Buying a Home in Alberta: Complete Cost Breakdown (2026)
Alberta has no land transfer tax and no PST, so closing costs on a $500,000 home are $4,000 plus the down payment. Land titles fees and the monthly payment.
Alberta is the cheapest province in Canada to close a purchase. There is no land transfer tax, no provincial sales tax on the mortgage insurance premium, and no PST on anything else. What you pay beyond the down payment is land titles fees of roughly $1,000 on a $500,000 home, legal fees of $1,200 to $2,000, and the usual title insurance, inspection, appraisal and tax adjustment, about $4,800 all in. A buyer with 10% down needs about $54,800 in cash for that purchase.
Figures come from the CostToClose guided buying flow.
Cash on closing: $500,000, 10% down
| Item | Amount | Rule or estimate |
|---|---|---|
| Down payment | $50,000 | — |
| Land titles transfer fee ($50 + $5 per $5,000) | $550 | Rule |
| Mortgage registration fee (on the insured mortgage of $463,950) | $515 | Rule |
| CMHC premium (3.10% of $450,000) | $13,950, added to mortgage | Rule |
| PST on premium | $0 | Rule — Alberta has no PST |
| Legal fees and disbursements | $1,600 | Estimate |
| Title insurance | $425 | Estimate |
| Home inspection | $550 | Estimate |
| Appraisal | $400 | Estimate |
| Property tax adjustment | $780 | Estimate |
| Closing costs | $4,820 | |
| Total cash needed | $54,820 |
Produced by the CostToClose calculator, 14 September 2026. Reproduce this.
Land titles fees, explained
Since October 2024 Alberta's Land Titles Office charges $50 plus $5 for every $5,000 (or part) of the value being registered, on both the transfer and the mortgage. The fee therefore scales with price, but slowly: about $1,065 at $500,000, $1,450 at $700,000, $2,030 at $1 million with 10% down. The mortgage fee is calculated on the registered amount, which includes the CMHC premium. Guides still quoting "about $400 flat" are using the pre-2024 schedule. Fees are paid through your lawyer at closing.
Monthly costs after closing
Same purchase, five-year fixed at 4.49%, 25-year amortization, Calgary:
| Item | Monthly |
|---|---|
| Mortgage payment on $463,950 | $2,565 |
| Property tax (Calgary residential, estimate ~0.65% of value) | ≈ $270 |
| Home insurance (estimate) | ≈ $150 |
| Heat and utilities (estimate) | ≈ $220 |
| Total | ≈ $3,205 |
Calgary and Edmonton property tax rates are lower than Winnipeg's or Halifax's but higher than Vancouver's; use the property tax calculator for a specific city.
What is different about Alberta
- No transfer tax, which is worth $8,475 against Ontario and $10,000 against BC on a $600,000 purchase.
- No PST, so the CMHC premium tax that costs an Ontario buyer $1,116 on the same mortgage is zero.
- No first-time buyer land transfer rebate. There is no tax to rebate. Federal programs (FHSA, Home Buyers' Plan, GST rebate on new builds) apply as everywhere.
- New construction carries 5% GST, less the federal new-housing rebate; first-time buyers can recover the full GST on new homes up to $1 million.
- Real property reports. Alberta purchases of houses typically require a current RPR (a surveyor's drawing) with municipal compliance; the seller usually supplies it, but if one is missing it costs $600 to $1,000 and delays closing.
- Condo fees and reserve funds. Alberta requires condo corporations to keep a reserve fund study; ask for it and the estoppel certificate, which costs about $100 to $300.
What changes the number
- 20% down removes the $13,950 premium; cash needed rises to about $104,755 (the mortgage fee falls to $450 with no premium).
- Price moves the land titles fees only slightly.
- Rural property may need a well and septic inspection ($500 to $1,500) and a water potability test.
Frequently asked questions
Is there land transfer tax in Alberta?
No. Alberta charges land titles registration fees: $50 plus $5 per $5,000 on the transfer and again on the mortgage — about $1,065 on a $500,000 home with 10% down.
How much are closing costs in Calgary?
About $4,000 to $5,000 on a $500,000 home, mostly legal fees, land titles fees, title insurance, inspection and the tax adjustment. Edmonton is the same.
Do first-time buyers in Alberta get any rebate?
Not on closing costs, since there is no transfer tax. Federal programs apply: FHSA, RRSP Home Buyers' Plan, and the first-time buyers' GST rebate on new builds.
Is PST charged on CMHC insurance in Alberta?
No. Alberta has no provincial sales tax, so the premium is added to the mortgage with nothing due in cash.
What is a real property report and do I need one?
A surveyor's report showing the buildings on the lot relative to the boundaries, with a municipal compliance stamp. Most Alberta house purchases require one; the seller normally provides it.
Sources
- Government of Alberta, Land Titles fees (October 2024 schedule) — checked 14 Sept 2026
- Government of Alberta, Real property reports and condominium documents — checked 14 Sept 2026
- CMHC, mortgage loan insurance premiums — checked 14 Sept 2026
- City of Calgary and City of Edmonton, property tax rates — checked 14 Sept 2026
This is general information for Canadian home buyers and sellers, checked against the sources listed above on the date shown, and it is not legal, tax, or mortgage advice. Rules and rates change, so confirm current figures with your lawyer or notary, your lender, or the government office that administers the tax before relying on them.