One of the biggest questions I get from homeowners isn't what their home is worth or when they should list it. It's this:

"Should we sell our current home before we buy our next one?"

It's a fair question, and one that doesn't have a one-size-fits-all answer. Every family's finances, comfort level, and goals are different. That said, after more than two decades helping people buy and sell homes throughout Edmonton, Spruce Grove and the surrounding communities, I've seen enough transactions to know that some approaches consistently create less stress and produce better financial outcomes than others.

For most people, I believe the safest approach is to sell first, then buy.

That might not sound very exciting. In fact, many people initially dislike the idea because they're worried they won't find their next home in time. But once your current home is sold, everything becomes much clearer. You know exactly how much money you'll have available, your mortgage broker can give you an accurate budget, and when you make an offer on your next home, you aren't asking the seller to take on additional risk. That makes your offer more attractive and often gives you more negotiating power.

Perhaps most importantly, you've removed one of the biggest sources of stress from the process. You're no longer wondering whether your home will sell before a deadline arrives. Instead, you're simply looking for the right home.

Of course, selling first isn't perfect. Occasionally the timing doesn't line up exactly, and you may need temporary accommodations or storage between homes. While moving twice certainly isn't ideal, I've found that most people would rather deal with a temporary inconvenience than make a rushed financial decision involving hundreds of thousands of dollars.

Some homeowners choose the opposite approach and buy first. This can work very well, but only if your finances support it. Depending on your situation, your lender may be able to arrange bridge financing or another financing solution that allows you to own both homes for a period of time. This approach lets you shop patiently instead of feeling pressured to find something before your current home sells. The downside, of course, is that you may temporarily be responsible for two mortgages, two property tax bills, two insurance policies and all the other expenses that come with owning two properties. That's a conversation you should have with your mortgage broker before you ever start looking at homes.

Then there's the strategy many people hope will solve everything: writing an offer that is subject to the sale of their current home.

On the surface, it sounds ideal. You secure the home you want, but you're only obligated to buy it if your current home sells first. Unfortunately, in practice, this is often the most stressful option of all.

The first challenge is convincing the seller to accept your offer. Remember that from their perspective, your purchase now depends on another house selling, one they have no control over. They're effectively waiting for two transactions instead of one. Naturally, many sellers are reluctant to accept that uncertainty.

In a strong seller's market, subject-to-sale offers are often at a significant disadvantage. If sellers have multiple buyers to choose from, they're unlikely to choose the offer with the greatest uncertainty unless it's substantially stronger in other ways, such as offering a higher purchase price or more favourable terms. Even if they do accept it, they'll often include what's commonly known as a 24- or 48-hour escape clause, allowing them to continue marketing the property.

That clause can create enormous pressure. If another acceptable offer comes along, you'll receive notice that you have a limited amount of time, often just 24 or 48 hours, to remove your sale condition or lose the home. At that point, you're suddenly racing against the clock.

Ironically, a buyer's market doesn't necessarily make subject-to-sale offers any more appealing.

When homes are taking longer to sell, sellers are already worried about finding a buyer for their own property. Asking them to also take on the risk that your home may face the same challenges doesn't usually make the situation more attractive. Instead of solving one uncertainty, you've simply doubled it. While some sellers will still consider these offers, they often do so only because they have few alternatives, not because they're comfortable with the arrangement.

The biggest problem isn't actually the contract itself. It's what happens emotionally after it's accepted.

Once you've mentally moved into your new home, every showing of your current home feels critical. Every day without an offer becomes stressful. Every piece of buyer feedback feels more significant than it probably is. Before long, many homeowners start asking whether they should lower the price, accept weaker terms, agree to costly repairs, or make other concessions simply to get their home sold before their purchase disappears.

I've seen homeowners negotiate an excellent price on the home they were buying, only to give away far more money on the home they were selling because they were under intense time pressure. In the end, the numbers often work against them.

That's one of the reasons I generally view subject-to-sale offers as a strategy to use only when there's a compelling reason, not as the default plan. There are situations where they're appropriate, and I've successfully negotiated many of them over the years. But they should be entered into with a clear understanding of the risks, not because they seem like the easiest solution.

The reality is that every move involves some compromise. Selling first may mean temporary housing. Buying first requires stronger finances. Subject-to-sale offers can work, but they often transfer the stress from one part of the transaction to another rather than eliminating it.

The good news is that none of these decisions need to be made alone.

One of the most valuable things a REALTOR® can do isn't simply open doors or negotiate contracts. It's help you develop a strategy before any paperwork is signed. That means looking at your home's likely saleability, your financial position, current market conditions, and your personal comfort with risk. Often, a thirty-minute conversation before you start looking at homes can save weeks of stress and potentially thousands of dollars later.

If you're thinking about moving in the next few months, or even next year, I'd be happy to sit down with you and discuss the different approaches. Every situation is unique, and there's no obligation. Sometimes the most valuable advice comes long before your home ever hits the market.

Every home has a room that gets all the attention.

The kitchen gets the compliments. The living room gets the cozy photos. The ensuite gets described with words like “spa-inspired,” even if everyone knows the closest it has ever come to a spa is a eucalyptus candle from Winners.

But there is one space in the home that works harder than all of them. It does not ask for applause. It does not appear in glossy magazines very often. It rarely has perfect lighting. It simply stands there, day after day, absorbing whatever life throws at it.

Boots. Backpacks. Hockey bags. Dog leashes. Grocery overflow. Wet mittens. Mystery gravel. One glove from 2022. A reusable shopping bag full of other reusable shopping bags.

I am speaking, of course, about the mudroom.

The humble mudroom may not be the most glamorous space in the house, but in Alberta, it might be one of the most important. Because around here, “coming inside” is not always a gentle transition.

Sometimes it is a controlled weather event.

The Most Honest Room in the House

A living room can lie. It can be fluffed, vacuumed, staged, and made to look like no one in the home has ever eaten crackers on the couch or lost a remote control for three weeks.

A kitchen can lie too. Clear the counters, tuck away the toaster, light a candle, and suddenly it looks like every meal in the house begins with fresh herbs and ends with someone calmly wiping marble.

But a mudroom tells the truth.

It knows if the kids had gym class. It knows if someone went golfing. It knows if the dog found a puddle and considered it a personal invitation. It knows if hockey season has started because the air has changed.

The mudroom is where real life drops its bag, kicks off its boots, and says, “I’ll deal with this later.” It is less of a room and more of a confession booth with hooks.

Alberta Weather Requires a Landing Zone

In some places, an entryway just needs to hold a pair of shoes and maybe a tasteful umbrella stand.

That must be nice.

Here, we need a space prepared for all four seasons, sometimes in the same week. September brings backpacks, runners, light jackets, and the first hints of denial that summer is ending. October adds leaves, rain, mud, and the annual debate over whether it is too early to turn on the furnace. November introduces winter boots, salt, snow pants, and the quiet panic of trying to find matching mittens before school.

Then spring arrives and somehow makes everything worse. Snow is at least honest. Mud is chaos with moisture.

This is why the mudroom matters. It is the border crossing between “outside” and “please don’t track that through the house.” It is the place where boots go to thaw, coats go to dry, sports equipment goes to become everyone’s problem, and one person’s “I’ll just leave this here for now” becomes a six-month installation.

The Mudroom Understands Families

The mudroom knows that families do not enter a house like people in a furniture commercial. They arrive in waves.

Someone is carrying groceries. Someone is crying because their sock feels weird. Someone forgot their water bottle. Someone is yelling, “Where are my keys?” while holding them. The dog is excited for reasons that are unclear but intense.

And through it all, the mudroom absorbs the impact. It catches the backpack that missed the hook. It receives the wet boots that were kicked off with impressive accuracy but no concern for alignment. It holds the mail, the flyers, the permission forms, the toque pile, the sunscreen from July, and a single shin pad that no one will claim.

A good mudroom does not demand perfection. It knows better. A good mudroom says, “Put it somewhere in this general zone and we’ll call that progress.”

That is why hooks are superior to hangers in a family home. Hangers are optimistic. Hooks are realistic. A hanger says, “Please take the time to properly place your coat.” A hook says, “I know who I’m dealing with.”

The Boot Tray: A Small Act of Mercy

There are many fancy home features in the world. Wine fridges. Heated floors. Walk-in pantries. Smart thermostats. Pot fillers, for those who want to save three steps while filling pasta water but will still walk around the kitchen looking for their phone.

All lovely.

But let us not overlook the quiet brilliance of the boot tray.

The boot tray is not glamorous. It will never be described as a “showstopper.” No one walks into a house and says, “Wow, is that the original boot tray?” But it performs a sacred duty.

It contains the melt. It accepts the salt. It receives the gravel. It gathers the slush. It says, “Not today, hardwood.”

A good boot tray is the difference between “normal winter living” and “why is there a small lake under the bench?” In Alberta, this is not a minor detail. This is infrastructure.

Every Household Has a Mudroom Personality

You can learn a lot about a household from its mudroom.

The hockey family has sticks, tape, helmets, water bottles, and at least one bag that should legally be stored outdoors. The dog family has leashes, towels, treats, paw wipes, and a look of permanent resignation.

The acreage family has rubber boots, work gloves, feed store receipts, and outerwear for tasks that city people would call “a full weekend project.” The young family has tiny shoes, tiny coats, tiny mittens, tiny backpacks, and somehow none of it takes up a tiny amount of space.

The Costco family has bulk paper towels, a case of sparkling water, and a 48-pack of something no one remembers buying but everyone agrees was probably a good deal. The gardener has muddy shoes, seed packets, gloves, and an admirable belief that this year the tomatoes will behave.

The mudroom does not judge. It simply records the evidence.

The Best Mudrooms Are Not Perfect

A perfect mudroom is suspicious.

If every basket is labelled, every coat is evenly spaced, every boot is paired, and every surface is clear, that may be a mudroom in theory, but I have questions.

Where are the rogue mittens? Where is the reusable bag full of returns? Where is the screwdriver someone brought in from the garage and then abandoned? Where is the pile of things that need to go to the vehicle but have somehow lived by the door for nine days?

A real mudroom has some friction. Not filth. Not chaos. Just signs of life.

The best ones are designed for recovery, not perfection. They make it easy to reset. A bench helps. Hooks help. Closed storage helps. A place for keys helps. A bin for hats and mitts helps. A surface that can survive a wet backpack definitely helps.

The goal is not to create a room that looks untouched. The goal is to create a room that can be touched by real life and survive.

Why This Room Deserves More Respect

When people think about what makes a home comfortable, they often picture the beautiful spaces first: the bright kitchen, the cozy family room, the peaceful bedroom, the finished basement.

And yes, those matter.

But daily life is often shaped by the practical spaces. The entryway that makes mornings easier. The laundry area that can handle real volume. The garage access that makes unloading groceries less annoying. The storage that prevents every season from taking over the main floor at once.

These are not always the spaces that sell the dream. But they often support the life.

A good mudroom will not make your coffee, fold your laundry, or explain why there are seven water bottles in the vehicle. But it will take the hit when everyone comes home at once.

It will hold the coats, the boots, the bags, the mess, the weather, the routines, the sports, the pets, the seasons, and the tiny daily disasters that make a house feel lived in.

That deserves some credit.

So here’s to the mudroom: the hardest-working room in the house, the keeper of boots, the defender of floors, the witness to school mornings, the seasonal storage diplomat, and the place where Alberta weather meets its match.

It may never be the most beautiful room in the home.

But on a wet October afternoon, when the leaves are stuck to your shoes, the dog is damp, the groceries are sliding out of the bag, and someone has just asked where their other mitten is?

There is no room you’ll appreciate more.

More space. More privacy. More freedom. A different way of living.

For generations, acreage living has appealed to people who wanted something a little different from city life. More space. More privacy. A quieter setting. What has changed isn’t why people love acreages—it’s how many people are beginning to see the value they offer.

Across Alberta, and especially in communities surrounding Edmonton like Parkland County, Sturgeon County, Strathcona County, Leduc County and Lac Ste. Anne County, more buyers are looking beyond traditional suburban neighbourhoods and asking themselves a simple question:

“What kind of lifestyle do we really want?”

The answer, for many people, isn’t necessarily a bigger house. It’s a different way of living.

The Luxury of Silence

Silence is something most of us don’t think about until we experience it.

In many neighbourhoods, there’s always something happening. Traffic. Lawn mowers. Construction. Sirens. The constant hum of city life fades into the background because it’s always there.

Then you spend an evening on an acreage. 

You step outside and hear… almost nothing. Maybe the breeze moving through the trees. Birds calling in the distance. Leaves rustling overhead. The occasional coyote after sunset.

It’s remarkable how quickly that quiet begins to feel normal—and how noticeable its absence becomes when you return to the city.

Privacy plays a role too. Instead of looking directly into a neighbour’s kitchen window, you’re looking across mature trees, open fields, or your own piece of Alberta countryside.

For many acreage owners, that feeling of peace isn’t just a nice bonus. It’s one of the biggest reasons they never want to move back into the city.

The Sky

One of the first things people notice after moving to an acreage is something they probably never expected.

The sky.

Without rows of houses, apartment buildings, or commercial developments interrupting the horizon, the landscape suddenly feels enormous. Sunrises seem to arrive a little slower. Summer sunsets stretch on for what feels like forever, painting the sky in oranges, reds and deep purples long after dinner. Thunderstorms become something you watch instead of simply driving through. You can often see them building for kilometres before they arrive, rolling across the prairie with incredible power and beauty.

And then there are the stars.

Away from the city’s lights, the night sky comes alive. On clear evenings, thousands of stars appear overhead, reminding you just how much we’ve forgotten exists above us. It’s difficult to describe until you’ve experienced it yourself.

You Don’t Realize How Close Everything Is

One of the biggest misconceptions about acreage living is that you’re somehow “way out in the country.” In reality, many acreages surrounding Edmonton are surprisingly convenient.

Depending on where you live, Costco, schools, restaurants, grocery stores, recreation centres and even Edmonton International Airport may only be 20 to 40 minutes away. For many homeowners, that means enjoying the peace and privacy of acreage living without giving up the conveniences they use every day. You can spend your afternoon shopping in the city, meet friends for dinner downtown, attend an Oilers game, and still come home to complete quiet.

It really can be the best of both worlds.

Your Property Becomes Part of Your Lifestyle

One of the biggest differences between city living and acreage living is how you begin using your property. Instead of simply maintaining a yard, your property becomes an extension of your home.

One family might create walking trails through the trees. Another builds a fire pit where friends gather well into the evening. Children have room to explore, build forts, ride bikes, or simply disappear into the backyard for hours of outdoor adventure. Dogs have space to run. Gardens become larger. Greenhouses become possible. A heated shop becomes more than storage—it becomes a place to restore a classic car, build furniture, work on projects, or simply enjoy a hobby. There’s room for RVs, trailers and recreational vehicles without worrying about neighbourhood restrictions or finding off-site storage.

Every family uses the space differently. That’s the beauty of it. The property grows around your lifestyle instead of forcing your lifestyle to fit the property.

Home Has Changed

Over the past several years, our homes have taken on new roles.

For many people, they’re no longer simply places to eat dinner and sleep.

They’re home offices. Fitness rooms. Creative studios. Entertainment spaces. Places where children learn, families gather, and memories are made.

An acreage offers flexibility that’s increasingly difficult to find on a traditional suburban lot.

Need space for a workshop? A home office with complete privacy? A guest house for extended family? A place where grandchildren can spend entire weekends outdoors?

Those possibilities become much easier when space isn’t the limiting factor.

Why Buyers Are Looking Beyond the City Limits

Communities around Edmonton continue to grow. New neighbourhoods are being built. Lots are becoming smaller. Homes are often built closer together than they were a generation ago.

For many buyers, that works perfectly. Others find themselves wanting something different. 

Not because they dislike the city. Far from it. Most acreage owners still enjoy Edmonton’s restaurants, festivals, shopping, sporting events and cultural attractions. Many continue working in the city every day.

They’re not leaving the city behind. They’re simply choosing to come home to something different. To a quieter evening. A darker night sky. A little more privacy. A little more room. A little less rush.

It’s Not About Having More Land

People often assume the appeal of an acreage is simply owning more acres. In reality, that’s rarely what owners talk about.

They talk about drinking coffee on the deck while watching wildlife wander across the property. Watching their children discover nature instead of another cul-de-sac. Hosting family gatherings without wondering where everyone will park. Building the shop they’ve always wanted. Watching spectacular sunsets. Walking outside after dark and seeing the Milky Way.

It’s not really about owning ten acres instead of one. It’s about having the freedom to live a little differently.

Is Acreage Living Right for You?

Like any home, an acreage isn’t for everyone. There’s more property to care for, longer driveways to clear after a snowfall, and rural services that differ from those in the city.

But for many people, those responsibilities are a small trade-off for the lifestyle they gain in return.

Ultimately, buying an acreage isn’t just a real estate decision. It’s a lifestyle decision.

Featured Property

This month, I’m excited to be showcasing a property that captures so much of what makes acreage living special.

Located on 10 beautifully treed and private acres in Parkland County, just northwest of Edmonton, this executive custom-built two-storey home offers the space, privacy and flexibility that today’s buyers are increasingly looking for.

Beyond the beautifully appointed main residence, the property also includes a municipally approved two-bedroom guest home—ideal for multi-generational living, extended family, long-term guests, or simply providing options as life changes.

Whether it’s enjoying peaceful mornings on your own private acreage, gathering around a fire with family and friends, working in the heated oversized garage, or simply appreciating the quiet that comes with country living, this property is an excellent example of why acreage homes continue to capture people’s imagination.

If you’ve ever wondered whether acreage living might be right for you, I’d be happy to answer your questions or arrange a private tour. Sometimes, the best way to understand the appeal is simply to experience it for yourself.

More details at: 
https://myrealhome.com/recip.html/listing.e4498935-1226-twp-road-540-rural-parkland-county.109317155

If you’ve been thinking about buying or selling a home in Edmonton, Spruce Grove, Stony Plain, or the surrounding area, you’ve probably wondered where the real estate market is headed next.

After several years of rapidly changing interest rates, strong population growth, and shifting market conditions, many Albertans are asking the same question: What can we expect from the housing market in 2026 and 2027? While no one can predict the future with certainty, several trends are emerging that provide valuable insight into where the market may be headed.

Alberta Continues to Stand Out

One of the biggest stories in Canadian real estate over the past few years has been Alberta’s relative affordability compared to many other provinces. While home prices in cities like Vancouver and Toronto remain out of reach for many buyers, Edmonton and surrounding communities continue to offer excellent value. Buyers relocating from Ontario and British Columbia are often surprised by how much home they can purchase for their money in Alberta.

This affordability advantage has helped drive continued interprovincial migration into Alberta, supporting demand for housing throughout the Edmonton region.

Interest Rates Have Stabilized

Interest rates remain one of the biggest factors influencing housing activity. Although mortgage rates are still higher than the historic lows seen during the pandemic years, they are considerably more manageable than they were at the peak of recent rate increases.

Many buyers who were waiting on the sidelines are beginning to adjust to the current rate environment. Rather than waiting for rates to return to levels that may never come back, more buyers are recognizing that today’s market offers opportunities that may not exist if competition increases in the future.

For sellers, stable interest rates create more confidence among buyers and help support overall market activity.

Inventory Is Improving

One of the challenges buyers faced in recent years was a lack of available homes. While inventory levels remain relatively tight in many segments of the Edmonton-area market, there are signs that selection is improving. Buyers often have more choices today than they did during some of the extremely competitive periods of the past few years.

That doesn’t necessarily mean homes aren’t selling. Well-priced properties in desirable neighbourhoods continue to attract significant interest. However, buyers are becoming more selective and taking more time to evaluate their options.

What This Means for Buyers

For buyers, the next couple of years could present a balanced opportunity. Compared to many Canadian markets, Edmonton and surrounding communities continue to offer attractive affordability. Buyers may benefit from:

• More inventory and selection

• Less intense competition than some previous years

• Stable borrowing conditions

• Continued long-term growth potential

Buyers should focus less on trying to perfectly time the market and more on finding the right property that fits their needs and budget. Historically, buyers who purchase a suitable home and hold it for the long term tend to fare better than those who spend years waiting for the “perfect” market conditions.

What This Means for Sellers

Sellers can still achieve excellent results, but pricing strategy is becoming increasingly important. The days of simply putting a sign on the lawn and expecting multiple offers within hours are not universal across all market segments. Buyers are conducting more research, comparing more properties, and carefully evaluating value. Homes that are properly priced, professionally marketed, and presented well continue to stand out from the competition. This makes preparation more important than ever. Professional photography, effective online exposure, strong property descriptions, and strategic pricing can have a significant impact on the final selling price and the time it takes to sell.

Spruce Grove and the Surrounding Communities

Communities such as Spruce Grove, Stony Plain, Devon, Fort Saskatchewan, Beaumont, and Leduc continue to attract buyers looking for a balance between affordability and quality of life. Many families appreciate the larger lots, newer housing options, community amenities, and convenient access to Edmonton.

As Edmonton continues to grow, these surrounding communities are likely to remain attractive alternatives for buyers seeking more space and value.

The Long-Term Challenge: Housing Supply

Despite recent market fluctuations, Canada’s long-term housing challenge remains a shortage of available housing. Population growth continues to create demand for homes, while builders face ongoing challenges including construction costs, labour shortages, and regulatory hurdles. Over the long term, limited housing supply tends to support property values, particularly in growing regions such as the Edmonton metropolitan area.

My Outlook

Based on what I’m seeing in the Edmonton and area market, I expect 2026 and 2027 to be characterized by steady activity rather than dramatic swings. Buyers should benefit from improved selection and more balanced conditions, while sellers can still achieve strong results when their homes are priced and marketed effectively. Rather than a booming market or a major correction, the most likely scenario appears to be continued stability with modest growth in many Edmonton-area communities.

For homeowners, buyers, and sellers, that’s often a healthier and more sustainable environment than the extremes we’ve experienced in recent years. If you’re considering buying or selling a home in Edmonton, Spruce Grove, Stony Plain, or the surrounding communities, I’d be happy to discuss current market conditions and how they may affect your specific situation.