GREG STEELE

"Not All REALTORS® Are Alike"©

I have listed a new property at 82 7503 GETTY GATE in Edmonton.
Beautiful Townhome with all the Upgrades. Features 3 bedrooms, 2.5 bathrooms, Spacious & Open Living Room, & extended Dining Area. Beautiful Kitchen with Granite Countertops, Extended Eating Bar, Custom Tile Backsplash, Corner Pantry, & Ceiling Height Cabinetry. Gorgeous Laminate Floor, ceramic & carpet flooring. Stainless Steel Appliances, Upgraded Faucets throughout, Banjo Counter Tops in the Bathrooms, upgraded LED Lighting, this home is a dream to walk through. This is ONE OF SIX LARGER EXTENDED UNITS IN COMPLEX. The Master Bedroom has a Bright Walk-In Closet with large window & 3PC Ensuite. 2 additional bdrms & 4PC bath round out upper level. Extended 23' FULLY FINISHED Double Attached Garage with water tap. CENTRAL AIR, F/Fin bsmt & Window Coverings Complete this amazing Home. Awesome front south facing fenced yard with Gas BBQ Hookup looks out onto the Courtyard. Close to all amenities, Costco, River Cree, Whitemud, Anthony Henday, Lakes & Walking trails, this home is Modern and Ready to Move In!
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The Garneau area of Edmonton has been described as “melting into the University of Alberta grounds” that border it.


The busy High Level Bridge connects it to downtown Edmonton. The LRT and major city bus routes run right through the neighbourhood, whisking you quickly to Whyte Avenue and 109 Street for shopping.


And this leafy, mature treed community, one of Edmonton’s oldest, also has one of its most diverse and funky assortments of coffee shops, restaurants and craft beer pubs anywhere in Alberta!


Looking for a property here? You’re not alone, although the majority of the community’s inhabitants are actually renters, living in character houses or walk-up apartments. If you’re buying, you can choose between new condo towers or one of the many 1950s era houses. Whatever you choose, you’ll benefit from the neighbourhood’s good schools, access to the University of Alberta Hospital and proximity to the river valley for world class scenery and recreation.

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I have listed a new property at 639 CANTOR LANDING in Edmonton.
Incredible luxury duplex!!! Many upgrades & features including large great room w/gas fireplace, massive kitchen w/walk-in pantry, large island, lots of cupboard space, granite countertops w/undermount sink & Lighting. Spacious master bedroom, 5 pc luxury ensuite, granite tops & walk-in closet. Main floor flex room can be used as an office, library, formal dining room or bedroom. Open plan boasts rich earthy tones & 2 1/4" hardwood flooring, 10' ceilings, sunny south exposure. Additional 2 pc bath on main w/adjacent washer/dryer. Professionally finished basement has extra large family room w/cultured stone gas fireplace, 1 bedroom and 4 pc bath w/granite countertops. There is an additional unfinished area that can be used for storage or future bedroom, games room, etc. Home has central air, high E furnace & hot water tank, underground sprinkler system. Cul-de-sac location. Man-made lake nearby. Excellent access to Hwy 2 S & airport. Motivated seller. A must to show! Priced well! A nonsmoking, no pet home
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I have listed a new property at 15715 77 ST in Edmonton.
LOCATION, LOCATION, LOCATION!!! RARE FIND!!! This spacious EXECUTIVE 2 STOREY WALKOUT BACKS ONTO A LAKE. 4 BIG bedrooms up including a wonderful master suite with it own private balcony overlooking the private landscaped yard and expansive lake view. The main floor features a living/dining combination, large white kitchen with centre island, built-in appliances, dinette, familyroom, bath, office/den/bedroom and laundry. The walk out basement was designed for entertaining features a bar, games area, private cold room, huge family room with wood stove, built in HOT TUB and full bath. Exposed aggregate concrete walks, driveway and patio. Upgraded balcony and deck with aluminum railings, tempered glass inserts and composite deck panels for long life and easy maintenance. Original OAK HARDWOOD floors in the living and dining rooms and an impressive curved oak feature wall at the entrance leading to the top floor. Close to schools, public transportation, parks, shopping and of course the GREAT LAKE VIEWS!!!
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Three new Canada Mortgage & Housing Corporation (CMHC) lending regulations went into effect July 1, 2020. Note, these might not affect you if you get mortgage insurance from private companies, rather than from CHMC.


Source of Down Payment
CMHC says: Non-traditional sources of down payments that increase indebtedness will no longer be treated as equity for insurance purposes.
What it means: CMHC will no longer allow you to use borrowed funds for your down payment.


Debt Service Ratios
CMHC says: (We’re) lowering the maximum GDS from 39 per cent to 35 per cent and the maximum TDS from 44 per cent to 42 per cent.
What it means: Gross Debt Service ratio (GDS) is the share of income used to cover a mortgage + other housing costs like property taxes. Total Debt Service ratio (TDS) is the share of income used to cover housing costs + cost of servicing other debts. With a 39 per cent GDS (previously), a family with $100K income and 10 percent down would have qualified to buy a $524,980 home. Under the new rules, that same family would only be approved to buy a $462,860 home, a reduction of 12 percent.


Credit Score
CMHC says: Credit scores must be at least 680, up from the previous 600.
What it means: Would-be homebuyers' qualifying credit scores must be at least 680, up from the previous 600.
Not sure you’ll meet the new CMHC requirements? As mentioned, you might still be OK. As of this writing, the rules don’t apply if you get your insurance with private companies such as Genworth MI Canada Inc. and Canada Guaranty Mortgage Insurance Co.

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Four ways to learn about the school in your new neighbourhood

Buying a new family home and planning to move with school-age kids?
You’ll either want to
1) pick the perfect school first or,
2) find your dream neighbourhood first and then check out the schooling options.


Either way, here are four tips on getting good school information to help you make the right decisions.


1. Find the highest-ranked schools
For rankings, the Frasier Institute’s page at compareschoolrankings.org is your source to see which schools top the lists. Use the pull-down menu immediately below the header to select your province. Use the List view to see schools alphabetically by city. The rankings are based heavily on average scores from province-wide tests.


2. See the schools on real estate maps
Read the recent Realtor.ca article Moving with Kids? How to Choose a Great School... (). It’s a good primer. Then, from any listing on Realtor.ca, click Neighbourhood then select Elementary Schools or High Schools from the menu on the left. You’ll see them on the map. Click the school name in the left menu and information – including the school’s website address -- pops up over its map location. Explore!


3. Visit the school websites… and school boards, too!
Edmonton Public Schools (epsb.ca) educates 104,930 students in 213 public schools. Edmonton Catholic Schools (ecsd.net) operates 95 schools with 44,330 students. Each of these websites (above) features a directory with links to school websites. There are also three charter schools and many private schools in Edmonton. Visit ourkids.net for more information.


4. Visit the schools & chat with teachers and principals!
Once you’ve done your online research – including a look at the Frasier rankings (see above) – arrange to meet with the school’s Principal, administration and teachers, if possible. If you get the chance, walk to the school from the new location of your prospective home. That’ll give you an idea of what the walk or ride will be like for your kids.

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If you’re looking for a neighbourhood undergoing revitalization (with new multi-family developments) that’s close to downtown Edmonton, check out Queen Mary Park.


It runs north-south from 111 Avenue to 105 Avenue and east-west from 109 Street to 121 Street. Much of the original construction took place from the 1950s to ‘70s. Lately, though, the southern edge has seen a proliferation of clean, modern condo buildings as a result of university expansion and a new downtown arena. While a high percentage of the single family homes are owner-occupied, many of the apartment condos are rented out. This makes for a diverse neighbourhood population, with lots of investment properties.


The Holland Plaza (a local mall) opened in 2016 with popular restaurants and cafes that have been featured in local magazines and have lots of good online reviews.

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I have listed a new property at 10648 125 ST in Edmonton.
CHARM, CHARACTER and CONVENIENCE best describe this wonderful 3 bedroom character two storey, situated on a beautiful tree canopied street in Prestigious Westmount. This home makes a great first impression as you walk up to the enclosed front veranda. Upon entering through the original front door, you’re greeted by 9 ft ceilings, maple hardwood & spectacular wood staircase. The original woodwork is evident from room to room. The spacious living and dining rooms are separated by glass french doors and built in book shelves. Oak kitchen cabinets, main floor den and newly reno'd 1/2 bath. Upper floor boasts 3 bedrooms and a newly renovated 4 pc bath with original claw foot tub. The basement has a familyroom/bedroom and a new 3pc bath. New 100 amp service, High efficiency Furnace & hot water tank. Amazing and very private back yard featuring a huge reclaimed brick firepit. Walk a block to enjoy some of Edmonton’s hot spots on 124 St, farmers market & minutes to the new Brewery District. Welcome Home!
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I have listed a new property at 8114 27 AVE in Edmonton.
Adult 55+ fully renovated Half Duplex Bungalow is sure to impress the discerning buyer! The entire condominium has been beautifully painted in modern neutral tones with sunny south exposure and boasts numerous recent upgrades including rich wood laminate and vinyl plank flooring. Newly upgraded kitchen features new back-splash, GRANITE counter-tops, new under-mount sink and hardware. Large master bedroom with double closets, spacious office/den with walk-in closet, beautifully renovated main bath, frosted glass panel doors, energy efficient LED lighting, etc, etc. The fully finished and wonderfully renovated basement has a large family room, gym area, den, bedroom with bonus storage, a gorgeous 3 piece bathroom with barn door. large storage room and NEW HIGH EFFICIENCY FURNACE & Hot water tank. Close to all amenities, shopping, schools, parks, rec centre and public transportation with easy access to the Whitemud and Anthony Henday. Definitely in a fantastic location. This home shows beautifully, 10/10!
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I have listed a new property at 1 HORNER DR in Rural Sturgeon County.
LOCATION, LOCATION, LOCATION!!! The 3 best attributes in Real Estate investment. This is a RARE Opportunity for for someone looking at the best of country living on the border of the City of Edmonton. This special 3.05 Acres parcel features a spacious (1,900S.F.) 4+1 bedroom, 3 Full Bath Bungalow with an oversized (26'x24') double garage and a HUGE (40'x40') heated shop. The drive isle is all concrete from entrance, to house, garage and shop. There's also a massive garden, multiple fruit trees, and tons of privacy backing onto a creek and only minutes to Edmonton & Fort Saskatchewan. Perfect for a growing family that needs access to schools, shopping, work and the great outdoors.
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To get the fastest property sale at the best price, most people agree it makes sense to work with a real estate agent. It’s also about comfort and security, because it’s a legal process and it’ll be one of the biggest financial transactions of your life! Agents understand all of this.


We’ll begin working with you by helping you price your home right. We know the market and have all the comparative sales data. Once we’ve helped you determine your price, we’ll build awareness of your property listing. To do that, we’ll use the Multiple Listing Service® (MLS®) and leverage Realtor.ca®, with its massive traffic as shown in the infographic below.


And on top of all that, we’ll typically activate a marketing plan that can include printing brochures and reaching out to our own networks of buyers and other realtors. We’ll help you stage your home and optimize curb appeal. We’ll run open houses (including virtual showings for out-of-town buyers), conduct showings and screen potential buyers.


In short, we’ll have your back through every aspect of your property sale. Not a bad deal, right?!

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1. Meet with your agent
Even if you’ve bought properties before, it’s a big deal! Have all your questions answered, gain clarity and eliminate doubts. Get excited and work with us -- your real estate agents -- to enhance your action plan. You’ve got this!

2. Get pre-approved
Know how much you can borrow by paying a visit to the bank. Two things can happen: 1) You’ll save time by knowing what you can’t afford; 2) You’ll be surprised by how much home you can buy! Get that certainty and let us show you what’s out there!


3. Find a great home
Access helpful online resources and tap into your agent’s in-depth community knowledge. Remember that we spend a good amount of time navigating the city with clients, showing homes and getting to know neighbourhoods.


4. Make your offer
What’s your final price? Your possession date and conditions? To get the best deal, negotiate the details with your realtor’s expert help. We’re in negotiations all the time, working on your behalf to protect and promote your interests, whether you’re a buyer or seller.


5. Complete your due diligence
Finalize your financing and hire the right professionals. As your agents, we have all the connections you need to get this done. Ensure that you’ve made good decisions and/or uncover any hidden issues that need attention now… to minimize headaches later!


6. Seal the deal
We’re real estate agents. Sealing the deal -- legally and efficiently -- is a huge part of the value we deliver! Let us help you sign off on all your conditions and contingencies. Together, let’s make it official. Let’s make it SOLD!


7. Prepare for closing
Meet your lawyer and organize your move, getting utilities, tax programs and insurance in place. Ask us if you have any questions about any of this. We can provide checklists and we’re always available for a quick phone chat.


8. Take possession
Once the money is transferred, you’ll get the keys. Enjoy your new home! It’s all yours!

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We get your thinking about those hot summer days when you hit the beach… and do absolutely nothing.
Bring summer in by adding a swing chair hammock in your outdoor patio.
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Paddle boarding and kayaking are popular summer sports. You’ll see people enjoying both if you visit Summerside, an active, lakeside community located east of Highway 2 in Southeast Edmonton.


Residents here live in a resort-style environment right inside the city. They can rent boats or play tennis and volleyball at the private Summerside Beach Club. Or they can simply lounge on the beach. Those lucky enough to have landed waterfront properties can sit on their docks with their feet in the water.


This idyllic setting also features good access to the South Edmonton Common, with big box retail and movie theatres. Highway 2 is less than a minute away, taking you quickly to the Edmonton International Airport, then south to Red Deer and Calgary.


There are also great amenities and businesses very close to the community. Adjacent, you’ll find a supermarket, brew pubs, many small businesses, car and motorcycle dealerships. Most properties in Summerside are detached single family homes. There are also nice apartment- and townhome-style condos.

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I have listed a new property at 1 HORNER DR in Rural Sturgeon County.
LOCATION, LOCATION, LOCATION!!! The 3 best attributes in Real Estate investment. This is a RARE Opportunity for for someone looking at the best of country living on the border of the City of Edmonton. This special 3.05 Acres parcel features a spacious (1,900S.F.) 4+1 bedroom, 3 Full Bath Bungalow with an oversized (26'x24') double garage and a HUGE (40'x40') heated shop. The drive isle is all concrete from entrance, to house, garage and shop. There's also a massive garden, multiple fruit trees, and tons of privacy backing onto a creek and only minutes to Edmonton & Fort Saskatchewan. Perfect for a growing family that needs access to schools, shopping, work and the great outdoors.
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I have listed a new property at 4652 151 ST in Edmonton.
EXECUTIVE END UNIT TOWNHOUSE in DESIREABLE RAMSEY HEIGHTS. This PRIVATE GATED COMPLEX is directly across from a green space and offers beautiful curb appeal with its stucco exterior, clay tile roof, exposed aggregate walk ways, 25' heated driveway & oversized heated double garage. This beautiful home has been substantially renovated boasting gorgeous hardwood floors, new baseboard, granite counter-tops, freshly painted throughout, new LED lighting, new fireplace, newer appliances including an induction cook top, washer, dryer, fully finished basement includes a rec room or 3rd bedroom. This is a one of a kind unit at over 1700 s.f. with soaring vaulted ceilings, loft, beautiful master with luxurious jacuzzi ensuite and walk-in closet. Enjoy the hot summers comfortably with central A/C or relax on your private deck overlooking the green-space. Close to multiple schools, shopping, public transportation, the Whitemud, Terwillegar Rec Centre, the Majestic North Saskatchewan and the Anthony Henday!!!
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