World Oat King at the Royal Winter Fair three times.


Brander Gardens offers more deserve homeownership with plenty of townhouse and apartment condominiums to choose from. When originally built, the majority of these condos were focused on the upper-class and elite. Located in the western portion of Brander Gardens are some of Edmonton's most magnificent properties, originally called Glamorgan. Homeowners here are treated with the proximity to the Fort Edmonton Walking trails and Footbridge which crosses to the Wolf Willow Ravine. Brander Gardens was named in honour of George Brander, who established a peony garden in the Bonnie Doon until the 1940s.


Brookside, nestled away from the rest of Riverbend bounded by Whitemud Creek Ravine North with scenic views of our Downtown. Most houses in Brookside are executive style homes constructed in the 1970s with above average-sized lots and mature landscaping. Brookside homeowners enjoy the natural woodland habitat, skiing at the Snow Valley Ski Club and Rainbow Valley Park, access to river valley park trails, and other recreational facilities.


Ramsay Heights is Riverbend's oldest community located in a prime real estate location and features a mix of housing equally split between single-family houses and condominiums. Ramsay Heights offers a high elevation vantage point with panoramic views of Edmonton. A large portion of the detached houses in Ramsay Heights runs along the river Valley on 154 Street and Whitemud Road. There are also a few luxury houses located in the original Glamorgan subdivision adjacent to the river valley. Ramsay Heights was named for Walter Ramsay, a principal at McKay Avenue and Queen Avenue School, then became the cities first commercial florist.


View more homes for sale in the Riverbend Edmonton District.

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June 2019 Edmonton Real Estate Market Statistics

June 2019 Edmonton Realtor Market Reports


Summer’s here, and so are this month’s market updates for areas and communities under the REALTORS Association of Edmonton. As noted in their latest market update, year over year unit sales remain steady, while average selling prices have seen a decrease.


Total residential unit sales in the Edmonton Census Metropolitan Area real estate market for the month of June 2019 rose 0.56% compared to June 2018. While sales were reasonably similar, the number of new residential listings dropped 18.03% from June 2018, and overall inventory in our capital city dropped 11.68% from June of last year.


Single-family house unit sales increased by 1.46%, while condo unit sales dropped 4.34%, and unit sales of duplexes were unchanged from the same period of time last year.

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Home > Home Buyers > Questions to ask a Buyers Agent

Questions to Ask a Buyers Real Estate Agent

Below is a great question list for all Edmonton new home buyers. Purchasing a home is one of the largest investments you will make in your lifetime. Choose your REALTOR carefully. Don't be afraid to ask questions.




What type of properties do you mostly sell?


Purchasing a single-family detached house is different than buying a condominium, new builds or luxury properties. It is important that the Edmonton Real Estate Agent you choose has in-depth knowledge of the type of property you are planning on purchasing.


What is your negotiation style and experience in multiple offer situations?


Even in a buyers market, you may be in a multiple offer situation and great negotiating agents have personalized techniques for winning bidding wars. Some agents can be too aggressive and will lose due to their unlikeability, other agents can be too passive. Choose a real estate agent who is creative and on your side.


How many homes did you sell last year?


This is a very important question. The average real estate agent in Edmonton sells about 8 properties a year. Some agents will sell over 100 properties per year. If you want a REALTOR® who will spend time with you, is knowledgeable and experience, choosing a real estate agent who sells 25-50 homes a year is your best bet.


Do you have other professionals you work with on a regular basis?


Again, another very important question. Agents have relationships with other real estate providers and depending on how this question is answered, it will give you an insight on how long they have been in real estate, but more importantly on how they conduct their business.


Are you a full-time real estate agent?


Not all Real Estate Agents are full-time REALTORS®. You don’t want someone doing this part-time or as a hobby. Looking at properties for fun is not the same as having fun when looking at homes. When viewing homes, great Edmonton real estate agents will point out the flaws of each home and they all have them, not commenting on how pretty the bedroom is set up. All REMAX Realtors® are full-time agents.


Do you normally work in my price range?


Most Edmonton real estate agents work a wide range of prices, but if they usually help home buyers purchase million-dollar homes, you might not be a top priority. Similarly, if you want to purchase new build homes and they normally work on older properties, the agent may not have the right connections for Edmonton home builders.


Will I be required to sign a buyers brokerage agreement


If any Edmonton Real Estate Agents answers "No", find another REALTOR®. The Canadian Real Estate of Alberta has mandated to work with all residential buyers under an agreement. There are 2 types of agreements - Exclusive & Non-Exclusive.


Do I have to work with your recommended service providers?


If the agents say “yes”, it’s illegal. Find another REALTOR®. Good real estate agents in Edmonton should have solid recommendations for other service providers, but you should never feel pressured to use their recommendation. A good agent doesn’t do everything on their own. They have a team of other professionals including mortgage brokers, home inspector, contractors, Conveyancers, real estate lawyers, etc.


Can I review all documents before I sign them?


A good real estate agent will take the time to explain the documents and provide you with ample time to review important documents. Never feel pressured into signing. Real Estate Contracts are a binding agreement and it is important you understand them thoroughly prior to signing.


Do you use e-signature or DocuSign?


An e-signature is an electronic signature and gives you an indication of how internet-savvy the real estate agent is. the electronic signature also eliminates the need to print, fax, scan, and ship documents and are time documented. During this conversation, your agent will also mention auto-prospecting, which is a system to keep you updated the moment a new home which meets your criteria arrives on the Edmonton or surrounding area market.


How long have you been a licensed real estate agent?


This question is one that cannot be missed. Experience in the real estate industry is important. The longer a real estate agent has been selling real estate, the more transactions they have likely completed.


Do you attend the inspections?


Again - a very important question. (especially with new homes). When a concern arises during your home inspection, your agent will be there, as a professional working in your best interest, to ask the inspector the right questions to help you make an informed decision about the property.

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Home >  Real Estate Q and A > Holding Productive Open Houses

Let's get those buyers into your home!

When hosting open houses for your home, you will need to do more than a simple advertisement in the local paper, putting it on the Realtor.ca website and put out yard signs. There are several other real estate marketing tools you can use to attract people who may be looking to buy into your home.


Holding Open Houses in Edmonton Image


Take the time to knock on your neighbours' doors and personally invite them. You never know if they have family or friends who may be looking to purchase a home in your community or maybe they want their family to move closer.


  • Become tech-savvy - Put your Open House on as many websites as you can. If possible, search engine optimize all of your website traffic to ensure buyers who are looking online will be able to find your home.
  • Blog it! Add a blog link to all of your traffic including Facebook and ask your friends to share it.
  • Pictures say 1000 words. Make sure every photo you use on the internet is clear, in the right format and has the proper pixels. Do put on photos which are dark, have bad curb appeal, etc.
  • Facebook Ads - Facebook ads are great! Just choose your search criteria, upload your photos, add the dialogue and input your payment. You may want to do this a week in advance. NOT the day before.
  • Sell your community! Add information about your community to your feature sheets. Give the reasons why a buyer would want to live in your area. Do you have a dog park nearby? Community events? Ravine walking trails? Add some more photos.
  • Build a website for your home and add it to your feature sheets for the buyers to look at your home at their convenience. Add as many links as you can. Don't forget to have them open in new windows. You will want to keep them on your page. Add a video: Videos are easy to make and can be uploaded online. Make them fun and entertaining (No more than 2 minutes)
  • Flyer! Drop off flyers with your community. This is also a great way to meet your neighbours, find out more about your area and is great exercise. Ask them to drop in for coffee, the more strangers you have in your home, the safer you will be.
  • Create a sign-in sheet! Have your Open House guests sign in once they arrive. You will be able to follow up with them later to see if there is any interest. It may seem like a lot of work, but holding an Open House in Edmonton takes time to make it effective.

Also, view  "OPEN HOUSE PROTOCOL


" Have fun and good luck with your Open House

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Data is deemed reliable but is not guaranteed accurate by the REALTORS® Association of Edmonton.