Do I pay GST when buying a vacant lot in Beaumont, Alberta?

It depends on who's selling. If the seller is a private individual (not a builder or developer), GST typically doesn't apply. If the lot is being sold by a builder or developer, GST usually does apply. Always confirm this in writing before you offer - it can affect your final price by tens of thousands of dollars.

How much is my home worth in Edmonton right now?

Home values depend on recent sales in your specific neighbourhood, not city-wide averages - a home in Sherwood Park won't price the same way as one in Beaumont, even a few kilometres apart. The most accurate number comes from a Comparative Market Analysis (CMA) based on homes that sold in the last 60-90 days near you. I provide these free, with no obligation.

How long does it take to sell a home in Edmonton right now?

It depends on price point and neighbourhood, but most well-priced homes in Edmonton and Sherwood Park are selling within 30-45 days in today's market. Overpriced homes sit longer and often sell for less than if they'd been priced right from day one. I can tell you exactly what's happening in your specific area with a quick market check.

What's the difference between a Real Property Report and Estoppel Certificate?

A Real Property Report (RPR) applies to conventional properties and shows the physical layout of the land and buildings. An Estoppel Certificate applies to condos (including bareland condos) and confirms condo fees, reserve fund status, and any pending special assessments. Buyers need the right one for their property type - using the wrong document can delay or derail closing.

What Does 16.7% More Inventory Mean for First-Time Buyers in Edmonton?

September 2026 numbers explained in plain English

You may have seen the headline: Edmonton has 16.7% more homes for sale than it did a year ago. That sounds like good news if you are buying. More homes for sale doesn’t mean every seller will drop their price. Here’s what the number really means and how to use it.

What does “inventory” actually mean?

Inventory is the number of homes for sale at the end of the month. It isn’t the number of new listings. It’s everything still sitting on the market, whether it was listed last week or last spring.At the end of September 2026 there were 8,062 homes for sale in the Greater Edmonton Area. That’s about 1,150 more than at the end of September 2025, according to the REALTORS® Association of Edmonton (RAE).

Why is inventory up?

Two things happened at once. More sellers listed and fewer buyers bought.New listings in September: 3,864, up 11.3% from a year ago.
Sales in September: 1,959, down 10.3% from a year ago.When more homes come on the market than sell, they build up. Think of a bakery that bakes more bread than it sells each day. By the end of the week the shelves are full.

How much choice does that really give you?

One helpful way to measure it is months of supply. That’s how long it would take to sell every home on the market if no new listings came on. I worked it out from RAE’s numbers:September 2024: about 2.5 months
September 2025: about 3.2 months
September 2026: about 4.1 monthsThat’s a real shift in two years. In 2024 buyers often had to decide within a day or two. Today most buyers have time to look, think and come back for a second showing.So two years ago sellers had the edge. Today the market sits right in the balanced range.

Are homes selling for less than asking?

This is the part most headlines skip.In September, homes in the Greater Edmonton Area sold for 98% of their list price on average. That was the same as September 2025. On a $435,000 home that’s about $8,700 below asking.So more inventory doesn’t mean sellers are giving homes away. What it gives you is time and leverage on terms. You can keep your financing and home inspection conditions. You can ask for a possession date that works for you. You can ask the seller to fix something the inspector found.

How long are homes sitting?

Homes sold in an average of 44 days in September. That’s five days longer than a year ago. The median was 33 days, up from 27.There’s one more number worth knowing. RAE also tracks cumulative days on market, which counts the full time a home has been for sale even if it was taken off and relisted. That average was 67 days in September, up from 53 a year ago.Why does that matter to you? When a listing is relisted, the days-on-market count starts over. A home that looks new on your app may have been for sale since summer. Ask me to check its full history before you make an offer.

Does it work the same way for every type of home?

No. This is where first-time buyers can find the most room. Here’s September 2026 compared to a year ago:Townhomes: Sales-to-new-listings ratio of 46%, down from 65%. Homes sold for 97% of list price on average and took 45 days.
Apartment condos: Ratio of 51%, down from 57%. Homes sold for 96% of list price and took 50 days.
Semi-detached homes: Ratio of 53%, down from 75%. Homes sold for 98% of list price and took 43 days.
Detached homes: Ratio of 51%, down from 63%. Homes sold for 98% of list price and took 42 days.Townhomes have shifted the most toward buyers. Condos have the most room to negotiate on price. Detached homes still sell quickly when they’re priced right.Keep in mind these are averages for the whole region. A townhouse complex in one neighbourhood can be very different from one across the city. I always check recent sales in that exact area before suggesting an offer.

What doesn’t this number mean?

It doesn’t mean prices are crashing. RAE’s benchmark price, which tracks a typical home, was $423,100 in September. That’s only 0.3% lower than a year ago.It doesn’t mean every home is negotiable. A well-priced home in a popular neighbourhood can still sell in the first week. Think of new listings like the newest flavour at the ice cream shop. Everyone wants a taste in the first two weeks. If you love a new listing, don’t wait for the price to drop. Homes that have been sitting longer are a different story.It also doesn’t last forever. Inventory usually drops through November and December as fewer people list over the holidays. Last year it fell from about 6,900 homes in September to about 4,500 in December. RAE noted that sales usually stay slower until after the new year too, so fewer homes and fewer buyers tend to go together.

How should you use this as a first-time buyer?

Get pre-approved first. More choice only helps if you know your budget.
Look at more than one home type. A townhome or semi-detached may give you more negotiating room than a detached home.
Keep your conditions. This market gives you room to include financing and inspection conditions. Use them.
Check how long a home has really been listed. Ask about cumulative days on market.
Move quickly on the right home. Balanced doesn’t mean slow for the best listings.Sources: REALTORS® Association of Edmonton, September 2026 Monthly Market Statistics and media package (released October 2, 2026). Months of supply calculated from RAE’s end-of-month inventory and monthly sales figures. Market conditions change monthly. Figures are current as of October 12, 2026.Thinking about buying or selling? Book a free 15-minute call. No pressure, just honest answers.Brenda Patton, REALTOR®
Homes & Gardens Real Estate Limited
780-297-8437
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