Buy Your Dream Home
Whether it's your first home or your next investment, we guide you through every step. From pre-approval to closing, get expert advice and insider knowledge for the Kelowna, Calgary, and Alberta markets.
8-Step Home Buying Process
From getting pre-approved to taking possession, we walk you through each step with clear guidance and expert support.
Get Pre-Approved
Meet with a lender to determine your purchasing power. Pre-approval shows sellers you're serious and sets your budget.
Find Properties
Search listings and attend open houses. Your agent provides market insights, property access, and expert recommendations.
Make an Offer
When you find the right home, your agent helps you prepare a competitive offer that wins in your market.
Home Inspection
Hire an independent inspector to evaluate property condition and uncover potential issues before closing.
Appraisal & Underwriting
The lender orders an appraisal to verify value and verifies your financial information.
Final Walk-through
Verify agreed repairs are complete and property is in the expected condition before closing.
Clear to Close
Review closing documents with your lawyer, wire final funds, and prepare for possession.
Take Possession
You're the owner! Schedule utilities transfer and make your new house a home.
Tips for Successful Home Buying
These strategies help you navigate the market, avoid costly mistakes, and secure the right home at the right price.
Get Pre-Approved First
Pre-approval strengthens your offer and prevents wasting time on homes you can't afford.
Know Your Budget
Understand not just mortgage, but property taxes, insurance, utilities, and maintenance costs.
Work with a Real Estate Agent
Agents provide market insights, access to listings, and expert negotiation that saves you money.
Factor in Closing Costs
Budget 1.5-4% of purchase price for legal fees, land transfer tax, and inspections.
Don't Skip the Inspection
A $500 inspection can uncover $50,000+ in hidden issues. Always hire an independent inspector.
Get Rate Hold
Secure a mortgage rate hold to protect against rate increases during the buying process.
Consider Resale Value
Buy with future resale in mind. Location and property condition drive long-term appreciation.
Avoid Large Purchases
Don't buy a new car or take on debt before closing—lenders can revoke pre-approval.
Know Your Market
Understanding local market conditions helps you make better offers, negotiate effectively, and buy at the right time.
Kelowna Market
Average Home Price: $800K-$1M
Appreciation: 3-5% annually
Inventory: Growing (buyer friendly)
Days on Market: 30-45 days
Calgary Market
Average Home Price: $500K-$700K
Appreciation: 2-4% annually
Inventory: Balanced market
Days on Market: 45-60 days
Okanagan Market
Average Home Price: $600K-$800K
Appreciation: 3-6% annually
Inventory: Limited (sellers favorable)
Days on Market: 20-30 days
Special Considerations for First-Time Buyers
Buying your first home is exciting and overwhelming. Here's what first-time buyers need to know:
First-Time Buyer Programs
- •5% minimum down payment available
- •FHSA (First Home Savings Account)
- •Possible down payment assistance programs
- •Government incentives and tax credits
Hidden Costs to Budget
- •Home inspection: $400-$600
- •Appraisal: $400-$600
- •Legal fees: $800-$1,500
- •Land transfer tax: 0-4% of price
Common Mistakes to Avoid
- •Buying before getting pre-approved
- •Not budgeting for closing costs
- •Making large purchases before closing
- •Skipping the home inspection
Tools & Resources
- •Mortgage calculator tools
- •First-time buyer guides
- •Government resources and programs
- •Expert consultation
Home Buying FAQ
What down payment do I need?
Down payments vary: 5% minimum for first-time buyers under $500K, 10% for $500K-$999,999, and 20% for $1M+. Larger down payments avoid mortgage insurance and provide better rates.
How long does the buying process take?
From pre-approval to closing typically takes 60-90 days. This includes 30-60 days to find and close on a property, plus 30-60 days for the closing period after offer acceptance.
What is pre-qualified vs pre-approved?
Pre-qualification is preliminary with no verification. Pre-approval is formal commitment after verifying income, credit, and assets. Pre-approval is what you need to make offers.
How much should I offer?
Your agent analyzes comparable sales and market conditions to recommend a competitive offer price. In hot markets, you may need to offer above asking. In buyer's markets, you can offer less.
What if my offer is rejected?
Make a stronger offer if you love the home. Increase price, reduce conditions, offer faster closing, or make a larger deposit. Your agent helps you strategically counter-offer.
What does the home inspection cover?
Inspectors evaluate structure, roof, foundation, plumbing, electrical, heating, cooling, and appliances. They don't assess cosmetic issues but identify functional problems and safety concerns.
What closing costs should I expect?
Typically 1.5-4% of purchase price. Includes legal fees ($800-$1,500), land transfer tax, title insurance, appraisal, home inspection, and adjustments. Get a detailed estimate from your lawyer.
Can I get a mortgage with bad credit?
Yes, but with higher rates and possibly a larger down payment. Work with a mortgage broker who specializes in alternative lending to explore options.
Should I get a fixed or variable rate mortgage?
Fixed rates provide certainty and protect against rate increases. Variable rates are lower initially but fluctuate. Consider your risk tolerance and how long you'll keep the mortgage.
What if the home appraises lower than my offer?
You can renegotiate the price, increase your down payment, or walk away (if your offer has an appraisal condition). Your lender won't finance above the appraised value.
Let's Find Your Next Home
Whether you're a first-time buyer or expanding your portfolio, we provide expert guidance every step of the way.