Calgary Real Estate Tips for Buyers & Investors (2025)

Calgary Housing Market Update 2025 (Jan 28, 2025) Breaking Market News: Interest rate update coming tomorrow (Jan 29, 2025)! Follow me on Instagram @nasahctus for live updates and market impact analysis. What You Need to Know Right Now:- This week's sales are significantly outpacing last week- Properties are selling at or above asking price- Detached homes are leading market performance- Active/sold ratios are tightening weekly My Market Projection: I project a 0.25% rate drop would create the balanced market the government wants (3% target). Tomorrow's interest rate announcement will be crucial - stay tuned. Why This Matters:1. Deals are closing faster each week2. Premium properties are moving quickly3. Detached homes show strongest performance4. Townhome segment moves at a different pace Market Context:- Trump tariffs could impact building costs- Tech sector growth is influencing our market- Economic uncertainty driving real estate decisions Bottom Line:Early spring market indicators are clear - waiting could mean facing more competition and higher prices. Whether my projected 0.25% adjustment happens or not, the market is moving fast. Get Started Today: 403-808-9705 Related Resources:- MLS Listings Calgary AB- Sold Properties- Foreclosure Opportunities- 5% Down on Luxury Properties Guide Follow for Daily Updates: @nasahctus

First-Time Home Buyer’s Guide to Alberta & Saskatchewan Buying your first home is a big deal—especially in provinces like Alberta and Saskatchewan, where you’ll find a balance of affordability, government programs, and diverse housing options. Below is a step-by-step look at how the home-buying process works and what you need to know to make your first purchase easier and smarter. 1. Know Your Budget (Pre-Approval) Why It’s Important:A mortgage pre-approval tells you exactly how much money a lender is willing to give you. This helps you set a price range before you start looking at homes. How It Works: Contact a mortgage broker or bank. Provide financial info (income, debts, etc.). Get a letter confirming your maximum loan amount. Bonus:If you lock in a rate now but interest rates drop later, many lenders will let you switch to the lower rate before you finalize your mortgage. 2. Government Programs & Incentives Below are some money-saving programs you should know about: First-Time Home Buyers’ Tax Credit A non-refundable credit that can save you up to $1,500 on your taxes. Home Buyers’ Plan (HBP) Withdraw up to $35,000 from your RRSP ($70,000 if you’re buying with a partner) without paying taxes upfront. You pay it back into your RRSP over time. First Home Savings Account (FHSA) Combines RRSP and TFSA benefits: contributions are tax-deductible, and withdrawals (for your first home) are tax-free. You can contribute up to $8,000 a year, with a lifetime max of $40,000. 30-Year Amortization (New Builds) For some newly built homes, insured mortgages can sometimes be stretched to 30 years. Means lower monthly payments but more interest in the long run. No Land Transfer Tax in Saskatchewan You pay smaller registration fees instead, which can save money at closing. 3. Pick the Right Realtor Why It’s Free for You:Typically, the seller pays both realtors’ commissions. As a buyer, this means you get expert help at no direct cost. How They Help: Show you homes matching your budget and wish list. Handle paperwork and negotiate deals on your behalf. Guide you on local market trends in Calgary, Edmonton, Regina, Saskatoon, and beyond. 4. Finding Your Perfect Home Make a List: Must-Haves: Location, number of bedrooms, nearby schools, etc. Nice-to-Haves: Finished basement, big backyard, extra garage space. Market Differences: Alberta: Typically higher home prices than Saskatchewan, but still cheaper than Ontario or BC. Saskatchewan: Often more affordable homes, and no formal land transfer tax. Urban vs. Rural: Urban: Close to jobs, amenities, public transit—but can be pricier. Rural: More land and lower prices, but fewer conveniences. 5. Making an Offer When you find the right home: Offer Price: Decide how much to bid. In a seller’s market (high demand, low supply), you might need to offer close to or above asking. Possession Date: Day you officially get the keys—must be a business day. Deposit (also called “earnest money”): Usually paid within a few days of the seller accepting your offer. It goes towards your down payment if the deal closes. Conditions: Financing: Protects you if your lender doesn’t finalize the loan. Inspection: Lets you back out or renegotiate if the home has major issues. Sale of Current Home: If you need to sell your place first (less common for first-timers). 6. Condition Period What It Is:A window (often around 7–10 days) where you check off your conditions. If all is good, you waive them, and the sale becomes “firm.” Typical Checks: Financing: Lender confirms the house and your finances are okay. Inspection: A professional inspects the property for any serious problems. Condo Docs (if applicable): Review building finances and bylaws to avoid surprises like special assessments. 7. Getting Ready to Move Timeline:After you waive conditions, you might have a few weeks or months until possession. Use this time to: Transfer accounts (utilities, internet, etc.). Arrange movers or rent a truck. Confirm your final financing details with your lender. Stay Steady:Avoid changing jobs or making large purchases (cars, furniture on credit) before possession day, as it can mess up your mortgage approval. 8. Possession Day (Closing Day) What Happens: Your lawyer and lender handle final paperwork and money transfer. You get the keys, typically around noon, but delays can happen. Tip:Don’t schedule movers or delivery trucks exactly at 12:00. Funding can take extra time. Celebrate:You’re officially a homeowner! Alberta & Saskatchewan: Pros & Cons Pros Affordable Options: Generally cheaper than Ontario or BC. No Land Transfer Tax in SK: You pay small registration fees instead. Economic Growth: Alberta’s tech and energy rebound; Saskatchewan’s strong resources sector. Programs & Incentives: Plenty of help for first-timers (tax credits, mortgage insurance flexibility). Cons Economic Fluctuations: Oil and agriculture can shift quickly, affecting jobs and home prices. Competitive Urban Markets: Calgary, Edmonton, Saskatoon, Regina can see bidding wars if inventory is low. Extra Closing Costs: Inspection, lawyer fees, registration fees (SK) or possible land transfer-related costs (AB). Location Trade-Offs: Rural affordability vs. fewer amenities. Next Steps & Future Resources Want more details? Consider these articles: First Home Savings Account (FHSA) Step-by-step on how to open, contribute, and withdraw tax-free. 30-Year Amortization: Pros & Cons Lower monthly payments vs. paying more interest overall. New $1.5M Insured Mortgage Cap How it helps buyers with under 20% down in competitive markets. Condo Living vs. Single-Family Homes Comparing fees, maintenance, lifestyle, and resale value. How to Navigate a Seller’s Market Tips for winning in a bidding war and staying within budget. Leveraging Equity Refinancing tips for renovations, investments, or debt consolidation. Simple Conclusion Homeownership in Alberta or Saskatchewan is within reach—just follow these steps, lean on government programs, and work with professionals who know the local markets. Preparation is key: Get pre-approved, Explore incentives, Find a trusted realtor, Lock down the perfect home with a solid offer, Check all conditions, Get ready to move, Celebrate your new space! If you have questions or need tailored advice, reach out to a local real estate expert or mortgage broker. The more you know, the smoother your journey to becoming a first-time home buyer will be.    

Mortgage Rules Update: Effective December 15 – Insured Cap Raised to $1.5 Million & 30-Year Amortizations Now Available Effective December 15, recent mortgage reforms are changing the landscape for Canadian homebuyers. Whether you’re just stepping into the market or looking to upgrade, these policy updates mean greater purchasing power, more flexibility, and easier entry into competitive housing markets like Calgary and Saskatoon. Higher Insured Mortgage Cap: Now Up to $1.5 Million What’s Changed?The insured mortgage cap has increased from $1 million to $1.5 million. Buyers placing less than 20% down now have access to larger loan amounts, better aligning with today’s home prices. Why It Matters: Boosted Buying Power: Secure financing for higher-value homes with less upfront cash. Competitive Markets: Cities like Calgary and Saskatoon are benefiting from this shift, enabling buyers to stay competitive and find homes that better suit their needs. 30-Year Amortizations for First-Time Buyers & New Builds What’s Changed?If you’re a first-time buyer or looking into a new build (including condos), you can now choose a 30-year amortization. Why It Matters: Lower Monthly Payments: Stretching out the mortgage term reduces monthly costs, easing budget pressures. Greater Flexibility: Afford more home without overextending, making it simpler to enter the market or upgrade sooner. What These Changes Mean for You Afford More with Less Upfront:A higher insured cap and extended amortization mean you can potentially secure a larger or more desirable property while keeping your initial down payment and monthly costs manageable. Reduced Financial Strain:Longer payment terms free up monthly cash flow, offering a financial safety net and room to invest in improvements, enjoy lifestyle perks, or build savings. Enter the Market Sooner:Eager to buy but still building your down payment fund? These reforms make it easier to jump in now rather than waiting until you’ve saved more. Market-Specific Advantages:For buyers in markets like Calgary, Saskatoon, and other growing regions, these changes align perfectly with increasing housing supply—making it prime time to secure a home that matches both your budget and aspirations. Ready to Leverage the New Mortgage Landscape? Our team is here to help you navigate these reforms and tailor a strategy that maximizes your buying power. With market insights, financial guidance, and personalized recommendations, we’ll ensure you get the most out of these new opportunities. Let’s ConnectIG: @nasahctusEmail: hasan.sharif@exprealty.com Schedule a Free Consultation to discover how these changes can elevate your homeownership journey. Want More Details?Check out the official government announcement here.

Unlock Multi-Million-Dollar Real Estate Investments with 5% Down: Your Guide to CMHC MLI Select Ready to scale your real estate portfolio without locking up huge amounts of capital? The Canada Mortgage and Housing Corporation’s (CMHC) Multi-Unit Mortgage Loan Insurance (MLI) Select program empowers investors to secure multi-unit residential properties with as little as 5% down. This isn’t just another financing tool—it’s a transformative strategy for building wealth and addressing Canada’s housing shortage. Here’s why you need to consider it. What Makes MLI Select a Game-Changer? Lower Barriers to Entry:In the past, acquiring multi-unit properties demanded a hefty 20% down payment. With MLI Select, that requirement drops to just 5%, provided your net worth equals 25% of the property’s value. Already own a $700,000 home or have equivalent assets? You could leverage that to control properties worth millions. Powerful Leverage:By putting down as little as 5%, you can extend your investment reach by up to 4x. Imagine utilizing $125,000 to secure a $2.5M building. With MLI Select, it’s not hypothetical—it’s possible. Investor-Friendly Financing: 50-Year Amortization: Enjoy lower monthly payments for stronger cash flow. Below-Market Interest Rates: Benefit from rates lower than the Bank of Canada’s standard, keeping borrowing costs in check. Flexible Qualification: Instead of relying solely on personal income, MLI Select factors in your assets—from home equity to stocks—making qualification more accessible. How the Program Works CMHC MLI Select follows a points-based system encouraging affordability, energy efficiency, and accessibility. Points-Based Rewards:Properties earn points by meeting specific social impact criteria. More points mean better terms—think extended amortizations (up to 50 years) and reduced mortgage premiums. Flexible, Customized Financing:Investors can tailor loan terms to their goals, resulting in reduced costs, improved cash flow, and a clear path to scaling up. Eligibility Made Simple To tap into MLI Select, you’ll need: 5% Down Payment: A fraction of the typical 20% down. 25% Net Worth: Your net worth must equal one-quarter of the property’s value. Financial Documentation: Show that you can handle the investment. Rental income also counts. For the most current guidelines, visit the official CMHC MLI Select page. Why Alberta and Saskatchewan Are Top Picks Focusing on Alberta and Saskatchewan can deliver exceptional returns: No Development or Land Transfer Taxes: Keep more capital working for you. Thriving Economies: Calgary’s tech growth fuels rental demand and stable returns. Steady Appreciation: Alberta properties often see 10%-14% annual growth, accelerating equity gains. Real-Life Success: Turning $125K into $250K in Equity Investor Profile: Alberta Acquisition Property Value: $2.5M multi-unit building Down Payment: $125,000 (5%) Monthly Rent Income: $13,800 Net Cash Flow: $5,000/month after expenses In just one year, with a modest 10% appreciation, the property value rose to $2.75M, adding $250,000 in equity. By refinancing through MLI Select, this investor accessed that equity to acquire yet another property—supercharging their portfolio growth. Disclaimer: All examples are for illustration only. Actual outcomes depend on market conditions, property management, and lending terms. Always seek personalized, licensed professional advice. The Bigger Picture: Addressing Canada’s Housing Crisis Canada needs over 4 million new homes by 2031. With MLI Select, you’re not just enriching yourself—you’re contributing to a solution. Your investments help fund affordable, energy-efficient housing, strengthening communities and the nation’s economy. Ready to Take the Next Step? Streamlined Support From Start to Finish: Investor Qualification: We begin with a comprehensive assessment of your financial standing to determine your suitability for the MLI Select program. This includes a detailed review of your net worth and goals to ensure that you qualify for our pre-construction projects. This initial step ensures you're set up for success from the start. Pre-Construction Project Access: Once qualified, you gain access to our inventory of pre-construction MLI Select projects in Edmonton and Calgary, each chosen for its strong potential. We’ll work with you to match your investment objectives with the best opportunities. Comprehensive Financial Analysis: We provide in-depth pro-forma reviews of each project, offering a clear understanding of the financials and the return potential. We will walk you through all the details and ensure you understand the investment before moving forward. Strategic Deal Negotiation: Our team helps you navigate the negotiation process to secure the best possible terms on your chosen property. We leverage our expertise to help make sure that you get a fair deal. MLI Mortgage Expertise: We connect you with our network of mortgage brokers specializing in the CMHC MLI Select program. You will get access to professionals who can secure competitive rates and ensure a smooth financing process*. This includes securing the correct financing options to get you the best terms available. *Please note: Mortgage approval is subject to your specific financial situation and lender requirements. Get in Touch: If you're intrigued by the potential of the CMHC MLI Select program and want to explore if you qualify for these kinds of opportunities, we encourage you to reach out. We begin the process by reviewing your net worth sheet and filling out our buyer intake form. Let us help you assess your unique situation. 📞 Call Us: 403-808-9705 📧 Email: hasan@gettygroup.ca What’s Next? Stay Tuned New Changes to MLI: What CMHC is looking for Pro Forma Essentials: Understanding pro forma Alberta vs. Saskatchewan: Dive deeper into these top-performing markets.   DISCLAIMER: The MLI Select program is a powerful tool, but it's not a one-size-fits-all solution. Each investor's situation is different, which means each opportunity has unique requirements. The examples above are for illustrative purposes only. To explore specific opportunities that fit your specific requirements, we need to start by qualifying you, and our process begins with a net worth sheet and a short intake form. Contact us to discuss your specific goals and how the MLI Select program can align with your investment portfolio.

Introduction: When it comes to making smart real estate decisions, data is your best friend. In a market as dynamic as Calgary or Saskatoon, understanding the trends and keeping up with the latest statistics is crucial. Whether you're looking for a home for sale in Saskatoon or trying to navigate the Calgary condo market, the data will tell you where the best opportunities lie. In this post, we’ll dive into the numbers and show you how the latest trends in Alberta and Saskatchewan can help you make the right move. Plus, I’ll share a link so you can analyze the data yourself and stay ahead of the game.   The Current Market: Data You Need to Know Let’s break down the current trends as of August 2024 in Calgary: Homes in the $300k–$400k range account for 13% of all home showings. This is the sweet spot for many first-time buyers or those looking for affordable single-family homes. In the $500k–$600k range, we’re seeing 17% of home showings. This price range includes some of the best value properties for growing families or those looking to upgrade. Homes in the $600k–$700k range only account for 6% of showings. This indicates that while there are properties available in this bracket, demand in this range has slightly cooled compared to the others. On the condo side, for properties over $400k, it's a buyer's market. If you're looking for a condo in Calgary right now, you have the upper hand in negotiations. With more options available than buyers, it's the perfect time to snag a deal.   Why You Should Care About This Data If you're serious about buying or selling a home, you need to understand how data shapes the market. These trends tell us where buyers are most active and where demand is softer. This can give you an edge—whether you're negotiating on a condo for sale in Calgary or strategizing when to list your Saskatoon home. For example: First-time buyers may want to focus on homes in the $300k–$400k range in Calgary, where demand is strong but prices are still manageable. If you're an investor or upsizing, the $500k–$600k range is where the action is, with nearly a fifth of all showings happening here. For those looking at higher-end homes or condos, understanding that it's a buyer's market over $400k in the condo sector could save you thousands. Keeping Up with the Trends Staying informed is essential in real estate. The market is constantly evolving, and what worked six months ago might not work today. That’s why I'll be posting a link shortly where you can access real-time data on the housing market. This tool will let you dive deep into MLS sales, economic trends, and other key data points so you can make the most informed decisions. The beauty of using data? It takes the guesswork out of buying and selling. You don’t need to rely on gut feelings or second-hand information when you have real numbers guiding your choices. Whether you're interested in homes for sale in Saskatoon or exploring condo options in Calgary, data is the foundation of every smart move in real estate. Conclusion: Data is Power in Real Estate The real estate market in Alberta and Saskatchewan is driven by data. Knowing where the opportunities are—whether it’s a family home in Saskatoon or a condo deal in Calgary—gives you a clear advantage. Stay tuned for the data link I'll be sharing so you can analyze the latest trends yourself and make informed decisions on your next real estate move. Remember, the market is always changing, and those who keep up with the trends will be the ones who win big. Click the link below and explore the data for yourself. https://economicdashboard.alberta.ca/dashboard/