Alberta
Mortgage rates and mortgage broker services in Alberta
Daniel De Sousa, Mortgage Associate with Indi Mortgage, is licensed by the Real Estate Council of Alberta to arrange mortgages on property anywhere in Alberta. You can compare 30+ lenders with one application and one credit check, and every rate we quote comes with its APR and conditions.
No credit check, and no commitment.
Province-wide service
A provincial RECA licence
Issued by the province, not city by city. Daniel's licence covers every Alberta community.
Based in Edmonton
Metro clients can meet in person. Everyone else works with us by video, phone and e-signature.
No land transfer tax anywhere in Alberta
You pay Land Titles registration fees only, and no PST on the default insurance premium.
Daniel De Sousa, Mortgage Associate, is licensed by the Real Estate Council of Alberta (RECA) and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage, a mortgage brokerage licensed by RECA. Verify our licence on RECA ProCheck(opens in a new tab)
Why Alberta is different
Alberta leads Canada in people moving here from other provinces
Alberta has led the country in net interprovincial migration for 17 consecutive quarters, and Edmonton has recorded the largest net interprovincial gain of any Canadian metro 3 years running, according to Statistics Canada. That changes what a mortgage file looks like here.
A large share of Alberta applicants have a credit history, an employer and a down payment that all began in another province. A branch treats that as an exception. For us it’s routine. Your Canadian credit file is national and doesn’t reset at the border. What a lender will ask about is your employment: your start date, any probation clause, and whether the income is base or variable.
Property is the second difference. Acreages, manufactured and ready-to-move homes, new builds with possession dates a year out, and rural addresses are common here and unusual almost everywhere else. Each one shortens the lender list in its own way. Most lenders value about 10 acres plus the house and the garage, and for a manufactured home, CSA A277 certification and a permanent foundation decide it.
Income is the third. Rotational and camp work, shift premiums, overtime, turnaround cycles and contract income are normal across the Industrial Heartland, the Peace Country and the oilfield service economy. Each lender reads that income differently, and the gap between the most and least generous reading of the same file is often six figures of purchasing power.
17
Consecutive quarters
Leading Canada in net interprovincial migration
+11,742
Net gain, Edmonton CMA
Largest of any Canadian metro, 3 years running
$0
Land transfer tax
In every Alberta municipality
Migration figures: Statistics Canada, January 2026. Land transfer tax: Land Titles Act ss. 64.1 and 102.1. Alberta charges registration fees instead.
Land transfer tax
Alberta has no land transfer tax
Alberta doesn’t charge one, and no Alberta municipality does either. Instead, you pay Land Titles Office registration fees: $50 plus $5 for every $5,000 of value, once on the property transfer and again on the mortgage registration.
On a $500,000 home with a $400,000 mortgage, that’s $550 + $450 = $1,000. The same purchase in Ontario carries $6,475 in provincial land transfer tax, and $12,950 in Toronto once the municipal tax is added.
| Where you buy | Land transfer tax | Registration fees | Total |
|---|---|---|---|
| Anywhere in Alberta | None | $1,000 | $1,000 |
| Anywhere in Ontario | $6,475 | — | $6,475 |
| Toronto (provincial + municipal) | $12,950 | — | $12,950 |
The Alberta fees went up on October 20, 2024. They used to be $2 per $5,000 on a transfer and $1.50 on a mortgage, so plenty of calculators and blog posts still show the old numbers.
With no tax, there’s no first-time buyer rebate to apply for here. Alberta also doesn’t charge provincial sales tax on the default insurance premium. In Ontario, that tax has to be paid in cash at closing and can’t be added to the mortgage.
Alberta figures computed from the Land Titles Act ss. 64.1 and 102.1 fee schedule in force from October 20, 2024. Ontario and Toronto figures computed from the current provincial and municipal land transfer tax brackets, before any first-time buyer rebate. Estimates for comparison only. Your lawyer’s statement of adjustments governs.
Locations
Where we work in Alberta
There are 14 community pages and one Edmonton base. They're grouped by how you'd meet us, so they don't read as 14 branches.
Our office
One address, open Monday to Friday. It's the only RateLens location, and the only page on this site with a postal address.
Edmonton metro region
7 communities in one census metropolitan area, served by one real estate board. They're a short drive from the Edmonton office, though most clients never need to come in.
- Sherwood ParkEast of Edmonton, inside Strathcona County
- St. AlbertNorthwest of Edmonton, on the Sturgeon River
- Spruce GroveWest of Edmonton on Highway 16A, at the edge of Parkland County
- Stony PlainWest of Edmonton on Highway 16A, in the Parkland County catchment
- LeducSouth of Edmonton on Highway 2, beside the international airport
- BeaumontSoutheast of Edmonton, off Highway 625
- Fort SaskatchewanNortheast of Edmonton on Highway 15, in Alberta's Industrial Heartland
The rest of Alberta
Daniel's RECA licence covers the whole province. We handle these files by video, phone and e-signature.
- CalgaryThree hours south, and about a third above Edmonton on benchmark price
- Red DeerCentral Alberta, between the Edmonton and Calgary metros
- LethbridgeSouthern Alberta, in the irrigation belt
- Grande PrairieNorthwest Alberta, the centre of the Peace Country
- AirdrieImmediately north of Calgary on the QEII
- Medicine HatSoutheast Alberta, on the South Saskatchewan River
Outside the Edmonton metro
How a remote mortgage works
A mortgage is documents, underwriting and signatures. None of them needs a handshake.
You complete a secure application at your own pace and upload documents from your phone. Daniel reads them before your scheduled call. The lender commitment comes to you for e-signature, and instructions go to your own lawyer in your own town. The only difference between Grande Prairie and Edmonton is whether you drive to us.
Buying in Alberta from somewhere else?
You can be pre-approved before you have an Alberta address, an Alberta driver’s licence or an Alberta credit history. The property has to be in Alberta, but you don’t.
The market in 2026
Alberta’s mortgage market this year
What’s shaping buying and renewing in Alberta right now. Each figure is shown with its source and date.
- Canadian mortgages renew in 2026, the most in any year on record
- 1.15MCMHC, 2026
- of recent Canadian buyers used a broker, and 48% of first-time buyers did
- 38%Mortgage Professionals Canada, Jul 2026
- consecutive quarters Alberta has led Canada in net interprovincial migration
- 17Statistics Canada
- Alberta land transfer tax. You pay Land Titles registration fees instead
- $0Land Titles Act ss. 64.1, 102.1
We work with 30+ lenders. You apply once, with one credit check, and we compare them for you. A bank branch can only offer you its own mortgages.
Today's rates
Today's mortgage rates for Alberta homes
Lenders price nationally, not by postal code, so these are the same rates you'd see anywhere in Alberta. Payments assume a $500,000 mortgage over 25 years with monthly payments. Each rate shows its APR, conditions and the time we checked it.
5-year fixed
Uninsured
- Rate
- 4.09%
- APR
- 4.14%
20% or more down, or a refinance.
Hold this rate5-year variable
Insured
- Rate
- 3.55%
- APR
- 3.60%
Prime − 0.90%
Prime minus 0.90%.
Hold this rateRates shown are current as of September 21, 2026 at 9:00 a.m. MT and are subject to change without notice. Rates are available on approved credit (O.A.C.) only, are subject to the terms and conditions of the applicable lender, and may vary based on your credit history, income, down payment or equity, loan-to-value, property type and location, occupancy, amortization, and whether the mortgage is insured, insurable or uninsured.
Annual percentage rates (APR) shown assume a mortgage amount of $500,000, an amortization of 25 years with monthly payments, and include no lender or brokerage fees. Fixed rates are compounded semi-annually, not in advance, as required under section 6 of the federal Interest Act; variable rates are compounded monthly. Payment figures exclude property taxes, heating, condominium fees and default insurance premiums unless stated. Insured rates require mortgage default insurance and are available only on qualifying transactions.
Rates may contain errors or omissions and do not constitute an offer of credit, a rate hold or a pre-approval. Not all applicants will qualify. Contact Daniel De Sousa, Mortgage Associate, to confirm the rate available to you. Daniel De Sousa is licensed by the Real Estate Council of Alberta (RECA) and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage.
Alberta mortgage questions
The provincial rules, including the ones that most often catch people out.
Does Alberta have a land transfer tax?
No. Alberta is one of a small number of provinces without one, and no Alberta municipality charges one either, including Edmonton and Calgary.
Instead, you pay Land Titles Office registration fees: $50 plus $5 for every $5,000 of value, charged once on the property transfer and again on the mortgage registration. On a $500,000 purchase with a $400,000 mortgage, that's about $1,000. With no tax, there's no first-time buyer rebate to apply for.
Are you licensed everywhere in Alberta, or just Edmonton?
Everywhere in Alberta. A RECA licence is provincial, not issued city by city, so Daniel De Sousa can arrange a mortgage on property anywhere in the province through Indi Mortgage.
He works from 4990 92 Ave NW #105 in Edmonton. Clients in the Edmonton metro can meet in person. Everyone else works with us by video, phone and e-signature.
Can you arrange a mortgage on property outside Alberta?
No, and we'll tell you on the first call.
Daniel De Sousa is licensed by the Real Estate Council of Alberta and holds no licence in any other province. If your property is in British Columbia, Ontario or anywhere else, we'll connect you with a licensed Indi Mortgage agent there, and if we receive a referral fee, we'll tell you in writing. If you're moving to Alberta and buying here, Daniel can help.
Are mortgage rates different in Alberta than in the rest of Canada?
Not in any meaningful way. Lenders price nationally, so the same lender quotes the same rate in Lethbridge as in Toronto.
What's different in Alberta is the cost of the transaction around the mortgage. There's no land transfer tax and no provincial sales tax on the default insurance premium. Alberta also has a lot of acreages, manufactured homes and rural addresses, and only some lenders are comfortable financing them.
Is a credit union or a bank better in Alberta?
Neither one is better every time. They suit different files, mostly because they're regulated differently.
Alberta credit unions are provincially regulated, which gives them room on some uninsured files that a federally regulated bank doesn't have. That helps on self-employed and variable-income applications. The Big Six banks calculate prepayment penalties using posted rates, while credit unions and monolines generally use discounted rates. That can make a large difference if you ever break your term. Several competitively priced lenders in the province also work only through brokers and have no branches.
How does a mortgage broker get paid?
Lenders pay Indi Mortgage a fee when your mortgage closes, so you don't pay us for a quote.
Compensation varies by lender and product, and it doesn't change the rate you're quoted. Some mortgages do carry a lender or brokerage fee, mainly alternative and private ones. If yours does, we'll tell you the exact amount in writing before you sign anything. Before we act for you, you'll get a written service agreement that sets out our services and any fees.
Your rate
Get a rate anywhere in Alberta
Answer 6 questions in about two minutes and see a rate with its APR and conditions at the end. We compare 30+ lenders with one credit check, and Daniel De Sousa handles your file.
No credit check, and no commitment.