Knowledge base

Usually nothing out of pocket. In most Edmonton resale sales the seller's brokerage offers a commission to the brokerage that brings the buyer, and that is how we are paid. We confirm what is offered on each listing before you write an offer, and the terms are set out in writing in your buyer representation agreement before we start.

Any listing. As REALTORS® with Century 21 All Stars Realty Ltd. we can book a showing on any home on the Edmonton MLS® System, whichever brokerage listed it, and on builder showhomes and quick possessions.

We pull the recent sold prices for comparable homes in the same community, often the same street, and how long similar listings took to sell. You see those numbers before we talk about a price. Our community pages carry the same sold data at the neighbourhood level.

Browse communities

Most resale offers in Edmonton carry a financing condition and a home inspection condition, and condo purchases add a review of the condominium documents. Each has a deadline, usually a week to ten days. We explain what each condition protects and what happens if one is not satisfied.

Often, yes, but know what you are trading. In Edmonton it is common for a seller without a current RPR with compliance to offer to pay for your title insurance instead, often up to about $350. Title insurance pays for covered losses later, such as a removal order for an unpermitted structure, but it does not tell you what is on the lot today and it excludes problems you already knew about. On a house with a new garage, deck or addition, we usually ask for the RPR.

Possession dates are negotiated, and 30 to 60 days after the offer is accepted is common in Edmonton. Quick possessions and vacant homes can close faster; a seller who still needs to buy may want longer.

Edmonton and the communities around it, including St. Albert, Sherwood Park, Spruce Grove, Stony Plain, Leduc, Beaumont, Devon, Fort Saskatchewan and Morinville. Each has its own page with live listings, sold prices and schools.

All communities

Only on a newly built home. The federal **First Time Home Buyers GST Rebate Program** can return the GST, up to $50,000, to first-time buyers of a new home priced up to $1 million, phasing out to nil at $1.5 million, for purchase agreements signed with the builder on or after March 20, 2025. Resale homes are generally sold without GST, so there is no rebate when you buy one. If you are weighing a resale home against a new build, the rebate can tip the numbers toward the new build. Confirm your eligibility with an accountant before you rely on it.

Who qualifies and how much

That is completely normal, and there is no pressure to rush. Your search keeps running in the background, we keep sending homes that match and book showings when one looks right, and we adjust the search whenever your plans change. You buy when the right home comes along, not before.

Start the Home Matchmaker

No. The builder pays the commission from its sales budget, the same as it pays its own showhome staff. The staff in the showhome work for the builder; we work for you, and we review the builder's contract with you before you sign.

In our experience, no. Builders set their prices the same whether or not the buyer is represented. Registering with us on your first showhome visit is the one step that matters, because many builders will not pay a co-operating commission if you were already in their system.

A home the builder has already started or finished without a buyer attached. Possession is typically 30 to 90 days away, finishes are chosen, and the pricing is often sharper than a pre-sale. It tends to get more negotiable as the home nears completion, because builders are motivated not to carry a finished home that has not sold.

Current quick possessions

Yes, GST applies to newly built homes in Canada. Most Edmonton builders advertise prices with the net GST and the standard new housing rebate already included. The federal **First Time Home Buyers GST Rebate Program** can return the remaining GST, up to $50,000, to qualifying first-time buyers on a new home priced up to $1 million, phasing out to nil at $1.5 million, for purchase agreements signed on or after March 20, 2025. Confirm your eligibility with an accountant before you rely on it.

Who qualifies and how much

Every new home built for sale in Alberta carries mandatory warranty coverage under the New Home Buyer Protection Act: one year on labour and materials, two years on delivery systems such as heating, plumbing and electrical, five years on the building envelope and ten years on the structure.

It varies by builder and by whether the home is a quick possession or a pre-sale. A smaller deposit on signing and further amounts at set stages is common. We walk you through the deposit schedule and the draw schedule in the builder's contract before you commit.

A member of the team prepares a written market analysis from recent sales of comparable homes in your community, not a city-wide average, together with the active listings you would compete with. You get a price range, the number we would list at and the reasoning.

Request a valuation

The pricing consultation is free with no obligation. Commission is agreed in writing in the listing agreement before anything is published, and nothing is charged until your sale completes.

Professional photography and video, placement on the Edmonton MLS® System and the major listing portals, a property website with a 3D tour, social media and open houses.

For most detached and duplex sales in Edmonton the standard purchase contract calls for a current Real Property Report with evidence of municipal compliance. Condominium sales usually do not. If you do not have a current one, it is common in Edmonton for the seller to offer to pay for the buyer's title insurance instead, often up to about $350, which the buyer has to agree to in the contract. We check what you have early so a missing RPR does not hold up the closing.

It depends on the community, the home type and how it is priced against the current competition. Our community pages show the median days on market and sold prices for each neighbourhood, updated monthly from MLS® System data.

Sold data by community

It can be offered as an exclusive listing that is not advertised to the public, if you direct it in writing. Under CREA's rules, once a home is marketed publicly it has to go on the MLS® System within three business days. Full MLS® exposure usually brings the most buyers and the most competition for your home, so we explain both routes and let you choose.

Yes. We price from recent sales of similar homes in your community and show you the comparable sales behind the number. We will not inflate the price to win your listing: an overpriced home sits on the market and usually sells for less in the end.

Get a free valuation

No. A REALTOR® on the team pulls the recent sales and active listings in your community, looks at your home's specifics and writes you a price range with the reasoning. Online estimators do not know your renovations, your lot or your block.

It depends on whether a visit is needed and how many comparable sales there are to check. We give you a time frame as soon as we have your address and a few details.

The address, anything that has changed since you bought it, and a few photos if you have them. A short visit gives the best result but is not required.

No. A market analysis is a REALTOR®'s opinion of likely selling price from comparable sales. An appraisal is a formal valuation by a licensed appraiser, which lenders require for financing. Many sellers start with the market analysis to plan.

None. Most people use the valuation to plan a move, a refinance or a renovation. If you later decide to sell, the analysis becomes the starting point for the listing price.

The block and the building before the brochure: realistic rent from comparable rentals nearby, condo fees and the reserve fund if it is a condo, property taxes, vacancy history in the area and the possession date. You see the cash-flow summary before we book a showing.

Yes. Through our builder partners we see pre-sale pricing and quick-possession inventory before it is advertised. Some builders limit investor sales or require a longer hold, so we tell you which projects welcome investors and which do not.

New-build inventory

No. We are REALTORS®, not licensed financial advisors. We give you property-level numbers: price, rent, fees, taxes and comparable sales. Decisions about financing, tax treatment and portfolio fit belong with your mortgage broker and accountant.

The condominium documents: the reserve fund study and its funding plan, the operating budget, any special assessments, the bylaws on rentals and pets, and recent board minutes. We read these with you during the condition period.

Edmonton's zoning bylaw allows multi-unit infill on many lots in mature neighbourhoods, and the rules on unit counts and height have changed more than once since 2024. We check the current zoning for the specific lot and the recent infill sales nearby before you make an offer.

Pricing and inventory feedback, lead tracking in a CRM you can audit, MLS® listing marketing for quick possessions and spec homes, and inventory sales through our REALTOR® Partner Program.

Yes. Quick possessions and spec homes can be listed on the MLS® System, marketed through our channels and offered to partner agents.

From a handful of spec homes to multiple communities. The program is scaled to the inventory and the release schedule.

Flow State Realty operates under Century 21 All Stars Realty Ltd. in Edmonton. Erik Eisen and Jerry Zhang founded the team after careers in new-home sales for Edmonton builders.

Meet the team

By agreement for each program, set out in writing with the brokerage before the first home is listed.

Licensed Alberta REALTORS® at any brokerage who have buyers interested in new construction in the Edmonton region. There is no cost to join.

Early access to quick-possession and pre-sale inventory from our builder partners, the actual pricing and incentives, release schedules, and help from a team that sold new homes for builders for over a decade.

Brokerage to brokerage, in writing, before the deal is written. The terms are agreed up front for each builder so there are no surprises at closing.

No. Your client stays your client. We support you with inventory, builder contracts, upgrades and possession, and you stay the point of contact.

Yes. We review deposit and draw schedules, allowance and upgrade terms, possession dates and warranty coverage with you before your client signs.

No. Flow State is not the listing agent for Copperwood Close. We represent buyers who want their own REALTOR® when buying there; the builder normally pays our commission and the terms are in your written buyer agreement. Prices and availability on this page come from the builder's website and are confirmed each week.

At 5122 213A Street NW in The Hamptons, west Edmonton, backing onto the Grange District park and trail system. It is a community of 69 modern-farmhouse duplex homes by Ironstone Home Builders.

The builder lists full landscaping, a rear deck and a 10-year Alberta New Home Warranty with each home. Inclusions vary by unit, so confirm the specification sheet in writing before you commit.

Yes. The builder lists a fee of $112 per month covering exterior maintenance, building structure and exterior insurance, and snow removal of common areas.

The listed price less the remaining GST that a qualifying first-time buyer may recover under the federal first-time home buyer GST rebate. It is an estimate; eligibility depends on income, purchase price and residency rules set by the Canada Revenue Agency.

Yes. Showhome visits and unit showings are by appointment. Send the form on this page or call 780-952-8868 and we will arrange it and walk through the builder's contract with you.