Buying your first home is a big deal — one of those “wow, I’m really doing this” moments.
It might show up in small ways at first: checking your place on Google Maps, reading your first condo board notice, mowing your own lawn, or picking a paint colour without asking a landlord. Exciting? Yes. A little overwhelming? Also yes — and that’s completely normal.
Like any big decision, buying your first home comes with a learning curve. My advice is simple: ask questions, lean on professionals you trust, and make sure you understand your numbers before you fall in love with a property.
Here are the key things I want every first-time homebuyer in Alberta to know.
1. Ease into the process
Go to open houses. Scroll listings on Realtor.ca. Explore different neighbourhoods.
If you’re buying with a partner, talk openly about what matters most to each of you — location, budget, type of home, future plans — and rank your priorities.
You don’t need all the answers on day one. You just need to start paying attention to what feels right.
2. Know your real monthly budget
Before you ever make an offer, get clear on your cash flow.
That means understanding:
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What you’re comfortable paying monthly
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How mortgage payments, property taxes, utilities, and maintenance fit into your life
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How much flexibility you want left over for travel, savings, and living your life
A mortgage is a long-term commitment. Getting this part right upfront reduces stress and regret later.
3. Get pre-approved early
A pre-approval is one of the smartest first steps you can take.
It helps you:
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Understand your price range
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Lock in a rate for up to 120 days
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Strengthen your position when you make an offer
It’s not just about a number — it’s about clarity and confidence before you shop.
4. Don’t try to time the market
I see people get stuck waiting for the “perfect” moment. The reality? If you buy a solid home at a fair price and plan to stay for a while, you’re setting yourself up well.
Your first home doesn’t have to be perfect. It just has to work for this stage of your life.
5. A good realtor makes a huge difference
Who you work with matters.
Buying your first home isn’t the time to go with “a friend of a friend” or to call the phone number on a sign. You want a realtor who truly knows the market, understands neighbourhood values, and has experience guiding buyers through pricing, negotiations, and competitive situations.
The strongest realtors are often those who come highly recommended by trusted professionals and who work regularly with buyers in the areas you’re considering. They know what homes are really worth, how to structure a strong offer, and how to protect your best interests—not just get a deal done.
I work closely with experienced realtor partners I’ve trusted for years with my own clients. They’re knowledgeable, client-focused, and committed to helping you choose the right home for your situation—not just any home.
6. Location still matters
It’s a cliché for a reason.
Think about:
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Commute
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Schools (even if kids aren’t in the picture yet)
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Access to parks, transit, and amenities
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Long-term resale appeal
You can renovate a house. You can’t change where it sits.
7. Think a few years ahead
If there’s a chance your life will change in the next 3–5 years — growing your family, working from home, lifestyle shifts — try to buy something that gives you flexibility.
The longer your home fits your life, the more value you get out of the buying and selling costs over time.
8. Bidding wars happen — have a strategy
They’re emotional. No way around it.
One of the best pieces of advice I’ve heard is this:
Offer a price where, if you lose the home, you won’t be kicking yourself if it sells for a few thousand more.
If you lose it after that, you can walk away knowing you stayed true to your budget.
9. Always get a home inspection
A professional inspection is money well spent.
It can uncover issues you wouldn’t see — and sometimes save you thousands. Ideally, your inspector has construction experience and uses tools like thermal imaging to spot problems behind the walls.
This is not the place to cut corners.
10. Understand your first-time homebuyer programs
As a first-time buyer in Canada, you may have access to several helpful tools:
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First Home Savings Account (FHSA)
This is one of the most powerful tools available today.
You can contribute up to $8,000 per year (to a lifetime max of $40,000), get a tax deduction like an RRSP, and withdraw the money tax-free for your first home — just like a TFSA. -
RRSP Home Buyers’ Plan
You may be able to borrow up to $60,000 from your RRSP to help with your purchase, then repay it over time.
We’ll look at which options actually make sense for you — not just what’s available.
11. Alberta bonus: no land transfer tax
One advantage we have in Alberta is no land transfer tax, which can significantly reduce your upfront costs compared to other provinces.
That’s a real win for first-time buyers.
12. Live in the home before renovating
If you can, take your time before jumping into big renovations.
Living in the space helps you understand how you actually use it — and where upgrades will truly add value instead of just cost money.
13. Remember to enjoy the process
Yes, there will be stressful moments — especially around offer time. But buying your first home is also exciting, empowering, and something you’ll always remember.
Done properly, it’s not just a purchase — it’s a foundation.
Final Thought
The best decisions come from clarity, preparation, and a plan that fits your life — not someone else’s.
My role is to help you understand your options, run the numbers properly, and move forward with confidence. When you do that, you give yourself the best chance for long-term success and peace of mind.
If you’re thinking about buying your first home, the conversation always starts with a pre-approval — and a plan.
