Last reviewed October 2026 · By Tod Hall and Tausha Hall, REALTORS®, TNT Real Estate Pros | Real Broker
Short answer: Most Calgary buyers should plan for closing costs of roughly 2% to 3% of the purchase price, paid in cash on top of the down payment. On a $500,000 home, that’s about $10,000 to $15,000. Alberta has no land transfer tax, so the biggest pieces are usually legal fees, insurance, adjustments and moving, not government fees.
Alberta skips the land transfer tax. That doesn’t mean it skips the bill. Here’s what you’ll pay, what each item covers, and how to check the government fees yourself, as of October 2026.
What counts as closing costs
Closing costs are the one-time expenses that come due when your purchase completes. They’re separate from your down payment, and your lender will usually want to see that you have the cash for them, often around 1.5% of the price at minimum, before approving your mortgage.
Some are fixed by government, like Land Titles registration. Some are quotes you can shop, like legal fees and home inspections. And some depend on the property, like condo fee and property tax adjustments.
The Calgary closing cost checklist
Typical ranges as of October 2026. Your quotes will vary with the property, your lawyer and your lender.
| Cost | Typical range | Notes |
|---|---|---|
| Land Titles: transfer of land | $50 + $5 per $5,000 of value | About $550 on a $500,000 home |
| Land Titles: mortgage registration | $50 + $5 per $5,000 of mortgage | Based on the mortgage amount, including any CMHC premium added to it |
| Legal fees | $1,200 to $1,900 | Plus GST. Ask whether the quote is all-in |
| Legal disbursements | $200 to $400 | Searches, couriers, document fees |
| Title insurance | $200 to $500 | Often required by your lender |
| Home inspection | $400 to $700 | More for larger homes or add-ons like sewer scopes |
| Appraisal | $300 to $500 | Sometimes covered by the lender |
| Home insurance, first year | $1,200 to $2,400+ | Calgary rates have risen since the 2024 hailstorm |
| Property tax and condo fee adjustments | $300 to $2,000 | Reimburses the seller for amounts already prepaid |
| Condo estoppel certificate | Up to $200 | Capped under Alberta’s condo rules |
| Moving and utility hookups | Varies | Book movers early for month-end dates |
What Alberta charges instead of a land transfer tax
In Ontario and B.C., the province takes a percentage of the price, which can add tens of thousands of dollars. Alberta charges a registration fee at Land Titles instead. Both fees follow the same formula: $50, plus $5 for every $5,000 (or part of $5,000) of value.
Worked example: $500,000 home, 10% down
For example, say you buy at $500,000 with $50,000 down. Your mortgage is $450,000, and because you’re putting down less than 20%, it needs mortgage default insurance. At a 3.10% premium, that’s $13,950, which gets added to the mortgage for a total of $463,950.
- Transfer of land: $500,000 ÷ $5,000 = 100 units × $5 = $500, plus $50 = $550
- Mortgage registration: $463,950 ÷ $5,000 = 92.79, rounded up to 93 units × $5 = $465, plus $50 = $515
- Total Land Titles fees: about $1,065
Worked example: $750,000 home, 20% down
Now say you buy at $750,000 with $150,000 down, so your mortgage is $600,000 and no insurance premium applies.
- Transfer of land: 150 units × $5 = $750, plus $50 = $800
- Mortgage registration: 120 units × $5 = $600, plus $50 = $650
- Total Land Titles fees: about $1,450
Your lawyer collects these fees and pays them on registration, so you’ll see them on your statement of adjustments.
The CMHC premium is not a closing cost you pay in cash. In Alberta, the mortgage insurance premium is added to your mortgage. Some provinces charge provincial sales tax on the premium, which has to be paid in cash at closing. Alberta has no PST, so there’s nothing extra to budget here. As of October 2026, CMHC premiums run from 2.80% (15% to 19.99% down) to 4.00% (5% to 9.99% down).
So why the 2% to 3% rule
Add up the checklist and a typical resale purchase lands somewhere between about $3,500 and $7,500 before moving and first-year insurance. The 2% to 3% rule builds in room for the things people forget: a higher insurance quote, a condo with a big fee adjustment, a few months of overlap if you buy before you sell, and the furniture and window coverings a new place always seems to need.
If you’d like to see how your down payment and closing costs fit together, our down payment guide for Calgary walks through the minimums, and our mortgage calculator will show you the monthly side.
Condos: the estoppel certificate
When you buy a condo, your lawyer will ask for an estoppel certificate. It confirms the unit’s monthly fee, whether the account is paid up, and whether any special assessments are coming. Under Alberta’s Condominium Property Regulation, the condo corporation can charge up to $200 for it and must provide it within 10 days. Who pays can be set out in your contract, so ask your lawyer.
The estoppel certificate is also where you’d learn about a special assessment that could cost far more than any closing fee. That’s one reason condo documents deserve a careful read before you firm up. Our Calgary condo buying guide covers what to look for.
Buying a new build in Calgary
New homes add one big item resale homes don’t: GST. Resale homes are generally exempt, but a newly built home carries 5% GST. Check whether a builder’s price includes it, and whether the builder has already credited any rebate to you.
- First-time home buyers’ GST rebate: For agreements of purchase and sale made on or after March 20, 2025, and before 2031, eligible first-time buyers can get back the full GST on a new home valued up to $1 million (up to $50,000), with partial relief on homes between $1 million and $1.5 million. Construction has to start before 2031 and be substantially complete before 2036.
- Who qualifies: You must be at least 18, a Canadian citizen or permanent resident, and not have lived in a home owned by you or your spouse or common-law partner as your main residence in the current year or the previous four calendar years.
- The older GST new housing rebate still exists for lower-priced homes, and the first-time buyer rebate stacks on top of it.
New builds can also come with extra charges in the purchase contract, such as utility connections, landscaping deposits or upgrade costs. Read the schedule of fees closely. Our new construction guide goes deeper.
Ways to keep closing costs in check
- Get two or three legal quotes and ask what’s included.
- Shop home insurance early. Roof age and material can change a quote a lot in Calgary.
- Ask your lender whether it covers the appraisal.
- Pick a possession date mid-month if you can. Movers often cost less than on the first or last day.
If you’d like a closing cost estimate for a home you’re looking at, we’re happy to run the numbers with you. Reach out here or call us at 587-875-6640.
Questions
Frequently asked questions
Does Alberta have a land transfer tax?
No. Alberta charges Land Titles registration fees instead: $50 plus $5 per $5,000 of value for the transfer, and the same formula on the mortgage amount. On a $500,000 home with 20% down, that’s $550 for the transfer and $450 for the mortgage, as of October 2026.
Is the CMHC premium paid at closing in Alberta?
No. The premium is added to your mortgage, so you don’t pay it in cash. Some provinces charge PST on the premium, which must be paid at closing, but Alberta has no PST. The larger mortgage does slightly raise your mortgage registration fee.
Do I pay GST when I buy a resale home in Calgary?
Generally no. GST applies to newly built or substantially renovated homes. You do pay GST on services like legal fees and your realtor’s commission if you’re paying one. Check new build prices to see whether GST and rebates are included.
How much is an estoppel certificate in Alberta?
Under the Condominium Property Regulation, a condo corporation can charge up to $200 for an estoppel certificate and must provide it within 10 days of the request. Your lawyer usually orders it as part of a condo purchase.
Can closing costs be added to my mortgage?
Usually not. Lenders expect you to cover closing costs from your own funds, and many want proof you have roughly 1.5% of the price available. Some lenders offer cash-back mortgages that can help, but they often come with a higher rate. Ask your lender.
This article is general information, not financial, tax or legal advice. Talk to your lender, accountant or lawyer about your situation.
Sources:Government of Alberta: Land titles · CMHC: Mortgage loan insurance cost · Canada Revenue Agency: First-time home buyers’ GST/HST rebate · Alberta King’s Printer: Condominium Property Regulation