Strathcona County
Mortgage broker services for Sherwood Park
Our office is about 20 minutes west of you, 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 Sherwood Park. They aren't a Sherwood Park 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.
Sherwood Park
The Strathcona County address, acreages and plant income
Local notes on the housing, the market and the lenders that matter when you buy in Sherwood Park.
Sherwood Park is an urban service area inside Strathcona County, not a town or a city. That one administrative fact causes more friction on a mortgage application than anything else about the place.
It surprises people on their first application, and it sometimes confuses a lender's address check, which expects a municipality where the county sits. We fill it in correctly the first time. That sounds minor until it costs you a day with a financing condition about to expire.
Because Sherwood Park is an unincorporated urban service area within Strathcona County, the legal land description and the mailing address don't always match. Lender portals that check addresses against a list of municipalities can reject a perfectly ordinary application. If you know it's coming, it's a 5-minute fix. If you don't, it can cost 2 days.
Strathcona County runs from dense Sherwood Park subdivisions out to large-lot country residential and acreages, and those are different mortgages. Most lenders will value about 10 acres plus the house and the garage and ignore the rest, outbuildings included. So the value a lender will lend against can be well below the price you agreed. On a rural water or septic system, expect questions about potability and capacity. On a county address, expect the file to go to a different underwriting queue.
Half the lender portals in the country expect Sherwood Park to be a city. It isn't, so we sort out the address before you write an offer.
Refinery Row and the Industrial Heartland are right next door, and the pay from those jobs includes shift premiums, overtime, rotational schedules and the occasional layoff-and-recall cycle. Lenders read that pay in different ways. Some average 2 years of line 15000, some want a 2-year history of the overtime itself, some discount variable income by a fixed percentage, and a few won't count it at all. Here, the lender you choose decides how much you qualify for, and it can move your maximum by six figures.
None of this is unusual to us. A bank branch might see it twice a year. We see it every week.
Lender notes
Acreage and country-residential files in Strathcona County shorten the lender list quickly. Roughly half of it drops away above 10 acres or on an unserviced lot. Rotational and overtime income shortens it in a different way. We'll tell you which lenders are left before you write an offer.
Land transfer tax
Sherwood Park 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 |
|---|---|---|---|
| Sherwood Park, 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 Sherwood Park
Find the mortgage that fits your move
We've put these in order for Sherwood Park. 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: Parkland, Leduc, Sturgeon and Strathcona counties
Acreage & rural
Most lenders value about 10 acres plus the house and garage. For a manufactured home, CSA A277 certification and a permanent foundation decide it. About half the lender list drops out on these files, and we know which lenders are left.
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: 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.
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: four payments that should be one
Debt consolidation
Roll higher-rate debt into your mortgage. We'll show you the monthly saving and the lifetime cost side by side, because they don't always point the same way.
How we work in Sherwood Park
We serve Sherwood Park from Edmonton, about 20 minutes away
Our office is in Edmonton, about 20 minutes west along the Sherwood Park Freeway. 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 20 minutes along the Sherwood Park Freeway in normal traffic.
Today's rates
Today's mortgage rates for Sherwood Park 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.
Sherwood Park mortgage questions
Questions we get about Sherwood Park files, plus the provincial rules that apply here the same way they do across Alberta.
My address is Sherwood Park but the paperwork says Strathcona County. Is that a problem?
No, it's normal. Sherwood Park is an urban service area within Strathcona County, so the county is the municipality of record, even though no one says so in conversation.
It only matters when a lender's address check or online portal insists on a city that doesn't exist as a legal entity. We fill in those fields the way the lender's system expects and the way Land Titles expects. Those aren't always the same.
I'm buying an acreage in Strathcona County. What changes?
The lender will look at how much land to value and how the water and septic are assessed, and the file will take longer.
Most lenders value roughly 10 acres plus the house and the attached garage. Outbuildings, shops, arenas and the rest of the land are usually valued at nil for lending purposes. So a $1.2 million purchase can appraise at $900,000 in lending terms, and your down payment has to cover the difference. Tell us the acreage and the services before you write the offer, and we'll tell you which lenders will look at it.
My income is mostly overtime and shift premiums. Will a lender count it?
Some lenders will count all of it, some will average 2 years of it, some will discount it, and a couple will ignore it entirely.
The documents that decide it are 2 years of T4s, 2 years of Notices of Assessment and a current letter of employment that lists base pay and variable pay separately. If the overtime is stable and documented, the right lender will treat it as income instead of as a bonus. On a Sherwood Park file, that choice of lender is usually worth more than a tenth of a point on the rate.
Do I have to come to your Edmonton office?
No. Most of our Sherwood Park 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 Sherwood Park than in Edmonton?
No. Lenders set mortgage rates nationally, not by postal code, and no lender prices Sherwood Park 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 Sherwood Park 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 Sherwood Park
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 Sherwood Park 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.