Sell Your House Fast in Edmonton — River City Cash Offer in 24 Hours, As-Is
We buy houses for cash across Edmonton and the metro — inherited Glenora and Highlands homes, tired Beverly rentals, Mill Woods bungalows, and Mature Neighbourhood Overlay properties needing major repairs — and send a offer within 24 hours. No commissions, no staging, no showings; we buy as-is and close in as little as 7 days through a licensed Alberta real estate lawyer.
Common Situations
Why Edmonton Homeowners Sell Direct
Edmonton's housing supply is older, more varied, and more spread out than any other Alberta city. The mature area sector — the 70-plus neighbourhoods built before 1970 and formally defined under the city's Mature Neighbourhood Overlay — concentrates older construction issues, while the newer suburbs to the southwest, southeast, and northeast each have their own dynamics. Six situations come up over and over:
Heirs settling a parent's estate. A parent passes in Mill Woods, Belvedere, or West Jasper Place, the heirs live in Vancouver, Toronto, or Saskatoon, and the home needs to be cleared, listed, and sold from a thousand kilometres away. Direct sale removes the showings, the staging, and most of the cleanup. Learn more about inherited and probate sales.
Tired landlords / rentals. A long-held duplex in Beverly or a basement-suite bungalow in Forest Heights with a tenant who pays late, a furnace overdue for replacement, and a paint job that hasn't happened since the early 2000s. Direct sale lets the landlord exit without giving notice mid-tenancy. Learn more about selling a tired rental.
Divorce or separation. A jointly-titled home in Riverbend or Terwillegar Heights and two parties who just want a clean number and a closing date. Learn more about divorce property sales.
Tried MLS, didn't work. The listing expired, the price chased the market down, the inspection turned up Polybutylene plumbing, the showings dried up. Learn more about properties that didn't sell on MLS.
Judicial foreclosure. Court of King's Bench has issued an Order Nisi, the redemption window is closing, and the homeowner needs out before the sale completes through Alberta Land Titles. Learn more about judicial foreclosure.
Major repairs / homes that need work. Settlement cracks in a 1950s post-war bungalow, knob-and-tube in the basement of a 1920s Highlands character home, a roof that hasn't been touched in twenty years. Learn more about homes that need major repairs.
Adult children helping a parent downsize. Aging Edmonton parents in Mature Area & Inner City (built before 1970) no longer able to keep up with the home, with their adult children handling the sale remotely or locally with a power of attorney for property. The MLS path doesn't fit when the parent can't tolerate showings, contractor visits, or a months-long timeline. More on selling under health, medical, or downsizing circumstances →
Vacant property quietly costing you every month. Empty Edmonton homes — inherited but not yet sold, post-move properties sitting on the MLS, owner-vacated rentals waiting between tenants — burning carrying cost, insurance premiums (vacant-property riders run 2 to 3 times standard), and risk of frozen pipes, break-ins, or vandalism. A cash sale closes in 7 to 15 days and stops the monthly bleed. More on selling a vacant home →
If your situation isn't on this list, it doesn't mean help isn't available. Most homeowners think their situation is unusual. It almost never is.
Sound like your situation? Submit your Edmonton property today.
Get Cash Offer NowService Area
Edmonton Neighbourhoods We Buy In
Houses, condos, townhouses, duplexes, and rental properties — across the entire City of Edmonton and surrounding communities. Top neighbourhoods linked below for quick access; the full list is comprehensive.
Mature Area & Inner City (built before 1970)
Glenora · Westmount · Strathcona · Highlands · Wihkwentowin · Garneau · McKernan · Belgravia · Windsor Park · Bonnie Doon · Cloverdale · Riverdale · Forest Heights · King Edward Park · Ritchie · Queen Alexandra · Allendale · Parkallen · Crestwood · Parkview · Laurel (Laurier Heights) · Inglewood · Sherbrooke · Prince Charles · Calder · McCauley · Boyle Street · Central McDougall · Queen Mary Park · the river-valley pockets of River Valley Mayfair and River Valley Walterdale · the former Town of Beverly streets · the former Town of Jasper Place neighbourhoods of Britannia Youngstown, Canora, Mayfield, High Park, and Meadowlark Park
West Edmonton
Lewis Estates · Glastonbury · The Hamptons · Callingwood · Suder Greens · Webber Greens · Breckenridge Greens · Rio Terrace · Sherwood · Lynnwood · Aldergrove · Belmead · La Perle · Thorncliff · Dechene · Ormsby Place · Westridge · Wolf Willow · Donsdale · Lymburn · Oleskiw · Patricia Heights · the streets backing onto the Whitemud Creek ravine system · the West Henday acreage-fringe properties
Southwest Edmonton
Terwillegar Towne · Riverbend · Windermere · Keswick · Chappelle · Magrath Heights · MacTaggart · Heritage Valley · Cavanagh · Allard · Walker · Ambleside · Hodgson · Falconer Heights · Henderson Estates · Brookside · Bulyea Heights · Skyrattler · Twin Brooks · Blue Quill · Ermineskin · Steinhauer · Tawa · Rideau Park · Royal Gardens · Westbrook Estates · the Glenridding ridge-edge lots · the newer Heritage Valley phases pushing south toward Ellerslie
Southeast Edmonton
Mill Woods · The Meadows · Tamarack · Walker · the Mill Woods sub-areas (Sakaw, Lakewood, Knottwood, Tipaskan, Burnewood, Ridgewood, Greenview, Ekota, Crawford Plains, Pollard Meadows, Meyokumin, Menisa, Daly Grove, Satoo, Michaels Park) · Charlesworth · Silver Berry · Wild Rose · Maple · Ellerslie · Summerside · Larkspur · Crawford · Kameyosek · the older Bonnie Doon-adjacent streets along Whyte Avenue East
North & Northeast Edmonton
Castle Downs · Beverly · Clareview · Pilot Sound · Belvedere · Belmont · Kildare · Kilkenny · Evansdale · Northmount · Lago Lindo · Klarvatten · Ozerna · Crystallina Nera · Cy Becker · McConachie · Brintnell · Hollick-Kenyon · Matt Berry · Schonsee · Hermitage · Homesteader · Overlanders · Canon Ridge · Newton · Balwin · Highlands-adjacent York · the former Town of Beverly streets including Beverly Heights and Rundle Heights · the newer Marquis and Horse Hill District developments
Surrounding communities (Capital Region)
St. Albert · Sherwood Park · Spruce Grove · Stony Plain · Leduc · Beaumont · Fort Saskatchewan · Devon · the unincorporated Sturgeon County, Parkland County, Strathcona County, and Leduc County acreage strips ringing the city · the Acheson industrial-corridor properties · the Nisku-Leduc fringe
If your property is anywhere in the Edmonton Metropolitan Region, request a cash offer and a offer comes back within 24 business hours.
The Math
Why Selling to a Cash Buyer Makes Sense in Edmonton
The dollar-cost math is the part most homeowners don't run until they're already three months into a listing. A typical detached home in Edmonton sells for somewhere around $530,000 to $590,000 depending on neighbourhood and condition. The MLS process means six to ten weeks of showings (and Edmonton's cumulative days on market sat at 56 days as of April 2026), an inspection that may turn up issues on older mature-area builds, a financing condition that may fall through, then closing thirty to ninety days later.
Real Alberta commission structures usually work out to roughly 7% on the first $100,000 and 3% on the balance. On a $590,000 sale, that's around $21,700 in commissions before GST. Staging and pre-listing work — paint, carpet, light cosmetic, the photographer, the storage unit while the house is on the market — runs $5,000 on the low end and $25,000 if the home needs more substantial prep. Holding costs during the listing period (mortgage, property tax, insurance, utilities) typically add another $3,500 to $6,500 per month in Edmonton.
A direct cash sale removes commissions, removes staging, removes the showing schedule, and removes the financing condition. The trade-off is that the offer reflects what an investor-buyer can pay after factoring in repairs, holding, and a reasonable margin — which is genuinely lower than what a perfectly-prepped, well-marketed MLS listing in a strong week of the year would produce. That's an honest trade-off. For a homeowner whose situation rewards certainty, speed, and zero hassle — an out-of-area heir, a tired landlord, a divorce, a foreclosure timeline, a foundation issue that scares retail buyers — the math often works. For a seller with time, a clean home in Glenora or Crestwood, and the patience to wait for the right buyer, MLS will produce the higher number. Cash buying isn't right for everyone. It's right for the seller whose situation makes the timeline and certainty worth more than the last few percentage points of price.
The Math, Side by Side
MLS Listing vs Edmonton Cash Sale
| MLS Listing | Cash Sale | |
|---|---|---|
| Commissions | 4-6% + HST of sales price | $0 |
| Staging | $5,000–$20,000 | $0 |
| Major repairs | $100,000+ on homes needing work | $0 — sold as-is |
| Carrying costs | $5,000–$10,000 over 90+ days | $0 |
| Time to close | 60–180 days | 7–15 days |
| As-is sale | Conditional on repairs and financing | 100% as-is |
Commission, staging, and carrying figures are pulled from Edmonton comparable sales and the market data discussed above.
Pricing
How Much Is My Edmonton House Worth in a Cash Sale?
A cash offer is built backwards from what's called the After Repair Value — what the home would be worth on the open market once it's been brought up to a clean, retail-ready condition. The starting point is comparable sales in the same Edmonton neighbourhood, adjusted for square footage, lot size, age of build, and proximity to the river valley, LRT stations, or the U of A.
From that number, an experienced cash buyer subtracts:
Cost of repairs and renovations — what it will take to bring the home to retail condition: foundation work, electrical updates, a new roof, kitchen and bath refresh, paint, flooring.
Holding costs during ownership — mortgage interest, property tax, insurance, utilities, and condo fees during the renovation and resale period.
Selling costs — Realtor commissions, closing costs, lawyer fees, and marketing on the eventual resale.
Target margin — the buyer's profit, which has to account for the risk that something unexpected shows up during the renovation.
Two factors push offers higher: a home in solid structural condition, and a location with strong recent comparable sales — Glenora, Crestwood, Belgravia, Westmount, the river-valley-backing streets of Riverbend, and the U of A-adjacent blocks of Garneau and McKernan all underwrite well. Two factors pull offers lower: deferred repairs on an older mature-area build that haven't been touched in decades, and title issues like unresolved liens or estate complications that take time to clear.
You get a written breakdown of how the offer was built. If the math doesn't work for you, walk away. Zero pressure.
Process
How It Works in Edmonton
Tell Us About Your Property
Fill out the form or call us. Takes 2 minutes. We ask a few questions about the property and your situation. Zero pressure.
Get a Fair Cash Offer in 24 Hours
We pull comparable sales, factor in condition, and send you a clear, cash offer within 24 hours.
Close on Your Timeline — As Fast as 7 Days
Pick the closing date that works for you. We close through a licensed Alberta real estate lawyer. Cash wired directly to your account.
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Ready to start? Get your offer in 24 hours.
Specialty Cases
Edmonton-Specific Situations We Handle
I inherited an Edmonton home and I live in another province. How does that work?
Alberta probate through the Court of King's Bench typically takes four to eight months once the application is filed, and the home can be sold conditional on probate completing. Heirs don't need to be physically present in Edmonton — closing documents can be signed remotely and witnessed before a notary in any province. The buyer's lawyer coordinates with the executor's Alberta counsel to handle the title transfer through Alberta Land Titles. Many Edmonton estate sales involve mature-area homes that have sat vacant for months, sometimes with deferred maintenance, sometimes still full of contents — that's not a problem.
I'm a tired landlord with an Edmonton rental I want out of. What about my tenant?
Alberta tenancy is governed by the Residential Tenancies Act, with disputes handled through the Residential Tenancy Dispute Resolution Service (RTDRS) or the Alberta courts. A direct sale doesn't automatically end an existing tenancy — Alberta law gives tenants specific rights when ownership changes, and Edmonton's vacancy rate is rising, which gives tenants more options to relocate but also makes the rental cash flow less appealing for the next investor. The cleanest path is usually selling the property with the tenancy in place, which works well for buyers who keep the home as a rental. If the tenant has stopped paying or the property is being damaged, the RTDRS process is generally faster than going through Alberta court.
I'm in judicial foreclosure in Alberta. Can you still buy my Edmonton home?
Alberta uses judicial foreclosure rather than power of sale (which is the Ontario equivalent). Once the lender files a Statement of Claim through the Court of King's Bench, the homeowner has time to redeem — typically through an Order Nisi that sets a redemption period before the property is listed for judicial sale. As long as title hasn't transferred to the lender or a court-appointed buyer through Alberta Land Titles, a private sale can still close. Speed matters: the closer the redemption window gets to expiring, the tighter the timeline. A direct cash purchase that closes in 7 to 15 days through a licensed Alberta real estate lawyer can often beat the judicial sale process.
My condo or townhouse in Mill Woods or downtown isn't selling. What now?
The Edmonton condo and townhouse segments have softened more than detached. Apartment benchmark prices are down year-over-year, downtown vacancy is rising as new purpose-built rental enters the market, and older Mill Woods townhouse homes with deferred reserve fund contributions or special assessments is sitting longer. Direct cash sale takes the financing condition out — buyers using insured mortgages often get tripped up by condo board litigation, special assessments, postponed contributions to the reserve fund, or buildings flagged by lenders for high investor-ownership ratios. The condo board status certificate gets reviewed and the offer reflects what's there.
I've held an Edmonton rental for 20 years. The capital gains will be brutal.
Long-held Edmonton investment property carries capital gains tax that can be significant — 50% inclusion rate on the gain, taxed at the seller's marginal rate. A Vendor Take-Back (VTB) mortgage, where the seller carries part of the purchase price as a private mortgage, can sometimes spread the tax bill across multiple years through capital gains reserves. This is genuinely something to talk to an accountant about before signing anything — every situation is different and the rules around principal residence designation, change-of-use elections, and reserve calculations can shift the math substantially.
My Edmonton house won't sell on MLS. Why?
Usually one of four reasons. Foundation issues common in 1950s and 1960s post-war bungalows in Edmonton's mature area — clay soils and decades of freeze-thaw cycles work hard on older basements. Electrical that wouldn't pass insurance — knob-and-tube in pre-1950 builds in Highlands, Westmount, and Strathcona; 60-amp service in early postwar; aluminum wiring in 1970s blocks like Mill Woods and Castle Downs. Polybutylene plumbing in 1980s and early-1990s builds. Or title issues — unresolved liens, estate complications, dower rights paperwork on a separation that hasn't been finalized. None of those kill a direct cash sale; they just need to be priced in.
My mom (or dad) can no longer maintain her Edmonton home — can I sell it on her behalf?
Yes. When a parent's situation has changed — a fall, a dementia diagnosis, a stair-mobility issue, or simply that keeping up with a chinook-belt yard is no longer workable — adult children commonly handle the sale on the parent's behalf using a power of attorney for property. Closing happens through a licensed Alberta real estate lawyer. The cash offer factors in Edmonton-area comparable sales and the receiving-facility move-in date. As-is sale means no repainting, no decluttering for showings, no contractor scopes.
Local Quirks
Edmonton Housing Supply Realities
Edmonton's housing supply spans more than a century, from pre-1914 character homes in Highlands and Strathcona to 2025 builds in Chappelle and Tamarack. The Mature Neighbourhood Overlay — the planning designation covering roughly 70 inner-city neighbourhoods built before 1970 — concentrates the city's older construction issues, while each successive ring of suburban development carries its own era-specific quirks.
Older mature-area homes and post-war bungalows. The pre-1970 housing supply in Highlands, Strathcona, Garneau, Westmount, Glenora, Forest Heights, King Edward Park, and the former Town of Jasper Place neighbourhoods includes large numbers of post-war bungalows on full basement foundations. Settlement cracks, perimeter drainage issues, and aged weeping tile are common. Repair costs for foundation underpinning typically run from $15,000 for partial work to $60,000-plus for a full perimeter rebuild. Sloping floors, sticking doors, and visible step-cracks in basement walls are diagnostic.
Electrical and plumbing systems. Pre-1950 Edmonton homes can still carry knob-and-tube wiring, which insurance carriers and CMHC-insured lenders increasingly flag. Early post-war builds often have 60-amp service, which is below the 100-amp minimum most modern lenders and insurers expect. 1970s and early-1980s blocks in Mill Woods, Castle Downs, and Clareview frequently have aluminum wiring, which requires CO/ALR-rated devices and pigtailing to be insurable. Polybutylene plumbing showed up in 1980s and early-1990s builds across Riverbend, Terwillegar, and parts of Mill Woods and is now a known liability that often needs full repipe before a retail mortgage will close.
Environmental and climate factors. Edmonton's clay-heavy soil and severe winter freeze-thaw cycles work harder on basements and foundations than the climate of any major Canadian city other than Winnipeg. Asbestos is common in pre-1990 builds, particularly in textured ceilings, drywall mud, and pipe insulation. Vermiculite (Zonolite) attic insulation containing asbestos was installed in many 1950s and 1960s Edmonton homes. Some lower-elevation neighbourhoods near the North Saskatchewan River have flood-history considerations dating back to the 1986 and 2013 high-water years.
Acreage and Capital Region rural properties. The unincorporated strip surrounding Edmonton — Sturgeon County, Parkland County, Strathcona County east of Sherwood Park, and Leduc County south of the city — sells differently. Septic systems, water wells, propane heating, gravel access roads, and outbuildings all add underwriting complexity. CMHC-insured retail buyers often can't qualify for these properties, which is why they sit longer.
If your home has any of these, that's not a reason to walk away from selling. It's a reason to talk to a buyer who handles them every week.
Honest Disclosure
What We Typically Don’t Buy in Edmonton
- Single-family homes priced above $1.8M. Above this range, we're not the most efficient buyer pool — a high-end Realtor will get you a stronger result. Rental and commercial properties at any price point are still a fit.
- Properties on First Nations reserve land. Different jurisdiction, different process — outside our scope.
- Actively on-market properties. If your home is currently listed with a Realtor, we can revisit once the listing has been formally cancelled or expired.
If you're not sure whether your property fits, submit it anyway — a quick response will let you know within 24 hours either way.
Common Questions
Frequently Asked Questions — Edmonton
How fast can you actually close on a house in Edmonton?
Typical close is 7 to 15 days from accepted offer. The hard floor is whatever the licensed Alberta real estate lawyer needs to clear title, run the Alberta Land Titles search, and arrange the funds transfer — usually 5 to 7 business days minimum. Faster than that is rare. Slower is fine if you need it slower; the closing date is whatever you pick.
Do you buy houses in foreclosure in Edmonton?
Yes, including homes already in judicial foreclosure proceedings through the Alberta Court of King's Bench. As long as title hasn't transferred to the lender and the redemption window under the Order Nisi hasn't closed, a private sale can still complete. Speed matters more in these situations than in any other.
What about acreage or Capital Region properties?
Yes — Sturgeon County, Parkland County, Strathcona County, and Leduc County acreages are all in scope. Properties in St. Albert, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan, Leduc, Beaumont, and Devon are also in scope. Septic, well water, propane, and gravel road don't disqualify a property; they just get factored into the offer.
Will you buy my condo if the building has special assessments or litigation?
Yes. Special assessments, board litigation, deferred reserve fund contributions, postponed contributions, and known building envelope issues don't kill a direct sale the way they kill a CMHC-insured retail buyer's mortgage approval. The condo board status certificate (the equivalent of Ontario's status certificate, in Alberta called the Estoppel Certificate or Information Statement) gets reviewed and the offer reflects what's there.
Do you buy houses with tenants in Edmonton?
Yes. The tenancy stays in place through closing under Alberta's Residential Tenancies Act. Tenant rights don't change because of a sale; the new owner steps into the existing landlord position. If the tenancy has issues — non-payment, damage, an expired notice — those get factored into the offer rather than blocking the sale.
What if I'm behind on mortgage payments or property taxes?
Behind on payments doesn't disqualify a property. Mortgage arrears, property tax arrears with the City of Edmonton, and condo fee arrears all get paid out at closing through the lawyer's trust account. If a Statement of Claim has already been filed by the lender, that's a foreclosure question — answered above.
Are you a licensed Realtor in Edmonton?
No. Properties get purchased directly from sellers — no listing, no agent representation. The transaction itself closes through a licensed Alberta real estate lawyer, which is the same way every Alberta real estate transaction closes.
What documents do I need to sell my house in Edmonton?
Government-issued photo ID, the most recent property tax statement from the City of Edmonton, the most recent mortgage statement from the lender, and any condo board documents if applicable (the Estoppel Certificate is pulled at closing by the lawyer). For estate sales, the Grant of Probate or Grant of Administration. The lawyer pulls the title search from Alberta Land Titles directly — sellers don't need to provide a title document.
Can I sell if my spouse is on title and we're separated?
Both spouses on title need to sign. If a separation is in progress, both lawyers typically coordinate so that the sale proceeds are held in trust and divided per the separation agreement or court order. Alberta's Family Property Act treats the matrimonial home with specific rules — even if only one spouse is on title, the other may have dower rights that need to be released at closing under the Dower Act.
Got your answer? Submit your property — no obligation.
Get Cash Offer NowAuthoritative Source
What CMHC Says About Edmonton
Edmonton's resale market will remain resilient, despite a modest decline in activity in 2026. The city's relative affordability compared to other CMAs, combined with lower borrowing costs, will continue to attract buyers, particularly first-time buyers. At the same time, slower population growth and some upward pressure on unemployment will limit stronger price increases. New listings will stay high, supported by greater supply of lower- and mid-priced homes.
Reviews
What Sellers Say After Closing With Us
5.0 average across all closed deals
“Bought my house fast, and even let me leave behind what I couldn't take with me.”
“Excellent to deal with. Always got back to us quickly and helped navigate us through the process. Fair offer, fair terms, and a quick sale.”
Related cities and seller situations
Related Cities
Other Alberta Cities We Buy In
Ready to Sell?
Get a fair cash offer on your Edmonton home today.
Whether it's an inherited bungalow in Mill Woods, a tired rental in Beverly, a foreclosure in Castle Downs, a 1950s post-war home with knob-and-tube in Highlands, a townhouse stuck on MLS in Chappelle, or an acreage out toward Sturgeon County — submit your property and a cash offer comes back within 24 hours. Zero pressure, zero obligation.
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