How to Make an Offer on a House in Alberta

Making an offer on a house in Alberta is a legal step, not a casual one. Once a seller accepts your signed offer and your conditions are met, you are bound to buy. This guide walks you through what goes into a real estate offer in Alberta, how to price it against real Edmonton sold data, and how to protect yourself with the right conditions.

What a Purchase Contract Actually Contains

A real estate offer in Alberta is a written purchase contract, not a handshake. In Alberta, every offer to purchase must spell out the offered price, the names of the buyer and seller with the property address, the deposit amount, the possession date, the expiry date of the offer, any items included beyond the home itself, a request for a current land survey, and any conditional terms.

The "items included" line matters more than people expect. Window coverings, appliances, a shed, or a mounted TV all belong in writing. If it is not in the contract, the seller can take it.

In Alberta, the REALTOR® who writes your offer must have a written service agreement with you. The Real Estate Council of Alberta requires that agreement when you become a client, which in practice means it should be in place before serious home showings begin. Your REALTOR® must also disclose any conflict of interest, such as representing both you and the seller on the same deal.

Pricing the Offer Against Real Edmonton Data

The biggest question buyers ask is what number to write down. Anchor it to what homes actually sell for, not to current asking prices.

In Edmonton, residential homes had a median sold price of $472,587 against a median list price of $476,849. That is a sale-to-list ratio of 99.1%, meaning the typical home closed just under asking. The typical home spent 28 Days on hômm before selling.

Here is a worked example. Say a home is listed at $499,900. The sold median sits near $472,587, and the market clears at about 99% of list. A defensible opening offer might land around $480,000 to $490,000 with a home inspection condition, leaving room to renegotiate if the inspection surfaces repairs. Lowballing at $430,000 on a fresh listing in good shape is likely to be rejected outright.

Watch the gap between asking and sold. The median ask on active Edmonton listings is $543,558, roughly $71,000 above the sold median. Sellers often price aspirationally, so calibrate your offer to the sold number.

Before you settle on a maximum, confirm what you can actually carry. Run your income, debts, and down payment through our Alberta affordability calculator to find your real ceiling under the federal stress test, then model the monthly payment at different prices with the mortgage payment calculator. Knowing your true cap stops you from chasing a home you cannot finance.

Conditions That Protect You

Conditions are the safety net in your offer. CMHC names the two most common: a home inspection and approval of mortgage financing. If a condition is not met within the agreed period, the deal becomes null and void and you walk away cleanly, even if the seller has already accepted.

A home inspection condition is standard in Alberta residential purchase contracts. The Government of Alberta notes buyers commonly inspect major systems such as plumbing, electrical, heating and cooling, plus exterior parts like the roof and siding before closing. Alberta home inspectors must hold a provincial licence, a requirement in force since September 1, 2011, so confirm your inspector holds a current licence.

The financing condition is just as important. Even with a pre-approval certificate, CMHC says you must still get final mortgage approval during the conditional period. Pre-approval is not the same as a confirmed loan on a specific property.

The Deposit, the Dates, and Acceptance

Your deposit shows the seller you are serious. CMHC is clear that the deposit is paid when you make the offer and must be held in trust by the seller's brokerage or a lawyer, never handed directly to the seller. It is held until the sale completes and then counts toward your down payment.

Once you and the seller agree and your conditions are removed, the contract becomes binding. That is why the conditional period is your window to inspect, finance, and walk away cleanly if something does not check out.

Costs You Settle After the Offer

The price is not the only number. In Alberta there is no land transfer tax, which is a real saving compared with most provinces. You still pay the provincial land title registration levy, which rose on October 20, 2024 to $5 per $5,000 of property value for the transfer and $5 per $5,000 for the mortgage registration, on top of a $50 flat fee.

Financing rules feed back into your offer too. Effective December 15, 2024, the federal insured mortgage cap rose to $1.5 million, with a minimum down payment of 5% on the first $500,000 and 10% on the portion up to $1.5 million. First-time buyers can also withdraw up to $60,000 each from an RRSP under the federal Home Buyers' Plan to fund the down payment.

Frequently Asked Questions

How much should my offer be below asking price in Edmonton?

It depends on the listing. In Edmonton, homes sold at a median 99.1% of list price, and 25% actually sold above asking. On a fresh, move-in-ready home you may have little room, while a home that has sat past the 28-day median may accept a lower offer. Anchor to the sold median of $472,587, not the higher active ask median of $543,558.

What conditions should I include in an Alberta offer?

The two standard conditions are a home inspection and final mortgage financing approval. For a resale condo, add a satisfactory Estoppel Certificate condition. If any condition is not met, the deal ends and you can walk away even after the seller accepts. See our guide to buying conditions and financing in Alberta for how each one works.

Where does my deposit go after I make an offer?

Your deposit is held in trust by the seller's brokerage or a lawyer, never given directly to the seller. CMHC confirms it stays in trust until the sale completes, then it counts toward your down payment. It is not an extra cost on top of your purchase.

How long does the seller have to respond to my offer?

The expiry date is usually set 48 to 72 hours from when you submit the offer, though you can choose a shorter or longer window. A tighter deadline pressures the seller to decide, which can help in a competitive situation. Once accepted and your conditions are removed, the contract is binding.

Do I still need final mortgage approval if I am pre-approved?

Yes. CMHC is explicit that a pre-approval certificate does not replace final approval. You must meet with your lender during the conditional period to confirm financing on that specific property. Check your real borrowing ceiling first with our Alberta affordability calculator. For the full process, read how to buy a house in Edmonton.