Since March 2026, many first-time buyers of a new construction home in Alberta can recover 100% of the federal GST — up to $50,000 — under the new First-Time Home Buyers' (FTHB) GST/HST Rebate. This is in addition to the existing GST/HST New Housing Rebate that all new-home buyers, first-time or not, may still qualify for.

The existing rebate (all buyers). Alberta has no provincial sales tax, so only the federal GST applies to a new home purchase here. The standard GST/HST New Housing Rebate has been in place for years and phases out on homes priced between $350,000 and $450,000.

The new FTHB rebate (first-time buyers only). Bill C-4 received Royal Assent on March 12, 2026, creating a much larger benefit for first-time buyers:

• Homes priced at $1 million or less: 100% of the GST is eliminated, up to $50,000

• Homes priced between $1 million and $1.5 million: the rebate phases out on a sliding scale

• Homes priced at $1.5 million or more: no rebate

• Applies to purchase agreements signed on or after March 20, 2025

Who qualifies as a first-time buyer? Generally, you must be 18 or older, a Canadian citizen or permanent resident, and you (and your spouse or common-law partner) must not have lived in a home either of you owned during the current year or the four preceding years. The home must be purchased as your primary residence.

How it's applied. In most cases, your builder credits the rebate directly at closing and you simply pay less. If the builder doesn't credit it, you can apply directly to the CRA — generally within two years of taking ownership — using Form GST190 (homes bought from a builder) or Form GST191 (owner-built homes).

This is general information only, not tax or legal advice. Rebate eligibility, thresholds, and rules are technical and can change — confirm your specific situation with the CRA, a qualified accountant, and a real estate lawyer before relying on any figures. Sources: Canada Revenue Agency (canada.ca), Bill C-4 (Making Life More Affordable for Canadians Act).

If you're weighing a new construction purchase in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove, or Stony Plain and want help understanding how this rebate fits into your overall budget and timeline, Jay is available to help.

Call or text Jay at 780-220-8449, or visit jaysells.ca.

Jay Lewis | REALTOR® | RE/MAX Excellence | Lewis & Co. Realty

Sherwood Park is one of the most active new construction markets in the Edmonton area, offering a range of communities, builders, and product types for buyers at different stages of life and different price points.

If you are considering buying a new construction home in Sherwood Park, here is a practical overview of what the market looks like and what to consider before you start visiting show homes.

Community and builder information reflects general market conditions at the time of writing and is subject to change. Confirm current availability, pricing, and builder details directly before making decisions.

Why Buyers Choose Sherwood Park for New Construction

Sherwood Park is an urban service area within Strathcona County, located immediately east of Edmonton. It offers a suburban lifestyle with access to established schools, shopping, recreation, and services — while new construction communities continue to expand in areas on the perimeter of the urban core.

For buyers who work in Edmonton's east end, the energy sector, or Strathcona County itself, Sherwood Park offers a practical location with a strong sense of community and relatively short commute times to major employment areas.

Active New Construction Communities in Sherwood Park

New construction activity in Sherwood Park is currently concentrated in a handful of communities, including Cambrian, Hearthstone, and Bremner, along with Hillshire near Wye Road. Each offers a different mix of lot sizes, product types, and pricing, and new phases are released regularly.

A buyer's agent can help you track which communities have active releases and how each compares for your specific priorities.

What to Consider When Choosing a Community in Sherwood Park

Proximity to Schools

Sherwood Park has an established network of public and Catholic schools across the urban area. If school proximity is a priority, it is worth researching which schools serve each community before selecting a lot — particularly in newer areas where school catchment boundaries may still be developing.

Commute and Access

Sherwood Park is primarily accessed via Baseline Road, Wye Road, and Highway 16. Traffic during peak hours on these corridors can be a factor for buyers who commute regularly to Edmonton. Considering your daily route in the context of which community you choose is worth thinking through before you commit.

Builder Selection

Multiple builders are active in Sherwood Park's new construction market across a range of price points and product types — from townhomes and duplexes to single-family homes on a variety of lot sizes. Each builder has its own standard specifications, upgrade options, and build timelines.

A buyer's agent can help you compare builders and communities before you begin visiting show homes.

Community Stage

Newer communities in Sherwood Park may be in early phases of development, which means some infrastructure, amenities, and neighbouring lots may still be under construction during and after your build. Understanding the development stage of a community helps you set realistic expectations for what your neighbourhood will look like at possession and in the years that follow.

New Construction Product Types Available in Sherwood Park

The Sherwood Park new construction market includes a range of product types:

Townhomes and duplexes — typically at lower price points, suitable for first-time buyers or buyers looking for lower-maintenance living.

Laned homes — single-family homes on narrower lots with rear lane access and detached or rear garage options. Often available at a lower price point than front-attached garage homes.

Front-attached garage homes — the most common single-family product in Sherwood Park's newer communities, available on standard and larger lots.

Larger lots and estate homes — available in select phases and communities for buyers looking for more square footage or larger yard space.

Before You Visit a Show Home

Before visiting show homes in Cambrian, Hearthstone, Bremner, Hillshire, or any other Sherwood Park community, it's worth registering your buyer's agent so your representation is in place from the start. (See: How Does the New Construction Process Work in Alberta? and Show Home Consultant vs Buyer's Agent — What's the Difference? for more detail.)

Working With a Buyer's Agent in Sherwood Park

Jay Lewis is a REALTOR® with RE/MAX Excellence (Lewis & Co. Realty) who works with buyers purchasing new construction homes in Sherwood Park and across the Edmonton area.

With over 20 years of construction experience through his company Konstruct, Jay brings a practical understanding of build quality and the new construction process to every transaction — from initial community selection through to possession walkthrough.

If you are considering new construction in Sherwood Park and would like guidance on communities, builders, or the purchase process, Jay is available to help.

Call or text Jay at 780-220-8449, or visit jaysells.ca.

Jay Lewis | REALTOR® | RE/MAX Excellence | Lewis & Co. Realty

If you're considering buying a new construction home in Edmonton, Sherwood Park, Fort Saskatchewan, or the surrounding area, understanding the process from start to finish helps you plan your timeline, budget, and expectations before you walk into a show home.

Here is a straightforward overview of how the new construction purchase process typically works in Alberta.

Step 1 — Research Communities and Builders

Before visiting show homes, it's worth taking time to research which communities and builders align with your priorities. In the Edmonton area, new construction communities range from entry-level townhomes to larger single-family homes across a wide range of price points. Contact Jay Lewis at 780-220-8449 before your first show home visit to book a Zoom call to get started on your new home search

Key factors to consider at this stage include location, builder reputation, community amenities, school proximity, and estimated possession timelines. A buyer's agent can help you work through these factors before you commit to visiting specific show homes. 

Step 2 — Register Your REALTOR® Before Your First Show Home Visit

This step is important and often missed. Before you visit any show home, contact your REALTOR® and ensure they are registered so your representation is in place from the beginning of the process.

If you visit a show home without registering a buyer's agent and later decide you want representation, it may not be possible to add a REALTOR® to the transaction depending on the builder's policies. Contact Jay Lewis at 780-220-8449 before your first show home visit to ensure your representation is confirmed.

Step 3 — Visit Show Homes and Choose a Floor Plan

Once you have a sense of which communities interest you, show home visits allow you to experience floor plans, finishes, and builder quality firsthand. Most builders have a selection of floor plans available at different price points and on different lot sizes.

Your buyer's agent can accompany you on show home visits and share observations based on construction experience and knowledge of the local market.

Step 4 — Choose Your Lot

Lot selection is an important decision that affects your home's orientation, backyard size, and in some cases, future development around your property. Builders typically have a selection of available lots at different price points — corner lots, pie lots, and standard lots each have their own considerations.

Your buyer's agent can help you think through lot selection before you commit.

Step 5 — Review and Sign the Purchase Agreement

The purchase agreement in new construction is prepared by the builder and reflects the builder's standard terms and conditions. Before signing, review the contract carefully with your REALTOR® and a real estate lawyer. Key areas to understand include:

• Possession date and adjustment provisions — timelines can shift during construction and contracts often include provisions for this

• Deposit requirements and conditions — when your deposit is due and under what conditions it is refundable

• Upgrade and option terms — what is included in the base price and what is subject to additional cost

• Warranty coverage — Alberta's New Home Warranty Program coverage that applies to your purchase

Before signing any purchase agreement  review it carefully with both your REALTOR® and your real estate lawyer.

Step 6 — Upgrade and Colour Selections

After the purchase agreement is signed, most builders schedule one or more appointments at their design centre where you choose finishes, colours, and upgrades. This process varies by builder — some include a defined allowance, others work from a base specification.

Your buyer's agent can help you prepare for these appointments and think through which selections offer long-term value.

Step 7 — Construction and Site Inspections

Once construction begins, your home moves through several stages — foundation, framing, rough-in mechanical and electrical, insulation, drywall, and finishing. The timeline varies by builder and product type.

Independent inspections at key stages — particularly at framing before drywall is closed in — are recommended and available to buyers. Your buyer's agent can help coordinate these inspections.

Step 8 — Possession Walkthrough

When your home is complete, a possession walkthrough is conducted before you take the keys. This is your opportunity to review the finished home, confirm that selections were completed as agreed, and identify any deficiencies for the builder to address.

Your buyer's agent should be present for the possession walkthrough to help document any items that require attention.

Step 9 — Possession and Keys

On your possession date, the transaction is completed through your lawyer's office, funds are transferred, and you receive the keys to your new home. Any deficiencies documented at the walkthrough are typically addressed by the builder within an agreed timeframe after possession.

Working With Jay Lewis Through the New Construction Process

Jay Lewis is a REALTOR® with RE/MAX Excellence (Lewis & Co. Realty) who works with buyers throughout every stage of the new construction process in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove, and Stony Plain.

With over 20 years of construction experience through his company Konstruct, Jay brings a practical understanding of the build process to every transaction — from lot selection through to possession walkthrough.

If you are considering a new construction purchase and would like to understand the process in more detail, Jay is available to help.

Call or text Jay at 780-220-8449, or visit jaysells.ca.

Jay Lewis | REALTOR® | RE/MAX Excellence | Lewis & Co. Realty

When you walk into a new construction show home in Edmonton, you'll be greeted by a show home consultant. Many buyers assume this person is there to help them through the purchase process — and while show home consultants are knowledgeable and helpful, their role is different from that of a buyer's agent.

Here is a clear breakdown of how the two roles differ and why it matters for your purchase.

This article is intended for general educational purposes only. It does not constitute legal advice and should not be relied on in place of a review by a licensed Alberta real estate lawyer.

What Is a Show Home Consultant?

A show home consultant — sometimes called a new home sales representative — is employed by the builder. Their role is to represent the builder in the sale of the builder's homes. They are knowledgeable about the builder's floor plans, communities, included features, upgrade options, and pricing.

Show home consultants are typically employees of the builder, not independent REALTORS®. Because they are selling the builder's own inventory as an employee of the builder, this role does not always require a real estate licence through RECA. Some show home consultants may hold a licence, but licensing is not a general requirement of the position.

Regardless of licensing status, their professional obligation in the transaction is to the builder — not to the buyer.

What Is a Buyer's Agent?

A buyer's agent is a REALTOR® engaged by the buyer to represent their interests in a real estate transaction. In a new construction purchase, the buyer's agent works on behalf of the buyer throughout the entire process — from community and builder selection through to possession.

A buyer's agent's professional obligation is to the buyer.

How the Two Roles Differ

Who They Represent

Show home consultant — represents the builder. Their goal is to assist the builder in completing a sale on the builder's terms.

Buyer's agent — represents the buyer. Their goal is to help the buyer navigate the process with their interests in mind.

This distinction matters most when it comes to contract review, upgrade pricing, possession timelines, and any situations where the buyer's interests and the builder's interests may not be perfectly aligned.

Contract Review

Show home consultant — can walk you through the builder's purchase agreement and explain its general terms. Because their obligation is to the builder, they are not positioned to flag concerns or advise you from your perspective as the buyer.

Buyer's agent — reviews the builder contract with you from the buyer's perspective, flags areas worth understanding carefully, and works alongside with your real estate lawyer through this process.

Upgrade Guidance

Show home consultant — presents the builder's upgrade options and pricing. Their role is to assist you in making selections from within the builder's offerings.

Buyer's agent — provides independent context on upgrade pricing, helps you think through which upgrades may offer long-term value, and can advise on what may be more practical to complete after possession.

Inspections

Show home consultant — is not typically involved in coordinating independent inspections on behalf of the buyer.

Buyer's agent — can help coordinate independent inspections at key stages of construction and be present to discuss findings with you.

Possession Walkthrough

Show home consultant — may be present at possession as the builder's representative.

Buyer's agent — attends the possession walkthrough on your behalf, helping to document any deficiencies for the builder to review and address.

Do I Need Both?

Yes — and having both is entirely normal in a new construction transaction. The show home consultant handles the builder's side of the process. Your buyer's agent handles your side.

Having a buyer's agent does not mean an adversarial relationship with the show home consultant or builder. Most builders are accustomed to working with buyer's agents, and the process works well when both parties understand their respective roles.

What Does a Buyer's Agent Cost on a New Construction Purchase?

In most new construction transactions in Alberta, the builder compensates the buyer's agent as part of the overall transaction. Buyers typically do not pay their REALTOR® directly. Commission arrangements can vary between builders, so confirm the details with your agent before proceeding.

Jay Lewis is a REALTOR® with RE/MAX Excellence (Lewis & Co. Realty) who works  on behalf of buyers in new construction transactions across Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove, and Stony Plain.

With over 20 years of construction experience , Jay brings a practical understanding of the build process to every transaction — which informs how he reviews contracts, evaluates site visits, and approaches possession walkthroughs.

If you are considering a new construction purchase and would like to have your own representation in place before visiting show homes, Jay is available to help.

Call or text Jay at 780-220-8449, or visit jaysells.ca.

Jay Lewis | REALTOR® | RE/MAX Excellence | Lewis & Co. Realty

Signing a new construction purchase agreement is one of the most significant financial commitments a buyer makes. Unlike a resale purchase agreement, a new construction contract in Alberta is prepared by the builder and reflects the builder's standard terms and conditions.

Before you sign, there are several key areas worth reviewing carefully with your REALTOR® and a real estate lawyer. Here is a practical overview of what to pay attention to. This article is intended for general educational purposes only. It does not constitute legal advice and should not be relied on in place of a review by a licensed Alberta real estate lawyer. Contract terms and provisions vary by builder and by individual agreement.

1. Possession Date and Adjustment Provisions

One of the most important sections of any new construction contract is the possession date — and the provisions that allow it to change.

Builder contracts in Alberta commonly include clauses that allow for possession date adjustments under certain conditions. This is standard in the industry, but buyers should understand what those conditions are, how much notice the builder is required to provide, and whether there are any provisions in place if timelines shift significantly.

If you have a hard deadline — such as a lease ending or a sale completing on your current home — this section is particularly important to review before signing.

2. Deposit Requirements and Refund Conditions

Builder contracts typically require one or more deposits during the purchase process. Key questions to understand before signing include:

• How much is required and when?

• Under what conditions is the deposit refundable?

• Under what conditions could the deposit be at risk?

• How is the deposit held — in trust or otherwise?

Your real estate lawyer can review the deposit conditions and explain what they mean in the context of Alberta's legal framework.

3. What Is Included in the Base Price

Builder contracts should clearly define what is included in the purchase price and what is considered an upgrade or option subject to additional cost. This includes structural features, appliances, finishes, and exterior elements such as landscaping, fencing, and driveway completion.

Understanding exactly what you are buying at the base price — and what will cost extra — helps you budget accurately before signing.

4. Upgrade and Design Selection Terms

If you are purchasing a pre-sale home and will be making upgrade and finish selections, the contract should outline the process, timeline, and terms around those selections. Key areas include:

• When upgrade appointments are scheduled

• What happens if selections are not made within the specified timeframe

• Whether upgrade pricing is fixed at the time of signing or subject to change

• What allowances, if any, are included in the base price

5. Warranty Coverage

New homes in Alberta are covered under the Alberta New Home Warranty Program. Your builder contract should reference this coverage, which includes:

• One year on labour and materials

• Two years on mechanical delivery and distribution systems

• Five years on building envelope

• Ten years on major structural components

Understanding what is covered and for how long helps you know what recourse is available to you after possession. Exact terms can vary by warranty provider and builder — confirm the specific coverage and any exclusions that apply to your home with your lawyer or the warranty provider directly

6. Price Adjustment Clauses

Some new construction contracts include clauses that allow the purchase price to be adjusted under certain conditions — for example, increases in material costs or changes in applicable taxes. Review this section carefully and discuss it with your real estate lawyer to understand whether and under what circumstances the price you agreed to could change before possession.

7. Assignment and Resale Restrictions

Some builders include clauses in their contracts that restrict or regulate your ability to assign the purchase agreement to another buyer or resell the home within a certain period after possession. If you have any intention of reselling or assigning the contract before or shortly after possession, review this section carefully.

8. Builder's Right to Make Changes

Builders sometimes include provisions that allow them to make substitutions to materials, finishes, or features if specified items become unavailable. Understanding the scope of those provisions and what the builder's obligations are around notifying you of changes is worth reviewing before you sign.

Always Have a Real Estate Lawyer Review the Contract

This is not optional. A real estate lawyer reviews the builder contract independently from your REALTOR® and provides legal advice on the terms and conditions before you sign. Your REALTOR® can walk through the contract with you and flag areas to discuss — but legal advice on a binding contract should come from a qualified lawyer.

Working Through a Builder Contract With Jay Lewis

Jay Lewis is a REALTOR® with RE/MAX Excellence (Lewis & Co. Realty) who works with buyers on new construction purchases across Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove, and Stony Plain.

With over 20 years of construction experience. Jay is familiar with new construction  and the process that follows signing — from upgrade selections through to possession walkthrough. His role is to help you understand the process and flag areas worth raising with your lawyer before you sign.

If you are considering purchasing a new home  and would like to discuss it, Jay is available to help.

Call or text Jay at 780-220-8449, or visit jaysells.ca.

Jay Lewis | REALTOR® | RE/MAX Excellence | Lewis & Co. Realty