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How to Buy a Home in Calgary – Step-by-Step Guide (2025)

Whether you’re a first-time home buyer or moving up in Calgary’s real estate market, this guide will walk you through the home buying process in Calgary, step-by-step.

✅ Step 1: Get Pre-Approved for a Mortgage in Calgary

Before you start house hunting, getting pre-approved for a mortgage is essential. This helps you understand your budget and shows sellers that you’re serious. And this will help you close on your home.

Mortgage Broker vs. Bank:

Mortgage brokers shop around for the best rates and terms across multiple lenders (they are good at qualifying unorthodox client such as self employed or work permit).
Banks may offer better rates if you’re a long-time client but they offer less flexibility than bank.

Pro Tip: Start your mortgage pre-approval early—it usually takes about two weeks. Ask your broker for a pre-approval letter and share it with your REALTOR®.

✅ Step 2: Hire a Buyer’s Agent

Your buyer’s agent will help you search for homes, write offers, negotiate, and manage the legal paperwork.

Why use Buyer’s Agent? It is because buyer’s agent, once you hire them are obligated to give you utmost loyalty and work for your best interest where as seller or seller’s agent would only work for their best interest. It is like hiring an accountant to do your taxes. Why not hire a seasoned expert to help you?

Who pays realtor fees in Alberta? Both buyer’s agent and seller’s agent are compensated by the seller once property is closed — so as a buyer, you do not have to pay for buyer’s agent.

✅ Step 3: Start Viewing Homes

Calgary has many diverse communities—SW, SE, NW, and NE—all with different vibes, prices, and amenities. Your agent can help you narrow down options using advanced filters:

Property size
Garage and parking
Condo fees
Basement development
School districts
Zoning and development potential

And more!

Pro Tip: Target homes priced $30K–$50K below your max approval to stay competitive in case of bidding wars.

✅ Step 4: Review Property Titles & CMA

Before making an offer, your REALTOR® should:

Pull the property title to check for liens or legal issues.
Provide a CMA (Comparative Market Analysis) to determine the home’s fair value – this helps you overpaying for the property.
Review RPR (Real Property Report) for legal boundaries and structures.

✅ Step 5: Write a Strong Offer

Writing an offer is where your REALTOR® really shines. A strong offer includes:

Pre-approval letter
Fair price (based on CMA)
Flexible terms that meet the seller’s needs (e.g., possession date, inclusions)

📌 Pro Tip: Emotional touches (like a letter or video addressing the seller) can increase your chances.

✅ Step 6: Counteroffer and Negotiation

Negotiations are common. Sellers may counter your price or terms. Your agent will represent you to get the best deal while maintaining your interests.

Pro Tip: Don’t lowball too hard—you could be ignored completely. A well-balanced offer gives you leverage to negotiate.

✅ Step 7: Offer Acceptance

Once your offer is accepted, the home is now conditionally sold. You’ll have a set period to fulfill / waiver your conditions, such as financing and inspections.

Pro Tip: When home is conditionally sold or pending, seller stops showing and cannot accept other offer. The home is yours if you waive all the conditions.

✅ Step 8: Remove Conditions (Waiver)

This is the due diligence stage. You’ll:

Finalize your mortgage
Complete a home inspection
Possibly sell your current home

📌 Pro Tip: This is why pre-approval is critical—many deals fall apart here. Your agent will submit a waiver once all conditions are met.

✅ Step 9: Set Up Insurance, Utilities & Movers

Before possession day, book:

Home insurance
Utility hookups (water, electricity, gas)
Movers (book them a few hours after possession to account for delays)

📌 Pro Tip: Bundle your home and auto insurance for better rates. Also, confirm if your new home is in a flood zone—insurance may cost more.

✅ Step 10: Possession Day

Congratulations! On possession day, your lawyer receives confirmation from the seller’s lawyer and your REALTOR® hands you the keys to your new Calgary home.

Need Help Buying a Home in Calgary?

📞 Contact Junny Ko today at junny@mediumorchid-reindeer-316842.hostingersite.com or visit our [Contact Page] to schedule a free consultation.