Airport and Nisku
Mortgage broker services for Leduc
We're about 25 minutes north of Leduc, at 4990 92 Ave NW #105 in Edmonton. Most of the work happens by phone, video and e-signature, and one application reaches 30+ lenders with one credit check.
This form doesn't check your credit. If a lender needs to later, Daniel will explain it and ask first. No obligation.
The Edmonton region, as of August 2026
- Average residential price
- $469,602
- +1.8% year over year
- Benchmark (MLS® HPI)
- $426,900
- −0.6% year over year
- Detached
- $575,575
- +1.0% year over year
- Townhouse
- $298,238
- −1.0% year over year
These are board-wide figures for the whole Edmonton metropolitan region, which includes Leduc. They aren't a Leduc benchmark. We won't publish a community-level price until we can source one.
August 2026 · REALTORS® Association of Edmonton via CREA Statistics Source(opens in a new tab)
Edmonton office
RECA licensed
Daniel De Sousa, Mortgage Associate · Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage. Verify our licence on RECA ProCheck(opens in a new tab)
30+ lenders
One application and one credit check. Daniel will tell you if staying put makes more sense.
Your data stays in Canada
Applications and documents are stored in Canadian data centres.
Leduc
How lenders count rotational and contract income in Leduc
Local notes on the housing, the market and the lenders that matter when you buy in Leduc.
Leduc's mortgage files follow its jobs, and most of those jobs are at the airport and the Nisku industrial park.
That means rotational schedules, camp work, contract income and people relocated here by their employers, plus plenty of new-build inventory for the people those jobs bring in. Each of those comes down to documentation more than rate.
Rotational and camp income is the typical Leduc file: 14-and-14, 20-and-8, fly-in work out of the airport. The money is often substantial, and lenders treat it very differently from one another. Some average 2 years of it. Some want the employer to confirm the rotation is ongoing and not tied to one project. Some treat a camp allowance as income, and some treat it as an expense reimbursement and ignore it. The same applicant can qualify for very different amounts at 2 lenders on the same day.
Contract income comes up often too. A 2-year contract with a renewal history is a different risk from a first contract, and a lender that sees the difference will count income a bank branch wouldn't. Three documents usually settle it: the contract, 2 years of Notices of Assessment, and a letter that shows the renewal history as well as the current term.
Two lenders can look at the same rotational income on the same day and reach maximums six figures apart.
Employers move people to Nisku from across the country, often with a start date well before the family arrives. You can be pre-approved before you have an Alberta address, an Alberta licence or a local credit file, because your Canadian credit history is national. Lenders will ask about the job: the start date, whether there's a probationary period and whether the offer is permanent. Some lenders won't fund during probation and some will. Mention it on the first call and you'll save about 2 weeks.
Leduc also has a lot of new build. That brings possession dates beyond a standard 120-day rate hold, and the same question about the builder's preferred lender that Spruce Grove buyers face. Price the builder's offer against the market before you accept it.
Lender notes
On variable, rotational and contract income, a lender's policy matters more than its rate. We match your income to the lenders whose policy fits it, then compare prices among those.
Land transfer tax
Leduc 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 |
|---|---|---|---|
| Leduc, 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.
Mortgages in Leduc
Find the mortgage that fits your move
We've put these in order for Leduc. The first card is what people here ask about most.
Best for: your first or your next
Buying a home
Get a pre-approval number before you write an offer. It includes the stress test, default insurance and Alberta closing costs.
Best for: buying from a builder
New build
New builds mean long closings, builder deposits, progress draws and a rate hold that has to last until possession. We'll compare your builder's preferred lender with the rest.
Best for: T2125, dividends, and a bank that said no
Self-employed
Your Notices of Assessment don't tell your whole story. We work with lenders who read the rest of it.
Best for: the letter on your kitchen table
Renewing
Renewing with your current lender doesn't need a stress test, and switching lenders at renewal usually doesn't either. So compare before you sign the first offer.
Best for: doing this for the first time
First-time buyer
FHSA, the $60,000 Home Buyers' Plan, the $1,400 tax credit, up to $50,000 of GST back on a new build, and 30-year amortization. We'll help you combine the ones you qualify for.
Best for: consolidating, renovating, investing
Refinancing
Borrow up to 80% of your home's value. We'll show you the penalty and the break-even point before you decide.
How we work in Leduc
We serve Leduc from Edmonton, about 25 minutes away
Our office is in Edmonton, about 25 minutes north on Highway 2. You can meet Daniel there, or do the whole thing by video.
- By videoApplication, documents and your rate quote, on a scheduled call with Daniel.
- By e-signatureCommitments and lender instructions are signed electronically, then sent to your own lawyer.
- In personYou can meet Daniel at the Edmonton office. It's about 25 minutes along Highway 2 in normal traffic.
Today's rates
Today's mortgage rates for Leduc 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.
Leduc mortgage questions
Questions we get about Leduc files, plus the provincial rules that apply here the same way they do across Alberta.
I work a rotation out of Nisku. Will a lender count my income?
Most will, but they count it differently, and the differences are large.
Bring 2 years of T4s, 2 years of Notices of Assessment and a letter of employment that separates base pay from rotation and camp pay. With those 3 documents, we can tell you which lenders will use the full figure, which will average it and which will discount it, before you write an offer.
I'm relocating to Leduc for a job. Can I be approved before I move?
Yes. You don't need an Alberta address, an Alberta driver's licence or an Alberta credit history. Your Canadian credit file is national and doesn't reset at the provincial border.
You need verifiable income and a down payment with a documented trail. If your new job has a probationary period, tell us on the first call. Lender policy on probation varies, and knowing which lenders will fund during it saves about 2 weeks.
I'm buying a new build in Leduc with a long possession date. What should I watch?
Watch the gap between your possession date and your rate hold, and the builder's deposit structure.
Standard holds run about 120 days, and Leduc possessions are often further out. Decide early whether you'll pay for a long hold or plan to re-qualify closer to the date. Get the builder's financing offer priced against the market before you accept it.
Do I have to come to your Edmonton office?
No. Most of our Leduc clients never do. The application, documents, signatures and closing instructions all move electronically, and Daniel calls you, so you're not left filling in a form and waiting.
If you'd like to meet in person, the office is at 4990 92 Ave NW #105 in Edmonton.
Is the rate different in Leduc than in Edmonton?
No. Lenders set mortgage rates nationally, not by postal code, and no lender prices Leduc differently from Edmonton.
The property can make a difference. An acreage, a manufactured home, a very rural address or an unusual lot can shorten the lender list and occasionally change the pricing, because of what's on the land. If that's your situation, tell us early and we'll tell you where you stand before you write an offer.
Does Leduc have a land transfer tax?
No. Alberta has no land transfer tax, and no Alberta municipality charges one either.
You pay Land Titles Office registration fees instead: $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 in total.
Near Leduc
The licensee, lenders and provincial rules are the same. The housing stock differs from town to town, which changes the file.
Your rate
Start your Leduc mortgage
Answer 6 questions in about two minutes and see a rate with its APR and conditions at the end. Then decide what to do with it, or call Daniel De Sousa at (825) 797-5417.
No credit check, and no commitment.