You’re not just here to dabble in real estate—you’re here to succeed, to grow your wealth, and to secure your financial future. That’s why New Homes Alberta is the only place you should be. Our programs are not for everyone. They’re for those who want the inside track, the best deals, and the most effective strategies for building real estate wealth.
We’ve crafted each of our programs with a single purpose: your success. We don’t just offer you properties—we offer you the tools, the expertise, and the exclusive opportunities that only a few investors ever get access to. Why? Because we care about seeing you win. And when you partner with New Homes Alberta, you’re stepping into a world where your success becomes our mission.
Access to the best preconstruction projects, cashflow projections, and exclusive deals before anyone else.
Details and access to highly sought after MLI Select projects, incentives, and investment strategies experienced buyers.
If you are new to investing we can guide you through the entire process and help you identify the best strategy for you!
You’ve been in the game long enough to know the truth: the early bird gets the best deal. The Investor Insight Program is for the savvy investor who understands the power of preconstruction properties. You need first access, insider knowledge, and the ability to act before the masses even know what’s available.
What’s waiting for you in this program?
This program is for the investor who’s ready to dominate the preconstruction space and maximize returns.
You’ve been in the game long enough to know the truth: the early bird gets the best deal. The Investor Insight Program is for the savvy investor who understands the power of preconstruction properties. You need first access, insider knowledge, and the ability to act before the masses even know what’s available.
What’s waiting for you in this program?
This program is for the investor who’s ready to dominate the preconstruction space and maximize returns.
You didn’t get where you are today by settling for the average. You expect elite-level opportunities, and that’s exactly what the Elite Wealth Program offers. With a focus on the MLI Select program, this is where high net worth investors come to play for the long term, investing in projects with massive upside and government-backed advantages.
What do you get as part of this one-stop-shop?
This program is for the investor who’s ready to dominate the preconstruction space and maximize returns.
You didn’t get where you are today by settling for the average. You expect elite-level opportunities, and that’s exactly what the Elite Wealth Program offers. With a focus on the MLI Select program, this is where high net worth investors come to play for the long term, investing in projects with massive upside and government-backed advantages.
What do you get as part of this one-stop-shop?
This program is for the investor who’s ready to dominate the preconstruction space and maximize returns.
Getting started in real estate investing doesn’t have to be overwhelming. The First Step Investor Program is designed to guide new investors through their first property purchase with ease and confidence. We provide you with the foundational knowledge, support, and resources you need to make informed investment decisions that will set you up for long-term success.
What’s waiting for you in this program?
If you’re ready to take your first steps into real estate investing, this program gives you everything you need to get started and succeed.
Getting started in real estate investing doesn’t have to be overwhelming. The First Step Investor Program is designed to guide new investors through their first property purchase with ease and confidence. We provide you with the foundational knowledge, support, and resources you need to make informed investment decisions that will set you up for long-term success.
What’s waiting for you in this program?
If you’re ready to take your first steps into real estate investing, this program gives you everything you need to get started and succeed.
Wanting to join one of our investor programs?
Contact us today and we can help you get started on your investing journey!
Investing from out of province works the same as if you were standing in Calgary in-person yourself and everything can be done remotely, including management of the unit! You never have to go to Calgary or even see the unit you purchased.
Once you’ve decided on a unit, simply submit a Suite Reservation Form or “Worksheet” containing necessary details such as your legal name, address, contact information, occupation, employer, and a valid identification photo (usually a driver’s license or passport). This aids the developer in preparing the purchase agreement and helps me keep track of additional preferences like parking, locker purchase, multiple purchasers, or the inclusion of a Holding Company in the agreement.
In some cases, time is of the essence, requiring swift action within minutes to secure your unit. Pre-submitting a unit registration form allows for instant reservation, bypassing potential delays associated with waiting for form submission. The process is quick, taking less than 5 minutes to complete. Access the form here:
Upon receipt of your submitted information, the developer promptly generates your purchase agreement, often completing the Agreement of Purchase and Sale (APS) within 24 hours due to its largely automated nature. It’s crucial to sign the agreement within 24 hours of receiving it, as failure to do so may result in the developer voiding the contract and reclaiming the unit. This practice helps sift out individuals who are not genuinely committed to the purchase process and initiates the “clock” for the 10-day cooling period.
In the fast-paced world of real estate, some developments can sell out within mere hours, leaving little time for thorough due diligence. Thankfully, Alberta law provides a safety net in the form of a 10-day cooling period, allowing buyers to back out of a deal without penalty for any reason. This 10-day period, which includes weekends and holidays, begins the day you sign the agreement. Should you choose to exercise this option, simply send an email to the builder to inform them of your decision to withdraw from the purchase – no complicated forms required.
While not mandatory for purchasing a pre-construction property, engaging a lawyer at closing is advisable. It’s prudent to have your purchase agreement reviewed within the cooling-off period to ensure there are no deal-breaking clauses or terms you find unacceptable. Despite limited room for negotiation, legal insight can be invaluable, given that contracts typically favor the developer’s interests.
In Alberta, where nuances in real estate law vary from other provinces, a lawyer familiar with local regulations can provide essential guidance. For instance, terms like “duplex” and “occupancy” may carry different meanings across jurisdictions. Additionally, to facilitate property closure, your lawyer must have access to the province’s land titles registration system. If you already have legal representation, it’s worth confirming their capabilities; otherwise, I can assist in referring you to a suitable lawyer.
When purchasing a pre-construction unit, securing a mortgage is only necessary at the closing stage, not during the initial purchase. In Alberta, the mortgage application process mirrors that of other provinces, with major banks and financial institutions operating nationwide.
Although an actual mortgage is obtained at closing, many developers require a mortgage pre-approval within the cooling-off period. This preliminary approval assesses your financial status, including employment, income, debts, and real estate holdings, without conducting a credit score check.
Obtaining a mortgage pre-approval should be your first step before exploring properties, as it determines your borrowing capacity and budget. It’s crucial to align your property search with your financial capabilities to avoid disappointment.
The actual mortgage financing is contingent upon your financial situation at closing, which could be several years away. Due to Covid-related delays, banks may experience backlog, underscoring the importance of early mortgage organization to avoid penalties and fees.
While not all mortgage brokers can facilitate mortgages in Alberta, I collaborate with trusted partners who can assist seamlessly. Feel free to reach out for a referral if needed.
It’s important to note that for traditional mortgages from any bank in Canada, a minimum 20% down payment is required for rental properties. If you’ve put down a 10% deposit with the developer, you’ll need to provide an additional 10% at closing, as all deposits count towards the 20% requirement. Any claims of less than 20% down payment typically apply to owner-occupied homes requiring CHMC insurance or may be misleading.
While some developers may accept post-dated personal cheques, in most cases, deposits must be made using one of the following methods:
Wire Transfer: Visit your local bank to wire the funds directly to the developer’s lawyer, incurring approximately a $50 fee.
Bank Draft (MOST COMMON): Obtain a bank draft from your local bank and deposit it into the developer’s lawyer’s bank account, typically BMO or TD, with a cost of about $8.
Deposits are safeguarded by provincial law and held in-trust by the developer’s lawyer. In the event of building cancellation or developer bankruptcy, your deposits are protected, ensuring their return.
Please Note: I am not a tax expert, so I recommend consulting with your accountant for personalized advice.
In Alberta, buyers from other provinces do not incur any special taxes or fees. Alberta offers several advantages for real estate investment:
• NO FOREIGN BUYER TAX: Regardless of residency, Canadian citizens and permanent residents can purchase real estate in Alberta without paying any special “foreign” taxes.
• NO LAND TRANSFER TAX: Unlike in provinces like BC and Ontario, Alberta does not impose specific taxes related to real estate transactions. This results in significant savings, such as avoiding the hefty $32,950 tax on a $1M property sale in Toronto. There is only a nominal Property Registration Fee, typically a few hundred dollars.
• NO DEVELOPMENT CHARGES: Unlike other regions, Alberta, particularly Calgary, does not levy development charges, which are essentially taxes imposed by local municipalities to fund infrastructure projects.
• NO PROVINCIAL SALES TAX: Alberta imposes only a 5% sales tax on goods and services purchased, making it an attractive location for buyers.
Regarding income taxes on property appreciation upon sale, the rules are determined by the Canada Revenue Agency (CRA), a federal entity. The treatment of income and capital gains is uniform across provinces.
All new homes in Alberta are covered by the Alberta New Home Warranty Program – this provides coverage for a 10 year period:
• 1 YEAR – MATERIALS & LABOUR: Coverage for defects in materials and labour (baseboards, flooring, trim, and paint).
• 2 YEAR – DELIVERY & DISTRIBUTION SYSTEMS: Coverage for defects in materials/labour related to delivery & distribution systems (heating, electrical and plumbing systems).
• 5 YEAR – BUILDING ENVELOPE: Coverage for defects in the system of components that separate the conditioned space from unconditioned space (roof, exterior walls).
• 10 YEAR – STRUCTURAL: Coverage for the load-bearing parts of the home (frame, foundation).
Prior to closing on the unit, there will also be an Occupancy Inspection to walkthrough the property to inspect for any deficiencies. You can do this yourself, you can send someone anyone to do it on your behalf, or you can have a building designate walk you through the inspection remotely on a Zoom call. There are always “deficiencies” that the builder will fix and touch up and some seasonal items and exterior work may not be able to be completed until later (e.g. pouring concrete, landscaping, etc.)
Many of my clients invest in units located outside their residing cities. While some opt to manage their units independently, the convenience of online ordering makes this feasible, especially for condos where issues typically involve a plumber or locksmith.
For remote investors, hiring a property management company is often the wisest choice. These professionals handle tenant communications, payments, compliance with statutory regulations, maintenance, repairs, and day-to-day management, requiring your involvement only for major decisions or invoice payments.
In Alberta, property management fees typically amount to 10% of gross rent plus GST, although rates as low as 6% are not uncommon. I advise using 10% for financial analysis purposes.
For clients who prefer a hands-on approach, I suggest initially managing the unit independently for a few months to gauge feasibility. Should challenges arise, you can always enlist the services of a property manager later.
In Alberta, rental units are primarily managed by property management companies, unlike Ontario and BC where real estate agents often handle rentals. These companies oversee the listing, advertising, and coordination of showings, as well as conduct due diligence on prospective tenants, including employment verification, reference checks, social media screening, and credit score assessment. The standard charge for their services is typically 1/2 of a month’s rent plus GST, whereas in the Greater Toronto Area (GTA), it’s typically a full month’s rent.
Your role in the rental process should mainly involve reviewing the due diligence provided by the property management company for prospective tenants and giving your approval.
At the time of closing, all associated activities can be conveniently conducted remotely, including signing paperwork with the lawyer, coordinating the mortgage with the broker, organizing insurance, and taking possession of the unit and keys.
Closing costs, which encompass the fees and expenses linked to transferring legal title to your name, vary significantly between Ontario/BC and Alberta. Below is a comparison of closing costs for a $500,000 one-bedroom pre-construction condo in Calgary versus Toronto:
TYPICAL CLOSING COSTS IN CALGARY:
CLOSING COSTS IN TORONTO:
** Upon renting out the unit for at least a one-year term in Ontario, you can apply for the HST Rebate, and it’s common to receive the full $24k rebate, making it more of a cash flow issue than a true expense.
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Are home buyer programs worth it?
Home buyer programs can provide valuable financial assistance, such as down payment grants, low-interest mortgages, and tax credits, making homeownership more accessible. However, eligibility criteria and program benefits vary, so it's important to research and compare options to determine if a specific program is worth pursuing based on your individual financial situation and goals.
How do first time buyer programs work?
First-time buyer programs typically offer down payment assistance, lower interest rates, and reduced closing costs. Requirements may include income limits, credit score minimums, and owner-occupancy. Buyers can access these programs through government, non-profit, or lender-sponsored initiatives.
What are home buyer programs?
Here are some common home buyer programs: First-time homebuyer programs: Offer down payment assistance, low-interest loans, and other incentives for first-time buyers. Affordable housing programs: Provide low-income families access to below-market-rate homes or rental units. Veteran and military programs: Offer special mortgage rates, down payment assistance, and other benefits for active or retired service members. Energy-efficient home programs: Provide incentives to purchase homes with energy-saving features.
How do first time home buyer programs work?
First-time home buyer programs offer financial assistance, such as down payment grants, low-interest mortgages, or tax credits, to help eligible individuals purchase their first home. Eligibility is typically based on factors like household income, purchase price limits, and previous homeownership status. These programs can help reduce the upfront costs and make homeownership more accessible for first-time buyers.
Can you stack first time home buyer programs?
Yes, first-time home buyer programs can often be stacked to maximize benefits. Eligible buyers may be able to combine federal, provincial, and municipal incentives, such as the First-Time Home Buyer Incentive and land transfer tax rebates, to lower their upfront costs and increase affordability.
Why invest in Calgary real estate?
Strong economic growth and diversifying economy Low cost of living and housing compared to other major Canadian cities Booming rental market with high demand and low vacancy rates Government-backed programs and advantages for real estate investors Potential for long-term appreciation and wealth building
What makes an investor accredited?
An accredited investor is defined as an individual with a net worth of at least $1 million, excluding their primary residence, or an individual with an annual income of at least $200,000 (or $300,000 for joint income) for the past two years.
How to qualify for the first time homebuyer program?
To qualify for the first-time homebuyer program, you must: Be a Canadian citizen or permanent resident Have not owned a home or a share in a home in the last 4 years Meet income and home price limits set by the program Intend to occupy the home as your principal residence
How to become a professional stock investor?
Develop a deep understanding of financial markets, investment strategies, and risk management. Build a diversified portfolio based on your risk tolerance and investment goals. Stay informed about economic trends, industry news, and company performance. Continuously educate yourself and adapt your investment approach as the market evolves. Seek professional guidance from a licensed financial advisor to optimize your investment decisions.
Can foreigners buy property in Calgary?
Yes, foreigners can purchase property in Calgary. There are no legal restrictions on foreign real estate ownership in Alberta. However, non-resident buyers may face additional taxes or regulations compared to Canadian citizens.
How to find investors in Canada?
Here are some ways to find investors in Canada: Attend real estate investment networking events and meetups to connect with potential investors. Utilize online platforms like AngelList, FrontFundr, or NextCanada to reach a wider pool of Canadian investors. Leverage your professional network and ask for referrals to investors interested in real estate. Promote your investment opportunities through social media and your own website or blog.
Will investors invest in an idea?
Investors typically invest in tangible assets, proven business models, and scalable opportunities. An idea alone is unlikely to attract significant investment unless it demonstrates clear potential for profitability, growth, and a viable path to execution.
What do first time home buyer programs offer?
First-time home buyer programs typically offer a combination of lower down payment requirementsaccess to government grants and tax creditsspecialized mortgage products with favorable termseducational resources and guidance throughout the home buying process
Is Calgary a good place to invest in real estate?
Yes, Calgary is a good place to invest in real estate due to its strong economy, growing population, and relatively affordable housing prices compared to other major Canadian cities. The city offers a variety of investment opportunities across residential, commercial, and industrial sectors.
Does Washington State have first time home buyer programs?
Yes, Washington State offers several first-time home buyer programs, including the Home Advantage Program, the Downpayment Assistance Program, and the House Key Opportunity Program, which provide down payment and closing cost assistance.
Is moving to Calgary a good idea?
Moving to Calgary can be a good idea due to the city's strong economy, affordable real estate, and high quality of life. Calgary offers ample job opportunities, low cost of living, and access to outdoor activities.
How to become an investor?
Here are steps to become an investor: Determine your investment goals and risk tolerance. Educate yourself on different investment options like stocks, real estate, bonds, and mutual funds. Create a diversified investment portfolio to manage risk. Start small and gradually increase your investments over time. Regularly review and rebalance your portfolio to align with your investment strategy.
Is it good to invest in Calgary real estate?
Yes, investing in Calgary real estate can be a good opportunity. Calgary has a stable economy, growing population, and affordable housing prices compared to other major Canadian cities. Real estate in Calgary offers potential for capital appreciation and rental income.
Can an investor become a billionaire?
Yes, it is possible for an investor to become a billionaire. Successful investors who make wise, long-term investments in growing industries and companies can accumulate significant wealth over time, potentially reaching billionaire status.
What software do investors use?
Investors commonly use portfolio management software, real estate investment analysis tools, and financial modeling spreadsheets to track their investments, evaluate potential deals, and manage their finances.
Why investors invest?
Investors invest to grow their wealth, generate passive income, and secure their financial future. They seek opportunities that offer potential for appreciation, high returns, and risk-appropriate investments.
Do home buyers pay for inspection?
Yes, home buyers typically pay for the home inspection, which is an important part of the home buying process to assess the condition of the property.
Is buying a house in Calgary a good investment?
Buying a house in Calgary can be a good investment due to the city's strong economy, growing population, and lack of development charges. However, market conditions and personal financial situation should be carefully evaluated before making an investment decision.
How much down payment is needed for first time home buyer programs?
First-time home buyer programs in Canada typically require a minimum down payment of 5% of the home's purchase price. The maximum home price for these programs is often capped at $500,000, with a maximum down payment of $25,000. Some programs may offer additional grants or tax credits to help with the down payment and closing costs.
Is Calgary a good investment?
Calgary is a popular real estate investment location due to its growing economy, affordable housing prices, and stable rental market. The city offers opportunities for long-term capital appreciation and steady rental income for investors.
How to apply for first time home buyer programs?
Determine your eligibility for first-time homebuyer programs based on factors like income, credit score, and location. Gather necessary documentation such as pay stubs, tax returns, and bank statements. Apply for a mortgage pre-approval to understand your borrowing capacity. Research and apply for applicable federal, state, or local first-time homebuyer programs and incentives. Work with a real estate agent and lender to navigate the home buying process and utilize first-time homebuyer benefits.
Is it a good time to buy in Calgary?
The real estate market in Calgary is currently experiencing steady growth, with increased demand and limited inventory. Prices have been rising, making it a potentially advantageous time for buyers to invest in the city's real estate.
Why invest in Calgary?
No development charges in Calgary, leading to lower closing costs Government-backed programs like the Alberta New Home Warranty offer protection for investors Potential for strong rental demand and returns due to Calgary's growing population and economy
How to become an investor in Canada?
To become an investor in Canada: Assess your financial goals and risk tolerance Educate yourself on investment options (stocks, real estate, etc.) Open an investment account with a bank or brokerage Diversify your portfolio across different asset classes Monitor your investments and adjust as needed
What first time home buyers programs are available?
First-Time Home Buyer Incentive: Provides a shared equity mortgage with the Government of Canada. Home Buyers' Plan: Allows you to withdraw up to $35,000 from your RRSP to buy or build a home. Land Transfer Tax Rebate: First-time home buyers may qualify for a rebate on land transfer taxes.
Can a home seller help with down payment?
Home sellers generally cannot directly provide funds for a buyer's down payment, as that would be considered a form of seller financing, which is often prohibited. However, sellers may be willing to assist buyers indirectly, such as by offering a higher sales price or a credit towards closing costs, which the buyer could then use towards their down payment.
Where to invest in Calgary?
Here are some top pre-construction projects for real estate investment in Calgary: MLI Select Program - Exclusive opportunities for high-net-worth investors New Communities - Emerging neighborhoods with high growth potential Detached Homes - Opportunities in the Calgary housing market
Does Canada have first time home buyer programs?
Yes, the Government of Canada offers several first-time homebuyer programs, including the Home Buyers' Plan, the First-Time Home Buyer Incentive, and the Shared Equity Mortgage Program. These programs provide financial assistance and tax credits to help first-time buyers enter the housing market.
Are there any first time home buyer programs?
Yes, there are several first-time homebuyer programs available, including the First-Time Home Buyer Incentive, Home Buyers' Plan, and provincial/municipal programs with down payment assistance and tax credits.
How much does a will cost in Calgary?
A basic will in Calgary typically costs $500-$1,000, depending on the complexity of the estate and legal services required. More complex wills or those involving trusts can cost $1,500 or more.
Why Calgary is better than Edmonton?
Calgary has a more diversified economy, lower taxes, and higher average incomes compared to Edmonton. Calgary also offers a wider range of amenities, outdoor activities, and a more vibrant cultural scene.
How to become a home buyer?
To become a home buyer, follow these steps: Determine your budget and get pre-approved for a mortgage. Research neighborhoods and properties that fit your needs. Work with a real estate agent to view homes and make an offer. Complete the purchase process, including home inspections and closing.
Do home buyers pay closing costs?
Yes, home buyers typically pay closing costs, which can include land transfer tax, lawyer fees, title insurance, and other fees associated with the property transfer. The specific closing costs vary by location and purchase price.
Are first time home buyer programs still available?
Yes, first-time homebuyer programs are still available in many areas. These programs often provide down payment assistance, lower interest rates, and other incentives to help first-time buyers purchase a home.
Why start investing young?
Starting young allows more time for investments to grow, leverages the power of compounding, and establishes healthy financial habits early on for long-term wealth accumulation.
How to get investor funding?
Identify your funding needs and create a detailed business plan. Network and connect with potential investors, such as angel investors or venture capitalists. Pitch your business to investors, highlighting your unique value proposition and growth potential. Offer equity or revenue-sharing agreements in exchange for funding. Explore alternative funding options like crowdfunding, small business loans, or government grants.
How can Calgarys market benefit investors?
Calgary's real estate market can benefit investors through affordable prices, low development charges, and a 10-year new home warranty program. The absence of land transfer tax and GST rebates further enhance investment potential.
What incentives do Calgary investors receive?
No land transfer tax or development charges in Calgary 10-year new home warranty program for materials, labor, and structural defects GST rebate up to $6,300 on pre-construction condos under $450k
What differentiates Calgarys investment climate?
Calgary has no development charges, allowing investors to maximize returns. The Alberta New Home Warranty Program provides 10 years of coverage, while closing costs are significantly lower than Ontario/BC.
Is Calgarys housing market on the rise?
According to recent reports, Calgary's housing market has seen steady growth, with increasing home prices and sales activity. The local economy and population growth are key factors driving this upward trend in the Calgary real estate market.
What are Calgarys investment property trends?
Calgary's investment property trends include: Strong demand for rental properties due to growing population Attractive prices compared to other major Canadian cities Low property taxes and development fees encouraging investment Diverse real estate options from condos to single-family homes Increasing interest in real estate as an investment asset class
How stable is Calgarys real estate market?
Calgary's real estate market is relatively stable compared to other major Canadian cities. The city has seen moderate price growth and steady demand, making it an attractive option for investors and homebuyers.
What are Calgarys property tax advantages?
Calgary does not have municipal development charges, unlike other regions. The Alberta New Home Warranty Program provides 10-year coverage for new homes. There is a 36% GST rebate on pre-construction units up to $450,000 in Alberta.
Are new developments influencing Calgarys market?
New developments are impacting Calgary's real estate market by increasing housing supply, attracting new residents, and potentially influencing prices and demand. The market dynamics can vary across different neighborhoods and property types.
Is Calgarys economy driving real estate growth?
Calgary's economy, driven by the energy sector, has seen steady real estate growth in recent years as the city attracts new residents and businesses. However, the market has experienced some volatility due to fluctuations in commodity prices.
How does oil impact Calgary investments?
Oil is a significant driver of Calgary's economy and real estate market. Fluctuations in oil prices can impact employment, housing demand, and investment opportunities in the city. Diversification is crucial for investors to mitigate oil-related risks in Calgary.
What is Calgarys rental demand like?
Calgary's rental demand is strong, driven by steady population growth and economic activity. The city offers affordable rents compared to other major Canadian markets, making it an attractive option for renters. Rental vacancy rates in Calgary are typically low, indicating high demand.