Ready to buy your first home in Calgary? You probably have a million questions racing through your mind. How much down payment do you actually need saved up? What’s the difference between pre-qualified and pre-approved? And why does everyone keep telling you not to skip the home inspection?
This first-time homebuyer guide cuts through the confusion. You’ll learn exactly what steps to take, which programs can help you save money, and which mistakes could cost you thousands.
For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.
Quick First-Time Homebuyer Tips You Can Save Right Now
- Get pre-approved for a mortgage before you start looking at homes to show sellers you’re serious and lock in your rate
- Budget 2–5% of the purchase price for closing costs—that’s an extra $16,000–$40,000 on an $800,000 home
- Aim for a 20% down payment when possible to avoid mortgage insurance and qualify you for better rates
- Use the First Home Savings Account (FHSA) to contribute up to $8,000 yearly tax-free, $40,000 lifetime max
- Never skip the home inspection—it costs around $350–$600 but can save you $50,000+ in surprise repairs
- Aim to keep housing costs under 32% of your gross monthly income so you don’t overextend
- Don’t make any big financial changes after pre-approval—no job changes, no new debt, no closing credit cards
Get Your Finances Ready
There are a lot of steps before you’re ready to apply for a mortgage. Here’s what to do:
Check Your Credit Score First
Your credit score directly affects how much you’ll pay for your home over time. In Canada, a score around 680 is usually enough to qualify for competitive mortgage rates, while anything above 720 can help you secure the best deals. If your score is below 620, you may face higher rates or need a larger down payment to get approved.
Here’s why that matters. Suppose you’re buying a $500,000 home with 10% down. The difference between a 5.5% and a 6.0% mortgage rate works out to roughly $142 more per month. Over a 25-year amortization, that’s about $42,600 extra for the exact same house.
Before you do anything else, check your credit score for errors that might be dragging it down. Pay down your credit card balances. Set up automatic payments. Start this process at least six months before you plan to buy a home.
You’re legally entitled to check your credit report online for free with both Equifax and TransUnion. (TransUnion calls it a Consumer Disclosure.) These might have different numbers; don’t panic. The credit bureaus use different scoring algorithms.
Understand How Much House You Can Actually Afford
Mortgage lenders will tell you the maximum amount they’ll lend you. That number is not what you should actually spend.
If possible, use the 32% rule. Basically, your housing costs—mortgage, property taxes, and insurance—shouldn’t eat up more than 32% of your gross monthly income. If you make $5,000 per month, keep housing under $1,600.
But here’s the catch: lenders often approve you for way more than this. Instead, calculate your own comfort level. List all your monthly expenses. Subtract those from your take-home pay.
What’s left? That’s your real housing budget.
If you have to make significant lifestyle changes to afford your mortgage payments, that’s called being “house-poor.” You don’t want your mortgage to lower your quality of life.
Save for Your Down Payment
In Canada, for homes priced $500,000 or less, you need at least 5% down.
For homes between $500,000 and $1.5 million, it’s 5% on the first $500,000, then 10% on the rest.
And for homes over $1.5 million, you need 20% down.
Putting down less than 20% means you’ll pay for mortgage default insurance from CMHC, Sagen, or Canada Guaranty. This can be paid upfront or added to your mortgage and costs thousands extra, usually up to 4% of the mortgage amount.
Try to aim for a 15–20% down payment when possible. You’ll skip the insurance premium (or at least not pay for it for long), qualify for better rates, and start with more equity. While you can technically buy a home with no down payment from your savings, think very, very carefully before doing it.
Don’t Forget Closing Costs
Closing costs add another 2–5% to your purchase price. On an $800,000 Calgary home, budget an extra $16,000–$40,000.
What closing costs are buyers usually responsible for? Lawyer fees, home inspection, property appraisal, land title registration, title insurance, and prorated property taxes. If you’re buying a condo, you’ll need to pay for a condo status certificate. If you’re buying new construction, you’ll pay GST. If you’re buying in an HOA (more common in Alberta than other provinces), you may have HOA-related fees to consider.
Some good news: Alberta doesn’t have a land transfer tax. That’s one advantage over Ontario and BC buyers who pay thousands extra.
More good news: who pays which closing costs is negotiable. In a buyer’s market, you may be able to get seller concessions to cover some of your closing costs.
Take Advantage of First-Time Buyer Programs
First Home Savings Account (FHSA)
The FHSA is basically a cheat code for saving your down payment. You can contribute up to $8,000 per year, with a lifetime maximum of $40,000.
Best of all, these contributions are tax-deductible, and when you withdraw the money to buy your first home, you don’t pay any tax on it. Any investment growth inside the account? Also tax-free.
Let’s say you live in Calgary and make $100,000 per year. You contribute $8,000 to your FHSA. You just saved $2,458 on your taxes. Open an FHSA as soon as you start thinking about buying a home.
Home Buyers’ Plan (HBP)
The HBP lets you withdraw up to $60,000 from your Registered Retirement Savings Plan tax-free ($120,000 for couples). The money has to be in your RRSP for at least 90 days before you can withdraw it.
The catch? You have to pay it back within 15 years. For withdrawals made between 2022 and 2025, you get a three-year grace period and start repaying in year five.
First-Time Home Buyers’ Tax Credit
When you buy your first home, you can claim a $10,000 non-refundable tax credit. That translates to $1,500 back on your tax return.
It won’t help you buy the house, but it makes that first year of homeownership more affordable.
Calgary-Specific and New Federal Programs
Attainable Homes Calgary offers an affordable starter home program if you qualify. You buy a home for below market value, build equity by paying down the mortgage, then sell it back to the organization at the same price.
30-Year amortization is now available for first-time buyers and anyone purchasing a newly built home. This lowers your monthly payment but means you pay more interest over time.
First-Time Home Buyers’ GST Rebate: While still in the works as of this article, this legislation will mean that first-time buyers purchasing newly constructed homes under $1 million won’t pay the 5% GST. That’s up to $50,000 in savings.
Get Pre-Approved (Not Just Pre-Qualified)
Pre-Qualified vs. Pre-Approved
Pre-qualified is a rough estimate based entirely on what you tell the lender. No verification. No commitment. Almost worthless.
Pre-approved means you filled out a full application, provided pay stubs and tax returns, and got a commitment in writing. Always get pre-approved, not just pre-qualified.
Why Pre-Approval Matters
Home sellers want your financing to go through without issues. If you get to the closing table and your financing falls through, the deal will probably fall apart. For a seller on a deadline, this can be catastrophic.
Mortgage pre-approval shows sellers your financing is unlikely to fall through. This automatically makes your offer better than offers without pre-approval.
On your side of the equation, it locks in your interest rate for 60–130 days. Most importantly, if you get your pre-approval before looking at homes, it prevents you from falling in love with homes you can’t actually afford. You know exactly what a lender is willing to lend you.
Shop Around for the Best Rate
Try credit unions, mortgage brokers, and online lenders. Get quotes from at least three sources.
Rate differences of 0.25% to 0.5% are common, and those small disparities can save you thousands. A 0.5% difference on a $450,000 mortgage over 25 years? That’s about $15,000 in extra interest.
Mortgage brokers are often paid by lenders when you get the mortgage. This means that their services might be free to you, and they’re also motivated to find you a lender you’re willing to close with.
Fixed vs. Variable Rates
Variable rates typically start lower but can change during the mortgage term. Fixed rates give you predictability. Either way, interest rates can change between mortgage terms.
Most Calgary buyers are choosing fixed rates in 2025. Remember, you’re not necessarily locked into this decision; you can refinance your mortgage if necessary.
Find the Right Neighbourhood
As the adage goes, the three most important things in real estate are location, location, location. Choosing the right location for your home is vital because it’s the one thing about your home that can’t be changed after the fact.
Consider What Actually Matters
Think about your commute, especially in winter. Consider proximity to amenities you actually use day-to-day. And try to research future development in your preferred area. If you’re choosing between two houses, these factors should weigh heavily.
Also, check flood maps before you buy—the 2013 floods taught expensive lessons.
Balance Affordability With Lifestyle
Your first home probably won’t be your forever home.
Focus on finding a good house in a solid neighbourhood that fits your budget. Sometimes the worst house in a great neighbourhood is a better investment than the best house in a struggling area.
Consider townhouses and condos if detached homes stretch your budget.
Work With a Local Real Estate Agent
This is probably the biggest transaction you’ve ever made. Hire an expert who does this every day to guide you through it.
Agents bring market knowledge you don’t have. They handle paperwork, negotiate on your behalf, and can spot problems you’d miss. They help you find ways to win in multiple-offer situations. In most cases, the seller pays the agent commissions.
Interview at least two or three agents. Ask about their experience with first-time buyers, knowledge of your target neighbourhoods, communication style, and availability for evening and weekend showings.
Make a Smart Offer
Research Comparable Sales First
Your agent should show you at least three to five comparable homes—similar in size, age, and condition—that sold recently in the same area. It’s easy for them to find out what homes actually sold for (not their listing prices).
They should also be able to explain market trends for the area, which may be different from city-wide trends, and what those trends mean for you as a buyer. They’ll help you set reasonable expectations for your house wishlist and give you tailored buying strategies.
Include These Conditions
Conditions, also called contingencies, are clauses in your offer that give you an out if certain undesirable things happen. With the condition, you can break off the deal without losing your earnest money deposit. Without it, you can still technically back out, but you’ll lose the deposit and may even be sued.
Waiving contingencies is common for buyers competing in a seller’s market. However, some contingencies are riskier to waive than others.
A home inspection condition should be non-negotiable. Budget $350–$600. That inspector might find problems that could cost you $50,000 or more to fix.
A financing condition protects you if your mortgage approval falls through.
An appraisal condition protects you from overpaying. If the appraisal comes in lower than your offer, you can back out or use it as leverage to negotiate a lower price.
Home inspection, financing, and appraisal are the most common conditions. Sellers may prefer offers without them, but they won’t think you including them is a big deal.
Radon testing matters in Calgary. This city has higher radon levels than most Canadian cities. Radon causes lung cancer. Test before you buy if possible and be prepared for mitigation.
Condo document review is essential for apartments or townhouses. Your lawyer needs to review the building’s finances, bylaws, and reserve fund. If you can do this before submitting an offer, you don’t need this condition.
Expect to Provide
An earnest money deposit of 1–3% is typical. If you close on the house, this deposit gets applied to your down payment. If you make an offer with an unusually small deposit, sellers get suspicious you might back out even without contingencies.
Proof of pre-approval shows you can afford the home.
Flexibility on the possession date can make your offer more attractive.
Don’t Skip the Home Inspection
Why Inspections Matter
Professional home inspections check the foundation, roof, electrical systems, plumbing, HVAC, insulation, and more. They’ll give you a big report detailing every potential problem with the house. Even new builds need inspections—builders make mistakes, too.
If the home inspector finds a big problem, you can back out before it becomes your problem. You can also use the inspection findings to negotiate price reductions or repairs from the seller.
Still think you should waive the inspection condition? Try this instead: use an inspection condition that only allows “pass/fail,” not repair requests. This lets you walk if there are too many problems but lets the seller know you’re not aiming to nitpick.
Calgary-Specific Concerns
Foundation issues are reasonably common in older neighbourhoods—Chinooks mean more frequent freeze-thaw cycles. Basement waterproofing matters here. Radon testing should be part of your inspection. And be sure to check the heating system thoroughly—Calgary winters are long and cold.
Red Flags
Strongly consider walking away from these buying red flags: major foundation cracks, serious electrical issues, roof replacement needs, or significant water damage. Special red flags for condos include upcoming special assessments and neighbour problems. Don’t let emotions override logic.
Common Mistakes to Avoid
Shopping at the Top of Your Budget
Just because you’re approved for a certain amount doesn’t mean you should spend it all. Leave yourself breathing room for emergencies, savings, and life.
Skipping Pre-Approval
You’ll waste time looking at homes you can’t afford, and sellers won’t take you seriously.
Making Big Financial Changes After Pre-Approval
Don’t change jobs, take on new debt, or close credit card accounts. Every change affects your debt-to-income ratio and could impact your mortgage approval. Pre-approval is not a guaranteed final approval.
Letting Emotions Override Logic
Your first home doesn’t have to be perfect. Focus on finding a good house in a solid neighbourhood that fits your budget. Think with your head, not your heart.
Not Budgeting for Ongoing Costs
Budget for property taxes, utility bills (winter heating bills are significant even after winterizing), maintenance (1–4% of your home’s value annually), home insurance, and condo fees, if applicable.
Close With Confidence
The closing process might seem overwhelming, but it’s really just a bunch of small tasks.
Sign documents with your real estate lawyer. Finalize the mortgage paperwork. Arrange home insurance, since you can’t close without it. Do a final walk-through within 24 hours before closing. Transfer utilities into your name.
On closing day, your lawyer handles the legal work and transfers ownership. Once everything is signed and registered, you get your keys.
You might find that it doesn’t take all that long, but you should still block out a full day for this.
For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.
Your Calgary Homebuying Journey Starts Now
Start with your finances. Get pre-approved. Take advantage of programs designed to help you. Work with professionals who know Calgary inside and out.
Don’t rush, but don’t overthink it either. Your first home doesn’t have to be perfect. If you’re financially ready, you’ve done your research, and you’ve found a home that fits your budget and lifestyle—go for it.
Your home is out there. Now you know exactly how to find it.
